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111 <br /> open space that would be preserved with TDR. She <br /> felt it was still vague and may not provide open <br /> space that would meet the goals . Jobsis asked if <br /> including it and how much the process was used in <br /> the report at the end of the year would address <br /> Barrow' s concern. Barrows continued, noting that <br /> her main concern was not knowing what the exact <br /> process is and how it would work. She asked if <br /> legislation is in place that would allow for TDR. <br /> Collins responded that one of the things being <br /> studied by the Agricultural Districts Advisory <br /> Board is TDR. That Board, as well as Staff, have <br /> determined that it is not difficult to find <br /> sending areas; the difficulty is in locating <br /> receiving areas . He continued that was one of the <br /> issues presented by Pearson Stewart at the <br /> retreat . Stewart asked that the Agricultural <br /> Districts Advisory work on the process for <br /> defining receiving areas as well as the need for <br /> enabling legislation and then present that to the <br /> Board of Commissioners . Collins noted that the <br /> Agricultural Board will be discussing that at its <br /> meeting on February 21 . <br /> Jobsis noted that the Design Manual is to be <br /> presented in April and this will enable the <br /> Planning Board to address other concerns . <br /> Katz asked if part of the problem was that the <br /> receiving areas may not be in Orange County' s <br /> jurisdiction. Collins responded that those <br /> working on this concept are limiting receiving <br /> areas to Orange County' s jurisdiction. If it is a <br /> successful program, there may come a time when <br /> some municipality may express interest . <br /> Brown expressed concern that the Flexible <br /> Development proposal will increase the present <br /> density options. She expressed more concern with <br /> not having a defined water and sewer area. If <br /> this plan does increase the density already in <br /> place, the she felt this would be total failure <br /> in the preservation of rural character. She <br /> supported phasing in mandatory and having an <br /> educational program to assist developers in <br /> creating open space development . Thus, she felt <br /> that the proposal does not meet the goals of <br /> rural character preservation because of the <br /> possibility of density increases. She continued, <br /> that TDRs had not been defined. How much is <br /> conceptual and how much is real. It seemed to be <br /> a mish mash. She was concerned whether the plan <br /> will achieve the goals of eight years of work. <br />