HomeMy WebLinkAboutProposed Transfer of Development Intesity Ordinance PresentationP&Z Commission Workshop
Transfer of Development
Intensity Ordinance
P&Z Commission Workshop -November 28th, 2016
TDI Enablement
The notion of creating a structured TDI Program is
called for in the Comp Plan, for example
•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 the purposes of:
•Protect characteristic view corridors
•Incent natural fabric preservation
•Abate further effects of increased traffic
•Implement the Comprehensive Plan Elements (including open
space, public facilities, roads, trails, etc.)
P&Z Commission Workshop -November 28th, 2016
TDI Tool Establishes:
1.Sending and Receiving Areas
2.Eligible Development Intensity
3.Eligibility Criteria & Conversion
4.Incentives
5.Approval Process and Tracking
P&Z Commission Workshop -November 28th, 2016
TDI Tool Establishes:
P&Z Commission Workshop -November 28th, 2016
+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
1. Sending/ Receiving Areas
P&Z Commission Workshop -November 28th, 2016
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
P&Z Commission Workshop -November 28th, 2016
1. Sending/ Receiving Areas
P&Z Commission Workshop -November 28th, 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
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
P&Z Commission Workshop -November 28th, 2016
3. Eligibility Criteria & Conversion
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
P&Z Commission Workshop -November 28th, 2016
Conversion
RETAIL
OFFICE
OFFICEOFFICE
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.
P&Z Commission Workshop -November 28th, 2016
Height
“A”
Bldg. Plate
Area “B”
Site Area “B”
Bldg. Plate
Area “B”
Site Area “B”
FAR = B/C
P&Z Commission Workshop -November 28th, 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
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.
4. Incentives
P&Z Commission Workshop -November 28th, 2016
4. Incentives
Development
Intensity
Bonus
P&Z Commission Workshop -November 28th, 2016
Council:
Consider
and
Approve or
Deny
5. Approval Process and Tracking
P&Z Commission Workshop -November 28th, 2016
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
Questions?
P&Z Commission Workshop -November 28th, 2016