Minutes 03-06-2025-Business Meeting

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6 SECTION A: ZONING ATLAS AMENDMENT BACKGROUND: On December 29, 2023, Orange County received a Conditional Zoning Atlas Amendment application (Attachment Al) proposing to rezone 90.133 acres of property (PIN: 9739-72-0339) off Morrow Mill Road at Gold Mine Loop, within Bingham Township. The application is accompanied by a master plan for "Fiddlehead Corner", a 150-dwelling unit community featuring multifamily, townhome, and single-family housing options intermixed with a community center, fitness center, and accessible gardens and walking trails. Two "Family Care" centers are also featured in the master plan. This land use must be enabled as a permitted use within MPD-CD districts through a text amendment to UDO Section 5.2 and Article 10 (Section C). The community will feature a network of private roads that rely upon a public collector street that will intersect with both Morrow Mill Road and Gold Mine Loop. As discussed in Section B, the property lies partly within a Rural Neighborhood Activity Node as well as an Agricultural Residential area, as shown on the adopted Future Land Use Map of the 2030 Comprehensive Plan. The Staff Report in Attachment A2 contains additional information, maps, and analysis that accounts for this relationship with the County's adopted comprehensive plan and UDO, as well as the context of the property's zoning and proposed land use relative to the local area. Approval of a site-specific plan is part of the conditional district rezoning process, and the master plan and any agreed-upon conditions (Attachment Al) are binding to the property and any development permitted upon it. Conditional zoning allows for conditions to be voluntarily imposed upon a property that regulate it in unique ways related to the uses proposed for that property. Approval of a master plan — rather than a more detailed site plan — is part of the MPD-CD rezoning process. Master Plan districts are intended "...to provide for unified large scale subdivisions, nonresidential, and mixed-use developments that promote economical and efficient land use, improved level of amenities, appropriate and harmonious variety, creative design, and a better environment through the approval of a general concept Master Plan the permits defined flexibility to accommodate land use adjustments in response to evolving market trends"(staff emphasis; Orange County UDO, p.3-63). Development of the property must be in accordance with an approved master plan and any conditions imposed as part of the MPD-CD rezoning process. Staff has recommended the imposition of conditions, as presented by the applicant (Attachment Al) and included in the drafted Ordinance of approval (Attachment A9). The applicant has not requested conditions to deviate from the UDO's development standards. Should the application be approved, development of the property will be permitted only through the review and approval of a submitted site plan application(s) in accordance with Section 2.5 of the UDO. This allows for staff to verify all imposed conditions are adhered to, and allow for final review by members of the County's Development Advisory Committee (DAC) as detailed within Section 1.9 of the UDO. PROPOSED CONDITIONS: The applicant provided updated conditions to the Planning Director on December 19, 2024, (Attachment Al) reflecting the discussion and stated commitments made at the July 10, 2024 Planning Board meeting. Pursuant to UDO Section 2.9.1(F)(3), mutually agreed-upon conditions can be imposed on the MPD-CD as part of this process if they address: a. The compatibility of the proposed development with surrounding property, b. Proposed support facilities (i.e. roadways, and access points, screening and buffer areas, the timing of development, etc.), and/or