HomeMy WebLinkAboutAgenda - 08-27-2007-d3ORANGE COUNTY
NON-PUBLIC HEARING AGENDA ITEM ABSTRACT
Meeting Date: August 27, 2007
SUBJECT: Transfer of Development Rights (TDR) Update
DEPARTMENT: Planning and Inspections
Consultant Status Report Letter
Administrative and Program Design
Options
Action Agenda
Item No. D.3
PUBLIC HEARING: (Y/N) No
INFORMATION CONTACT:
Craig Benedict, Planning Director, 245
2592
Glenn Bowles, 245 2577
PURPOSE: To consider consultant's presentation of update of the TDR program and
administrative design options and provide comments to staff and the consultant.
BACKGROUND: The BOCC retained The Louis Berger Group and the University of
North Carolina — Charlotte Urban Institute to complete Phase III of the TDR study. The
Phase III studies are a continuation of the first two phases (background data collection
and feasibility), which Berger and the Urban Institute completed in the fall of 2006.
Staff has continued to work with The Louis Berger Group since their contract was
amended in November 2006 to include Phase III work to define specific program and
administrative design issues. The Environmental Resource Conservation Department and
the County Attorney have been consulted on all aspects of these issues. The consultants
made an informational presentation to the Planning Board on March 7, 2007. Members of
the Planning Board, Affordable Housing Advisory Board, the Agricultural Preservation
Board, the Historic Preservation Commission, the Commission for the Environment, the
Economic Development Commission met with the consultant and Planning staff on April
23, 2007 to review the TDR program and administrative design options.
FINANCIAL IMPACT: There is no financial impact associated with this item. Consultant
costs were allocated in FY 2006-07. If implementation occurs within the upcoming fiscal
year, Planning Department staff can handle the initialization of the program, as tentatively
designed.
RECOMMENDATION: The County TDR staff team recommends that the Board consider
the consultant's suggestions regarding TDR program and administrative design* options of
the County TDR program and provide the consultant and staff direction on the issues
discussed.
K
THE Louis BERGER GROUP, INC.
1001 Wade Ave. Raleigh, North Carolina 27605
Tel (919) 866-4400 Fax (919) 755-3502 www.louisberger.com
August 13, 2007
Craig Benedict, AICP, Director of Planning
Glenn Bowles, AICP, Planner II
Orange County Department of Planning and Zoning
306F Revere Road
Hillsborough, NC 27278
Subject: Progress of Transfer of Development Rights Phase III (Implementation)
Dear Messrs. Benedict / Bowles:
The following is an assessment of the status, Joint Advisory Board (JAB) goals, and
communication needs for the Transfer of Development Rights (TDR) Project Phase III, which is
specifically oriented towards providing implementabon guidance of a specific program and
administrative design of the TDR program.
Status of Project
To date, we have conducted one meeting of the Joint Advisory Board (April 23, 2007) to
introduce the project, past work that has been completed in earlier phases, and the purpose of
the Joint Advisory Board. Several meetings have been held with the Orange County Planning
staff, and one meeting thus far with the County Attorney. We have or are in the process of
conducting additional meetings with county private developers and comparable TDR programs
outside of North Carolina that can provide insight into specific processes and program design
issues identified by the project team. Draft documents have been completed for the secondary
economic analyses; draft program design template; additional mapping / spatial analysis to
refine both Sending and Receiving Area boundaries; draft administrative design workflow
templates; a major project website update was completed in May; a list of questions submitted
to the County Attorney; draft pros/cons document to illustrate major decision points; and draft
conservation easement language. Additional work is being undertaken now to produce one or
more display boards for the upcoming August 27th Board of Commissioners quarterly public
hearing, and produce a draft baseline report to establish Sending Area credits for the Orange
County Planning staff. To date, approximately 70% of the project budget has been expended.
Joint Advisory Board Goals and Purpose
The first JAB meeting was largely spent on reiterating work that has already been conducted
and posted to the project website. During this meeting, it was apparent that the primary goal of
the JAB — to help provide direction on the details of the program design and administrative
options — was being subsumed by a larger discussion about the purpose of and need for TDR in
Orange County. We would hope that the County would respond favorably towards past,
relevant work products completed in Phases I and II of the project, and underscore the need
for forward progress by the JAB to get comments on specific points of program and
administrative design issues in subsequent meetings.
IZ1911111MR,
1001 Wade Ave. Raleigh, North Carolina 27605
Tel (919) 866-4400 Fax (919) 755-3502 www.loulsberger.com
Communication
The project team (consultants plus Orange County Planning Department staff) have committed
to having once-every-two-week telephone meetings, if necessary, to review progress and
coordinate on upcoming work products. The consultant team (Louis Berger Group and UNC
Charlotte Urban Institute) also conducts additional telephone coordination, as needed. The
remaining coordination that is absolutely essential to completing this project by the end of
calendar year 2007 is (A) a strong commitment by the County Attorney to address the
remaining process issues and questions submitted recently, and to review draft products; and
(B) as mentioned earlier, a renewed focus by the JAB members to commit to reviewing
administrative and program design options so that final adjustments can be made to the TDR
program description and process tools.
I want to reiterate our appreciation to you and Orange County for taking on this challenging but
very rewarding process; we remain highly committed to an excellent product and making sure
that transfer of development rights becomes a reality in Orange County.
Sincerely,
The Louis Berger Group, Inc.
J. Scott Lane, AICP, GISP
Director of Planning
Orange County TDR Implementation Planning 4
Administrative Design Options
0 = Recommended Course of Action
1. Pre-Certification of RCA
C red es a pool"
The baseline
Properties
of known_eligible
certification report
Should the Orange County staff
may have to be done
meet with potential RCA property
when , eve ope,rs
come in;the door`;
all over again if a long
period of time (e.g.,
owners and certify their
e duce
two years) passes
properties as being eligible for
credits prior to and unassociated
on 'thedeyeIoprnent'
between the original
with any development action
ocess, by
(pre) certification and
instead of waiting until the TDR
d6co uplih.g the-RCA,
the actual credit
transaction is initiated by a
eligibilit.Yfrom the, �
1. '- , : '.
transaction occurs
development action?
rest bf.the. .' ';
May create a false
transaction : process
expectation of
readiness on the part
of the RCA property
owners
2. Property Valuation
Offers one way of
;6 Adds additional,
Should a third-party property
helping to ensure
::complexity: and
valuation be done to determine
some equity of
expense to the TDR
an objective value of the RCA
credit market value
process for both.:
property and hence the number
�:
Sencling'dncl SGA
of credits that the (conserved)
rests .
prop erty is worth, instead of
allowing individual negotiations
between Sending Area and
Receiving Area landowner
developer to set the TDR credit
price.?
3. Incentives Through Process
Initially, this was
Omitting any part of,,
Streamlining
identified by
.the. review process
Should the County review
developers as a
would raise ,puestiOn' s':,_
process be shortened - probably
way of raising.more
aboutitsvalidify, - ncl:l':
F.. . .1- .1 .1 _1 a
through the deletion of the
interest in
.-may'..16e perceive, .. as::,
' d
Neighborhood Informational
participating in a
9ra.n ting evelopment-
-for viable TDR projects,
TDR scheme
Interdst!'favors, .af the 'Meeting
instead of the TDR project
Streamlining
expense of residents
following the normal review
becomes a more
and business owners
process?
viable option IF TDR
...Shouldbe_
SGA design
..,:,considered after the
standards are part
:.ibRprogram has - be e hT
of the required
initiated lHrahsac.tion
process
activifyis low:
0 = Recommended Course of Action
Orange County TDR Implementation Planning
❑ = Recommended Course of Action
1. Designate Sending and
F ''•: t t `+ r t r
Easyrto�comMON.cate '
� Generalizes some
Receiving Areas by Using
and understand at a
properties that may
Mapped Boundaries
,�glance�which °d
not be suitable for
participation with
Should the County have a
fproperfiie
a,Yor
others that are (not as
map that shows boundaries
much detail)
for Sending Areas and
�j`Areas can readily be
May require
Receiving Areas instead of
� alignedvvth eXistm'g';,
imposition of
using criteria to judge
1; ,
. ,zoning or ofiher district
additional eligibility
eligibility?
designations if
criteria to identify more
�appropFriate,
,
suitable properties
_; Easier,fio d,etermrne �
,r� r
alter to ac
Re;ceiumg Areas to
stim;ulate'ciemei'nd:, „Y
2. Allow Sending /Receiving
Gives property owners
= tCreatkes a
Area Overlap
maximum choice and
�' "patchwork"
flexibility as to whether
conserved and rriore
Should the TDR Program allow
to conserve, develop
" intensely', ev��loped
overlap in Sending and
at current zoning
"properties 4'Yx }{
Receiving Areas instead of
densities, or develop at
i "Not�dll'arecs drer) > ,'
having mutually exclusive
higher densities
-� dx
suitedrto receivjP;Q
Sending and Receiving
higher density
a
Areas?
w ,
s ;comphcbfied
fMorbe
corrimunicate, F F , Y ,:
uncierstancld'an�i '
Y ,
3. Criteria for Selecting or
Avo1'. S, nfusion21s to `
Limits amount of land
Qualifying Receiving Areas
� y�hether,prior '`
available for receiving
d��
regulations or3`
areas
Should Orange County use
agreementsYpreyenti'ng�
Requires a more
criteria (environmentally
i FS
cue eloping th4ese
extensive public input
sensitive, historic sites, already
Fareas
tgke`' rece`dence over
process to develop
conserved places,
'�
the TDR program °; ` �;
acceptance of higher
development zones) to
�, "'guilds'acce ftance'for1
density areas other
exclude, lower or increase
,y the,. " r�o rarnp
when it'
than those in
allowable densities in
p g,
`q�reddy�,�; `
proposed
aligns with ,'�
prior programs
Receiving Areas instead of
r
accepted programs
setting a flat rate for
t F y )
acceptable densities based
'
7 7 tl-irc I -M1 r s is s t
on zoning?
❑ = Recommended Course of Action
4. Adopt Criteria for Selecting or
Qualifying Sending Areas
Should Orange County use
criteria (historic areas / sites, high
growth pressure locations, water
supply watershed, wetlands, etc.)
to modify the number of TDR
credits attached to a Sending
Area property instead of naming
the entire unincorporated, non -
Receiving Area part of the
County as an eligible Sending
Area?
5. Define a Minimum Acreage as
a Pre - Condition for Eligibility
as a Sending Area
Should Orange County use
minimum acreages of contiguous
property to help determine
eligible Sending Areas or accept
no minimum area size?
❑ = Recommended Course of Action
Orange County TDR Implementation Planning
• Lose the sense of
fairness that all are
included if the entire
county isn't eligible
• Reduces the size of
the "market" of
potential easement
sellers
More complicated to
explain and
understand
Could create some
property owner
frustration among
those "in" the sending
area boundary but not
meeting the additional
criteria
7
Orange County TDR Implementation Planning
6. Define Sending Area Credits a
a. Fixed Formula
Sense of fairness that all
properties are treated m
most; imp
Should Orange County keep a
fixed credit-to-acre formula
the same
(e.g., two credits per acre) to
I I + Q r4;n r,=rN I-rnrMc
%.-U �.A 'Zo lzo" & b. Formula that gives more credits to areas with more
instead of applying more
complex formulas that respect conservation merit (soils, habitat, historic sites)
6
Sense of unfairness
�'
the specific conditions of the
t
underlying property? that some properties
aprioritizes, properties that receive preferential
h; treatment[sn]
7. Define Receivina Area
Credits as a Fixed Ratio to
Acreage
Should Orange County keep a
fixed ratio (x credits = y
additional housing units per
acre) instead of bonuses
based on development
suitability criteria (e.g., zoning,
soils) ?
c. Formula that reduces credits allowed due to
existinq structures on Sending Area property
h, Misses the
n opportunity to provide
a participation
incentive in the form of
d extra credits
Sense of fairness that all
properties are treated
the same
Easier to explain and
understand
❑ = Recommended Course of Action
7. Define Receivina Area
Credits as a Fixed Ratio to
Acreage
Should Orange County keep a
fixed ratio (x credits = y
additional housing units per
acre) instead of bonuses
based on development
suitability criteria (e.g., zoning,
soils) ?
c. Formula that reduces credits allowed due to
existinq structures on Sending Area property
h, Misses the
n opportunity to provide
a participation
incentive in the form of
d extra credits
Sense of fairness that all
properties are treated
the same
Easier to explain and
understand
❑ = Recommended Course of Action
Sense of fairness that all
properties are treated
the same
Easier to explain and
understand
❑ = Recommended Course of Action
8
Orange County TDR Implementation Planning
8. Apply Additional
a. Building Design Guidelines
�6 !"ffi`6'f:"1mpQc1
Decreases the value of
Development Restrictions
or Requirements in
credits to developers, may
Receiving Areas
deVeiopfb-'
deter developers from
Should Orange County apply
using credits
additional site development
guidelines such as design
`zv
guidelines or affordable
housing requirements, instead
dic
of adhering to current
development guidelines and
policies for TDR projects?
b. Affordable Housing Requirements
13 Encourages more
IM -, f i",
1.7
affordable housing
.401WIncuf"opposi
istlh-
options for medium-
16' 01,f�J
and low-wage families
t1h,
9. Allow Commercial
1
Existing codes' volume
Development Credits
fehIT' 1,
restrictions difficult to
calculate and translate
Should Orange County relax
er e,
into a density bonus
restrictions on parking, open
Existing codes provide
space, building height,
little restriction on
setbacks, or other
dg�'
commercial development
requirements to encourage
,5WJ
t b
intensify vs. current market
commercial development in
anju
demand
Receiving Areas instead of
rp,, y in
Open space requirement
only allowing residential-to-
I
is most obvious one to be
residential TDR transactions?
exchanged for sending
area credits, but there's no
gain to the County for
trading open space
neededtokeep
commer cial development
livable in urbanizing areas
for open space needed to
keep rural areas from
being eveloped
0 = Recommended Course of Action
9
Orange County D]R Implementation Planning
Should Orange County create a
formula that equates TDR credits
to monetary value of relaxed
lifted restrictions'
other restrictions
requirements
site or project to
p I rojeCt[s15][s16]
11. Install Limits on the Density
May be viewed as
Allowable on a Receiving
�n, hi".
an arbitrary limit, and
Area Property
provides less flexibility
for developers whose
Should Orange County provide
a
project's desired
density caps on a// Receiving
Area properties instead of
the limit
allowing the market to dictate
over
Will require re-visiting
periodically to ensure
limits haven t been
go
eclipsed by market
A limit would reduce
the Sending
amount of
Area credits to be
viron
absorbed
A limit does not allow
the market to operate
freely if there is a
perceived or real
density
product
0 = Recommended Course of Action
m
Orange County TDR Implementation Planning
Strategic Growth and Rural Conservation Program Design Specifications
Under Orange County's Growth and Rural Conservation Program, owners of property in designated
Growth Areas ( "GA "s) may be eligible for administratively - awarded density bonuses for development
of their GA property (i.e., to allow development at a higher density than allowed as -by -right under
their current zoning designation) when they purchase an approved conservation easement on an
eligible property in a designated Conservation Area ( "CA "). This document describes how the
program is designed. Administrative procedures for participating in the program are outlined in a
separate document.
1. Designated Areas. Non - overlapping Growth Areas and Conservation Areas are designated by
boundaries as drawn on an official (adopted) Strategic Growth and Rural Conservation Program
Map, such that all tax parcels within the County's land regulatory jurisdiction are designated as
either within a Growth Area or within a Conservation Area', as follows:
a. The following constitute Growth Areas (except as noted below):
i. Land within Economic Development Zoning Districts;
ii. Land within the Rural Community Nodes as depicted in the County's
Comprehensive Plan Land Use Element;
iii. Land within the 10 -yr and 20 -yr Urbanizing Transition Areas in the Efland- Mebane
area in the County's Comprehensive Plan Land Use Element;
iv. Land within the County jurisdiction joint planning areas as depicted in the
proposed Hillsborough Strategic Plan;
v. Land within the Hillsborough Transition areas as depicted in the proposed
Hillsborough Strategic Plan.
b. Properties are excluded from Growth Areas and are designated as Conservation Areas if
any of these criteria are met:
ii. Property is on the National Historic Register, or is otherwise designated locally, or at
the state or federal level as a historic site or as containing a historic structure;
iii. Property contains environmentally sensitive features or areas:
2. Is in a Water Supply Watershed designated Critical Area;
3. Contains land that is within 150 feet of the main body (impounded or free -
flowing) or perennial stream of any of the County's river systems;
4. Contains a wetland (as identified by the presence of hydric soils);
5. Contains a Natural Heritage Inventory site (as identified by the state's NHI
maps);
6. Contains a Prime Rated Forest Habitat area (as identified by the County's
Dept. of Environmental Resource Conservation maps); or,
i Some tax parcels may be partially within and partially outside of the zoning and other planning
boundaries used to designate Growth Areas, and as such, may have a portion of the tax parcel in a
Growth Area and another portion in a Conservation Area.
❑ = Recommended Course of Action 2
Orange CoonfvTDR Implementation Planning
c. All other land within County land regulatory jurisdiction that is not designated as Growth
Area ix designated os Conservation Area.
2. G/\ Eligibility. Properties within O designated Growth Area are eligible to participate in theS<3RC
Program only if they are not subject to a conservation easement, deed restriction or other
enforceable agreement prohibiting development.
3. C/\Bigibi|itv.0bieotiveohtehodetenninewhetherop0peMywithiD{xdesigOotedConsemotion
Area is eligible to participate in the 5GRC Pmg[ocO:
o. Property must have unused development potential under current zoning and easements
or deed restrictions, ifany; specifically, ot least one additional unit mf housing must be
buildable under current zoning and subdivision regulations and deed restrictions (if any) on
land not covered bvo conservation easement.
b. Property must meet {z| least one of the following criteria:
|s5O acres cxlarger
iii. Contains o National Historic Register site or structure.
iv. h adjacent too publicly-owned pod«desiQnuted primarily for natural habitat
preservation or passive recreation, cvtouphvote|y-owned property under o
permanent conservation easement;
v. bina Water Supply Watershed designated Critical Area;
vi. Contains land that b within l50 feet of the main body (impounded 0hree-flmwing\
or perennial stream of any of the County's river systems;
vii Contains O wetland (as identified by the presence OfhYdhCsoi|s>;
viii. Contains a Natural Heritage Inventory site (as identified by the state's NHI maps);
ix. Contains o Prime Rated Forest Habitat area (as identified by the County's Dept. of
Environmental Resource Conservation maps);
x. Contains o Wildlife Corridor area (as identified bvthe County's Dept. of
Environmental Resource Conservation mups);
o. Owners of properties smaller than 5U acres may agree to bundle t heir acreage tomeet
that criteria, provided that all properties in the bundle must have unused development
potential os defined above.
4. C/\ Density Credits. Proposed conservation easements on eligible Conservation Area properties
are allocated density credits as follows, for the acreage that is to be subject to a conservation
oQreemont(ie.,exc|odiDgQOyhghtsOfvvoyo[u|reodydeve|opedoonaogeontheOUgib|e
o. One credit per acre is awarded to all conservation easements on eligible properties;
b. Plus additional credits per acre based on tax -assessed land value prior to placing of the
conservation easement cxsfollows:
Tax-assessed
land value per acre2
Additional credits
per acre
2 For properties in the use value progrom, this refers to assessed market value, not use value.
O= Recommended Course ofAction
12
Orange County TDR /mplementation Planning
c. Plus up to one additional credit per acre for proposed conservation easements that meet
any one of the Chteho below, pro -rated boxed on the portion nfthe total easement
acreage that meets the criteria, and criteria may be combined to earn more fractions of
a credit per acre provided that no more than one additional credit per acre total may be
awarded to the property overall:
I. Participates in the state's use value tax assessment program (known as the foRn
use program);
ii. Contains a National Historic Register site or structure;
�-.iii._ —is ino Water Supply Watershed designated Critical Area;
�iv. —Contains land that is within l50 feet nf the main body (impounded orfreo'
Oovvng\0rpen9nnio|streonoofonyoftheCountv'shverqmten0s;
4. V. Contains owe1|ond (as identified bythe presence ofhydh000||x);
4*i Contains o Natural Heritage Inventory site (as identified by the state's NH|
nnc|pd;
v4.-vii. Contains o Prime Rated Forest Habitat area (as identified bv the County's
Dept. of Environmental Resource Conservation mopx\;
��iii.___Contoins o Wildlife Corridor area (as identified by the County's Dept. of
Environmental Resource Conservation mups\;
x-. i x._ —Contains steep slopes of25%orhigher.
5. Residential GA Density Bonuses. Proposed residential developments on eligible Growth Area
properties may be granted density bonuses in exchange for purchase of a Conservation Area
eligible property conservation easement as follows, subject to the density bonus limits and design
requirements of the program:
o. Conservation Area density credits are translated to Growth Area density bonuses at a l:l
ratio. ie., for each one credit of density allocated to the proposed conservation
easement, one additional housing unit may be built on the Growth Area property
b. /\|temohvek/, owners of properties 25 acres o[ larger may enter into u Development
Agreement with the County per G.3. l53A349.l-l3, under which the density credits
allocated to the proposed conservation easement are considered by the County along
With other performance conditions agreed toby the developer to determine the amount
of density bonus mutually agreed toby the County and the developer. Other
performance conditions may include, but are not limited to:
i. Provision of affordable housing units;
ii. Construction ofLEE[)-oertif)edhousingx.
3 As of date of this document no single-family detached residential subdivision design or home
construction standards for LEED -certification have been officially adopted through USGBC. Multi-family,
townhomeondoondoLEEO -cedificotionstondordshmvebeenednb|bhed.
O= Recommended Course ofAction
$30,000 and higher
1.5
c. Plus up to one additional credit per acre for proposed conservation easements that meet
any one of the Chteho below, pro -rated boxed on the portion nfthe total easement
acreage that meets the criteria, and criteria may be combined to earn more fractions of
a credit per acre provided that no more than one additional credit per acre total may be
awarded to the property overall:
I. Participates in the state's use value tax assessment program (known as the foRn
use program);
ii. Contains a National Historic Register site or structure;
�-.iii._ —is ino Water Supply Watershed designated Critical Area;
�iv. —Contains land that is within l50 feet nf the main body (impounded orfreo'
Oovvng\0rpen9nnio|streonoofonyoftheCountv'shverqmten0s;
4. V. Contains owe1|ond (as identified bythe presence ofhydh000||x);
4*i Contains o Natural Heritage Inventory site (as identified by the state's NH|
nnc|pd;
v4.-vii. Contains o Prime Rated Forest Habitat area (as identified bv the County's
Dept. of Environmental Resource Conservation mopx\;
��iii.___Contoins o Wildlife Corridor area (as identified by the County's Dept. of
Environmental Resource Conservation mups\;
x-. i x._ —Contains steep slopes of25%orhigher.
5. Residential GA Density Bonuses. Proposed residential developments on eligible Growth Area
properties may be granted density bonuses in exchange for purchase of a Conservation Area
eligible property conservation easement as follows, subject to the density bonus limits and design
requirements of the program:
o. Conservation Area density credits are translated to Growth Area density bonuses at a l:l
ratio. ie., for each one credit of density allocated to the proposed conservation
easement, one additional housing unit may be built on the Growth Area property
b. /\|temohvek/, owners of properties 25 acres o[ larger may enter into u Development
Agreement with the County per G.3. l53A349.l-l3, under which the density credits
allocated to the proposed conservation easement are considered by the County along
With other performance conditions agreed toby the developer to determine the amount
of density bonus mutually agreed toby the County and the developer. Other
performance conditions may include, but are not limited to:
i. Provision of affordable housing units;
ii. Construction ofLEE[)-oertif)edhousingx.
3 As of date of this document no single-family detached residential subdivision design or home
construction standards for LEED -certification have been officially adopted through USGBC. Multi-family,
townhomeondoondoLEEO -cedificotionstondordshmvebeenednb|bhed.
O= Recommended Course ofAction
13
Orange County TDR Implementation Planing
6. Commercial GA Density Bonuses. Proposed commercial ormixed-use developments on eligible
Growth Area properties may be granted development intensity bonuses in exchange for
purchase of a Conservation Area eligible property conservation easement as follows:
o. Properties of 25 acres or larger may enter into a Development Agreement with the County
per G.S. 153A 349.1-13, under which the density credits allocated to the proposed
conservation easement are considered by the County along with other performance
conditions agreed toby the developer to determine the amount of commercial or mixed-
use development intensity bonus mutually agreed to by the County and the developer.
b. Properties of less than 25 acres are not eligible at this time for commercial or mixed-use
density bonuses through the program, but are expected to be added as the County gains
o base of experience with residential and larger commercial or mixed use projects'
participation.
7. Density bonus limits. The use ofGA Density Bonuses shall not elevate the total gross density ofthe
property above l5dweU(ng units peracre for ��den�o|projects.
'
8. Design requirements. The County's design guidelines developed for the Efland-Mebane area will
apply to all GA properties at the hnm| level of density or development intensity approved through
the program, and are incorporated in this document by reference. |.e., o property zoned at two
units per acre but granted a density bonus through the program that brings the total density to 8
units per acre will be required to meet the design guidelines for developments of 8 units per acre,
not those for the underlying zoning of two units per acre.
[I = Recommended Course of Action
Orange County TDR Implementation Planning 14
The awarding of Growth Area
Density Bonuses shall not
elevate the. total gross density
above 15 dwelling units per,
50 -acre, undeveloped parcel, R -1 zoning, no public road acreage.
50 dwelling units = permitted by right (at R -1 = 1 DU /ac.)
400 dwelling units = Developer's desired density (at 8 DU /ac.)
✓ 750 :dwelling units = Max density permitted with bonuses (15 DU /ac.)
50 ac. @ 1 dwelling unit per ac. = 50 DUs
R:2 Conservation Area Credits Applied
480 CA Cs @ 1 dwelling unit per 3 CAPs = 240DUs
Total density with Base plus CAPs = 290DUs
To reach desired density of 400 DUs
Still needed =
110 DUs
Additional density bonuses can be earned if LEED standards
(RAGB), and /or affordable housing (RAARC) are incorporated
into the growth area's development design:
R.3 LEED Standards Compliance (RAGB) Density
Bonus (up to 15% of total dwelling units desired)
400 DUs x 15% = 60 DUs
R.4 Affordable Housing (RAAHC) Density Bonus (1 for
every 2;affordable units built)
100 DU affordable x 0.5 credits /affordable unit = 50 D Us
Total possible Growth Area Density =
R.1(50) + R.2 (240) + R.3 (60) + R.4 (50) = 400 DUs