Transcript Climate Change - Skagit County, Washington

Presentation for:
Introduction to Transfer of
Development Rights
Skagit County – TDR
Stakeholder Committee
June 19, 2012
Forterra
• Forterra is Washington’s
largest independent land
conservation, communitybuilding, and stewardship
organization
• Conserved over 175,000
acres using market-based
approaches
• Experience with 9 TDR
programs in WA
Creating 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 are more than just physical property
• Development potential can be separated and transferred
Development
Timber rights
Access
Agriculture
Physical ground
Property Rights
Basics of TDR
Development Rights
Development
rights severed
from property
& Conservation
Easement
Recorded
Receiving Area
Sending Area
$ Dollars
The Basic Ingredients
1. Sending Sites
• Supply of development rights
2. Receiving Sites
• Demand for development rights
3. The Marketplace
• Where and how transactions occur
How TDR Works
1. Sending-site landowner
• Development rights removed
• Receives $ for transferring
development rights
• Retains ownership
• Retains other property rights
• Conservation easement
How TDR Works
2. Receiving-site landowner
• Buys development rights
• Receives a value-added incentive
• (Density, FAR, height, parking, etc.)
How TDR Works
3. The Marketplace
• Policy objectives
• TDR program regulations
• Information clearinghouse
Keys to program success
•
•
•
•
•
•
Clear conservation goals
Tangible benefits
Transparent
Simple transaction process
Appropriate incentives
Understanding of the market
TDR in Skagit County
• 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
“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
Example: Kittitas County
• Kittitas County wants to retain its rural culture
• Interested in market-based options not regulating
• Adopted its TDR program December 2009
Kittitas
County
TDR Program Goals
•
Primary goals:
•
•
•
Conserve working lands
Promote development in areas appropriate for
growth
Objectives:
•
•
•
Growth is responsibly planned
Property rights are protected
Rural landowners are fairly compensated
Facts and figures
•
The county is home to 900 farms covering nearly
200,000 acres
• Drivers: grass hay, cereal grain, and livestock
• Timothy hay industry: est. $30 million annually
•
Kittitas County has153,000 acres of private forestlands
• Harvest volumes have declined since 2000
• Still,13 million board feet harvested in 2007
Growth Has Occurred
Kittitas County Population Growth (1900-2009)
45,000
+20%
40,000
35,000
2000-2009
30,000
25,000
20,000
15,000
10,000
5,000
0
1910
1920
1930
1940
1950
1960
Sources: US Census Bureau, WA Office of Financial Management
1970
1980
1990
2000
2009
Growth Is Expected
Kittitas County Population Growth (2010 - 2030)
65,000
+37%
60,000
55,000
50,000
45,000
+8%
40,000
35,000
30,000
2010
2012
2014
2016
Low Projection
Estimates: WA Office of Financial Management
2018
2020
2022
2024
2026
High Projection
2028
2030
Program Development
Additional
Established
outreach / research
Goals and
5/08-7/08
Public
Scope
Market Analysis
9/07 Comments
Supplement
4/08-5/08
9/08
Conservation
Workshop
1/10
Updated
Report
5/09
2009
2008
2010
9/07
1/10
Community
outreach
10/07–2/08
Final Report &
Recommendations
7/08
Presentations
to BOCC
4/08-5/08
Draft
Recommendations
Report 4/08
Presentation
to BOCC
5/09
Public
Comments
5/09
TDR Program
Adopted
12/09
Public
Workshops
9/09
Program Framework
Sending Sites
•
•
Irrigated Farms
Working Forests
Receiving Sites
•
•
•
Cities
Urban Growth Areas
Planned Communities
• Master Planned Resorts
• Planned Unit Developments
• Approved Rural Development
• Rezones
• Clusters
Transfer Example: Parker Ranch
• 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
Photo: Yakima Herald-Republic
Thank you
Taylor Carroll
Program Manager
Policy Department
(206) 905-6939
[email protected]
www.cascadeland.org
Tacoma
New Map1
Puget Sound
Prime Farmland
Tacoma
New Map2
Puget Sound
Prime Farmland?
Tacoma
New Map3
Puget Sound
TDR in the Central Cascades
Communities throughout the region are investing in TDR
• King County
• Ellensburg
Bellevue
Black Diamond • Pierce County
Issaquah
• Tacoma
Normandy Park
• Puyallup
Redmond
• Snohomish County
Sammamish
• Arlington
Seattle
• Everett
Kitsap County
• Mountlake Terrace
• Bainbridge Island • Snohomish
• Port Orchard
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• Kittitas County