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STRATEGIC GROWTH AND RURAL CONSERVATION PROGRAM Draft ~ 10.1.2007) one-step special review process for TDR applications is conducted to locate a developable "envelope" on the target property, and to ensure all conditions are met. The Pitkin County program does an outstanding job of tracking the TDR program's progress on a monthly basis, and uses the following benchmarks in an annual report and assessment to the County Commissioners: (1) adequate market /transactions; (2) sufficient incentives to create activity in the program; (3) are there smooth /efficient provisions in the regulations and process; and (4) monthly updates are provided on TDR Certificates Issues; credits extinguished; and acres conserved are recorded. Issues: The major issue in Pitkin County and the TDR program is the frantic pressure to develop, particularly to develop very large (in excess of 5,000 square feet) homes. This pressure has driven the price of a TDR credit to over $300,000. The credit is then used to simply add another 2,500 square feet of floor space onto a home, new or existing. The situation has created "instant millionaires", and has brought into question the transfer credit ratio. However, the TDR program is not blamed for influencing home prices, which are seen to be subject to larger economic forces. Performance: Years TDR Program in Effect: 1 1 Number of TDR Credits Applied: 70 Acres Conserved: 5,358 Greenville County, South Carolina. In 1982 Greenville Patricia Webb, subdivision created a TDR program in response to the high demand Administrator for residential development near Paris Mountain, a scenic Planning Department area in close proximity to downtown. Greenville's (864) 467-7270 downtown has staged a renaissance in the past decade, ~~^'ebb@areenvillecountv.ora and now contains over three million square feet of office space, numerous cultural amenities, and more than 60 restaurants3. TDR was originally created to protect the traffic-carrying capacity of Altamont Road, an approach that determined the amount of development permissible in the Sending Areas to maintain an acceptable level-of-service on the road, and to compensate landowners who saw their land get down-zoned. Eleven principles help shape the TDR program goals, including that each zoning district has its own method for allocating development rights. There are no incentives for the program to succeed. Notable Features: Tying the' amount of development back to a specific carrying capacity of a piece of public infrastructure (Altamont Road) is novel. The program attempts to compensate landowners who have their properties' potential development reduced, as well as compensating landowners that have land that is s Greenville, SC, USA. 2007 City of Greenville, South Carolina. 29 August 2007. www. rc~eatergreenville.com/ development/dtn map.asp. Orange County, North Cazolina