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PAGE 2 <br /> is familiar to Orange County. <br /> The suggestion from Mr. Kendig's firm is a district that has three <br /> different types of residential uses, all of which would be permitted as <br /> a matter of right in the district. The reason for this is to address <br /> the conflict of the view of the land as a commodity and the view of the <br /> land as a resource. <br /> Kendig presented slides and transparencies indicating the <br /> residential uses and various options as recommended by his firm. He <br /> noted that the single-family and clustering is all recommended to be on <br /> wells and septic systems. The burden of this cost could be handled by <br /> the developers. <br /> Kendig continued, reviewing and explaining the proposed districts. <br /> Kendig stated that Orange County had plenty of room needed to <br /> accommodate growth for a substantial period of time. Therefore, he felt <br /> the issue becomes one of "Do you want Orange County to end up being just <br /> another suburban sprawl area just like every other metropolitan area in <br /> the country or do you want Orange County to be something special. " He <br /> indicated belief that Orange County can be made special, and, in doing <br /> so, will probably encourage growth. Economic development is not <br /> attracted to Hillsborough because of the "strip" that provides the <br /> entrance to town. Quality development is desired by those business who <br /> want to live in the same area in which they work. He referenced the <br /> quality of development in the Research Triangle Park noting that it has <br /> one of the lowest floor area ratios of any industrial office park in the <br /> United States. However, no one "shied away" because of the floor area <br /> ratio. There are very stringent controls, quality P ualit development and <br /> investments are protected. <br /> According to Kendig, the three policy issues which need to be addressed <br /> at this time area: (1) Are you satisfied with the character proposed <br /> using TDR's and a bond issue; (2) Decide if TDR' s should be used; and <br /> (3) Decide if the Planning Board is to recommend to the County <br /> Commissioners an Open Space Bond Issue. <br /> In closing, Kendig stated that the recommendations provided by his firm <br /> address not only rural character and agricultural preservation but fully <br /> address the water quality problems resource protection, visual resource <br /> protection, and growth management. He indicated such plans had been <br /> used and proven in many areas since 1973 . He felt this was an <br /> opportunity for the County to stop "reacting" and do a comprehensive job <br /> of addressing all these issues in the rural areas. <br /> Discussion ensued on transfer development rights (TDR) . TDR has been <br /> viewed as a way to preserve land in the Rural Buffer portion of the <br /> County. In order for TDR to work there must be a viable system with <br /> free market real estate. The developers will not buy those development <br /> rights and utilize them unless they can buy them for a price that will <br /> enable them to produce additional units. One question for the local <br /> governments to decide is whether or not they want to join the county and <br /> have TDR. TDR must have local legislation and all municipalities must <br />