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91 <br /> bonuses could only be achieved with public water and <br /> sewer. For every percent that the open space is <br /> increased, it will drive up the end cost for the <br /> consumer. <br /> Katz noted again that he did not understand the <br /> comment regarding increased cost if there is no <br /> increase in the number of units. Mr. Knight <br /> responded that the nature of soil conditions can <br /> create costly complications for sewage disposal <br /> systems as much as $5,000 - $6,000. Katz responded <br /> that he could accept that there are and could be <br /> situations where that would be true but there are <br /> also situations where it would not be true. <br /> Howie stated that the transition areas are clearly <br /> defined because those have also been identified as <br /> economic development areas. She stated that the <br /> Planning Board is charged with rural character <br /> preservation and also with representing the <br /> landowners. These landowners don't seem to be the <br /> ones who come to public hearings and let their voice <br /> be heard. She suggested that there be two flexible <br /> development plans with one percentage in the <br /> transition areas and another in the rural areas. <br /> Then it could be determined if, outside the <br /> transition areas, whether it includes the total <br /> tract or just the buildable portion of the tract. <br /> She continued that the transition areas are not <br /> going to preserve the rural character or Orange <br /> County. She noted that the County does not seem to <br /> attract commercial businesses except in those <br /> particular areas. It would almost be beneficial to <br /> encourage some density bonuses in the transition <br /> areas if you were a developer. Perhaps these should <br /> be reviewed/studied separately. <br /> Jobsis noted that she felt it was already separated <br /> out since density bonuses only apply in those areas. <br /> Howie responded that she was referring to the <br /> percentages. <br /> Brown indicated this was an interesting idea. <br /> However, she could not support the idea until water <br /> and sewer districts are defined. Howie responded <br /> that she felt it would all eventually prove itself <br /> out. Wherever the water lines would be placed, <br /> development would come. <br /> Reid asked what the Board has in mind for the rural <br /> areas where density bonuses do not apply. He felt <br /> that what was explained for the transit areas will <br /> happen almost automatically. Howie responded that <br /> she felt affordable housing would not occur in the <br />