Transfer of Development Rights Chesterfield Township: A Case Study New Jersey Highlands Council March 5, 2009
Chesterfield Township s Old York Village Transfer of Development Rights and Traditional Neighborhood Design
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????
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
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
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
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
A Chesterfield Township Profile 924 dwellings 2,614 residents 21.61 square miles 121 residents/sq. mi. Flemington Trenton Philadelphia Burlington County New York City 2000 Census
New Jersey 2004 State Plan Designations
Centers Crosswicks Planned Village Chesterfield Sykesville
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
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: (1:2.7 + 1:6 + 1:50) + 10%
Preserved Lands PDR Preserved: 4,670 acres TDR Preserved: 2,142 acres TDR Contracts: ~ 600 acres TOTAL to date: 7,412 acres 755.75 credits enrolled or under contract (53.7% of allocated credits)
Receiving Area Context Crosswicks Village 1990 s Large-Lot Development Existing Single-Lot Patterns
Receiving Area Crosswicks Creek Tributary
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
Village Plan for Receiving Area Single-Family Three-Family Mixed-Use Civic / Institutional Recreation Open Space
Street Hierarchy Boulevard Parkway Neighborhood Alley Parking
Street Hierarchy Boulevard
Recreation and Open Space Active Recreation Open Space Bike Path Foot Trail
Stormwater Management Design Principles
Site Planning Standards
Historic Homes of Chesterfield Georgian Federal Victorian Greek Revival Italianate Second Empire
Architectural Standards
Architectural Standards
Streetscape Design and Furnishings
Implementing TDR 1997 - Master Plan Identifies Sending and Receiving Areas 1998 - Land Development Ordinance Creates TDR Zoning 1999 - Wastewater Management Plan Approved by NJDEP Planned Village 2000 - NJ State Planning Commission Designates Receiving Area as a Center 2002 - Master Plan Amendment Creates Village Plan & Architectural Standards 2003 - Construction Commences on First Subdivision 2004 - First CO s Issued 2006-115 CO s Issued 212 Building Permits Issued Subdivision Approvals for 813 Units Subdivision Pending for 357 Units 2,060 acres enrolled and preserved
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
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
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