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Draft offers density-path options and ties higher density to external land‑preservation credits
Summary
Section 8 would let developers calculate village/hamlet density by unit-size or block-net density; choosing block-net density would require acquiring external transfer-of-development rights (TDRs) or similar credits to ensure more land is preserved outside the development.
Staff described a flexible approach to calculating residential density in village and hamlet districts: a developer could use the traditional unit-size calculation or opt for a block-net density method intended to allow a wider mix of housing types. Staff warned that if a developer uses block-net density, the proposal would require additional external TDRs to ensure overall land preservation goals are met: "...they now have to look at external TDRs or DTCs outside of their property," staff said.
Commissioners asked how the math would be verified and who would check the calculator or the TDR accounting. Staff said the city conducts the calculation at plan review and that a TDR accounting/calculator is part of the process. Staff also proposed density bonuses tied to historic‑building preservation to incentivize reuse.
Staff will provide a clearer explanation of the TDR calculator and the verification step in the permit/plan‑review workflow.
