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understands to be encouraging single family detached. Mr. Freeman noted that some of these objectives tie together and some don't. He did know that the RPC understand economics have a market, and a plan needs to be both workable and commercially and socially feasible. He is interested in affordable housing, but it is not low income housing. When you try to mix the cost of the land and the cost of the units that are on an existing sewer line and an existing water line, it wouldn't be developable at less than 3 upa. He would envision a smaller lot single family detached requiring a density of somewhere in the 4/42 range, not 6. He noted that ten acres even at 6 upa will not justify running a sewer line a mile. What they would like to see on their property is somewhere about 4/42 upa. There may be some existing development at 3 upa that is affordable, but not when you go through the costs and requirements of building today, plus impact fees, etc. Attorney Bruce Barkett came before the Board representing J.V. Caine, Dale Sorensen, and Edgar Schlitt, on this issue. He advised that he wanted to share his podium with Darrell McQueen, with the Board's permission. Attorney Barkett noted that the Board has already discussed the concept of nodes and urban sprawl. He advised that the DCA put out a technical memo, Vol. 4, #4, which just deals with urban sprawl, and it establishes some specific techniques for discour- aging urban sprawl. Under the title "Mixed Use and Clustering Requirements," the DCA says: "One of the most important and critical techniques for discouraging urban sprawl is strong mixed use policies which require residential and non-residential uses to be located in reasonably close proximity to each other. Such policies should promote an attractive functionally and physically integrated mix of commercial, office, residential, retail, including affordable housing and recreational land uses. Development designed in this manner can even occur away from existing urban areas and—not represent urban sprawl if it consists of a complimentary mix of residential and non-residential land uses at medium to high dens i t ei s; it�`i t promotes_ 1ghTeveTs�oli nterna cT`apture,i f it does not rely on rural arterials for local traffic movements; and if it encourages pedestrian and bicycle traffic. The traditional neighborhood development district code is an example�ollow this concept can be impTementea,_and the tecFnique can be—u`sed F I" 83 R0 0 K J