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Transfer of Development Rights Model Bylaw_9-2-14MODEL TRANSFER OF DEVELOPMENT RIGHTS BYLAW/ORDINANCE Prepared by Pioneer Valley Planning Commission 9-5-14 SECTION 1.0 PURPOSES 1.00 The purposes of this bylaw/ordinance is to allow for the transfer of development rights from outlying lands designated as critical resource areas to designated areas and properties within and near developed centers in the Town/City, in order to further the following public interests: The protection of farmland, aquifer recharge and areas of important rural character; The protection of greenbelts along river corridors; The protection of the visual and ecological integrity of the upland and mountain areas; The preservation of remaining rural, historic and agricultural character through the fostering of compact, appropriately dense housing and mixed use business development in and near existing downtown and outlying village centers and other areas already served by public services, infrastructure, transportation, and access to employment. Promoting the retention and strengthening of existing traditional neighborhood developments with compact, pedestrian-friendly, predominantly residential areas on gridded streets in village centers; The preservation, rehabilitation, and restoration of historic structures, buildings, sites, and landscapes; The preservation and enhancement of property values and the opportunity for a fair economic return to property owners; and The preservation of the remaining rural, historic, and agricultural character of the community by directing compact new development to appropriate locations adjacent to existing village centers. SECTION 2.0 TRANSFER OF DEVELOPMENT RIGHTS 2.1 Transfer of Development Rights provides for increased density of residential and commercial development in the designated Receiving Areas, when suitable open space land in the Sending Areas is permanently preserved from development. The transfer of development rights is accomplished by the execution of a Conservation Restriction or Agricultural Preservation Restriction, and the increased density is permitted by the issuance of a Special Permit, both as hereinafter provided. SECTION 3.0 ELIGIBILITY & PERMITTING 3.1 All lots shown on a plan, or described in a deed, recorded at the Registry of Deeds in a Sending Area are eligible to apply for a Special Permit from the Special Permit Granting Authority to transfer all or part of the development rights on the subject property or properties in the Sending Area to a lot in the Receiving Area. The Special Permit Granting Authority shall be that permit granting body authorized to act on the associated use or development method for which the transfer is sought. SECTION 4.0 ESTABLISHMENT OF SENDING AND RECEIVING AREAS 4.1 The following areas are hereby established as overlay districts: TDR Sending (TDRS) District TDR Receiving (TDRR) District These districts are as delineated on the Official Zoning Map incorporated as part of this Zoning Bylaw/Ordinance. SECTION 5.0 SPECIAL PERMIT PROCESS FOR TRANSFER OF DEVELOPMENT RIGHTS 5.1 Any applicant proposing to develop specified land in a Receiving Area at an increased density allowed under Table 2 of this Bylaw/Ordinance with transfer of development rights shall make an application for a Special Permit. The application shall clearly illustrate a land parcel or parcels in the Sending Area and a parcel or parcels in the Receiving Area proposed for transfer of development rights, and shall document the basis for the number of development rights proposed for transfer. 5.2 As part of the Special Permit application, the applicant shall determine the number of lots eligible for transfer from the parcel in the Sending Area, using the following process: After conferring with the Conservation Commission, all acreage which is identified as wetlands, Floodplain District, 100-year floodplain, or riverfront area under the Mass Rivers Protection Act shall be added together to constitute the Unbuildable Land Area. The Conservation Commission may require the applicant to complete wetland delineations or identify the boundaries of riverfront resource area. Fifty percent (50%) of the Total Unbuildable Land Area shall then be subtracted, leaving a Net Parcel Area. Eight percent (8%) of the Net Parcel Area shall then be subtracted, to account for land which would be used for roads if the parcel were developed. The remainder shall be considered the Net Buildable Area for the purposes of this calculation. Using the minimum lot area and frontage for the applicable zoning district(s) for the parcels in the Sending Area, determine the number of lots allowable in the Sending Area property or properties based on a conceptual development plan; 5.3 The Special Permit Granting Authority shall review the applicant’s assessment of acreage and lots eligible for transfer, and shall make a final determination of the lots eligible for transfer. 5.4 The applicant shall also file with the Special Permit Granting Authority a preliminary development plan for the parcel in the Receiving Area, indicating the lots created using the transferred development rights, and illustrating all wetland and floodplain areas. 5.5 The applicant shall propose and the Special Permit Granting Authority shall determine one or more entities to hold the permanent restriction on the property or properties in the Sending Area. The restriction may: (1) be conveyed to the Town/City and be accepted by it for conservation or farmland use, or (2) be conveyed to a non-profit organization, the principal purpose of which is the conservation of open space or preservation of farmland, or (3) be conveyed to a private, non-profit or public entity for the purposes for which the restriction is established, with the restriction being made enforceable by the Town/City and providing that the land in question shall be kept in an open or natural state, or shall be actively farmed, and shall not be built upon for residential use or developed for accessory uses such as parking or roadway. The entity or entities and the applicable state agencies shall be notified of the application and shall be provided with drafts of the proposed permanent restriction for review and comment. 5.6 Approval of the Special Permit shall require the applicant to submit to the Town/City Clerk, with a copy to the Special Permit Granting Authority, a valid instrument granting to the Town, or other entity authorized in Section 5.5 above, a permanent Conservation Restriction or Agricultural Preservation Restriction for the eligible land in the TDR Sending District from which development rights are transferred. If the designated holder(s) of the restriction(s) includes the Town/City, then the restriction shall be transmitted as a gift of land interest to the Town/City for conservation purposes to be under the care, control, and custody of the conservation commission in accordance with G.L. c. 40, Section 8C, subject to the certification of the Conservation Commission, and the approval of the Board of Selectmen. 5.7 The Special Permit Granting Authority shall not approve any Special Permit for Transfer of Development Rights for a project where the subject property in the TDR Receiving District is not served by public sewer and water lines. 5.8 Upon final approval of site plans and acceptance by the recipient or recipients of the permanent restriction, the Special Permit Granting Authority shall make a decision to grant, deny, or grant with conditions, the Special Permit to increase in number and density of units in the TDR Receiving District, based on Tables 1 and 2 in Section 6.0. In addition to the Special Permit findings under Section __(Special Permit section of zoning bylaw/ordinance)__, the Special Permit Granting Authority shall find that the following criteria are met before granting a Special Permit for transfer of development rights: The proposed use is in harmony with the purposes of this Article, as set forth in Section 1.00. The proposed use meets all of the procedural, dimensional and density requirements, and design standards of this Article, except as otherwise altered by another Special Permit. 5.9 Following the granting of a Special Permit under this Article, and upon a determination by Town Counsel that the Conservation Restriction or Agricultural Preservation Restriction document is valid and sufficient, the Select Board shall vote to authorize acceptance of the Conservation Restriction or Agricultural Preservation Restriction by either the Conservation Commission or a designated non-profit land trust or other approved entity. If the Special Permit application is valid and sufficient, the Conservation Commission, acting on behalf of the Town, shall accept the Conservation Restriction for recording in the County Registry of Deeds. SECTION 6.0 TDR DIMENSIONAL & DENSITY REGULATIONS 6.1 Each residential building lot within the TDR Sending District authorized under Section 5 is equivalent to one of the development rights in the TDR Receiving District shown in the following Table 1, Exchange Standards for Transfer of Development Rights. TABLE 1. EXCHANGE STANDARDS FOR TRANSFER OF DEVELOPMENT RIGHTS Sending District Receiving District Notes  1 RESIDENTIAL BUILDING LOT EQUALS: A 5% increase in maximum building coverage for a single commercial or industrial lot 1) The Planning Board may allow an increase in building coverage from the maximum building coverage required in Table 2 - Dimensional Regulations, up to a maximum 75% building coverage for commercial or industrial uses.   1 RESIDENTIAL BUILDING LOT EQUALS: A 5% increase in maximum building coverage for a single commercial or industrial lot 1) The Planning Board may allow an increase in building coverage from the maximum building coverage required in Table 2 - Dimensional Regulations, up to a maximum 75% building coverage for commercial or industrial uses.  OR 1.2 residential building units, plus a 5% increase in residential building coverage 2) An additional 10% increase in the number of units may be allowed if the development provides for affordable home ownership. Affordable housing shall be as defined in Section ___ and controlled by deed.  OR 1 neighborhood commercial building lot 3) See Section ____ for commercial uses allowed on a neighborhood building lot within a Traditional Neighborhood Development. Only one “neighborhood commercial building lot” may be approved per ten residential building lots within a TND.  OR A reduction in required parking of twenty commercial parking spaces, or 4) The Planning Board may reduce the minimum parking requirements in Section ___ of the Zoning Bylaw for off-street parking area. The Planning Board may reduce this requirement for off-street parking area to a minimum of 75% of the required parking. To obtain this waiver, the applicant shall demonstrate that sufficient parking will be available to the development (i.e. through shared parking, use of on-street parking, reduced vehicle use, timing, etc.).  OR an increase of 5 feet in building height, or 5) The maximum increase in building height shall be 15 feet.  OR A reduction in minimum front setback requirements of five feet 6) The maximum reduction in front setback requirements shall be five feet.  OR A reduction in minimum side or rear yard requirements of five feet 6) The maximum reduction in side or rear yard requirements shall be five feet.  OR A reduction of 20 feet in frontage requirements. 6) The maximum reduction in frontage requirements shall be 40 feet.   6.2 For development rights purchased for every one (1) lot meeting minimum dimensional requirements for the zoning district within the TDR Sending District, the developer can add the equivalent of 1.2 residential lots or one neighborhood commercial lot in a Traditional Neighborhood Development in the TDR Receiving District above what could normally be built under the underlying zoning standards, provided the dimensional requirements indicated in Table 2 of this Bylaw and other requirements of the bylaw are met. Fractions of building lots at or above 0.5 shall be rounded up to the next whole number. For example, if a developer buys the development rights to 14 buildable lots in the TDR Sending District, the developer is entitled to: 14 lots x 1.2 = 16.8 lots in addition to the underlying density in the TDR Receiving District. In this example case, with the transfer of development rights the applicant could construct 17 units above what could normally be built under the underlying zoning standards. 6.3 A landowner may sell less than the total number of development rights available on a parcel or parcels, provided that the subject property is subdivided and a permanent restriction as required under the Section 5 of this bylaw is placed on the portion from which development rights are transferred. 6.4 The maximum limits on density, building coverage, and parking reductions permitted to be developed by Special Permit in the TDR Receiving District shall be determined by reference to the Table 2, TDR Dimensional Standards for TDR Receiving District found below in this section. TABLE 2. TDR DIMENSIONAL STANDARDS FOR RECEIVING AREAS* Underlying Zoning District Dimensional Requirements in Underlying Zone Dimensional Requirements in Receiving District (with TDR)  R-VC Village Center Residence Min. Lot Size: 15,000 s.f. Min. Frontage: 120 ft. Min. Front Setback: 15 ft. Min. Side Setback: 15 ft. Min. Rear Setback: 15 ft. Max. Building coverage: 25% Max. Lot Coverage: 40% Max. Height: 35 feet Min. Lot Size: 12,000 s.f. Min. Frontage: 100 ft. Min. Front Setback: 10 ft. Min. Side Setback: 10 ft. Min. Rear Setback: 10 ft. Max. Building coverage: 35% Max. Lot Coverage: 45% Max. Height: 40 feet  B-VC Village Center Business Min. Lot Size: 15,000 s.f. Min. Frontage: 100 ft. Min. Front Setback: 10 ft. Min. Side Setback: 25 ft. Min. Rear Setback: 25 ft. Max. Building coverage: 35% Max. Lot Coverage: 70% Max. Height: 40 feet Min. Lot Size: 10,000 s.f. Min. Frontage: 80 ft. Min. Front Setback: 10 ft. Min. Side Setback: 15 ft. Min. Rear Setback: 15 ft. Max. Building coverage: 45% Max. Lot Coverage: 85% Max. Height: 50 feet  B-G General Business Min. Lot Size: 12,000 s.f. Min. Frontage: 100 ft. Min. Front Setback: e Min. Side Setback: e Min. Rear Setback: e Max. Building coverage: 70% Max. Lot Coverage: 95% Max. Height: 50 feet Min. Lot Size: 10,000 s.f. Min. Frontage: 80 ft. Min. Front Setback: Min. Side Setback: Min. Rear Setback: Max. Building coverage: 75% Max. Lot Coverage: 95% Max. Height: 50 feet  B-L Limited Business abutting B-G Min. Lot Size: 20,000 s.f. Min. Frontage: 125 ft. Min. Front Setback: 20 ft. Min. Side Setback: 25 ft. Min. Rear Setback: 25 ft. Max. Building coverage: 35% Max. Lot Coverage: 70% Max. Height: 35 feet Min. Lot Size: 15,000 s.f. Min. Frontage: 80 ft. Min. Front Setback: 10 ft. Min. Side Setback: 15 ft. Min. Rear Setback: 15 ft. Max. Building coverage: 45% Max. Lot Coverage: 85% Max. Height: 40 feet  *Note: Sample for illustration purposes only. 6.5 TDR Transaction Reporting: Buyers and sellers must report to the Building Commissioner all TDR transactions (options, sales, gifts, donations) within ten (10) business days of the effective date of the transaction. SECTION 7.0 RELEASES OF RESTRICTIONS 7.1 No Conservation Restriction or Agricultural Preservation Restriction which has been conveyed under this Bylaw may be released unless the provisions for release of Agricultural Preservation Restrictions such restrictions in M.G.L. Chapter 184, Section 32 have been met, which include: a) The restriction must be repurchased from the Town by the land owner at its then fair market value, and funds returned to the Town bank for development rights; b) The restriction shall only be released by its holder(s) only if the land is no longer deemed suitable for agricultural or horticultural purposes and the release is approved by vote of the Amherst Select Board and Conservation Commission and/or by the holder’s governing body if a private non-profit land trust, and by a two-thirds vote of both branches of the Massachusetts General Court, in accordance with the provisions of Article 97 of the Amendments to the Massachusetts Constitution. SECTION 8.0 ALTERNATE METHOD FOR TDR TRANSACTIONS 8.1 In lieu of transferring development rights using the process described Sections 5-7 above, an applicant for a Special Permit under Section 5 may elect to make a cash contribution to the Town/City Conservation Fund to be used for the purpose of purchasing agricultural preservation restrictions, conservation restrictions or other permanently protected open space for conservation purposes. The Conservation Commission shall oversee all expenditures from this fund. 8.2 In either case, the contribution shall be of a value equal to the value of the required development rights, as determined in the Table of Exchange Standards for Transfer of Development Rights. This value shall be determined by multiplying the number of acres of developable farmland required by the average cost for the purchase of Agricultural Preservation Restrictions in the ________ County over the previous three years, as determined by the Conservation Commission. 8.3 Additionally, a combination of cash contribution and transferred development rights may be applied towards an application under this bylaw. SECTION 9.0 REGISTRY OF WILLING SELLERS The Town shall establish and maintain a confidential registry of landowners in the Sending Area who have expressed interest in selling development rights under this bylaw. Applicants for TDR may use this registry to seek development rights from landowners. SECTION 10.0 BANKING OF DEVELOPMENT RIGHTS 10.1 Development rights in the TDR Sending Zone may be purchased, donated, or exchanged, or any combination thereof, by private for-profit or non-profit entities or by government agencies, and banked for future use in the Receiving Zone. A Special Permit is not required for purchasing Development Rights, but is required for transfer and use of Development Rights in the Receiving Zone. The number of development rights eligible for banking shall be determined by the landowner and Planning Board or planning staff using the procedure under Section 6 above. 10.2 A parcel must be placed under a permanent restriction as defined under this bylaw prior to or simultaneously with sale, donation, or exchange of development rights from the parcel. An instrument defining the number of development rights sold, donated, or exchanged in the initial transaction and in each subsequent transaction shall be recorded in the ________ County Registry of Deeds, and a copy thereof delivered to the Building Commissioner. 10.3 Banked development rights may be redeemed for use in the Receiving Area, upon approval under a Special Permit granted as set forth in Section 5. SECTION 11.0 TRADITIONAL NEIGHBORHOOD DEVELOPMENT REGULATIONS 11.1 Minimum Standards Required for a Traditional Neighborhood Development The Traditional Neighborhood Development permits greater residential densities than allowed in the Residential ____ district. This greater density is only permitted when development rights from the Sending Area are transferred to the Receiving Area as described in this ordinance. The following standards are required for the approval of a Traditional Neighborhood Development: Public water and sewer service is required for all development. All utility lines such as telephone, cable television, and electric are to be located underground. The tract of land to be developed shall be in one ownership, or shall be the subject of an application filed jointly in accordance with an approved plan. 11.2 Uses Allowed by Special Permit in a Traditional Neighborhood Development Within a Traditional Neighborhood Development, the Planning Board may approve the following uses as part of the Special Permit: Single family dwelling; Neighborhood commercial uses, provided that the gross floor area of the store does not exceed seven hundred and fifty (750) square feet, and provided that only one neighborhood commercial lot shall be approved for every ten residential lots within a TND. These uses may include: Service oriented business, including bank, barber shop, beauty salon, medical or dental clinic, and automatic self-serving laundry; Retail service store or custom store such as a bakery or confectionery, florist, food store (no booth or restaurant facilities) or grocery designed primarily to provide daily service to the residents of the immediately surrounding neighborhood; Home office; Accessory uses, buildings, and structures customarily incidental to any primary use located on the same lot. 11.3 TND Design Standards Porches are encouraged for residential uses. Open porches may be built within the setback line or required front yard. Street and pedestrian way design shall minimize pedestrian crossings at through streets. Advance tactile warning of pedestrian street crossings shall be given to motorists by placing cobblestone or other similar materials across the street in a band of at least 6 feet wide at the same surface elevation as the adjacent pavement. The warning bands shall be located between twenty and sixty feet from a pedestrian crossing. Street lights shall be provided along all active pedestrian ways no more than one hundred feet apart. Such street lights shall consist of a pole or pedestal mounted luminaire, ten to twelve feet in height, having a full-spectrum bulb of not more than one hundred seventy-five watts. Architectural design shall be compatible with the historic character and scale of buildings in the neighborhood and the City through the use of appropriate building materials, screening, breaks in roof and wall lines, and other architectural techniques. Variation in detail, form and siting shall be used to provide visual interest and avoid monotony. Proposed buildings shall relate harmoniously to each other with adequate light, air circulation, and separation between buildings where appropriate. Stoops, open colonnades, and open porches may encroach into front setbacks as indicated in this ordinance but not closer than ten (10) feet from the street right of way. All lots shall have an uninterrupted sidewalk at least 5 feet wide the entire width of the lot frontage. The front of an attached garage shall be set back at least twenty (20) feet from the front facade of the principal building of which the garage is a part. 11.4 TND Landscape Standards Street trees shall be planted within the right-of-ways parallel to the street along all streets. Trees shall have a minimum height of 6’ and a minimum caliper of 2.5” at the time of planting. Where possible, a minimum of six (6) feet wide landscaped belt will be created to plant the street trees. Tree spacing shall be determined by species type. Large maturing trees shall be planted a minimum of 40 feet and a maximum of 50 feet on center. Small and medium maturing trees shall be planted a minimum of 10 feet and a maximum of 30 feet on center. Utilities shall be located in the street and not in the tree belt, wherever possible. 11.5 Parking Standards Parking required for residential uses, if not provided on individual lots, may be provided on street, or in combined parking lots, provided each dwelling unit has at least one parking space within five hundred (500) feet from its property boundary. Parking lots shall generally be located at the rear of or at the side of buildings, and shall be no closer than six (6) feet from a commercial, office or mixed-use building. When two adjacent lots contain parking areas it is encouraged to develop them as one parking area. Parking lot layout, landscaping, buffering, and screening shall prevent direct views of parked vehicles from streets and sidewalks, avoid spill-over light, glare, noise, or exhaust fumes onto adjacent properties. In order to achieve these objectives, parking lots exposed to view shall be surrounded by a minimum of a five-foot-high screen, hedge, or wall visually impervious year-round . The interior of all parking lots shall be landscaped to provide shade and visual relief. This is best achieved by protected planting islands or peninsulas within the perimeter of the parking lot. A minimum of one deciduous shade tree shall be planted for every six parking spaces. A six foot planting diamond or equivalent planter is required. Parking lot layout shall take into consideration pedestrian circulation. Pedestrian crosswalks shall be provided, where necessary and appropriate, shall be distinguished by textured paving, and shall be integrated into the wider network of pedestrian walkways. Table 3. Parking Requirements in the Traditional Neighborhood Development Use Minimum Parking Spaces Required Maximum Parking Spaces Permitted  a) Residential b) Other Uses One (1) space per dwelling unit As per Section 2001 of this ordinance Two (2) spaces per dwelling unit   11.6 Annual Review 1. The Planning Board shall conduct an annual review of this ordinance at an advertised public meeting in order to assess the success of the ordinance and whether it sets a fair market for development rights. The Planning Board shall make recommendations to the Town for any changes needed in the ordinance structure or process.