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31 DRAFT 1373 through rezoning and have traffic studies and environmental assessments and so forth,you are 1374 going to be adding a lot more money to the subdivision of land. So,what is that trade off? 1375 1376 Whitney Watson: To that point,where is the economic incentive because if they are, I guess it is not clear to me 1377 how we can incentivize the development of lower cost housing, greater numbers of lower cost 1378 housing other than by making a compact development with small amounts of land, community 1379 septic and water or municipal level,sewer and water in order to make it affordable. That seems to 1380 be a big part of the driving cost is all of the infrastructure, roads, surveying, et cetera. That drives 1381 up the cost as much as paying an engineer to do a plan. 1382 1383 Cy Sober: That is a big piece of it. Yes, I mean,you read Yana Freemark's presentation I believe. I mean, 1384 we have kind of a natural background, this challenge of creating more affordable housing in the 1385 county that has nothing to do with Orange County and it has everything to do with kind of the 1386 macroeconomics of housing and we have constrained the market further by our zoning in Orange 1387 County, and particularly, like having 2-acre lot minimums or 1-acre lot minimums and not having a 1388 faster track for flexible developments to have smaller lots. At some point,yes, a community 1389 wastewater system creates you have to then allow for a higher development footprint because 1390 otherwise,there is no financial incentive to your point to invest in a community wastewater 1391 system. It will be a total loss for a developer unless they can provide for more houses because 1392 they are going to have some capital in that project. So I do not have a good answer for you. 1 1393 have just been tasked with bringing these speakers in to provide these questions. I have my own 1394 kind of professional opinion about how you could solve some of those but it all involves trade offs. 1395 And certainly if you have a lower threshold that engages zoning,you will create a higher cost to 1396 development in Orange County to create more homes and if you increase the threshold, I think it 1397 will allow more by-right subdivision in the county,which will create more homes but be more 1398 disruptive to the character. But that is unavoidable. Do we have standards that can buffer that 1399 either through literally landscape buffering or open space requirements. Or to your point about 1400 principles,where those homes must be located on the tract relative to the right of way, public 1401 rights of way and property boundaries. Do we have sort of essentially a development setback and 1402 we have not had those conversations at this point. I feel like that the coming year, you are going 1403 to have what the land use plan should be. Ideally, it would be a really good time to have those 1404 really generative kind of roll-your-sleeves-up conversations because typically the cadence of how 1405 things go is you are adopting a visionary land use plan for the next 25 years and then you amend 1406 your ordinance to reflect the values of the plan. So, if we are going to do that,what should that 1407 ordinance then reflect and what are the priorities of the county? I know that the county said they 1408 are all priorities, but they cannot all be priorities everywhere,so how do we do that? 1409 1410 Othlone McCalla: Yes,yes. 1411 1412 Chris Johnston: Okay. If it is in relation,that is fine. 1413 1414 Othlone McCalla: Okay. So, my question is how it is going to be to research,and it seems like there is five to six 1415 permits that are required for developers. Right? 1416 1417 Cy Stober: I am sorry. I missed the first part of your question. 1418 1419 Othlone McCalla: Five to six permits that are required for developers. Right? So,for example,we will have, let us 1420 see here. Stormwater management permit,and stuff like that. Right? 1421 1422 Cy Stober: Yeah. That seems about right. Yeah. 1423 1424 Othlone McCalla: And can you recall what is the cost for land clearing permit for Orange County? Do you know 1425 what the cost is? 1426 1427 Cy Stober: It depends on where you are. Land disturbance, if we have differing costs based on watershed.