Agenda - 02-18-1986 - Laserfiche WebLink

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• 09‹- . ..a higher average level of amenity. .. Compared to other current developments throughout the Triangle, Scotswood,.offers a low level of amenity. The developer refers to the housing at Scotswood, presumable the single-family units, as serving an "upper-middle class" clientele. This would certainly further indicate a higher than average level of amenities. Instead, Scotswood offers minimal recreation areas and minimal recreation facilities. In its sprawling single-family areas it offers tract housing of the least private and least buffered sort. Considerations regarding the quality of life at Scotswood and in its surrounds are crucial to our deliberations. According to projections, the 1,765 persons expected to inhabit its 330 acres would account for more than five percent of the population growth in Orange County to the year 2,000. The first project of its magnitude', in either the central or northern parts of the county, Scotswood will set an example for future developers who wish to share in shaping our future. We must ask, Does this project promote a satisfactory quality of life and a thoughtful use of Orange County' s land and other resources? Does it meet the land-use standards we require for the well-being of our community, now and in the long run? Clearly it does not. Clearly most speakers at the November hearing believe it does not. Again, to quote from Section 7.1 of the ordinance: "Within PD districts, regulations adapted to such unified planning and development are intended to accomplish the purposes of zoning and other applicable regulations to an equivalent or higher degree, than where such regulations are intended to control unscheduled development on individual lots, and to promote economical and efficient land use, and improved level of amenities, i, appropriate and harmonious variety, creative design and a better environment. [Emphasis added] This brings us back to the overall design of Scotswood . As mentioned, the sprawling single-family plan is basically a reprise of a past scheme and in no way responds to the conceptual requirements of a PD. This non-conformity is seven-eighthsof the project. Then come the multi-family and commercial areas. No adequate justification for the inclusion of a commercial area of the sort proposed has ever been advanced by the developer. In his book, Rohan clearly indicates that the intent of PD's is to limit "cookie cutter" development, whereby a formulaic approach is taken to designing communities. Yet Scotswood as proposed amounts to a standardized plan insensitive to its surroundings, Ias many citizens asserted at the public hearing. The evidence indicates that the commercial district and multi-family area were tacked on to the pre-existing single-family design to take maximum advantage of the PD for the developer's purposes. Unfortunately, the developer' s intent is at odds with the ordinance and the intent of Orange County.