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Transfer of Development Rights
Transfer of Development Rights (TDR) is "... regulatory strategy that harnesses private market forces to accomplish two smart growth objectives. First, open space is permanently protected for water supply, agricultural, habitat, recreational, or other purposes via the transfer of some or all of the development that would otherwise have occurred in these sensitive places to more suitable locations. Second, other locations, such as city and town centers or vacant and underutilized properties, become more vibrant and successful as the development potential from the protected resource areas is transferred to them."
(Source: SmartGrowth / Smart Energy Toolkit.)
The goal is to protect and preserve some aspect of the natural environment, be it the water supply, habitat, agricultural land, recreation, etc...
How it works ....
There are the basic steps:
1) Designate sending districts - Select areas where development is unwanted.
2) Designate receiving districts - Designate areas where land is underutilized or infill is desired. This could be a brownfield or where infrastructure is already in place and not being used to its full potential.
3) Create a formula for allocating rights - Can the project be approved on a one to one basis? Or better stated "Can it be the same project, but just changing the location?"
4) Establish administrative procedures - Have a written procedure in place so that owners / developers what can be expected of them and what they can expect of public personnel.
The authority to development is transferred legally between the sending district to the receiving district.
The districts can be in the same town or may be between towns.
In a process known as scaling, the number of units (i.e. houses, square feet, etc...) approved for construction in the receiving districts may be greater that allowable in the sending district. The reason for this is to provide an incentive to owners/developers to move the project.
TDR is in the zoning toolkit. It allows development to be steered from an environmentally sensitive location are to one that is considered underutilized.
It is unlike a cluster development in that it is applied at the city wide level, as opposed to the parcel level.
A variation of the TDR idea is Density Transfer Credit (DTC). DTC is when money is 'transferred' rather than development rights.
DTC is much like wetlands banking. A developer simply purchases credits to offset wetlands that will be destroyed in his/her proposed development.
(Source: SmartGrowth / Smart Energy Toolkit.)
The goal is to protect and preserve some aspect of the natural environment, be it the water supply, habitat, agricultural land, recreation, etc...
How it works ....
There are the basic steps:
1) Designate sending districts - Select areas where development is unwanted.
2) Designate receiving districts - Designate areas where land is underutilized or infill is desired. This could be a brownfield or where infrastructure is already in place and not being used to its full potential.
3) Create a formula for allocating rights - Can the project be approved on a one to one basis? Or better stated "Can it be the same project, but just changing the location?"
4) Establish administrative procedures - Have a written procedure in place so that owners / developers what can be expected of them and what they can expect of public personnel.
The authority to development is transferred legally between the sending district to the receiving district.
The districts can be in the same town or may be between towns.
In a process known as scaling, the number of units (i.e. houses, square feet, etc...) approved for construction in the receiving districts may be greater that allowable in the sending district. The reason for this is to provide an incentive to owners/developers to move the project.
TDR is in the zoning toolkit. It allows development to be steered from an environmentally sensitive location are to one that is considered underutilized.
It is unlike a cluster development in that it is applied at the city wide level, as opposed to the parcel level.
A variation of the TDR idea is Density Transfer Credit (DTC). DTC is when money is 'transferred' rather than development rights.
DTC is much like wetlands banking. A developer simply purchases credits to offset wetlands that will be destroyed in his/her proposed development.
WilliamWarren001 |
Latest page update: made by WilliamWarren001
, Apr 27 2010, 5:12 PM EDT
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