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Acknowledgments / x
Preface / xi
PART ONE
TRANSFER OF DEVELOPMENT RIGHTS 101
I ___ INTRODUCTION /3
II ___BEYOND TAKINGS AND GIVINGS / 11
A. Takings / 13
1. Takings: The State of Most States / 13
2. Redefining Takings / 14
B. Givings
1. The Givings Issue / 18
2. Economic Policies and Programs / 19
3. Public Improvements / 20
4. Regulations / 20
C. Give and Take on the Same Property / 21
D. TDR: A Practical Solution /25
III___TRANSFER OF DEVELOPMENT RIGHTS AND DENSITY TRANSFER CHARGES / 29
A. What is TDR? / 29
1. TDR Mechanism / 29
2. TDR Terminology / 31
3. Example: Montgomery County, Maryland /33
B. How Did TDR Evolve? /34
C. What Can TDR Accomplish? / 36
D. Where Is TDR Used? / 46
1. States With TDR Programs / 46
2. Number of Communities With TDR Programs By State / 49
3. Communities With TDR Programs By Region / 51
E. Where Has TDR Worked Best? / 52
F. What Are TDR’s Success Factors? / 57
1. Support For Preservation / 57
2. Comprehensive Plans Designed For Implementation By TDR / 59
3. Sending Area On-Site Development Disincentives / 61
4. Affordable TDRs/Adequate TDR Allocations To Sending Areas / 63
5. Optimal Receiving Areas / 67
6. Effective TDR Thresholds / 70
7. Extra Density Only By TDR / 72
8. TDRs As A Commodity/TDR Banks / 73
9. Monitoring and Program Adjustment / 74
G. What Are TDR’s Advantages and Disadvantages? / 75
1. Fairness / 75
2. Permanence / 75
3. Cost / 76
4. Administration / 77
5. Adoption / 77
H. How Does TDR Compare With Other Implementation Tools? / 79
1. Zoning / 79
2. Clustering / 81
3. PDR Funded By Taxes / 82
4. Development Fees / 83
5. Density Transfer Charges / 84
I. Why Doesn’t Everyone Use TDR? / 85
J. Density Transfer Charges / 87
1. DTC Characteristics / 88
2. A DTC Example: Berthoud, Colorado / 89
3. What Are DTCs Advantages and Disadvantages? / 90
4. Designing A DTC Program / 92
IV ___TDR’S LEGAL CONSIDERATIONS / 97
A. Legal Frameworks / 97
1. Governmental Regulation / 97
2. Property Rights / 97
3. Contractual Relationships / 98
B. Local Authority to Implement TDR Regulations / 98
C. TDR Consistency with Zoning and Land Use Laws / 99
1. Consistency with Comprehensive Plan and Zoning Laws / 100
2. Necessity for Additional Environmental Review / 100
D. TDR’s Role in the Property Rights Debate / 100
1. Overview of Takings in the TDR Context / 101
2. The Use of TDR as Mitigation for Restrictive Regulations / 108
3. TDR as Compensation for a Taking / 111
E. Taxation of TDR / 112
1. Income Tax / 113
2. Real Property and Ad Valorum Taxation / 113
F. Documenting TDR Transactions / 114
1. Due Diligence / 115
2. Conditions to the Purchase and Sale of TDR / 114
3. Recordation of Covenants and Easements Against the Sending Site / 115
PART TWO
V ___ A STEP-BY-STEP GUIDE TO CREATING A TDR PROGRAM / 119
A. Form Citizens Advisory Committee / 120
B. Assemble Information / 123
C. Develop Alternative Goals and Conduct Preliminary Evaluation Of Each / 125
D. Receive Public Input and Select Working Goal / 128
E. Create Sending and Receiving area Components / 130
1. Sending Area Size / 130
2. Sending area Density Limits For On-Site Development / 131
3. Incentives for Sending Site Owners to Transfer Development Rights / 133
4. Receiving Area Size / 139
5. TDR Threshold: Receiving Area Density Without TDR / 140
6. Maximum Receiving Area Density With TDR / 144
7. TDR Requirements Per Unit of Density Bonus / 146
8. Balancing TDR Supple and Demand / 147
F. Develop Alternative Scenarios / 148
G. Present Preliminary Analysis and Select Preferred Alternative / 150
H. Refine Preferred Alternative / 150
1. Sending Site Eligibility / 150
2. Ensuring preservation Of The Sending Site / 151
3. Regulations on TDR Purchases and Transfers / 153
4. Review Of Receiving Site Projects / 154
5. Site Specific Receiving Site Requirements / 155
6. Infrastructure / 156
7. Receiving Site Design Standards / 155
8. Other Incentives To Use TDR / 156
9. Transaction Process / 157
10. Public Purchases Of TDR / 158
I. Environmental Review And Plan Recommendation / 161
J. Implementation / 163
K. Monitor Transfers and Overall Development / 164
L. Refine Program As Needed / 165
PART THREE
TDR CASE STUDIES
VI ___SELECTED CASE STUDIES / 169
Boulder County, Colorado / 171
Calvert County, Maryland / 175
Collier County, Florida / 177
Cupertino, California / 179
Dade County, Florida / 181
Denver, Colorado / 184
King County, Washington / 186
Larimer County, Colorado / 191
Long Island Pine Barrens, New York / 193
Los Angeles, California / 197
Malibu Coastal Zone, California / 201
Montgomery County, Maryland / 208
Morgan Hill, California / 212
New Jersey Pinelands, New Jersey / 215
New York, New York / 221
San Francisco, California / 224
San Luis Obispo County, California / 226
Seattle, Washington / 233
Tahoe Regional Planning Agency, California/Nevada / 237
Washington, D. C. / 240
VII___CASE STUDIES OF OTHER GOOD TDR MODELS / 243
Alachua County, Florida / 244
Atlanta, Georgia / 246
Belmont, California / 247
Berthoud, Colorado / 249
Blue Earth County, Minnesota / 251
Buckingham Township, Bucks County, Pennsylvania / 252
Burbank, California / 255
Carroll County, Maryland / 257
Eden, New York / 259
Falmouth, Massachusetts / 261
Fremont County, Idaho / 263
Gallatin County, Montana / 264
Greenville County, South Carolina / 266
Groton, Massachusetts / 269
Harford County, Maryland / 271
Hillsborough Township, Somerset County, New Jersey / 272
Hopewell Township, York County, Pennsylvania / 274
Howard County, Maryland / 275
Irvine, California / 276
Island County, Washington / 279
Largo Florida / 281
Lee County, Florida / 282
Lower Chanceford Township, York County, Pennsylvania / 284
Manheim Township, Pennsylvania / 286
Mapleton, Utah / 288
Marin County, California / 289
Monroe County, Florida / 291
Northbrook, Illinois / 293
Oxnard, California / 295
Pacifica, California / 296
Palm Beach County, Florida / 298
Pasadena, California / 301
Payette County, Idaho / 303
Peach Bottom Township, York County, Pennsylvania / 305
Perinton, New York / 306
Pismo Beach, California / 307
Pitkin County/Aspen, Colorado / 309
Pittsburgh, Pennsylvania / 311
Pittsford, Monroe County, New York / 313
Portland, Oregon / 314
Redmond, Washington / 317
Queen Anne?s County, Maryland / 318
St. Petersburg, Florida / 320
San Bernardino County, California / 322
San Diego, California / 324
San Marcos, Texas / 326
San Mateo, California / 327
Santa Fe County, New Mexico / 330
Sarasota County, Florida / 332
Shrewsbury Township, York County, Pennsylvania / 334
Smithtown, New York / 336
South Burlington, Vermont / 337
South Lake Tahoe, California / 339
Town of Southampton, Suffolk County, New York / 341
Springfield Township, York County, Pennsylvania / 343
Summit County, Colorado / 345
Sunderland, Massachusetts / 347
Talbot County, Maryland / 349
Warwick Township, Lancaster County, Pennsylvania / 351
Washington Township, Berks County, Pennsylvania / 353
Waukesha County, Wisconsin / 356
West Valley City, Utah / 357
West Windsor, New Jersey / 359
Whatcom County, Washington / 360
Town of Williston, Chittenden County, Vermont / 363
VIII__CASE STUDIES OF ADDITIONAL TDR PROGRAMS / 365
Agoura Hills, California / 366
Bernards Township, Somerset County, New Jersey / 367
Birmingham Township, Chester County, Pennsylvania / 369
Blacksburg, Virginia / 371
Brevard County, Florida / 372
Brisbane, California / 375
Brunswick, Maine / 376
Cape Elizabeth, Maine / 378
Caroline County, Maryland / 380
Chanceford Township, York County, Pennsylvania / 381
Charles County, Maryland / 383
Charlotte County, Florida / 385
Chesterfield Township, Burlington County, New Jersey / 387
Claremont, California / 390
Clearwater, Florida / 392
Dallas, Texas / 394
Delrey Beach, Florida / 395
Douglas County, Colorado / 397
Douglas County, Nevada / 398
East Nantmeal Township, Chester County, Pennsylvania / 400
El Segundo, California / 403
Everett, Washington / 404
Hillsborough County, Florida / 405
Hollywood, Florida / 407
Indian River County, Florida / 408
Town of Jericho, Vermont / 410
Lake County, Florida / 411
Lee, New Hampshire / 413
London Grove Township, Chester County, Pennsylvania / 414
Lumberton Township, Burlington County, New Jersey / 416
Mesa County, Colorado / 418
Milpitas, California / 420
Monterey County, California / 421
Moraga, California / 423
New Orleans, Louisiana / 425
Northampton, Massachusetts / 426
Oakland, California / 428
St. Mary?s County, Maryland / 429
Santa Barbara, California / 432
Scottsdale, Arizona / 434
Township of Summit, Waukesha County, Wisconsin / 437
Teton County, Wyoming / 438
Thurston County, Washington / 439
Town of Townsend, Massachusetts / 441
Traverse City/Garfield Township, Michigan / 442
Warrington Township, Buck County, Pennsylvania / 444
West Hollywood, California / 445
Winchester/Clark County, Kentucky / 447
Windsor, Connecticut / 449
Notes / 451
Appendix: State Property Rights Laws / 475
Annotated Bibliography / 489
Index / 492
About the Authors / 500
© Copyright 2003 by Rick Pruetz
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