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rights, easements, others. analysis has been used to develop mechanisms to manage growth allocating and shifting many of the costs of growth from the public sector to who benefit most: new and businesses. The allocation of the costs between those moving into a the population, has became a major political issue in many rapidly growing areas (Snyder and Stegman 1986), Economic analysis techniques were soon applied to compute appropriate development impact fees based on the scope, location, and timing of growth (Nicholas, Nelson, and Juergensmeyer 1991). The need to fully understand the costs of growth, in order to establish impact fees or proffers lieu of impact fees, lead to the use of fiscal impact analysis techniques in the case study communities of Howard and Loudoun Counties, III. Key Elements of Fiscal Impact Analysis The (Burchell and Listokin 1978) uses the tern1 "fiscal impact analysIs" interchangeably with "cost-revenue analysis," It is a sub-set of cost-benefit analysis which considers only net public costs and revenues, Fiscal impact analysis is concemed with the public cost and revenue implications of changes in population or employment at the urban jurisdiction level. The costs of both facilities and services, in the long run, are typically incorporated into fiscal impact models. Fiscal impact analysis is a systems approach - it links economic, demographic, capital, and service factors, Development is market driven, If service levels are held constant, the demand for increased government services and facilities is largely development driven, Other market factors such as the price of housing, the value ofland and commercial/industrial property, and the industrial mix all have an affect on the taxable base. The expenditures required to provide new services and facilities, and the revenues available, are directly dependent on market demand as it affects the pace, value, and location of development. Fiscal impact analysis is the one technique that links planning with the economics of the market. Application of fiscal impact analysis occurs on two levels. At the macro level, it is used to analyze as it It is to the overall community at the micro level. Both are of interest to planners, although, without development of a community-wide model, project related impact analyses are difficult and generally inaccurate, The community-wide model enables analysis of altemative development patterns, land uses and growth rates on tax rates, capital facilities expenditures and services costs. Project analysis, which is focused on product mix, pricing, and absorption rates allows local governments to consider the marginal costs of a specific development when facing requests for approval of major projects through the zoning, special exception, or use pennit processes, The case studies of Howard and Loudoun Counties describe how these communities have used fiscal impact analysis at the comprehensive plan level and how project analysis in being incorporated into the incrementalnnplementation of their plans, IV. Case Studies - Howard County, Maryland and Loudoun County, Virginia file:! 1\\metro-inet.us\Roseville\CommDev\PLANNING _ AND _ ZONING\PLANNING _FI.., 02/17/2005