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66 SUCCESSFUL SOLUTIONS TO SPRAWL * A NORTH CAROLINA APPROACH stipulates that a developer can build higher density to all citizens . In addition, developers can transfer densi- housing if 50 percent of the site is placed in a perma- ty by purchasing the rights to land off-site for preserva- nent conservation easement. Since that time , seven tra- tion. The town has set aside $ 10 million to purchase ditiorial subdivisions totaling 143 lots over 374 acres open space and Mecklenburg County offered another have been approved . Twelve acres of those were pre- $ 5 million . Ultimately some of this money will be used served as open space . By comparison, three subdivisions to connect the open spaces for a recreation area and If 170 lots on 216 acres have also been approved. One alternative transportation link. hundred and fourteen acres — 53 percent — are now preserved Rural landowners worried that this would decrease the p rved as open space under the regulation at no cost value of their land and encourage developers to look to the -county. elsewhere . In a compromise, the town appropriated Unlike zoning, land-use ordinances apply to all areas of funds to buy land from any owner who felt he could the county and permit a review of all new develop- not sell it at the previous market price. Thus far, no ment . While Currituck cannot refuse to permit all sub - owners have taken advantage of this offer, but develop - divisions its decisions are made based on the presenta- ers seem eager to work with the open space mandate . tion of evidence and can be more readily upheld . As of August 2001 , four developers have applied to develop over 500 acres in a manner consistent with the new regulations . VIThe ordinance also calls for mixed-use , pedestrian ori- ented development, ten percent open space in all other OPEN SPACE AND PUBLIC HOUSING AS districts , and the interconnection of neighborhood VITAL INFRASTRUCTURE streets . It sets standards for architectural design that will Effective July 1 , 2001 , Davidson's new Planning blend with the existing small-town atmosphere as well . Ordinance requires the adequate public facilities of Currituck , with the addition of affordable housing . All new developments must provide 12 . 5 percent affordable housing throughout . This is in keeping with the current level of such housing in and around Davidson. In many communities that take on land-use planning and neighborhood revitalization , the result is the gentri- fication of certain areas . Rising housing costs push lower-income residents out of the market and force them to look elsewhere for housing . This can con- tribute to urban sprawl as they look for cheaper land. It also can severely impact the ability of people without cars to live ' close to their place of business . By marking affordable housing as an important part of a town's infrastructure , Davidson ensures its mixed-use commu- nities will remain vibrant and viable . The plan also requires 50 percent of any new develop - meets in the 4 , 400-acre rural district to be preserved as Open space in perpetuity. This may be reduced to 40 percent if all of the open spaces are publicly accessible