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38 Vicki Bott: Other questions included that people were uncertain of their land status long <br />39 term (i.e. 50 years); what happens to my land; will anyone want to buy my land with <br />40 TDR rights on it; Can I buy back my credits,. <br />41 <br />42 Craig Benedict; Other questions posed were if mare work needs to be done to <br />43 encourage development in the Efland-Mebane corridor and the periphery of towns as <br />44 receiving areas, People need to be comfortable on both the sending and receiving area <br />45 sides. <br />46 <br />47 Renee Price-Saunders: There's a significant difference in land values between the <br />48 northern and southern parts of the County. <br />49 <br />50 Scott Lane: That's a major issue that needs to be addressed. <br />51 <br />52 Economic Feasibility <br />5.3 <br />54 Vicki Bott: The legal gate has been passed in determining the feasibility, and there may <br />55 be some administrative issues with having the municipalities participate, but these are <br />56 some decision points to be considered, The report looks at a basic scenario, with 1 <br />57 credit sending = 1 credit receiving; maximum 5-fold increase in receiving area densities. <br />58 Most developers don't go to the maximum cap, and 80% utilization is more standard (4 <br />59 units per acre) <br />60 <br />61 James Carnahan: Regarding the receiving area densities, the model assumption is for <br />62 up to five dwellings per acre, The program should have more flexibility and variability <br />63 among the different areas, The unflexibility can create a problem. Developers may look <br />64 at receiving areas that want increased densities anyway. We need more flexibility, The <br />65 County may not want high density in all receiving areas, as it needs to create a <br />66 sustainable urban form, How do we set receiving area density? An average or variable <br />67 cap could possibly be addressed through developing a small area plan for each <br />68 receiving area. <br />69 <br />70 Vicki Batt: Those are some of the options available in the design phase; How to set a <br />71 density cap; should credits be variable based on criteria or use a blanket approach. <br />72 <br />7.3 Ed Holland: Would a next step be to develop small area plans for receiving areas? <br />74 <br />75 Scott Radway: Do the receiving areas include the municipalities? <br />76 <br />77 Vicki Bott: At this time we are looking to provide Orange County to Orange County <br />78 transfers only, and not include the municipalities. The municipalities may want to <br />79 participate after the County has been successful with a program. There are numerous <br />80 reasons why the municipalities may not want to participate initially, <br />81 <br />82 Scott Lane; There is also an influence of urban areas on land values. <br />8.3 <br />