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12 <br />and that was what the committee was trying to avoid. He noted that under the <br />current regulations and zoning the entire Transition Area could, and may very <br />quickly, without the additional protections that have been put in place, could <br />end up looking like some of the subdivisions that are not very aesthetically <br />pleasing, such as Wexford and Sunset Creek, stretching to Calvander. Extensive <br />research has been done to concentrate the density and population into areas that <br />would be away from the constraints and environmentally sensitive areas. <br />Katz asked if there is anything to stop development such as those mentioned by <br />Zaffron as not pleasing. Zaffron responded that except in the case of the <br />villages, density would be restricted so that it would be very difficult to have <br />those subdivisions. There is currently no regulation in place to prevent that. <br />Katz continued that if three or four sites could be identified in the Transition <br />Area where villages could be placed, the remaining areas will be developed in <br />other fashions. Zaffron responded that the other subdivisions would have to <br />conform to all the regulations regarding buffers, steep slopes, floodplains, <br />primary and secondary conservation areas and their density would be <br />recalculated. McGuire stated that the density is calculated on the reduced <br />acreage. She continued that the site planning procedure for subdivision is <br />such that there cannot be any more subdivisions like the one that Zaffron <br />referred to (Wexford). The primary and secondary conservation areas all have <br />to be considered. <br />Zaffron continued, addressing an earlier concern about the process of extending <br />the moratorium. He noted that the Town Attorney was concerned with <br />extending the moratorium and the Board of Aldermen had the same concerns. <br />However, they felt it was necessary in order to complete the work and get it to <br />the County Planning Board and the Board of Commissioners. He continued that <br />he felt the landowners have been very patient awaiting the outcome of this <br />process and he complimented them on that patience. He noted that it might be <br />helpful to remember that any rezonings other than office /assembly or <br />conditional mixed use, would be subject to the current regulations, having to be <br />reviewed and approved by Orange County. <br />Responding to a question by Brooks, Zaffron stated that he would have <br />no problem with the Commissioners appointing members to the Northern <br />Transition Area Advisory Committee. <br />Responding to a question about identifying specific tracts for villages, Zaffron <br />stated that was a deliberate decision. When the original small area plan was <br />proposed, the phrase "for example" was used and tracts mentioned. The owners <br />of those tracts felt that they were being targeted by the Town for development <br />and were extremely upset. That was a mistake that the original small area <br />planning work group made and showed a lack of sensitivity to the needs and <br />wishes of individual landowners. This plan makes it absolutely clear that this <br />process could only be initiated at the request of the landowner. <br />Woods and Barrows asked for clarification of Zaffron's last comment. Zaffron <br />responded that the process is designed in such a way to be initiated by <br />individual property owners, not the Town, County or any other entity. Only <br />after a property owner comes to a decision that he /she is going to make the <br />arrangement that they would like to try to take advantage of one of these zoning <br />categories, they may do so. It is presumptuous of us or anyone else to tell them <br />what we would like to see put on their property. That is not a political <br />