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29 <br /> • Outside Transition Areas but within an area designated for service by a utility provider as part <br /> of a long-range water and/or sewer extension plan, subject to a maximum permitted density of <br /> 1.3 dwelling units per acre. <br /> • Outside Transition Areas but with % mile of an interstate corridor or a major thoroughfare <br /> designated as a HOV/busway route as part of an adopted regional transit plan, subject to a <br /> maximum permitted density of 2.5 dwelling units per acre. <br /> • Outside Transition Areas but with 1/2 mile of a transit station designated as part of an adopted <br /> regional transit plan, subject to a maximum permitted density of 5.0 dwelling units per acre. <br /> Outside of these locations,the use of density bonuses would not be permitted. <br /> Another concern about density bonuses involved affordable housing and the use of the median <br /> family income for defining "affordable" units. Associated with this concern was the suggestion <br /> that the median family income for the state as a whole be used as the measure of affordable <br /> housing rather than that for Orange County. <br /> In 1995, the median family income for a family of four in Orange County was $47,900. Based on <br /> 25% of the family income being used for the mortgage payment, a 30-year loan, and an 8.5% <br /> interest rate, the family would be able to afford a home valued at $129,750. For the state as a <br /> whole, the median family income was $36,100. Based on the same assumptions, the family could <br /> afford a home costing$97,800. <br /> If the concern is over the price of the home which qualifies as "affordable housing", a better <br /> approach than using the state median income is to use a percentage of the county median income. <br /> A threshold of 80% of the median family income is generally recognized by DHLJD as the upper <br /> limit of low and moderate-income families. By applying that percentage to Orange County, the <br /> median family income would be$38,320, and the family would be able to afford a house valued at <br /> $103,800. <br /> Village option. The specific issue is whether to hold another public hearing on the Village <br /> option,since it is complicated and has not received a lot of attention. <br /> The Village option has received considerable attention over the life of the rural character <br /> initiative, including public hearings. In its initial stages, the Village option was the"Rural Village" <br /> concept first proposed by the Rural Character Study Committee. During the development of the <br /> Flexible Development proposal, the Village option was given more substance using the model <br /> developed by Loudoun County, Virginia. <br /> The suggestion has been made that there is lack of consensus on the standards because of the <br /> comments of Arendt and Joyner. The number of comments by them should not be considered as <br /> lack of consensus but suggestions for improvement. Most of these comments were taken into <br />