Introduction to Transfer of Development Rights Presentation for: Skagit County – TDR Stakeholder...
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Transcript of Introduction to Transfer of Development Rights Presentation for: Skagit County – TDR Stakeholder...
Introduction to Transfer of Introduction to Transfer of Development RightsDevelopment Rights
Forterra
• Forterra is Washington’s largest independent land conservation, community-building, and stewardship organization
• Conserved over 175,000 acres using market-based approaches
• Experience with 9 TDR programs in WA
Creating Great Communities, Conserving Great LandsCreating Great Communities, Conserving Great Lands
Forterra
Forterra’s role in the Skagit TDR Project• Technical advisor• Strategic guidance • Assist with design of the market study
The Big Picture
Farming, forestry and fishing have defined this region for over 100 years.
Habitat & Ecosystem Services
What is TDR?
Transfer of Development Rights (TDR) is:
• A market-based real estate tool
• Connects conservation with growth
• Flexible and can be applied to address local conditions
Basics of TDR
Property Rights
Physical groundPhysical groundAgricultureAgriculture
Timber rightsTimber rights AccessAccess
• Property rights are more than just physical Property rights are more than just physical propertyproperty
• Development potential can be separated and Development potential can be separated and transferredtransferred DevelopmenDevelopmen
tt
Basics of TDR
Development Rights
$ Dollars
Sending Area Receiving Area
Development rights
severed from property &
Conservation Easement Recorded
The Basic Ingredients
1. Sending Sites1. Sending Sites• Supply of development Supply of development
rightsrights
2. Receiving Sites 2. Receiving Sites • Demand for development Demand for development
rightsrights
3. The Marketplace3. The Marketplace• Where and how transactions Where and how transactions
occuroccur
1. Sending-site landowner• Development rights removed• Receives $ for transferring
development rights• Retains ownership• Retains other property rights• Conservation easement
How TDR WorksHow TDR Works
2. Receiving-site landowner• Buys development rights• Receives a value-added incentive
• (Density, FAR, height, parking, etc.)(Density, FAR, height, parking, etc.)
How TDR Works How TDR Works
3. The Marketplace• Policy objectives• TDR program regulations• Information clearinghouse
How TDR Works How TDR Works
• Clear conservation goals• Tangible benefits• Transparent• Simple transaction process• Appropriate incentives• Understanding of the market
Keys to program successKeys to program success
• Conservation: What types of land does the county want to conserve?
• Growth: Where and how does the county want to encourage growth?
• Context: What are the current development pressures on lands?
• Administration: How involved does the county want to be?
• Market: How does the program encourage participation?
TDR in Skagit County
TDR in Skagit County
““The Envision Skagit 2060 Citizens Committee has developed this vision and set of recommendations for what we believe today’s Skagit County residents want Skagit County to be like in 2060—and what we should do now to help bring that about.
“The essence of our recommendations is to steer new growth into… cities to avoid development in rural farmland, floodplains, forest lands and wildlife habitat. We cannot continue to sprawl as we have and preserve what the people of Skagit County most value.
TDR in Skagit County
Envision Skagit is a start…•Protect Ag, Forest, environmental resources, and rural character•Transfer to urban areas•Complement the Farmland Legacy Program
• Kittitas County wants to retain its rural cultureKittitas County wants to retain its rural culture
• Interested in market-based options not regulatingInterested in market-based options not regulating
• Adopted its TDR program December 2009Adopted its TDR program December 2009
Example: Kittitas County
Kittitas County
TDR Program Goals
• Primary goals: Primary goals: • Conserve working landsConserve working lands• Promote development in areas Promote development in areas
appropriate for growthappropriate for growth
• Objectives: Objectives: • Growth is responsibly planned Growth is responsibly planned • Property rights are protectedProperty rights are protected• Rural landowners are fairly Rural landowners are fairly
compensatedcompensated
• The county is home to 900 farms covering nearly 200,000 acresThe county is home to 900 farms covering nearly 200,000 acres• Drivers: grass hay, cereal grain, and livestockDrivers: grass hay, cereal grain, and livestock• Timothy hay industry: est. $30 million annuallyTimothy hay industry: est. $30 million annually
• Kittitas County has153,000 acres of private forestlandsKittitas County has153,000 acres of private forestlands• Harvest volumes have declined since 2000Harvest volumes have declined since 2000• Still,13 million board feet harvested in 2007Still,13 million board feet harvested in 2007
Facts and figures
0
5,000
10,000
15,000
20,000
25,000
30,000
35,000
40,000
45,000
1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 2009
Growth Has OccurredGrowth Has Occurred
Kittitas County Population Growth (1900-2009)
2000-2009
+20%
Sources: US Census Bureau, WA Office of Financial Management
30,000
35,000
40,000
45,000
50,000
55,000
60,000
65,000
2010 2012 2014 2016 2018 2020 2022 2024 2026 2028 2030
Low Projection High Projection
Growth Is ExpectedGrowth Is Expected
+8%
+37%
Estimates: WA Office of Financial Management
Kittitas County Population Growth (2010 - 2030)
Program Development
Established Established Goals and Goals and
ScopeScope9/079/07
9/079/07 1/101/10
Community Community outreachoutreach
10/07–2/0810/07–2/08
Draft Draft Recommendations Recommendations
Report 4/08Report 4/08
Public Public
CommentsComments4/08-5/084/08-5/08
Presentations Presentations to BOCCto BOCC
4/08-5/084/08-5/08
Additional Additional outreach / researchoutreach / research
5/08-7/085/08-7/08
Final Report & Final Report & RecommendationsRecommendations
7/087/08
Market Analysis Market Analysis SupplementSupplement
9/089/08
Updated Updated ReportReport5/095/09
Presentation Presentation to BOCCto BOCC
5/095/09PublicPublic
CommentsComments5/095/09
Conservation Conservation Workshop Workshop
1/101/10
PublicPublicWorkshopsWorkshops
9/099/09
TDR Program TDR Program AdoptedAdopted
12/0912/09
20082008 20092009 20102010
Program Framework
•Irrigated Farms
•Working Forests
•CCitiesities
•UUrban Growth Areasrban Growth Areas
•PPlanned Communitieslanned Communities• Master Planned ResortsMaster Planned Resorts• Planned Unit DevelopmentsPlanned Unit Developments
•AApproved Rural Developmentpproved Rural Development• RezonesRezones• ClustersClusters
Sending SitesSending Sites
Receiving SitesReceiving Sites
• 1500-acre forested & range, family-owned property
• Forterra purchased 24 TDR credits from 480 acres
• Ranch continues operation, pine forest conserved
• TDR Credits remain for sale
Transfer Example: Parker Ranch Transfer Example: Parker Ranch
Photo: Yakima Herald-Republic
www.cascadeland.org
Thank youThank you
Taylor CarrollProgram ManagerPolicy Department
(206) [email protected]
New Map1Tacoma
Puyallup River
Prime Farmland
Puget Sound
New Map2Tacoma
Puyallup River
Prime Farmland?
Puget Sound
New Map3Tacoma
Puyallup River
Puget Sound
TDR in the Central Cascades
• King County• Bellevue• Black Diamond• Issaquah• Normandy Park• Redmond• Sammamish• Seattle
• Kitsap County• Bainbridge Island• Port Orchard
Communities throughout the region are investing in TDRCommunities throughout the region are investing in TDR
• Kittitas County• Ellensburg
• Pierce County• Tacoma
• Puyallup
• Snohomish County• Arlington
• Everett
• Mountlake Terrace
• Snohomish