1. Reconciling Development and Conservation:
Applying Transfer of Development Credits (TDC) Programs in Alberta
Kimberly Good Miistakis Institute
Conservation and Stewardship Tools Workshop
Bow River Basin Council Legislation and Policy Committee October 21, 2011 – Cochrane, AB

2. From “Transfer of Development Rights: A Flexible Option for Growth in Pennsylvania”, Brandywine Conservancy

3. What is a TDC Program?

4. Determine the area to which the TDC program will apply

5. Designate sending (TDC Conservation) Areas and receiving (TDC Development) Areas

6. Assign a ‘development credit’ to each parcel

7. Developers purchase ‘credits’ from other parcels
Development potential is extinguished on ‘sending’ parcels

8. Why a TDC Program ?
Directs development away from areas where it is not appropriate to areas where it makes best sense
Conserves valued landscapes at minimal public expense (developer receives bonus development opportunities in exchange for purchasing credits)
Avoids win-lose zoning scenarios, ensuring landowners suffer no serious property value reductions in zoning-only approaches
Allows large groups of parcels to be conserved in contrast to parcel-by-parcel clustering techniques

9. Features of TDC Programs
Municipal planning tool for promoting land conservation in the face of significant land conversion pressure
May be initiated by Council, community, developers, conservationists, etc.
Supports a community vision

10. Features of TDC Programs
Title restriction - Conservation Easement or Heritage Act Designation
Market-based system for transferring credits; may be assisted (e.g., brokered)
Successful TDR programs are never lonely, never stagnant!

11. How TDC’s fit with planning
Used to complement zoning and achieve community goals

12. How are TDC’s enabled in Alberta?
Alberta Land Stewardship Act (ALSA)
Part 3: Conservation and Stewardship Tools deals with TDCs
Regulations (proposed)
Don’t need a Regional Plan

13. Who Can Establish a TDC Program?
Municipal planning tool
ALSA authorizes:
Local authority
Two or more local authorities
Regional plan
Regulations currently drafted to delegate authority to municipality

14. What is Required? Alberta Land Stewardship Act
Designate conservation lands and purpose(s) (process for identifying)
Environmental
Scenic value
Agricultural
Designate development area
State attributes of credits
Seek approval from Cabinet

15. What is Required? TDC Regulation (draft)
Program authority delegated to municipality
Create TDC Bylaw
Amend plans (MDP, IDP, LUB, ASPs) as needed
Credits trade within program
Maintain records
“Checklist” approval
Guideline document – provide support to municipalities

16. Current Activity MD of Bighorn – have program
Beaver Hills Initiative – researching potential
Strathcona County
Beaver County
MD of Foothills – incorporated option into MDP during last review

17. Kimberly Good
Phone: Web: