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don't have all the shares you need to build 10 floors and you'll <br />have to buy from this farmer who has been given a certain <br />percentage of shares. <br />Keith Cook said that in a vacuum you could do this, but there are <br />forces outside of Orange County's control. Elio Soldi said that <br />was the stock market, but there was not a stock market for this <br />type of commodity (development rights). <br />The conversation shifted to quality -of -life and why people move to <br />Orange County. Keith Cook stated people move to Orange County for <br />schools and quality -of -life. He cited moving from a condominium to <br />two acres of land as a quality -of -life consideration. Lee Rafalow <br />cited low crime rate, low density development, open space, and <br />"green" as quality -of -life indicators that people who live here <br />really appreciate. He said the group needed to recognize why this <br />area is desirable and make sure we don't destroy it in the process. <br />Rafalow said he also wanted to respond to Soldi's comments about <br />the size of the market. He was not sure that the market for <br />development rights has to be large. He cited the example of what <br />utility companies are doing today as a result of pollution transfer <br />programs enacted by the federal government and said the market <br />place in this sector was very small (100 or so). <br />Verla Insko stated (that one of the barriers to TDR in the County <br />identified in previous discussions was that nobody wanted to accept <br />the density. She cited the example of a transportation corridor <br />and the need for higher densities around station areas and in the <br />corridor. Bob Strayhorn stated she was, "right on target." When <br />this was talked about in committees, finding a place for the <br />density to go (receiving areas) was a big problem. If agreement on <br />receiving areas couldn't be reached, further discussion on the <br />issue was useless. <br />Verla Insko informed the group it was 9:22 and asked how they <br />wanted to proceed.' Bob Hall said he didn't want this to be the end <br />of discussion on TDR. Lee Rafalow said it would be nice to try to <br />try to put some kind of wrapping around what consensus the group <br />had reached. Elio,Soldi agreed and suggested they try to agree <br />upon common ground. Insko suggested that there is no wall around <br />"visions." They can still emerge as other questions come up. <br />Visions can be revisited. Insko asked how the group would like to <br />proceed on finding common ground. <br />Lee Rafalow said he thought he heard everyone except Curtis Bane <br />say that somehow preserving the rural nature of this area was a <br />desirable goal. He didn't hear everyone say that they thought it <br />was an achievable goal. That suggested to him that there was some <br />agreement that the Stoney Creek basin area should be somehow <br />outside the urban growth boundary. He wasn't sure where the line <br />ought to be, but when you look at where the open spaces are in the <br />area, they are along New Hope Church Road and N.C. 10 toward <br />13 <br />