Editorial: Cities in the Valley should adopt TDR programs
April 16, 2008
By Editorial Board
The “transfer of development rights” is no longer a new concept in King County, but it is beginning to be used more as developers become familiar with it. We like the TDR program, but question whether moving development rights from rural lands to projects within the urban growth boundary is the best choice.
Development rights are allowable housing units or commercial space, based on the property’s zoning. In an effort to preserve open space, King County implemented its nationally-recognized program in 2001.
Developers who want to add density to a housing project are able to buy additional development rights from a rural property, leaving the “sending site” as open space forevermore. It must be in the public’s interest to transfer those development rights.
But the county’s program has no option to move development rights within the urban boundaries. However, that option can be allowed in cities that adopt a TDR program. The cities of Snoqualmie and North Bend should consider it.
In our mind, open space within the urban growth boundary may be even more precious. For example, moving TDRs from an urban creek-front property to a multi-family housing project makes sense to us. The creek frontage becomes open space while the housing project goes up a couple more stories.
Sending sites for TDRs are especially sought after on property that is forested, is in a critical building area (steep slopes, aquifer recharge, shoreline), or is habitat for endangered or threatened species. Those criteria fit land in the urban area, too. Snoqualmie and North Bend could benefit from a program that encourages preservation of these lands.
As the county looks to strategies to deal with climate change, it seems even more fitting to allow natural land preserves to remain so. Allowing receiving sites for TDRs makes sense for the rural side of the county’s growth boundary, too. Development clusters are already encouraged to preserve open space; allowing TDRs could encourage more clustering of housing and commercial space while preserving important public rural lands.
The county’s Comprehensive Plan review this year will look at future growth and how that growth will be in keeping with goals for sustainable living. A TDR program in cities is a natural partnership with countywide objectives.
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