Agenda - 02-16-1993 - III-F - Laserfiche WebLink

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11 6 more than half of the required open space. He noted that except for the golf course and the 30 acre recreational park, almost all the 60% open space consists of unbuildable areas as noted above. He recommends a balanced approach to open space which would include pastures, meadows and overgrown forests which is not preserved in this plan. The plan is workable but this imbalance of the Open Space Area needs to be addressed. He feels this could be done by (1) scaling back the proposal, (2) redesigning the proposal to a true neo-traditional village, or (3) legitimizing his request for a hugh 67% density bonus by preserving 500 acres of developable land elsewhere in the University Station neighborhood. To increase the acreage of neutral lands preserved as open space, the developer should also consider eliminating the golf course or at least scaling it back to nine holes. He noted that the Rural Character Study listed three goals which he feels are not included in the University Station plan. The first goal is to preserve and protect agricultural lands and managed forestry. This goal would permit farming and forestry operations to coexist. The second goal is to preserve and protect natural resources. He feels that in the University Station plan any land that is buildable is designated for house lots, streets and a golf course except for the 25 acre park on the north side of NC 10 . A third goal of the Rural Character Study is to preserve and protect visual resources. He feels the plan doesn't do a terrible job of that but could do better. Mr. Arendt feels that in return for a 67% density bonus, the plan should satisfy these three stated goals in order to get this density bonus . Extending the sewer line is going to open up the area and cause growth. He continued his presentation by showing a group of slides which demonstrate a density neutral development. Mr. Arendt indicated that he works for a land trust near Philadelphia which owns 54 nature preserves and has an active planning group which advises developers and municipalities on conservation and development strategies. In answer to a question from Commissioner Halkiotis, Mr. Arendt stated he is serving as a consultant and the group is making a contribution to the Land Trust to cover his time and expenses . ARTHUR COGSWELL, one of the planners for University Station, stated that the issue with University Station is jobs and economic growth versus the elitist interest of a small group. They had considered doing a very high priced subdivision using a self contained sewage system as Mr. Arendt mentioned which would have cost the same as the sewer and water system. He understands that the Town of Hillsborough needs the water customers. He emphasized that this is a middle market, project. The struggle is to keep the unit prices down so that middle management and supervisors -- moderate income people can buy the houses and thus companies can be induced to move to Orange County to provide jobs and increase the tax base. They are designing this project within the existing regulations. It is not their role to propose radical changes from the existing ordinances. This project meets all the existing and the proposed regulations. They have reduced the density from 1326 to 1094 which is what they were told they could do. He explained that he and all the planners for this development are from Orange County and Raleigh. The outcome is very important to them and it is important that what they do is good for Orange County and its people on all levels . They want to be proud of this development. They are not the kind of people that would knowingly do anything to harm the environment or create other serious problems for the county. They are concerned about the misinformation and distortion