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- No disincentives; <br />- tried to incorporate consensus from value subcommittee, <br />i.e., preserve rural character and protect property values <br />in area; <br />- trying to achieve a constant buildout (intent is that <br />buildout not change overall, but that increased density in <br />one part of the planning area would be offset by reduced <br />density in another part of it); <br />- includes "minor fixes" to permitted use table, e.g., <br />government buildings are now permitted, but would propose <br />changing it to a special use permit process to allow public <br />comment; <br />- a conditional use approach (not presently included in County <br />zoning regulations) that says, in general this use is OK, <br />but under these conditions and with public comment. Intent <br />of conditional use is to incent higher intensity development <br />into higher intensity areas; <br />- there needs to be a way to differentiate between colors <br />since we agreed not to change the underlying zoning and way <br />he is proposing is a form of TDR in Stoney Creek area as a <br />way to achieve constant buildout. Also a way to achieve <br />protection of land values for seller of rights and achieve <br />higher density for buyer. Creates a limited market and will <br />result in higher prices for seller thus assuring he gets <br />close to market value for his land. Buyer benefits because <br />preserved open space is nearby and development closeby <br />benefits; <br />- proposed method here is that when you want increased density <br />in pumpkin or rust, you have to buy conservation easement <br />from someone in the yellow or pumpkin areas. Still have <br />same principles as in FDO except that conservation easement <br />has to be purchased in Stoney Creek area; and <br />- final principle embedded in proposal is that restrictions on <br />use of land are most restrictive in the yellow, lesser in <br />the pumpkin, and least restrictive in rust. <br />Verla Insko: Questions /comments from group. <br />Bob Strayhorn: If you have yellow areas you don't seem to have a <br />lot of options. No opportunities to sell rights outside of <br />planning area. Supports FDO because it gives you options and does <br />not take anything away; feels like this proposal limits options. <br />Lee Rafalow: Think we are getting into the details without really <br />discussing the details. Think what I hear you objecting to is <br />point I made earlier about being more restrictive in the yellow <br />than in the rust. <br />Dan Teichman: What I heard Bob objecting to was being restricted <br />to buying and selling in the Stoney Creek area. Is there enough <br />viable land for buying and selling in the area to make proposal <br />workable? Thinks the math works countywide, but not so sure about <br />3 <br />