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OBJECTIVES <br />1. To sustainably balance rural and urban areas; <br />2. To direct growth and development away from important natural and cultural resources <br />and towards areas more able to support municipal services and urban densities; <br />3, To provide working farms with an alternative income potential; and <br />4, To link zoning densities to comprehensive plan goals and policies. <br />ISSUES AND QUESTIONS <br />Possible issues that Task Force members should discuss might include the following: <br />• Multi-jurisdictional program possibly involving Chapel Hill, Carrboro, Mebane, and/or <br />Hillsborough. <br />• Is the public purchase of a conservation easement equivalent to the public purchase of a <br />property's development rights? <br />• Multiple owners in a single sending zone? <br />• Density means the number of development rights originating from an individual parcel. <br />• When a development right is used, haw shall it be extinguished? <br />• Development rights certificates cannot be transferred into another area defined as a <br />sending zone, <br />• The nature of the easement placed on the sending zone parcel after transfer should <br />allow staff to resolve any zoning ordinance violation (i.e,, derelict structures, junk and <br />debris, multiple residential stn~ctures, and the like) before recording the easement, <br />• Equity of price of densities purchased weighted against the value of the densities <br />transferred. <br />• Design guidelines for the receiving zone should be established. <br />• Establishment of a planning management procedure to transfer and to develop property <br />rights. <br />• TDR certificates. <br />• Is down zoning needed, and if so, where? <br />• Will rezoning be required or can this be accomplished administratively? <br />• Will the sending and receiving zones need to be down zoned or can it be accomplished <br />with the present situation? <br />• Is there an economic market with sufficient vitality to sustain a Transfer Program? <br />• How do we compare the Orange County real estate marketplace to other communities <br />with successful programs? <br />• What incentives must Orange County provide to initiate a TDR program? <br />• Are all TDR densities (development rights) equal in value? <br />• Conversion of residential development rights to commercial development rights. <br />• TDR information clearinghouse -who has them and who wants them, linking the two <br />interests, <br />• Where will the land bank reside or where is the rights pool? <br />• How should the public, real estate and development interests be made aware of the TDR <br />program? <br />• The acquisition of additional computer software to aid in the public discussion of the TDR <br />application in Orange County. <br />• Consistency and coordination with the County's lands Legacy Program <br />• Provide equity to property owners to compensate them for releasing their development <br />rights, <br />