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developments have been built using the density bonus. She concurred that the management issue is very important and submitted there are ways for the government to be in control. She emphasized that the "goal" is important as they can use particular incentives depending on the particular goal. Mr. Fleming commented regarding tying landscape to increased density bonuses, and in Palm Beach County the planners went exaction crazy. He believed there is a delicate balance and that all the world's problems cannot be solved in one apartment complex. Commissioner Tippin thanked the representatives for coming and observed that Indian River County is probably one of the "late bloomers" in affordable housing developments because it had been the goal for many years to keep the county "low density/green space". Now, however, low density/green space is being construed as "urban sprawl". He felt that housing cannot be separated from economic development because he sees workers going south every day, taking their pay checks with them to another county. He would like to see those dollars spent in Indian River County. Commissioner Ginn appreciated the presentations, felt they were enlightening and educational. She commented that some prior population growth projections have been incorrect and wondered how the figures are determined. Mr. O'Dell advised that projections are based on extrapolation of historical trends. He explained that they utilize the Bureau of Economic and Business Research County Level projects as a beginning. Commissioner Ginn pointed out that the County is not giving income tax credits as well as density bonuses. Now, developers appear before the Value Adjustment Board requesting reduction in ad valorem taxes. She wondered how much do you have to give a developer; she felt income tax credits should be sufficient. Ms. Leigh explained in detail the complicated process and pointed out that rents are lower than market rate and, therefore, restrict the development's cash flow. Commissioner Ginn commented on the Affordable Housing Commission report in the backup, the public's fears of deterioration of an area, and NIMBY -ism (not -in -my -backyard). She was not sure our need for additional affordable housing is as great as has been stated, cited newspaper advertising, and felt that a market analysis was necessary. She questioned how the programs are addressing the needs in the state and wondered what would happen 15 years down the road when Indian River Apartments and Kyle's Run are no longer affordable. 35 February 27, 1997 bw 1 U ��