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Commission advances RFMUD code edits, asks staff to restore Bellemeade TDR eligibility and clarify affordable‑housing impacts
Summary
Staff presented implementing LDC changes for the Rural Fringe Mixed‑Use District. The commission directed staff to seek a companion GMP amendment to remove the Bellemeade two‑year TDR eligibility window, to change 'sewer' to 'utility' in setback language, and to work with stakeholders on clarifying restoration credit eligibility and affordable‑housing locational rules.
Planning staff presented implementing language for the Rural Fringe Mixed‑Use District (RFMUD) intended to align the Land Development Code with a 2023 growth‑management plan update. Public commenters — including Audubon (S28), proponents of restoring the Bellemeade hydrologic TDR window (S18), and Habitat for Humanity (S24) — urged preserving restoration incentives and avoiding imposition of locational or design requirements that would make affordable housing less feasible.
Commissioners directed staff to transmit a GMP companion amendment that eliminates the two‑year Bellemeade eligibility window for hydrologic enhancement TDRs, to change a drafting detail (replace "sewer line" with "utility line" in setback language), and to work with stakeholders to clarify eligibility for additional restoration bonus credits for parcels that previously completed restoration work. Commissioners also asked staff to pause or remove certain permissive commercial/industrial uses in the receiving area pending further review to avoid unintended eligibility for density programs ("live local"), and requested improved reporting on TDR generation and conservation outcomes. The commission voted unanimously to advance the edits with those clarifications.
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