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89 <br /> He felt that 25 to 33% was a workable percentage and <br /> still preserve what he felt is rural character. He <br /> noted that previous hearings had indicated the rural <br /> landowners considered 33% too stringent. He noted <br /> that the maps that have been prepared indicate there <br /> are large amounts of wet areas and steep slopes in <br /> Orange County. He continued that, in totality, the <br /> amount of buildable space, as it stands now, in <br /> comparison to what would be open space, as the rules <br /> are now, the proportions set fine in his mind. Until <br /> such time as someone presents numbers that prove the <br /> buildable land, by current guidelines, outweigh the <br /> 33% to the point that it would push it back to 10%, <br /> then he could understand increasing the percentage <br /> and including the unbuildable land. However, if the <br /> unbuildable land is included, then you are driving <br /> the cost of buildable land higher. He felt this <br /> would take away any opportunity to provide <br /> affordable housing in rural areas. <br /> Rosemond, in response to comments by Jobsis, stated <br /> that she did not see the issue of buildable or <br /> unbuildable land choice as valuing or not valuing <br /> the land. She felt there is value to wetlands and <br /> steep slopes and it does go a long way in preserving <br /> rural character. Her concern in this particular <br /> issue is that people will be rewarded with density <br /> bonuses for preserving open space and she felt <br /> bonuses should be granted for areas that could not <br /> be built on anyway. <br /> Jobsis asked Staff if density bonuses are automatic <br /> once the 33% is achieved or, if there are other <br /> conditions. Stancil responded that there are other <br /> conditions. Density bonuses can only be permitted <br /> in transition areas, areas that are designated for <br /> water/sewer service, and areas within 3/4 mile of <br /> transit stops or 1/2 mile of transit corridors. <br /> Basically, it is limited very closely to I-85 <br /> corridor with a few watershed areas removed. Stancil <br /> emphasized again that these areas are the only ones <br /> where density bonuses are permitted. Stancil <br /> clarified that density bonuses for affordable <br /> housing also are only permitted in these same areas. <br /> Lee Rafalow noted that the designated areas for <br /> water/sewer service referred to by Stancil are part <br /> of a long range plan for Hillsborough. The Town of <br /> Hillsborough has a long range plan to cover a <br /> significant portion of northern Orange County. He <br /> continued that OWASA has a long range plan to cover <br /> a significant portion of southern Orange County. <br /> Stancil stated that the Water/Sewer Boundary Task <br /> Force is continuing to meet to resolve some of those <br />