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5 <br />irresponsible to grant density bonuses to developers before there is a clear <br />definition of open space. He emphasized that he wants to see cluster <br />developments with community wastewater systems, mandatory neutral densities <br />and true contributions of open space. He asked the Board of County <br />Commissioners to truly consider the long term impact of University Station <br />and have the courage to vote this proposal down until the open space strategy <br />is completely defined. <br />ROBERT HARRELL read a statement which has been made a part of the record <br />of this meeting by reference. He presented an analysis of the school impact <br />study which showed the increase in students as the number of housing units <br />increase. He also presented a fiscal impact study which projected an annual <br />deficit stating that it is very unlikely that this development will generate <br />any net tax revenue for Orange County. <br />KAREN BLEY stated that the community is clearly opposed to the proposed <br />University Station plan. She feels the developers care more about making <br />money than about the needs and wants of the community, the environment or <br />neutral density. She likes the solitude that she now has. She asked that <br />the Board of County Commissioners listen to the community. <br />JENNIFER TAYLOR read a statement which has been made a part of the record <br />of this meeting by reference. She spoke about the term affordable and how it <br />is being used in the proposed University Station project. She feels it is <br />important before calling housing affordable to ask the question affordable <br />to who. For housing to be affordable, it must be affordable to families and <br />individuals earning below 80~ of the areas median income. The highest price <br />in this area which can be called affordable is $94,000. For smaller <br />households, the upper end is much lower. For a single person, the most they <br />could afford is about $60,000. She noted that the developers have referred <br />to a house costing $143,000 as affordable. It would take a family of four <br />with an income of $54,000 to afford a house costing $143,000. She wants to <br />know the price of housing they plan to build, what size they will be and what <br />will be included in a $100, 000 house and does the cost of the golf course <br />make the housing less affordable and by how much. She also wants to know <br />when the affordable housing will be built and if the developer is willing to <br />sign a guarantee to build a specific number of affordable houses at a <br />specific price. She stressed that there is a need for affordable housing in <br />Orange County. <br />ROY ROTH made reference to some prepared materials which are made a part <br />of the record of the minutes of this meeting by reference. He included in <br />this material numerous references which allude to neotraditional villages and <br />their problems particularly as they relate to the University Station proposal <br />and alternate development possibilities. He asked that the Board of County <br />Commissioners read all the information he prepared. He spoke about ethics. <br />Former U.S. Supreme Court Justice Potter Stewart defined ethics as knowing <br />the difference between what you have a right to do and what is the right <br />thing to do. The problem is that people sometimes adjust their ethical <br />values to meet immediate pressures. He asked if the Land Use Plan <br />modifications are being drawn around the proposed University Station project. <br />Orange County has a carefully developed Land Use Plan. He asked that they <br />not look for loopholes. He asked that the Board of County Commissioners and <br />the Planning Board decide the ethical thing to do concerning the proposed <br />University Station development. <br />PHIL WITT made reference to his letters which have been made a part of <br />