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Chair Jacobs: Alice, If I can help, to your point. You've just raised two issues that you are <br /> raising as flags for the staff and the developer to make sure that they addressed. Essentially <br /> what's happening is those are the last two things, unless somebody brings something up, that <br /> we're raising as issues. And then we're going to be at the point where we've got the <br /> information, it's the burden of the developers to have given us all of the information that we <br /> need. And you've highlighted two things that are areas of, at least inquiry if not concern on <br /> your part because you don't have adequate information. <br /> Commissioner Gordon: I was not aware that the Commissioners would be bypassed when it <br /> comes to site-specific review. I always thought that, at the staff level, it would be things like <br /> whether the utility is in place or something really technical. But I didn't realize that you'd go <br /> from an overall concept plan and then that's it, and then the Commissioners wouldn't have any <br /> say-so until the special use permit process about the specific plan, about how it would work out. <br /> I didn't realize it worked that way. That would be a concern that the master concept plan, if it <br /> wasn't detailed enough, that we wouldn't even be involved. Could we ask to be involved as this <br /> process keeps going? Could we set it as a condition if we wished, if we don't feel the concept <br /> plan is detailed enough? <br /> Geof Gledhill: You can't set a condition that the developer doesn't agree with. That's the first <br /> thing I'll say to that. The second thing is that the site-specific development plan review in <br /> Orange County zoning ordinance, in this master planning process, is a staff process. That's the <br /> way it's set up in the regulations. So if what you're asking for is a two-step special use permit <br /> process, one where the special use permit is approved for the master plan and one which <br /> requires each site-specific development plan to go through a special use permit process, that's <br /> an ordinance change that you'd have to make. <br /> Chair Jacobs: But Alice, to your point, the staff recommendation is that we have two <br /> meetings. At the first meeting, we can make sure that Mr. Benedict first walks us through the <br /> process and the ramifications for the decision points. So at least we're all clear on what the <br /> process is and what is within our purview and what would, after we make a decision, be beyond <br /> our purview. <br /> Commissioner Gordon: The concept plan that I remember was something with three different <br /> blocks and it was fairly general. I don't remember anything more specific than that. Was there <br /> more? <br /> Craig Benedict: I'll elaborate by the next meeting on the section of our zoning ordinance <br /> which addresses how planned developments are reviewed and give you excerpts out of our <br /> existing zoning code to walk you through the process. <br /> Commissioner Gordon: I'm not a stranger to this process, I was on the Planning Board for <br /> many years and been a Commissioner for many years. I believe these questions I'm asking are <br /> germane, so I hope that when you bring this back that you do what you've mentioned, which is <br /> show how the Article 8 provisions are satisfied. <br /> Geof Gledhill: The last project with this complexity that you did was 20 some years ago, <br /> essentially the.Churton Grove project, and the Planning staff is still involved with reviewing site- <br /> specific development plans for parts of that project, so it's an ongoing process that, once you've <br /> approved the special use permit for the project that says, "This is going to be single-family <br />