New Development Options in Lee County: The Greater Pine Island Transferable Development Rights Program Michael Jacob | Managing Assistant County Attorney Mikki Rozdolski | Manager of Planning | Lee County Department of Community Development
What is the Greater Pine Island TDR Program? Program with incentives for property owners to transfer density (TDUs) from Pine Island to developments located in urban areas of the County. Allows for a separated development right to be bought and sold as a commodity. Sending property: • Development rights are severed. • Preserved in perpetuity. Receiving property: • Redeem development rights for increased density or intensity. 2.
Predictable Market Incentive Must be more attractive Higher density Must be stable and than obtaining density development must be easy to use, with good other ways such as more profitable than market information affordable housing or about TDR values and lower density comprehensive plan development transactions amendments 3 3.
Incentives include: Off-Island TDU multiplier Predictable and easy to use program Increased density and commercial By-right and administrative approvals intensity in receiving areas Higher burden by BOCC to deny density off of Greater Pine Island Opportunities to reduce open space Transfer Development Rights Concept Sending Zone - Before Receiving Zone - Before Pine Island Lee County Off island Transfer Density Units (TDU) $ for TDU’s to Property Owner Receiving Zone - After Sending Zone - After 4 4.
Wetlands Up to one TDU per five acres Up to two TDUs for lots with an affirmative minimum use determination Non-Urban Categories Up to one TDU per one acre of uplands Outlying Suburban Category Up to three TDUs per one acre of uplands 5 5.
Determination Letter: Certificate: Redemption: Tracking: Certificate issued for Determine the number of Upon receipt of the TDU TDUs may be used in TDUs that can be TDUs identified in the Certificate, the appropriate receiving Determination Letter created from a parcel. landowner may sell, areas at time of upon receipt of a trade, barter, negotiate development order or recorded conservation or transfer the TDUs. building permit . easement, restrictive covenant, or other The grantor must TDUs may not be instrument that severs execute and record a redeemed in the Coastal the development rights deed of transfer before a High Hazard Area. from the sending parcel. transfer of TDUs can be completed. 6 6.
One Greater Pine Island TDU will equal up to two dwelling units when: Transferred to eligible receiving lands outside of the Greater Pine Island Planning Community Greater Pine Island TDUs may be used: To administratively increase commercial intensity of existing Planned Developments. One TDU equals 10,000 sq. ft. of commercial uses. For increased maximum densities in these future land use categories: Intensive Development, Central Urban, and Urban Community. To administratively reduce open space and onsite native preservation requirements. For up to two additional dwelling units per acre within the Suburban future land use category. 7 7.
By-Right Administrative Public Hearing Approve additional Up to one dwelling In conjunction with a units in conventional conventional or unit per acre may be planned development added by right in and planned rezoning. certain conventional development zoning zoning districts (not to districts provided Specific findings of fact certain criteria is met. exceed the that find the increased maximum total density or bonus density range). density would be inconsistent with the Lee Plan. 8 8.
Pine Island TDUs For More Information: Lee County Planning Section 239-533-8585 www.leegov.com 9.
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