Agenda - 02-25-1991 - Laserfiche WebLink

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J + .i open space can mitigate or reverse this concern. It is impossible for Efland to utilize neotraditional approaches without residential and non-residential upzonings being allowed and encouraged within the core of Efland. In addition, needed services and retail establishments (with design guidelines to ensure off-street parking and other standards) will need to be allowed within the core of Efland. Rezonings will also be necessary for non-residential purposes. However, the use of urban-style design standards should be utilized to achieve the desired aesthetic and economic goals of revitalizing and developing "downtown" Efland. These activities might prove to be difficult or unpopular under existing zoning. in order to achieve the type of community-specific standards needed in Efland, the creation of an Efland village Overlay District might be warranted. Within this district,. a mix of residential and commercial establishments would be permitted with flexibility as to location - allowing the market to select where within the community focus these uses will locate. This flexibility and relaxation of land use regulation would be offset by stricter design standards to ensure that such services and development does not undermine the character of the community but enhance it. To implement these objectives, Phase II of Efland sewer becomes the critical operating factor. Important also is the effort to provide employment opportunities to Efland and northern Orange residents in the Cheeks Activity Node southwest of Efland. Beyond the concern over siting appropriate and environmentally-sensitive industry in this protected watershed is the question of how this area should be linked with Efland. Since both are within the same drainage basin and potential service area, physical links already exist. The pursuit of Efland as a neotraditional community necessitates tying the employment area of Cheeks to the residential/mixed use community of Efland through vehicular and pedestrian-scale routes. One possibility might be a trail/bikeway, if it could be designed with safety concerns. From a visual resource standpoint, the Efland Overlay District might again provide specific standards different from the "generic" road buffers and setbacks used in the remainder of Orange County. There is a significant difference between standards needed in rural Orange and that for a village like Efland. The gateway vistas into Efland on US 70 westbound and Efland-Cedar Grove Road southbound are as significant and scenic as the views into any other community in the county. The preservation of certain facets at least of these vistas would be beneficial to the area. Without the use of tools such as Transfer of Development Rights, the recommended means of securing these visual resources is the outright purchase of development rights or the purchase of conservation easements. These visual resources will also serve an 34