Transfer of Development Rights

Transcription

1 Transfer of Development Rights Chesterfield Township: A Case Study New Jersey Highlands Council March 5, 2009

2 Chesterfield Township s Old York Village Transfer of Development Rights and Traditional Neighborhood Design

3 Background 1989, 2004 Enabling legislation Windfall & Wipeout of traditional zoning TDR balancing the scales of equity County s role in TDR State s role in TDR????

4 What is TDR? Clustering of development on a township-wide, not parcel specific, basis Transfer of development potential from one parcel to another Effects: Preservation of land from which development potential is transferred Increased development density on land to which development potential is transferred

5 Elements of a TDR Program Resource Protection ( Sending Area ) Identify the resource to be protected Allocation of Development Potential Existing zoning and environmental constraints Transfer Mechanism Deed Restrictions, enrollment procedure, appeals

6 Elements of a TDR Program (cont d) Planning for Development ( Receiving Area ) Size of the Receiving Area: gross vs. net densities, environmental constraints, open space Infrastructure plan & financing Site planning & Architectural design standards

7 Voluntary vs. Mandatory Mandatory TDR Sending Area significantly downzoned: TDR is the only equity opportunity for landowners Voluntary TDR Sending Area NOT downzoned; landowners retain underlying zoning/development opportunities TDR is an option, not a requirement, to access land equity

8 A Chesterfield Township Profile 924 dwellings 2,614 residents square miles 121 residents/sq. mi. Flemington Trenton Philadelphia Burlington County New York City 2000 Census

9 New Jersey 2004 State Plan Designations

10

11

12

13

14 Centers Crosswicks Planned Village Chesterfield Sykesville

15 Chesterfield TDR Program Township planning initiative Preservation goal: farmland preservation Development goal: Neotraditional village TDR ordinance adopted 1998 Voluntary TDR program Pre-existing zoning: 3.3 acre lot average Leading PDR municipality: 4,670 acres

16 Sending Area Statistics 7,525 acres; 1,408 associated TDR credits Land must be farmland assessed; > 10 acres Can build up to 1 unit per 50 acres after enrollment in TDR program (lot size of 1 acre or more) Credit allocation formula: (1: :6 + 1:50) + 10%

17 Preserved Lands PDR Preserved: 4,670 acres TDR Preserved: 2,142 acres TDR Contracts: ~ 600 acres TOTAL to date: 7,412 acres credits enrolled or under contract (53.7% of allocated credits)

18 Receiving Area Context Crosswicks Village 1990 s Large-Lot Development Existing Single-Lot Patterns

19 Receiving Area Crosswicks Creek Tributary

20 Receiving Area Statistics 570 acres; 122 associated TDR credits Gross density = 2.2 TDRs/acre Total build out: ~1250 units Design for neo-traditional village Sewer provided through NJDOC facility

21 Village Plan for Receiving Area Single-Family Three-Family Mixed-Use Civic / Institutional Recreation Open Space

22 Street Hierarchy Boulevard Parkway Neighborhood Alley Parking

23 Street Hierarchy Boulevard

24 Recreation and Open Space Active Recreation Open Space Bike Path Foot Trail

25 Stormwater Management Design Principles

26 Site Planning Standards

27 Historic Homes of Chesterfield Georgian Federal Victorian Greek Revival Italianate Second Empire

28 Architectural Standards

29 Architectural Standards

30 Streetscape Design and Furnishings

31

32 Implementing TDR Master Plan Identifies Sending and Receiving Areas Land Development Ordinance Creates TDR Zoning Wastewater Management Plan Approved by NJDEP Planned Village NJ State Planning Commission Designates Receiving Area as a Center Master Plan Amendment Creates Village Plan & Architectural Standards Construction Commences on First Subdivision First CO s Issued CO s Issued 212 Building Permits Issued Subdivision Approvals for 813 Units Subdivision Pending for 357 Units 2,060 acres enrolled and preserved

33 Implementation Status Developers control 100% of the receiving area 66.5 % of the Township s ultimate development capacity (1,170 units) is either approved, under construction or completed Construction commenced by four developers on 580 units (526 COs issued) School location has been designated as the hub of the community Recreation Improvement District created to fund $3.9 million in common facilities Transportation Improvement District created to fund $8.9 million in collector roads

34 The Bottom Line TDR is a growth management tool, not a shield to prevent growth Planning Board/Developer dynamic changed TDR creates a center design opportunity: Old York Village embodies principles of Traditional Neighborhood Design as found in local examples, such as historic Crosswicks Village TDR can successfully preserve farmland and open space by substituting private capital and the operation of the real estate market for public funding

35 Awards American Planning Association 2004 Outstanding Planning Program New Jersey Planning Officials 2004 Achievement in Planning Award New Jersey Future 2003 Smart Growth Award American Society of Landscape Architects NJ Chapter 2003 Landscape Planning and Analysis Merit Award American Planning Association NJ Chapter 2002 Outstanding Planning Implementation Award