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3 <br />ORANGE COUNTY PLANNING DEPARTMENT <br />MEMORANDUM <br />To: Marvin Collins, AICnP� <br />From: Dave Stancil, AICP V2 <br />Date: March G, 1991 <br />Subject: Additional information on CP -2 -91, <br />Efland Node Adjustment <br />At the public hearing on February 25, a request for additional or <br />enhanced information on Comprehensive Plan amendment CP -2 -91 <br />(Efland Center Commercial Node adjustment) was made. This memo and <br />the fact sheet that follows serve to elaborate on the proposed <br />amendment. Please find attached the fact sheet, maps of the area <br />in question, and a listing of all property owners within the area. <br />This amendment results from the Efland Area Study, completed on <br />February 12, 1991. The Efland Area Study is a community- oriented <br />set of actions and strategies designed to enhance the community <br />character of this village of 700 persons. The study proposes using <br />"neotraditional" planning techniques to encourage pedestrian -scale <br />services and recreation facilities to be located in the community <br />core. The identification of the Efland community core can be <br />defined as an area which is historically and theoretically <br />consistent with neotraditional concepts of the "community focus ". <br />The "community focus" is an area 1/4 -mile from the center of the <br />village where community services facilities are traditionally <br />located. One-- quarter mile is also recognized as the "service area" <br />that village residents will comfortably walk to services rather <br />than drive. In this sense, the community focus is the area where <br />services, facilities and dwellings can be coordinated in a small - <br />town atmosphere reminiscent of traditional communities across the <br />United States. This is the heart of neotraditional planning - to <br />refocus on the core of the village and discourage outside vehicle <br />trips for services that can be accommodated in the village without <br />negative impacts. <br />Efland, as an unincorporated village, is fortunate in that the core <br />of the community was developed on a traditional grid pattern - with <br />community services originally within the center of the village. In <br />this sense, Efland is an ideal village to "retrofit" with <br />pedestrian -scale services. In order to preserve and enhance this <br />pattern, however, it was determined that an Efland - specific zoning <br />district with special standards and mixed use capability would be <br />needed. <br />Such a village core zoning district would need to be applied <br />throughout the community's focus, in order to allow for flexibility <br />