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The Lancaster County TDR Practitioner’s Handbook Location of On-line Document:  Lancaster County TDR Practitioners Handbook

Description:  The primary purpose of this Handbook is to share existing knowledge about TDRs gained from three successful municipal TDR programs in Lancaster County (Warwick, Manheim, and West Hempfield Townships), as well as the experience of the Handbook authors, with municipalities, landowners, and developers who are considering use of TDRs. The Handbook will also be helpful to: 1) Municipalities wishing to expand existing TDR programs into new parts of the municipality or to protect a variety of land resources; 2) Two or more municipalities interested in establishing multi-municipal TDR programs; 3) Lancaster County officials who wish to identify potential roles for County personnel and their departments; and 4) Other organizations who can partner with municipalities to facilitate greater use of TDRs. By drawing upon local TDR knowledge, municipalities will better understand how to establish a TDR program through their comprehensive plan and zoning ordinance. They can identify sending and receiving areas consistent with Balance and their own municipal plans. Through the use of TDRs, municipalities can help preserve more farmland and encourage more efficient use of the County’s urban areas and boroughs through increased densities or diversity. Date Published:       2008 Where/How to Use the Tool: The Practitioner’s Handbook is intended as a tool for both rural and urban municipalities to assist in managing and directing growth to planned growth areas. Website: TDR Handbook (31.5 MB) Contact : Dean Severson, Principal Planner, 717-299-8333 Local Example: Warwick Township Description: Established a TDR program in 1993 and revised it in 1998. Warwick Township has preserved more land, more than 900 acres, through TDR’s than any township in the state of Pennsylvania. The TDR program permanently transfers development potential from agricultural land to a Campus Industrial Receiving Area. Income generated from the sale of TDRs, such as from Heart of Lancaster Complex, is used for additional farmland preservation.

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"Warwick’s municipal-level TDR program is a national model –by innovating to encourage a different mix of development options and by playing an active role in facilitating transactions. Creating incentives to attract developers to invest in and build in the industrial park really helps set you apart from conventional programs.” Julia Freedgood, Director of Technical Assistance Services, American Farmland Trust.

Local Example: West Hempfield Township

Description: Established a TDR program in 1998 and began acquiring TDR’s in 2004. The TDR sending areas are all lands outside of the Designated Growth Areas, the receiving areas are all lands within the DGA’s. West Hempfield Township has sold many of its TDRs to a single residential developer for use in two projects inside the Designated Growth Area. West Hempfield has invested its own funds to help facilitate TDR transactions. See ARTICLE 1100 TRANSFERABLE DEVELOPMENT RIGHTS in the West Hempfield Township Zoning Ordinance

Contact: West Hempfield Township 717-285-5554

Website: www.twp.west-hempfield.pa.us

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National Example: Montgomery County, Maryland

Description: This County-wide TDR program has been in existence for over 25 years. Over 9,000 TDRs have been severed from the land permanently preserving more than 64,000 acres at one dwelling unit per twenty-five acres. In addition, 211 buildable TDRs have been severed from the land representing more 5,000 acres permanently preserved from future development at any density.

Contact:  301-495-4600

Website: www.montgomeryplanningboard.org

Tracking Transferable Development Rights

Montgomery County Zoning Ordinance

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