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STRATEGIC GROWTH AND RESOURCE CONSERVATION PROGRAM <br />Final (8.7.2009) <br />Supplementing these interviews were descriptions of the TDR programs contained in <br />one of two compendiums of TDR program developed by Rick Pruetz, AICP.1. 2 Both <br />works by Mr. Pruetz are seminal in terms of explaining the process of developing TDR <br />Programs and providing a compendium of cases of TDR programs in effect across the <br />country. <br />A number of questions were asked of each of the people that managed or had a <br />strong understanding of the TDR program: <br />1. Do you have benchmarks for performance of the TDR program? If so, what are they, how <br />easy are they to track, and have you met the benchmarks or raised /lowered them over <br />time? <br />2. What are TDR credits selling for currently? What degree of density bonus is one credit worth? <br />How are credits awarded in Sending Areas (e.g., one credit per acre, one credit per unit of <br />zoning density, or by a merit -based formula ?) What are underlying raw land values ($ /acre) <br />in your RAs? In your SAS? <br />3. Have you had concerns expressed from property owners living in or near Receiving Areas, <br />and, if so, what steps have been taken to allay concerns of increased densities in Receiving <br />Areas? <br />4. Have concerns about land prices increasing in Receiving Areas in response to the additional <br />development potential been an issue in your program, and if so, what have you done to <br />mitigate or address the effect? <br />5. How do you handle highly variable land prices in Sending and Receiving Areas (e.g., <br />proximity to existing urban areas v. rural; areas provided with public water /sewer)? Are there <br />adjustments in credit values that are applied, requirements /recommendations for <br />appraisals? If soils aren't conducive for development (in- ground septic system), then do you <br />adjust the TDR Sending Area credits accordingly? Do you require a "perk" test on soils? Do <br />you increase the value (number of credits) in Sending Areas because some have more <br />intrinsic value to the overall conservation goals of the community (water supply watersheds, <br />historic properties, active farmland)? If you consider environmental factors in your Sending <br />Area calculations, how do you account for streams or other features that influence only a <br />part of a Sending Area in terms of credits generated? <br />6. Have you encountered any issues with applying conservation easements (e.g., part of a <br />parcel) or enforcement? <br />7. What measures in terms of pricing structure, program design, or administrative (review) <br />process have you implemented to entice more activity in the TDR program (e.g. streamlined <br />reviews, tax credits for Sending Area participants)? <br />8. Any additional advice for a new program just starting out? <br />The following is a brief summary of the highlights of each discussion, preceded by a <br />brief description of the TDR program in each county and case. <br />1 Rick Pruetz, AICP, "Saved by Development: Preserving Environmental Areas, Farmland and Historic Landmarks with <br />Transfer of Development Rights." (Burbank, CA: Arie Press, September, 1997). <br />2 Rick Pruetz, AICP, "Beyond Takings and Givings: Saving Natural Areas, Farmland, and Historic Landmarks with Transfer of <br />Development Rights and Density Transfer Charges." (Marina Del Ray, CA: Arie Press, February, 2003). <br />ORANGE COUNTY, NORTH CAROLINA <br />