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3 of Housing and Community Development, and should be binding for at least 15 years. She noted that the Planning Board was against excluding the affordable housing provisions from the watershed restrictions. QUESTIONS FROM THE BOARD OF COMMISSIONERS OR THE PLANNING BOARD. Commissioner Hartwell suggested that the wording for median income be the same throughout the document rather than being "regional median income" and "median area income". He also asked about the opportunities and restrictions for land donated to the county. In particular, he asked if the county could donate that land to Habitat for Humanity. Scearbo indicated that the intent of that section was to enable the county to transfer donated land to Habitat for Humanity or similar groups. Gledhill indicated that the conveying instrument would assure that the donated land would be used as intended. He indicated that the Ordinance was not an effective way to assure the use of the land because the Ordinance could be changed by a future Board. In response to a question from Commissioner Carey, Scearbo indicated that the intent was not to discourage an increase in income of potential renters. Once someone moves into one of the units they would be allowed to stay there for as long as they chose regardless of future income. She also indicated that limiting the evaluation of the home to a specific amount so that the units remain affordable was a goal . However, the mechanism to assure this has not yet been finalized. In order to reach this goal there are several different options. Among those options are using the contract and/or the ordinance. Gledhill pointed out that appreciation of value is not at issue here. The issue is maintaining the resale price of the home. The resale price will be kept to the same affordability standards that are established in the program in the beginning. Commissioner Hartwell stated that Item 2. 14.4.2.2 needs to be reworded so that it states the same criteria for resale as is found in Item 7. 14.4. 1 . In response to a questions from Mike Lewis, Scearbo indicated that the 15 year limit for this program had been chosen because the Low-income Tax Credit had, until recently, used a 15 year term as had similar types of programs. Bill Waddell asked about the affordability index which is referred to as a "rule of thumb" of 2 1/2 times annual income as the affordable purchase price. Scearbo indicated that HUD used that as a guideline. HUD has studied this region extensively and they have a model that they use to determine what is affordable to a particular income group, such as 80% of regional median income. In early January they ran the model for Orange County to determine those income figures so that they could be used as a guide to determine the affordable price. The 2 1/2 times is not a fixed amount. Many other factors are taken into account. In response to a concern voiced by Commissioner Hartwell , Link indicated that 7. 14.4.2.2 states that "all sales and rental transactions shall be approved by HCD to assure compliance with eligibility criteria. " Gledhill indicated that homes stay on the market unless they are sold in compliance with these criteria.