HomeMy WebLinkAboutTransfer Development Intensity Ordinance presentationTown Council Workshop
Proposed Transfer of Development
Intensity (TDI) Ordinance
Town Council Workshop -December 12th, 2016
TDI Enablement
The notion of creating a structured TDI
Program is called for in Comp Plan:
•Page 141: “…accomplishment of significant public goals
(traffic mitigation, need for open space, etc.)…the case can
be made for Transfer of Development square footage…”
•Page 144: “…the Land Use Plan identifies Receiving Districts
and Sending Districts…”
•Page 150: “…the Regional Community becomes a good
destination for the Transfer of Development Square
Footage…”
Therefore, TDI is proposed for purposes of:
•Protect characteristic view corridors
•Incent natural fabric preservation
•Abate further effects of increased traffic
•Implement Comp. Plan Elements (open space, public
facilities, roads, trails, etc.)
Town Council Workshop -December 12th, 2016
TDI Tool Establishes:
1.Sending and Receiving Areas
2.Eligible Development Intensity
3.Eligibility Criteria & Conversion
4.Incentives
5.Approval Process and Tracking
Town Council Workshop -December 12th, 2016
TDI Tool Establishes:
+Comp. Plan
Implementation
+View corridor
preservation
+Future traffic volume
management
+Open space and public
facility needs facilitation
1.Sending and Receiving Areas
2.Eligible Development Intensity
3.Eligibility Criteria & Conversion
4.Incentives
5.Approval Process and Tracking
Town Council Workshop -December 12th, 2016
1. Sending/ Receiving Areas
Open Space
PC
CC3
TC
TCO
CC1
CC2
TC
View Sheds (A)View Shade (D)
View Corridor (B)
Vista Terminal (C)
CC2
TC
RCView ZonesLand Use DistrictsDual Eligibility
Town Council Workshop -December 12th, 2016
1. Sending/ Receiving Areas
Town Council Workshop -December 12th, 2016
1. Sending/ Receiving Areas
Dual Eligibility Districts
will become either
Sending Districts or
Receiving Districts over
time as individual
cases are considered.
Receiving Districts = visual/
environmental impacts of
increased development can
be tolerated; traffic capacity
and infrastructure is greatest.
TRANSFER of
Development Intensity
Sending Districts = view
exposure, environmental
sensitivity, residential
proximity is greatest.
SEVERENCE of
Development Intensity
Town Council Workshop -December 12th, 2016
Currently, Intensity in PD’s
expressed differently:
•A Number
•A percent of Total Land Area
•An FAR
Exhibit “B”expresses all Eligible
Development Intensity as a simple
number of Square Feet, Rooms, or
Units…No confusion
2. Eligible Development Intensity
Town Council Workshop -December 12th, 2016
3. Eligibility Criteria & Conversion
Planned Developments eligible for TDI
consideration.
To Encourage Development of Viable
Land Uses while not Increasing Traffic
Generated:
•Condition of Conversion: Can only be
converted from use permitted in Sending
District to use permitted in Receiving
District.
•Rate of Conversion: Exhibit “D”, based on
maintaining same total Trip Generation
•Effect of Conversion: Promotes
redistribution of Intensity in accordance
with the Comp. Plan
Conversion
RETAIL
OFFICE
OFFICEOFFICE
Town Council Workshop -December 12th, 2016
3. Eligibility Criteria & Conversion
Building Envelope sets
Capacity of Intensity
Transferred to any Receiving
District or Severed from a
Sending District:
•Exhibit “A”: Establishes FAR,
Height, and (where applicable)
units per acre; establishes limit to
Transfer and Severance
•Envelope is a recommended
threshold; Council may approve
greater intensity.
Height
“A”
Bldg. Plate
Area “B”
Site Area “C”
Bldg. Plate
Area “B”
Site Area “C”
FAR = B/C
Town Council Workshop -December 12th, 2016
Severance without Immediate
Transfer:
Allows sale of land for lower FAR
development without need to create
new PD Planning Areas to preserve
Entitlement.
•Severance Pending Transfer is
noted on Master TDI Log as
“Unaffixed”
•Specifically for Property Owners
who develop land according to
market demand but below
permitted FAR (e.g. Deloitte) and
wish to retain unused Development
Intensity for future Transfer.
Severed
Future
Transfer
3. Eligibility Criteria & Conversion
Town Council Workshop -December 22th, 2016
To Incentivize Implementation of
the Comprehensive Plan, Bonus
accrued to the party who:
•Sets aside Public Land = Parks, Trails,
Open Space in accordance with the Comp
Plan.
•Sets aside site for a Public Facility = Fire
Station, Public Museum, Library, Public
School, etc. that the Town seeks.
•Preservation of Landmark Landforms =
major promontories or other natural
features.
•Per P&Z (11/28): Added bonus for open
space adjacent to Westlake Academy
4. Incentives
Town Council Workshop -December 12th, 2016
4. Incentives
Development
Intensity
Bonus
Town Council Workshop -December 12th, 2016
Council:
Consider
and
Approve or
Deny
5. Approval Process and Tracking
APPLICANT MASTER
TDI LOGSTEP 4 STEP 5 STEP 6STEP 1 STEP 2 STEP 3
Pre
Application
Conference
Staff:
Determine
Sending
and
Receiving
Districts
Planning
Commission:
Consider and
Recommend
Staff:
Determine
Eligibility
Staff:
Determine
Application
Complete
APPLICATION
NOTIFICATION &
RECOMMENDATION
Town Council Workshop -December 12th, 2016