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20 <br /> Vice-Chair Hamilton said she preferred using parcel shapes rather than geometric shapes <br /> to determine rural activity nodes. She asked if residents in the rural activity nodes would find it <br /> difficult to sell their homes or if they will end up with industry or something close to them that <br /> doesn't work for them. <br /> Cy Stober said there are residences in all the nodes. He reiterated that this is just <br /> guidance, not zoning regulations. He said that there may be some residents in an economic <br /> development district where they find limitations for selling their land for residential purposes. He <br /> said that doesn't apply to any of these nodes. He said there may be some folks zoned for existing <br /> commercial, and he would be happy to talk to them about initiating a rezoning. <br /> Vice-Chair Hamilton said there are people who maybe wouldn't come to the county with <br /> issues, and the county should be proactive in reaching out. <br /> Chair Bedford noted that there in the previous plan, the sense of environmental or social <br /> justice for minority neighborhoods didn't exist. <br /> Commissioner Carter asked for a refresher on the scope of what is allowed by having <br /> master plan development conditional districts. <br /> Cy Stober said a master plan development can integrate different types of uses. He said <br /> it could be multi-family with single family or commercial with residential. He said it is intended to <br /> support master plan developments that provide for amenities and services at varying scales. He <br /> said it is large scale, not small scale. <br /> Commissioner Carter said that would mean hundreds of homes and possibly multiple <br /> commercial institutions. <br /> Cy Stober said the metric is in the TIA requirements for 800 trips per day, so that would <br /> be 80 homes and above that it would be large scale. <br /> Commissioner Carter said master plan development is enabled already in zoning, they <br /> just don't get many of those. She read a section from the agenda packet on how a new rural <br /> activity node can provide in terms of future development. She said there is a reference to water <br /> and wastewater wells and systems that may be located off site beyond the areas they serve and <br /> are included within nodes when site conditions prevent onsite location. She asked for more <br /> information. <br /> Cy Stober said that provided one has all their deeds in place, they can locate a well, septic, <br /> or stormwater device off the property, outside of the zoning district or the activity node. <br /> Commissioner Carter asked if there are examples of this in Orange County. <br /> Cy Stober said yes. <br />