Board debates TDRs as one tool to conserve rural land and increase capacity

Planning manager Tanya Schwartzendruber and Community Development Director Jody Filardo briefed the board on transfer of development rights (TDR) as a potential tool to protect rural resources while concentrating growth. "TDRs are typically used to reduce development potential in 1 location and allow for higher intensity development in another location by establishing, sending, and receiving zones," Schwartzendruber explained.

Filardo described a concrete county use case: a property in the rural area had constructed more dwellings than its development rights allowed; under a TDR program the owner could purchase rights from another rural parcel to legalize the additional units instead of removing the units. Several supervisors said the concept deserved study but urged staff to address workload and clarify whether transfers should be rural‑to‑rural only or allow rural‑to‑development‑area transfers. Supervisor Mike Pruitt and others also cautioned that while TDRs can shift development potential, they likely would not produce deeply affordable housing without other subsidies.

Staff did not adopt a TDR policy at the meeting; the board directed staff to further study feasibility, potential receiving areas and administrative costs.