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127 <br /> conservancy lots. Collins responded that they <br /> should be large lots, probably 10+ acres. Brown <br /> asked if the density bonus was acre for acre and <br /> Collins responded yes, but that could be varied <br /> if the Board desired. <br /> Howie stated that she felt transit areas are <br /> appropriate for villages but that they must be <br /> defined. She noted concern with complete TDR for <br /> open space. Some open space should remain within <br /> villages. She suggested that it be kept in <br /> proportion with a higher ratio of landscaping. <br /> Hoecke stated that this is an idealistic idea. He <br /> continued that villages in the past grew up <br /> because they needed to grow up. He expressed <br /> concern that we are trying to create artificial <br /> conditions for them. In some places they may <br /> work and transit may be one of those places. He <br /> continued expressing concern that mini inner- <br /> cities would be created with service needs for <br /> clusters of people. <br /> Allison stated that he could support the village <br /> concept but felt there would not be a need for <br /> many such developments. He felt there should be <br /> some open space within the villages but was not <br /> sure what amount there should be. <br /> Price stated that she liked the idea of a village <br /> with open space noting that it may help support <br /> the changing economics in a rural area and help <br /> maintain some farmland. They should be around <br /> transportation of some type. She expressed <br /> concern with TDR trading off in another area; it <br /> should remain tied to the local area. <br /> Katz agreed with Allison that there may not be a <br /> great need for villages in Orange County. He felt <br /> it is vital that a village be based around an <br /> economic activity. <br /> Barrows expressed concern with disturbing such a <br /> large area noting that the open space should be <br /> 60 acres or more. She would like to wait and see <br /> what the Chapel Hill villages look like. She was <br /> also concerned with service provision and <br /> wildlife displacement. <br /> Brown stated that she thought it was a good idea <br /> to have a village along a transit stop but the <br /> sites should be carefully evaluated. She noted <br /> the need for open space and buffers within the <br /> villages. <br />