TDC Development Areas

Bonus Development Opportunities

One of the most dangerous assumptions during the design of a TDC program is that there is a demand for the development that would drive the program. Remember that the necessary demand is actually ‘bonus’ demand – demand for greater development opportunities in one area to offset the decrease in development opportunities in another area. Recall that TDC programs are voluntary –  if the existing sub-division and building opportunities are satisfactory to the local developer community, then there may be no desire for the ‘bonus’ TDC programs offer.

The ‘bonus’ offered to developers need not be simply “increased density”. In fact, in many areas in Alberta, developers are seeking decreased density (rural estate residential development). It is vital to work with local developers to understand what actually constitutes a ‘bonus.’ In the programs Miistakis reviewed in the U.S., bonuses ranged from providing increased density, to streamlined approval options, to foregoing certain standard requirements around water and reserve land – each targeted to the identified desires of the development community.

Even “increased density” bonuses need to be explored, as some forms may be more desirable than others. ‘Unconvinced’ developers may become interested if that density is achieved through changes in municipal reserve, road design, etc. leading to greater developable area in a given set of parcels.