Orange County NC Website
Browse       Search
example of everybody developing to the max if water and sewer was <br />available. Whet would that allow us to do in this area? <br />Let's see what the actual numbers would be. This might cause us to <br />say, "Wow, is that really what we want ?" We might want to require <br />higher open space dedication requirements for developing at that <br />density. Rafalow said it was beginning to sound more like process <br />than vision. Hall said he thought some mechanism of TDR was a <br />vision as well as a process for the area and it hinged on some <br />sense of what the maximum level of development might be. Rafalow <br />said what he was wanted to determine from Hall's comments was what <br />the population cap for the area ought to be and how TDR ought to <br />result in the preservation of open spaces as mentioned earlier. <br />Hall said he would start with the current conditions (environmental <br />and regulatory) and determine what buildout would be. This would <br />serve as a baseline for the area and a starting point for <br />discussing higher or lower densities taking into account TDR, <br />affordable housing, open space set - asides, incentives, and so <br />forth. <br />Meg McKean said TDR seemed to be a way of choosing how much <br />development ca ;n actually happen and requiring the remaining <br />development potential to be bought off. Bob Hall spoke of small <br />area planning in southern Orange County (Chapel Hill ?) in which <br />specific tracts of land were identified for high density /low <br />density. He said he didn't know if that kind of agreement could be <br />reached in the Stoney Creek area, so he was saying maybe an <br />exchange in the market place (TDR) was a way of doing it. <br />Curtis Bane asked about the time frame on the vision. Bell <br />mentioned that the standard planning horizon was 20 years. <br />Michael Warner indicated an important part of the vision was <br />whether or not water and sewer is envisioned for the area; in his <br />vision, it was not. Following comments about part of the area <br />being in transition area and eligible at some point for water and <br />sewer, he said his vision was for the area outside transition to <br />not be served with water and sewer. Density should be dictated by <br />what the land will support using wells and septic tanks. Hall <br />stated he would like to get around hinging the, discussion on <br />whether water and sewer happens since it was beyond the control of <br />the Planning Group. <br />Elio Soldi suggested that the group try to come together on some <br />points where there seemed to be agreement. For example, everyone <br />said they didn't want land prices to go down. Lee Rafalow <br />clarified his statements on this by saying he wanted land owners to <br />get fair value. Soldi said he would like to see if the group <br />agreed on some general ideas. Bob Strayhorn said they needed to <br />agree on fair value f irst . Verla Insko made the .observation to the <br />group that if water and sewer were available there was less control <br />over development. Michael Warner asked if anyone had ever ridden <br />through and area with water an sewer and thought to themselves, <br />A <br />