SmartPreservation.net is edited by Rick Pruetz, FAICP with the help of countless planners, journalists, elected officials and preservation activists. Following a 20-year career as a planner in both the public and private sector, Rick started his own consulting practice, Planning & Implementation Strategies, which specializes in transfer of development rights (TDR) workshops, studies and ordinances. In addition, Rick has explored open space success stories from around the nation and has written a book on his findings to be published by the American Planning Association’s Planners Press in early 2012. Rick, whose resume appears below, can be reached at Rickpruetz@outlook.com.
In the April 2014 issue of Planning magazine, Paul Farmer, Executive Director and CEO of the American Planning Association, acknowledged Rick in a Perspectives column on planning innovations: “Often, planning innovations occur in areas of policy, financing, or practices. Often, such advances can be traced to a few people. Richard Pruetz, FAICP, has shown that one informed, determined professional can take an idea and move it into practice. Through his work on transfer of development rights – largely in the western US – and his articles and books, his innovative work has transformed landscapes.”
Rick Pruetz, FAICP
Planning & Implementation Strategies
Qualifications and Experience
General Planning Experience
Rick Pruetz has a Master of Urban Planning degree and 34 years of planning experience. From 1999 to the present, he has been a self-employed planning consultant specializing in transfer of development rights, or TDR. From 1985 to 1999, he worked for the City of Burbank, California, serving first as the City Planner and then as Chief Assistant Community Development Director in charge of Advance Planning, Current Planning, Transportation Planning, Special Projects and License & Code Services. Prior to Burbank, he worked as a planner for the City of Waukesha, Wisconsin and as a project planner for the planning/engineering firm of Camp Dresser & McKee. In 2004, he was inducted into the American Institute of Certified Planners College of Fellows.
TDR Ordinances, Feasibility Studies, Research & Consultation
Milton, Georgia (Deerfield) – Prepared TDR portion of form based code adopted in April 2013 for the City’s Deerfield sub-area. The TDR mechanism here allows owners to preserve their land as open space, retaining private ownership subject to permanent density limitations, or as parks, greenways and trails in return for a higher allocation ratio.
Milton, Georgia (Crabapple) – Prepared TDR portion of form based code adopted in June 2012 for the City’s Crabapple sub-area. The TDR mechanism here allows owners to preserve their land as open space, retaining private ownership subject to permanent density limitations, or as parks, greenways and trails in return for a higher allocation ratio.
Gunnison County, Colorado – Prepared feasibility study of TDR program using dollars rather than TDRs as currency in order to adjust for wide variations in property values within a large county. Ordinance, adopted in 2009, establishes site-specific receiving area cash payment requirement of ten percent of land value increase resulting from bonus density. Revenue from receiving site compliance acquires sending area easements at prices determined by site-specific appraisal and negotiation.
Newton County, Georgia – With the University of Georgia, completed a feasibility study of a TDR program that would provide landowners the option of reducing allowable density in return for the ability to sell TDRs to developers in three distinct receiving area scenarios. In 2008, prepared and presented TDR ordinance which has not yet been adopted.
Livermore, California – Working with Solimar Research Group, wrote TDC feasibility study, TDC portion of General Plan Update and TDC Ordinance designed to preserve 14,000 acres of farmland. City adopted the General Plan and TDC Ordinance in 2004.
Hiram Village & Township, Portage County, Ohio – In 2008, completed study of feasibility of using TDR to preserve farmland and scenic resources in community with a population of 4,000. Also prepared TDR legislation for Township and Village.
Southeastern Regional Planning and Economic Development District, Massachusetts – In 2011, as part of Planning Center/DCE team, prepared recommendations on TDR strategies to preserve sending areas using receiving areas primarily located on a future rail line.
Tacoma, Washington – As part of Planning Center/DCE team, helped prepare TDR feasibility study supporting a subsequently-adopted TDR ordinance to preserve historic landmarks as well as farmland/open space under Pierce County jurisdiction as well as within the City Limits.
Gallatin County, Montana – In 2006, prepared TDR program for Gallatin County/Bozeman Area Zoning Regulations and components for a TDR mechanism proposed as an amendment of the County’s Subdivision Regulations.
Santa Monica, California – Provided recommendations for using TDR to preserve historic structures as implementation of a newly-adopted comprehensive plan.
Tahoe Regional Planning Agency, California/Nevada – In 2006, prepared paper summarizing stakeholder opinions about TRPA’s 20-year old TDR program.
DeKalb County, Georgia – In 2006, completed a study with University of Georgia demonstrating feasibility of using TDR to acquire remaining open space in a largely-developed county east of Atlanta.
Thomas County, Georgia – In 2005, as part of three-member University of Georgia team, co-wrote study assessing the feasibility of using TDR to preserve agricultural land and open space in a southern Georgia county.
Riverside County, California – In 2005, for Endangered Habitats League, wrote a TDR ordinance designed to preserve wildlife habitat.
Pickens County, Georgia – In 2005, prepared feasibility study demonstrating the use of TDR to preserve habitat of endangered fish species as part of Etowah River Regional Habitat Conservation Plan.
Etowah River Watershed, Georgia – In 2004, prepared for University of Georgia a TDR feasibility study for Cherokee, Dawson, Forsyth and Paulding counties to evaluate potential use of TDR to implement a regional habitat conservation plan.
Davis County, Utah – Working with Solimar Research Group for the Nature Conservancy of Utah, prepared a TDR feasibility study, TDR ordinances, intergovernmental agreements and procedures for three cities and Davis County designed to protect the shores of the Great Salt Lake.
Santa Fe County, New Mexico – Prepared a TDR feasibility study and a TDR ordinance, adopted in 2001, designed to protect scenic views and environmental areas within a highway corridor.
San Benito County, California – Completed feasibility study to evaluate the effectiveness of farmland-preservation TDC provisions in an initiative adopted by the County Board in 2003.
Butte County, California – Completed Feasibility Study to estimate effectiveness of using TDR to preserve County farmland.
North Logan/Cache County, Utah – With Salt Lake City architectural firm, wrote portions of demonstration TDR program to preserve the City of North Logan’s foothills and Cache County farmland.
Whatcom County, Washington - Prepared TDR market study forming the basis for recommended changes to an existing TDR program designed to protect the Lake Whatcom watershed.
Gallatin County, Montana – In 2004, prepared and presented TDR feasibility study evaluating intra- and inter-jurisdictional transfer options for the area surrounding the City of Bozeman and an un-zoned portion of the County.
Santa Barbara County, California – Completed TDR feasibility study in conjunction with a natural resource inventory evaluating the County’s Gaviota Coast as a potential National Seashore.
Berkeley, California – For Ecocity Builders, prepared TDR ordinance for City consideration designed to encourage conversion of buried stream into a multiuse greenway between the UC campus and San Francisco Bay.
Burbank, California – Wrote TDR mechanism adopted in 1991 as part a specific plan to maintain acceptable development limits in Burbank’s Media District.
Lowcountry Council of Governments, South Carolina – As part of DCE Planning team, helped prepare TDR feasibility study and TDR ordinance, subsequently adopted, using TDR to reduce development potential surrounding Marine Corps Air Station – Beaufort.
Beaufort County, South Carolina – As part of DCE Planning team, provided input to Smart Code adopted by Beaufort County that uses TDR to encourage preservation of a portion of Daufuskie Island.
Mountlake Terrace, Washington – As part of DCE Planning team, completed TDR study, including evaluation of potential receiving areas.
James City County, Virginia – As part of DCE team, completed evaluation of TDR as a means of implementing rural preservation goals of recently-adopted comprehensive plan.
Gwinnett County, Georgia – As part of DCE team, developed and presented a TDR mechanism that could be used to either reduce density on sending sites remaining under private ownership or to compensate property owners for deeding their property to the County for parkland.
Lasting Value: Open Space Planning and Preservation Successes, American Planning Association, 2012, 224 pages.
The TDR Handbook: Designing and Implementing Transfer of Development Rights Programs, (with Arthur C. Nelson and Doug Woodruff), Island Press, 2012, 313 pages.
Beyond Takings and Givings: Saving Natural Areas, Farmland and Historic Landmarks with Transfer of Development Rights and Density Transfer Charges, Arje Press, 2003, 500 pages.
Saved By Development: Preserving Environmental Areas, Farmland and Historic Landmarks With Transfer of Development Rights, Arje Press, 1997, 436 pages.
Putting Transfer of Development Rights to Work in California, Solano Press Books, 1993, 222 pages.
Other Selected Publications
“Learning from the European Green Capitals”, Practicing Planner, March 2014.
”Transfer of Development Credits Helps Cities Grow Up”, Built Environment, December 2013.
“Tradable Development Rights to Protect Peri-Urban Areas: Lessons from the United States and Observations on Australian Practice”, with Ben Harmon and Peter Houston. Journal of Environmental Planning and Management, December 2013.
“Prosperity Comes in Cycles”, Planning, November 2013
“Smart Growth Takes Smart Preservation”, The Commissioner, (American Planning Association), Spring 2012.
“TDR-Less TDR Revisited: Transfer of Development Rights Innovations and Gunnison County’s Residential Density Transfer Program,” with Mike Pelletier and Christopher Duerksen, PAS Memo, (American Planning Association), May-June 2010.
“Is Your Community TDR-Ready?” with Noah Standridge, Zoning Practice, (American Planning Association), September 2009.
“What Makes Transfer of Development Rights Work? – Success Factors From Research and Practice”, with Noah Standridge, Journal of the American Planning Association, Winter 2009.
“Planners’ experiences in managing growth using transferable development rights (TDR) in the United States”, with Michael D. Kaplowitz and Patricia Machemer, Land Use Policy, July 2008.
“Transfer of Development Rights Turns 40” with Erica Pruetz, Planning & Environmental Law, (American Planning Association), June 2007.
“TDR to the Rescue”, Planning, (American Planning Association), February 2007.
“Making TDR Work for You”, The Commissioner, (American Planning Association), Winter 2005.
TDRs and Other Market-Based Land Mechanisms: How They Work and Their Role in Shaping Metropolitan Growth, with William Fulton, Jan Mazurek and Chris Williamson, The Brookings Institution, June 2004.
“TDR-Less TDR: A Transfer of Development Rights Approach That ‘Custom Fits’ Transactions”, PAS Memo, (American Planning Association), August 2002.
“Putting Growth In Its Place, With Transfer of Development Rights”, Planning Commissioners Journal, Summer 1998.
“Transfer of Development Rights Turns 30”, California Planner, (American Planning Association – California Chapter), May-June 1998.
“Viewpoint” (on the effect of the U.S. Supreme Court’s Suitum decision on TDR), Planning, American Planning Association, January 1998.
SmartPreservation.net – Includes profiles of communities that excel at open space preservation plus case studies of 283 TDR programs from around the US and 37 programs in other countries.
Professional Awards & Affiliations
Fellow, American Institute of Certified Planners
Editorial Advisory Board, Journal of the American Planning Association
American Planning Association, Board Member: California Chapter, Los Angeles Section
Southern California Planning Congress, President
Madison Township, Ohio; Cornwall Township, Connecticut; Humboldt County, California; Alexandria Township, Hunterdon County, New Jersey; Sunland, California; Austin, Texas; Newton County, Georgia; San Diego County, California; Athens, Georgia; La Plata County, Colorado; Whatcom County, Washington; Mesa County, Colorado; Nevada County, California; Douglas County, Nevada; Santa Fe, New Mexico; Livermore, California; Nevada City, California
Ecocity World Summit, Nantes, France, September, 2013
TDR Two-Day Symposium, State of Rhode Island, Providence, April 2013
APA Annual National Conference, Chicago, Illinois, April 2013
Symposium: Tools for Equitable Urban Intensification, University of New South Wales, Sydney, Australia, April 2013
Farming At Metropolitan Edge Conference, Countryside Alliance – Montgomery County Maryland, Rockville, Maryland, January 2013
California APA Conference, Rancho Mirage, October, 2012
Land Trust Alliance Annual National Rally, Salt Lake City, Utah, September-October, 2012
Riverside, California, Presentation of TDR feasibility to historic preservation organizations, July 2012
Planning Communities of Lasting Value, American Planning Association, National Conference, Los Angeles, California April, 2012
Smart Growth Takes Smart Preservation, New Partners for Smart Growth National Conference, February 3, 2012, San Diego, California.
TDR Also Belongs in Your Climate Change Toolbox, American Planning Association – California, Annual Conference, November 2010, Carlsbad
2010 Visiting Fellow – Department of Primary Industries, Victoria, Australia, (Melbourne, Bendigo, Shepparton, Tatura, Wangaratta and Mildura). May-June 2010.
Oceanside, California TDR presentations to Coast Highway Plan Subcommittee and Planning Commission, May 2010 and October 2009.
Cold Cash for Bonus Density, American Planning Association National Conference, April 2010, New Orleans
Introduction to TDR, National Business Institute Teleconference Seminar, February 16, 2010
TDR Presentation to Defense Communities Conference, November 5, 2009, Orlando, Florida.
Washington State University Extension, Webinar on Pierce County TDR & PDR, September 2, 2009
Delaware TDR Workshops, August 10 & 11, 2009, Dover, Delaware
Presentations in Australia: CSIRO and Queensland Department of Infrastructure and Planning, July 6 – 9, 2009, Brisbane
Is Your Community TDR-Ready? American Planning Association National Conference, April 2009, Minneapolis
Scott County, 2009, Shakopee, Minnesota
Louisville Metro Planning & Design, 2009, Louisville, Kentucky
Green Valley Institute, 2008, Hampton, Connecticut
Housatonic Valley Council of Elected Officials, 2008, Brookfield, Connecticut
Northwestern Conservation District, 2008, Torrington, Connecticut
Land Trust Alliance Rally: The National Land Conservation Conference, 2008, Pittsburgh, Pennsylvania
Gunnison-Style Transfer of Development Rights, American Planning Association Conference, April 2008, Las Vegas
Restored By Development, Ecocities World Forum, San Francisco, California, April 2008
Chattahoochee Hill Country TDR Class, 2007, Palmetto, Georgia
Madison-Morgan Conservancy, 2007, Madison, Georgia
Jackson County, 2007, Jefferson, Georgia
San Luis Obispo County TDR Citizens Advisory Committee, September 2007, San Luis Obispo, California
Franklin Tomorrow Lecture Series and meetings of Williamson County-Franklin Chamber of Commerce, Franklin City Council, Franklin City Staff, 2007, Franklin, Tennessee
Oconee County, 2007, Watkinsville, Georgia
Using the Marketplace to Achieve Conservation and Planning Objectives in Oregon’s Dynamic Regulatory Environment, Portland State University, May 2007, Portland, Oregon
Big TDR Innovations from Small Places, American Planning Association Conference, April 2007, Philadelphia
TDR: A Demonstration Study, Levin College Forum/Planning Research and Practice’s Countryside Program, Cleveland State University, April 2007, Cleveland, Ohio
TDR: Making it Work in Washington, Cascade Land Conservancy/State of Washington, March 2007, Seattle, Washington
Sun Valley Sustainability Conference 2006, Sun Valley, Idaho
Pennsylvania Land Trust Association TDR Seminar, 2006, State College, Pennsylvania
Citizens for a Better Flathead, 2006, Kalispell, MT
Madison County, 2005, Danielsville, Georgia
Madison-Morgan Conservancy, 2005, Madison, Georgia
American Planning Association – California Chapter, 2005 Conference, Yosemite National Park
Building Industry Legal Defense (BILD) Foundation Conference, 2005, Long Beach, California
American Planning Association Conference, 2005, San Francisco
Citizens Planning Foundation, 2005, Santa Barbara, California
American Farmland Trust, National Conference, 2004, Lexington, KY
Urban Development Institute of Australia, 2004 presentations in Brisbane, Coolum, Sydney and Perth, Australia
Greenspace Commission, Forsyth County Georgia, 2004, Cumming, GA
Western Planner Conference, 2004, Missoula, MT
Mexico Instituto Nacional de Ecologia’s “International Seminar on Economic Instruments for Environmental Basins”, 2003, Mexico City
American Planning Association Conference, 2002, Chicago
Rocky Mountain Land Use Institute, Annual Conference, 2002, Denver
Upstate Forever Conference, 2002, Greenville, NC
American Planning Association Conference, 2001, New Orleans
American Planning Association’s Conference, 2000, New York
“Transfer of Development Rights Revisited”, audio conference: American Planning Association and Lincoln Institute of Land Policy, April 9, 2000.
Rural Development Council of Michigan, 2000, East Lansing
American Planning Association Conference, 1999, Seattle
Sierra Business Council, 1998, Murphys, California
American Planning Association Conference, 1996, Orlando