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central part of the county, but is located in the northeast and southwest areas. Strayhorn said his friends in the rural areas north of Hillsborough couldn't get excited about their tax dollars going to purchase his development rights. He said if the program had been restricted to Chapel Hill Township, it would probably have passed. He felt that as long as it was countywide in scope, it was going to have a difficult time unless the money collected in a township was spent there too. Finally, the committee charged with putting the program together had to promote it too and this was not the way it should have been. Lee Rafalow noted that in telling people about the program last fall, he probably convinced some to vote against it (although this was not his intent) because they realized what they really wanted was a TDR program. Bob Hall expressed concern that the Stoney Creek area could be made too attractive to development through the use of incentives and options as opposed to having higher densities around urban areas which is what people keep talking as more logical, i.e., development from the center out. Bob Strayhorn agreed and stated that the towns in the county were forcing problems the on Stoney Creek area by their attitudes toward growth. Lee Rafalow said TDR and urban growth boundaries were talked about, but we're not enlightened enough as a population to realize that this means some people are going to have density close to them. The conversation shifted to the proposal for a transit corridor through the area. , Lee Rafalow said he had read up on transit oriented development and thought it could be made to work. His objective, both for his neighborhood and the Research Triangle area, was to actually draw urban growth boundaries and put high - density developmentinside those boundaries and not permit "North Raleigh." Bob Hall said this was the basis of the Orange County Land Use Plan, i.e., development should be encouraged in the urban areas, this is the transition area, and this is the rural area. Elio Soldi said there has to be a mechanism by which higher densities become economically desirable. He thought there was a lot of common ground and that the group needed to figure out a way to encourage people to do the desirable thing and perhaps, make it economically attractive too. If a boundary were set around a town for higher density, then a system could be designed by which land owners who lose the benefit of being able to develop their land could be given something in exchange. The question becomes what is the mechanism by which this can be done? He said if the plan covers a larger area, the higher density area cannot have all of the development rights, some of these will be allocated to people in lower - density areas and development rights will have to be purchased from them. He said a large market was needed because in a small one, people with the money would own all shares in a short time because there wasn't the ability to trade. He felt it was possible within a county to create a market that sustains a desirable trend, i.e., you can build high- density here but you 12