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CONTENTS Page <br /> i <br /> EXECUTIVE SUMMARY <br /> ii <br /> INTRODUCTION <br /> 1 <br /> DATA AND ANALYSIS 3 <br /> introduction 3 <br /> Natural and Historical Resources 4 <br /> Infrastructure and Development 7 <br /> Environmental Constraints to Development <br /> 9 <br /> POLICY ANALYSIS 1 <br /> Issues/Recommendations 11 2 <br /> Land Use Element 12 <br /> Circulation Element 13 <br /> Housing Element 13 <br /> Open Space Element 13 <br /> Conservation Element 15 <br /> Health & Safety Element 16 <br /> Conclusion <br /> • <br /> 17 <br /> RURAL BUFFER IMPLEMENTATION 19 <br /> Foreword 1 1 <br /> Implementation Measures Currently Used 24 <br /> Implementation Measures Used Elsewhere 24 <br /> Transfer of Development Rights 27 <br /> Purchase of Development Rights 29 <br /> Acquisition/Land Banking 31 <br /> Impact Fees <br /> Impact Zoning 33 <br /> 33 <br /> Municipal Service Pricing 37 <br /> Adequate Public Facilities 9 <br /> Permits Systems/Points Systems 3 3 <br /> Evaluation of Implementation Measures 41 <br /> Possible Changes to Current Measures 43 <br /> Conventional Zoning 43 <br /> Overlay Zones 43 <br /> Cluster Development 44 <br /> Exaction 44 <br /> Other Measures with Significant ''Use Potential <br /> Acquisition/Land Banking 44 <br /> 45 <br /> Purchase of Development Rights 45 <br /> Transfer of Development Rights 46 <br /> Other Measures with Limited USe Potn"ti. l 46 <br /> Adequate Public Facilities 47 <br /> Municipal Service Pr1cin,9. �"." 47 <br /> Impact Fees 47 <br /> Impact Performance Zones 47 <br /> Performance Systems/ ts ystems 49 <br /> Recommendations <br /> APPENDICES ----.`e :- i <br /> Appendix A - Study Outline 51 <br /> 59 <br /> �. Appendix B - Data Summaries 159 25 <br /> Appendix C - Policy Analysis 165 <br /> Appendix D - Implementation Measures <br />