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incorporating principals of conservation neighborhood design; provide opportunities for a range of single <br /> family housing choices, including estate and affordable single <br /> family housing; enable limited neighborhood-serving, small-scale <br /> commercial and institutional uses". The plan includes a Transfer <br /> of Development Rights(TDR) policy. The purpose of the TDR <br /> policy is "to maintain the Town's rural agricultural character; <br /> preserve large viable areas of farmland with a minimum of non- <br /> row!of farm divisions; allow farmers to collect a reasonable non-farm <br /> Corrigo Grow <br /> value on their land without dividing lots; and transfer RDUs <br /> towards areas of existing development and services". Only land <br /> "" located in the Agricultural Preservation Area qualifies as a sending <br /> area. For RDUs to be sent,the sending land must be zoned with <br /> r• the county's TDR-S overlay district, and the receiving area must be <br /> !. zoned with the TDR-R overlay district as well as the appropriate <br /> — <br /> residential district. <br /> In the Neighborhood Development Area,there is bonus ratio built into the TDR policy. As stated in the plan: <br /> "For each RDU transferred from a TDR Sending Area to a Neighborhood Development Area,the developer <br /> is able to develop eight housing units above the number of housing units allocated to the May 15, 1982 <br /> parcel, provided that the developer met all other applicable regulations and policies". <br /> Density Study and TDR program analysis:The owner, Mr. Viney, requested a determination as to the <br /> potential density units or"splits" available to 23 different parcels all located in the Town of Cottage Grove. <br /> The town of Cottage Grove refers to these as residential dwelling units (RDUs). The parcels came from six <br /> different "original farms". An original farm is defined by ownership as of May 15, 1982 as defined in the <br /> town's density policy. The majority of the 23 parcels fall into the Agricultural Preservation Area of the plan, <br /> where the density policy applies, and some fall within what is now the Commercial Development Area. Mr. <br /> Viney has 6, (possibly 7 depending on changes in progress on the original Dahl farm), RDUs available from <br /> these 23 parcels. <br /> For parcels in the Agricultural Preservation Area,the owner can utilize the town's transfer of development <br /> rights (TDR) policy,to send those RDUs to receiving areas in different locations in the town. In the <br /> Neighborhood Development Area,the transfers can occur at a ratio of 8 to 1, in other words, one RDU from <br /> a sending area, can equal up to eight in the receiving area. Applied to this proposal, Mr. Viney will use two <br /> of his RDUs to develop 15 lots in this subdivision. <br /> Town minimum lot size and other design guidelines:The minimum lot size in this area is 20,000 and the <br /> maximum is one acre. "Incorporating principals of conservation design" is Included in the purpose <br /> statement for the Neighborhood Development Area, but there are not any related specific design guidelines <br /> listed in the land use element of the town plan. <br /> VILLAGE OF COTTAGE GROVE COMPREHENSIVE PLAN: The subject property is identified as <br /> Agriculture/Rural in the Village of Cottage Grove Comprehensive Plan. It also falls inside of the Village ETJ <br /> boundary. Although one could recognize this as a conflict between the town and village plans, in the case <br />