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8 Open Space Development Area is unacceptable as written. However, if it included 50$ of the buildable land as open space, it would be more acceptable. Rex Bentley, a resident of the New Hope Church Road community, mention several communities which have 50~ of their land set aside as open space. He spoke to planners in Livingston County, Mich., Montgomery County, Penna., and Graffin, Mass. The Open Space Ordinances were well received, even by developers, after they were in place. Two of these Planners suggested not allowing substantial density bonuses for cluster development. They said that the ordinance must be density neutral. They also felt that 50$ open space is necessary to effectively preserve .the rural character. He stated that the densities allowed in this proposal are unacceptable to him. Bob Harrell, a member of the University Station Work Group, stated that this group started with an established set of criteria and then developed plans based on this criteria. If 30~ open space is the only requirement, he felt that the effect of open space would be lost. Marty Mandell, an Orange County resident, spoke in opposition to this proposal. She read from the minutes of a Carrboro Board of Alderman meeting where they directed their Planning Staff to draft an amendment which requires 50~ open space. She feels the density is already too high and that it is important to let the countryside survive for future generations. Stanley Robbing, an Orange County resident, spoke in support of the Arendt Plan and requested that the Board of Commissioners study and consider it carefully. Allen Seiferheld, a resident of Orange County, spoke in opposition of allowing the extension of water and sewer into the open space development area. Lee Rafalow, an Orange County resident and member of the University Station Planning group, spoke in support of small area plans. He asked if open space is designed to preserve rural character or is it designed to promote urban sprawl. It is well documented that extending water and sewer causes urban sprawl. Density allowances must be such that water and sewer is not required. He feels that a small cluster development can be supported by alternative systems and large clusters cannot. Open space must be defined as preservation of the existing rural character. Larry Bohs, an Orange County resident, lives north of the proposed development. He feels that it is important that the County proceed thoughtfully with future growth preserving at least 50~ of the buildable land and that developments should provide their own water treatment facilities. A small area plan should be completed before any changes to the Land Use Plan is considered. He thinks that development in Orange County can be provided for while continuing to preserve the rivers, forests, farms, and wildlife. He feels that the Stony Creek area would be irrevocably changed if this development is approved and that high density development and a golf course would cause an unnatural amount of runoff to occur which would greatly damage the creek and surrounding areas. A copy of his complete statement is in the