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47 <br /> that development will only be allowed when public <br /> facilities sufficient to support the development are <br /> present. In light of the policy that public facilities <br /> should not be extended into the Rural Buffer, allowing <br /> development only when public facilities are present <br /> would constitute a ban on development. That is not the <br /> intent of the Rural Buffer . A further problem exists. <br /> Linking development to the availability of public <br /> facilities infers that those facilities will eventually <br /> be provided. This could create the impression that the <br /> Rural Buffer will eventually be allowed to develop at <br /> suburban or urban densities . That is not the case. So <br /> linking development to the availability of public <br /> facilities may actually have a negative effect on the <br /> Rural Buffer . <br /> Municipal Service Pricing <br /> This is both a revenue production and _growth management <br /> technique. it attempts to influence development loca- <br /> tion by charging higher fees for development in unwanted <br /> areas. For example, within an area where a public <br /> service is available, a higher fee, say a tap fee for <br /> water, would be charged to a development that is not <br /> next to an existing developed area. The fee would be an <br /> incentive for compact development patterns. This <br /> technique suffers shortcomings similar to those <br /> described above under Adequate Public Facilities. A <br /> public service must be provided before the fee can be <br /> charged. Since public services such as water and sewer <br /> are not to be provided in the Rural Buffer, this is not <br /> a viable implementation measure. <br /> Impact Fees <br /> This is a revenue production technique. It shifts some <br /> of the cost of public services and facilities required <br /> by development to the development itself . Since it does <br /> not control development, it would not be effective in <br /> achieving the Rural Buffer. Special legislation would <br /> be required for Orange County to charge impact fees. <br /> Impact/Performance Zones <br /> This innovative type of zoning replaces the traditional <br /> zoning restriction-by-use with restrictions based on <br /> standards that measure the impact created by a proposed <br /> change in land use. Any use that meets the standards <br /> set for a zone is permitted. This provides more flexi- <br /> bility in permitted development. It does not appear <br /> that this would be more effective in implementing the <br /> Rural Buffer than the conventional zoning currently in <br /> use. <br /> Performance Systems/Points Systems <br />