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21 <br /> and a Transfer of Development Rights capability, this down zoning is a recipe for more <br /> sprawling higher-cost housing. <br /> The Shaping Orange vision calls for focusing growth at suitable nodes— in the existing <br /> municipalities, transition areas, and at historic rural crossroads, but the current staff proposals <br /> hardly speak to this at all. <br /> In addition to the growth-receiving areas noted in SOCF, we would suggest that the Economic <br /> Development Districts that are planned to receive water and sewer also be targeted to receive <br /> residential growth in a truly walkable, mixed-use pattern. <br /> While some may be presently skeptical of the ability to provide water and sewer for compact <br /> development at the rural nodes, the Shaping Orange vision calls for a proactive approach at a <br /> time when suitable technologies appear to be well on the way. Mixed-use development at these <br /> nodes will bring significant transportation and air quality benefits for rural residents, and can <br /> have a mandated affordable housing component. <br /> The obstacles to accommodating future growth in the existing towns seem daunting to those of <br /> us who are actively involved in promoting more transit supportive densities in Chapel Hill and <br /> Carrboro. But to my knowledge, both as audience to the Land Use Element presentations, and <br /> as Chairman of Carrboro's Planning Board, there has been no formal involvement at all by the <br /> towns in the County's LUE process. <br /> In order to reverse the trend toward sprawl and un-affordability a comprehensive land use <br /> program is called for that downzones on/ywhen off-setting upzoning strategies are <br /> simultaneously implemented, and we urge you to table this matter until such a program has <br /> been fully developed by staff. <br /> James Carnahan <br /> Chairman for the Board of Directors of The Village Project, Inc. <br /> May 3, 2005 <br /> Commissioner Gordon said that it is interesting that these two citizens came forward <br /> because she was having similar thoughts about the process. She said that she was surprised <br /> that the zoning was on the quarterly public hearing. At this point, she thought that only the <br /> comprehensive plan might be ready to go to public hearing. She also agrees that the full plan <br /> should be available for the public to review. She does not think that the Orange County Zoning <br /> Text Amendments should be put out at this time. <br /> Geof Gledhill said that this is not going to be the legal public hearing for any of this. The <br /> legal one is for November. He understands that there is concern about having zoning <br /> amendments being proposed before the comprehensive plan land use element is available. <br /> Commissioner Gordon said that on the Orange County land use element updates, there <br /> should be some description of what it is. Also, the update of the rural enterprises project needs <br /> more description. <br /> Commissioner Jacobs asked about the map that would be put in the newspaper and <br /> Craig Benedict said that it was one of the six options that were part of the outreach process. <br /> Commissioner Jacobs said that he is torn about this because if he were not <br /> knowledgeable about this issue, he would think it was an advertisement for a rezoning of a <br /> whole part of Orange County to one unit per five acres. He thinks there were some valid points <br /> made about the process. <br />