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STRATEGIC GROWTH AND RURAL CONSERVATION PROGRAM <br />Draft (10.1.2007) <br />Issues: The County laments not having gotten the towns involved at the outset, and now <br />wonders what motivation the towns have to participate at this point. The septic <br />capacity of the soils typically limits development to one unit per two acres, which also <br />hinders the TDR program in achieving meaningful density increases in Receiving Areas. <br />In one case, a developer constructed their own private septic system and graywater <br />irrigation system fora 70-unit development. The recent slow-down in the housing market <br />has hurt sales of this development and the participation rates in the TDR program <br />generally. <br />Performance: <br />Years TDR Program in Effect: 10 <br />Number of TDR Credits Applied: 75 <br />Acres Conserved: 1,000 <br />Common Findings. Based on the review of these case studies and others, several <br />important findings can be summarized that would affect both program and <br />administrative design aspects of the Orange County SGRC program. <br />1. Create a Tracking Mechanism for Credit Transfers and Program Utilization. Early <br />benchmarks such as the number of inquiries about the TDR program should be <br />succeeded by performance measures such as the number of credits created / <br />extinguished, number of development units (e.g., homes) created, and acres of <br />land conserved. Pitkin County, Colorado is a standout in this regard, reporting <br />monthly and annually their figures on TDR participation. Greenville County, South <br />Carolina staff cited the lack of an adequate administrative procedure and tracking <br />mechanism as a major flaw with the current program. <br />2. Don't Get Overly Concerned with Inequity Issues. In all of the cases cited, there was <br />no adjustment for the "quality" of the Sending Area based on the presence or lack <br />of natural, scenic, historic or other features. Most of the contacts when asked the <br />question thought that this would be "a good idea," but none of them were doing it <br />under the current program structure. <br />3. ANon-Broker Role Can Work. In all of the cases the County had a fairly limited role <br />in credit transactions that did not include acquisition of credits for later <br />extinguishment or sale to development interests. Counties tended towards actions <br />that included program design adjustments, tracking of participation, education, <br />and application of conservation easements, covenants, and deed restrictions to <br />enforce the conservation aspect in Sending Areas. <br />4. Clustering of Development is Important. Several programs cited that the clustering of <br />development units -the practice of building homes in close proximity to each other <br />and leaving areas of the parcel that have important scenic, environmental, historic, <br />or buffering characteristics undisturbed - was a critical part of the program. Talbot <br />County, Maryland allows a density bonus for clustering in addition to the TDR bonus. <br />5. Land Use Conversions from Residential to Commercial Can be Accomplished. The <br />Island County, Washington program has assigned a number of credits required to <br />construct a variety of uses that people in the County feel would be beneficial to <br />them from an economic or convenience standpoint; such as "country" inns, <br />restaurants, and so forth. <br />Orange County, North Carolina <br />