County staff outline proposed "TN Bennett" traditional‑neighborhood zone, developer plan for Bennett (Gibson Farm) project

County planning staff presented the applicant’s proposed traditional‑neighborhood (TN) zoning and the concept master plan for the Bennett development (Gibson Farm) and asked commissioners how many additional work sessions they wanted before a public hearing.

Project and zoning: Staff said the proposed TN zone is a form‑based enabling zone intended to allow master‑planned, mixed‑use neighborhoods with transect‑style intensity bands (T2–T5 and a natural T1). The county would adopt a project‑specific zone labeled TN‑Bennett and require a development agreement that governs densities, street cross‑sections, open space, parks and certain unique uses. Staff described the TN approach as “do what you’re told out front, do what you want in back,” meaning the public realm (design standards and street network) would be tightly regulated while private…