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101 <br /> development. An example of this would be an area <br /> that has 2-acre zoning and this would probably be a <br /> watershed. There are real opportunities in such an <br /> area to do 50% open space. If off-site systems <br /> could be used, there could be half-acre lots which <br /> could provide 75% open space. It is an incentive in <br /> the sense that it gives the flexibility to design an <br /> open space development that does, in fact preserve <br /> more open space. <br /> Mr. Knight stated that if the process that <br /> developers must go through could be shortened that <br /> is an incentive in itself. The next biggest expense <br /> to developers is the road issue. He asked if the <br /> private road justification and the Staff evaluation <br /> of that justification would still be required. <br /> Collins responded that if one of the flexible <br /> development options is used and the 33% open space <br /> is provided, and stay with the 50 lot cutoff, then <br /> private roads are allowed. The plan would be the <br /> justification, additional justification would not <br /> be required. <br /> Mr. R&falow asked for clarification of the statement <br /> • regarding the purchase of land in one township and <br /> using those development rights in another township <br /> and whether it was a form of Transfer of Development <br /> Rights. Collins responded with an example. If a <br /> developer wanted to get 50 additional units in a <br /> project in Hillsborough Township and a landowner in <br /> Cedar Grove Township has 50 acres of qualifying <br /> open space land he is willing to sell, then that has <br /> to be dedicated or protected in some way as open <br /> space and have a conservation easement recorded on <br /> it. If a developer does that, then he would get <br /> credit at one unit per acre and that credit could be <br /> used in the project in Hillsborough Township. <br /> Another way to get this same credit would be to <br /> provide 50 more acres of open space than is required <br /> on the same tract on which the project is located. <br /> Mr. Rafalow stated that apparently he had missed <br /> this and noted that the County must be very clear <br /> and careful regarding the Transfer of Development <br /> Rights. By allowing any place in the County to be a <br /> sending or receiving area, you will be creating <br /> areas around the County where there is no <br /> development potential for the next fifty years. <br /> However, you will be creating more suburban sprawl <br /> in the core of the County instead of having <br /> development that is preserving open space on site in <br /> such a way that it preserves rural character <br /> everywhere in the County. Collins emphasized that <br /> there are designated receiving areas; transition <br />