Loading...
Proposed 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