Agenda - 10-23-2007-11b - Laserfiche WebLink

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35 Developer Concerns At Churton Grove Concerns Regarding Churton Grove Phase N Some elements in Phase IV are still in the planning stages. The concems articulated below are based upon reviewing a preliminary site plan prepared by Newland Communities. Some of these concerns may have been addressed in subsequently revised site plans. To the extent they are not yet addressed Orange County should review the site plan with these concerns in mind. Newland Communities Site Plan (proposed) calls fora 3.83 acre parcel near Friendship Lane to be dedicated "Active Recreation Space". The developer considers a proposed soccer field to accommodate the requirement for developed, active recreation area. 1. Site Suitability of Proposed Recreation Parcel a) Utility Easement -The western boundary of the proposed parcel is encumbered by a utility easement with existing high-tension power lines. This is in violation of Orange County Ordinance 46-79 b(3) governing site suitability which states that "active recreation areas shall be located on land that is...free of easements for public utility transmission lines." b) Wetlands - A significant portion of the northern portion of the parcel exists within a wetlands buffer. This is in violation of Orange County Ordinance 46-79 b(3) governing site suitability which states that "active recreation areas shall be located on land that is...free of wetlands and/or floodplains:' c) Parking -The proposed plat indicates 10 parking spaces. This is in violation of Orange County Ordinance 46- 79 b(4) governing site improvements. According to the ordinance, a 3.83 acre parcel containing a soccer field must have 37 parking spaces provided on land "in addition to land provided or dedicated for active recreational purposes." d) Soccer Field Size -The soccer field on the proposed plat has a size of 120 x 240 feet. This is in violation of Orange County Ordinance 46-79b(4) which specifies that private recreational soccer fields within subdivision shall have a width of 195 to 225 feet by a length of 300 to 360 feet with 10 feet minimum clearance on all sides. 2. Acreage of Proposed Recreation Parcel a) To the extent the Site Suitability concems indicated above are valid, the inclusion of the entirety of the 3.83 acre parcel as Active Recreation Area is called into question (due to utility easement, wetlands, and requirements for parking). b) Furthermore, in light of the concerns raised regarding the actual acreage of active recreation area in Phase II there is a serious question as to whether the terms of Special Use Permit Condition 27a and 27b are being met even with the inclusion of all 3.83 acres of the proposed recreation area. 3. Lack of Connecting Paths a) The Phase IV parcel on which the proposed soccer field will be sited is approximately 2,900 feet distant from the existing Phase 2 Active Recreation parcel. Orange County Ordinance 46-79b(3b) stipulates that "land dedicated for recreational purposes shall be a single parcel except where it is determined that two or more parcels are suited to the needs of a particular subdivision." Given the distance between the two parcels a dedicated connecting path of between 30 and 50 feet in width should be required for pedestrian access between the two Active Recreation Areas: The dedicated path should be provided in addition to the land dedicated to recreation in the Special Use Permit and in Orange County Ordinance 46-79b(2). b) Furthermore, Sec. 50-204(3)b3 of Orange County Ordinances requires that "walkways in the PD-H district shall form a logical, safe and convenient system for pedestrian access to all...project facilities and principal off-site pedestrian destinations...Walkways to be used by substantial numbers of children as play areas or routes to...other destinations shall be so located and safeguarded as to minimize contacts with normal automotive