Wednesday, April 19, 2006

TDRs work on credits for development density


By STEVE BENSON
Express Staff Writer

One of the most complex aspects of the Blaine County 2025 planning process involves TDRs, or transfer of development rights.

TDR programs have been used all across the country and are meant to discourage development in certain areas while encouraging it in others. In the West, TDRs are typically designed to preserve environmentally sensitive areas by rerouting development rights closer to existing population centers.

The proposed TDR program in the Blaine County 2025 plan (Ordinance 2B) would be centralized in the Bellevue Triangle, an area south of Bellevue that is mostly zoned A20 (agricultural land allowing one unit of development per 20 acres).

South of Baseline Road, the land is dotted with wetlands (non-developable land), which means development potential is limited.

For example, if somebody owns 200 acres that are zoned A20, they should be able to subdivide and develop 10 units. But if wetlands exist across 120 of those acres, development would be restricted to just 4 units on 80 acres.

Under the TDR program, landowners south of Baseline Road could transfer their development rights to a receiving area north of Pero Road.

The development rights would be sold as credits, with 20 acres equaling one credit. Even non-developable land, such as wetlands, would be eligible for transfer—in essence allowing landowners to capitalize on non-developable land.

After the transfer, the landowner would reserve the right to develop one unit per 160 acres. The rest of that land would be permanently protected as a conservation easement. Only those owning more than 160 acres will be eligible for the TDR program.

The program is also designed to benefit developers. By purchasing the credits, developers would be granted more density in the receiving area. One credit would allow for the development of one unit per 2.5 acres, instead of one unit per 20 acres, as currently zoned.

The TDR program is strictly voluntary. If the landowners in the sending area choose not to participate, they will be allowed to develop one unit per 20 acres, excluding wetlands and setback areas.

The program is also designed to allow for the expansion of the receiving area—ideally in proposed annexation areas close to established cities.

Most members of the county Planning and Zoning Commission have stated that the proposed TDR program needs work and it will likely be revised.

The proposed ordinance can be viewed online at www.co.blaine.id.us or www.blainecounty.org.




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