Agenda - 12-14-2004-9d - Laserfiche WebLink

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Draft August 26, 2004 11 • Density, Down zoning, • Bonus incentives Conservation easement, • Development rights, and Sending zone, Discussion. Issues that should be talked through might include the following: • Multi jurisdictional program possibly involving Chapel Hill, Carrboro, and/or Hillsborough. • Is the public purchase of a conservation easement equivalent to the public purchase of a property's development rights? • Multiple owners in a single sending zone? Other Issues. Other issues for discussion could include: • Density means the number of development rights originating from an individual parceh • When a development right is used, how shall it be extinguished? • Development rights certificates cannot be transferred into another area defined as a sending zone. • The nature of the easement placed on the sending zone parcel after transfer should allow staff to resolve any zoning ordinance violation (i.e, derelict structures, junk and debris, multiple residential structures, and the like) before recording the easement. • Equity of price of densities purchased weighted against the value of the densities transferred. Administrative Process Proposed Policy. The Orange County TDR program shall be made as simple as practical, for the general public, elected and appointed officials, and property owner°s to understmrd, access, monitor, and evah{ate, for the benefit of dte public health, safety, mrd welfare. Possible Sending Zorre Characteristics. To be eligible as a sending zone, a parcel of land shall have a threshold of characteristics, which may include the following: Mature forestland, Working farmland, Steep forested slopes, More than ten acres in size, Adjoining public parkland or another conservation easement, Significant geologic, archaeological resource, or designated wild life corridor, Historic or Architectural resource, Critical watershed for a drinking water source, or Protected watershed for a drinking water source, Use of Sending Zwre land offer trnrsfer of development rights. Any change or use or activities in a sending zone after transfer shall require the Orange County Planning Director to determine if the proposed change of use or activity is compliant with the conservation easement. Conversion ofDevelopnreut Rights. When evaluating a tract of land as a potential sending zone, the development rights may be converted into a transfer certificate at the given rate. Bonus Incentives. Addition bonus incentives may be given if the resulting development provides the following: affordable housing, Leadership in Environmental Design (LEED) compliance, redevelopment of a brownfield or other priority site, and possibly other bonus incentives? Receiving Zorre, General design guidelines for the receiving zone should be established GRB