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Atlanta TDR Margaret Mitchell House 9490 WestLampeter San-Diego-Receiving-Zone South-Street-Seaport-154 San-Francisco-Actual-Certified-Sending-Site-635-Pine jefferson West_Hempfield HistoricDowntown

Brisbane, California

Brisbane, population 4,000, is located in the coastal hills on the western shore of San Francisco Bay, seven miles south of downtown San Francisco. As explained in Beyond Takings and Givings, Brisbane adopted a TDR program in 1984 to encourage the preservation of a 112-acre hillside area known as The Acres. Potential sending sites are those parcels in The Acres which have the steepest slopes, are located the greatest distance from existing infrastructure or would cause the most environmental impact if developed. Conversely, the potential receiving sites are parcels with less steep slopes located on the lower elevations of the hillsides near existing roads and other infrastructure. Both potential sending and receiving sites are zoned for single-family residential at a density of one dwelling per 20,000 square feet. In this zone, an extra dwelling unit can be constructed on a receiving site in addition to the unit permitted by the underlying zoning. For each additional unit constructed at a receiving site, 20,000 square feet of land at the sending site must be permanently dedicated as open space.

In February 2005, Senior Planner Tim Tune reported that the City had adopted more detailed TDR regulations in 2003. The 2003 code changes spell out that a proposed sending site must have any of six open space values including butterfly habitat and contiguity to state or county parks. Similarly proposed receiving sites must be near existing development and infrastructure and cannot contain any of the features that would qualify the parcel as a sending site. The transfers are still approved through conditional use permit but as of 2003, the City Council rather than the Planning Commission must approve the transfer. In addition to the usual findings needed for a CUP, the City Council must also make four special findings including a determination that the proposed receiving site development would minimize visual impact.

In January 2005, the Brisbane City Council adopted its first TDR application. In exchange for allowing two additional single-family dwellings to be built on a half-acre parcel, the City will receive an acre of open space near the ridgeline of San Bruno Mountain, which is prime habitat for federally-protected butterfly species.