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- Title of Program (Strategic Growth and Resource Conservation—effectively transferring development rights (TDR) - Use Existing Enabling Legislation - Smart Growth (Low Impact Design standards, Development Credit bonuses to promote Green Building, Affordable Housing, etc.). Hypothetical Application of SGRC Concept 200-acre Sending Area parcel determined to have a 100-dwelling unit development potential. The owner, through the SGRC process, desires to sell 90 of the possible 100 residential units for transfer into a Receiving Area. Staff is asking the Board to accept the plan, which would not change the zoning ordinance. Commissioner Pelissier made reference to the EDD's being some of the receiving zones and said that she would like to see more clarity and the advantages of going into an EDD. She would not want these EDD's to go into residential areas. Craig Benedict said that EDDs would not be brought into purely residential areas—mixed use at minimum. Commissioner Pelissier asked how this would affect the current conservation easement policies. Craig Benedict said that Planning is working in parallel with the Environment Resource Conservation Department to make sure that this is a complimentary program. Commissioner Gordon said that she does have concern about conditional use zoning details. She thinks that residents and developers value certainty. Judith Wegner said that the Planning Board members have talked about this and most members of the retired Planning Board members did not like this. She said that there was not adequate thinking in relation to the comprehensive plan. She said that she is an attorney and this is something that could be sustained, and there are better approaches to preserve the rural land and nodes. She said that she would wish that the County not go forward with this. Jeff Schmidt said that over the past 12 months, everyone has become familiar with the word driven. He said that in this case there are demands by external commercial interests to come to the County. He asked if this was of such significance that would justify the Planning Department putting in water and sewer in rural areas and having an economic development plan that is robust enough to attract this type of people. He does not think this is the case. He suggested that this item be deferred and dropped completely since there is no infrastructure or demand for it. Brian Crawford said that the Planning Board has spent time on the Comprehensive Plan and the Small Area Development Plan. He said that this TDR program is going to be a huge use of staff time and energy, and the Planning Board would prefer that staff focus on the other two plans and not this one. PUBLIC COMMENT: