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Results for R-3 58 <br /> Results for R-2 60 <br /> Results for R-1 62 <br /> Value of Transferred Development Rights 64 <br /> Supportable Receiving End Values 65 <br /> Supportable Transfer Rates 65 <br /> Conclusions 65 <br /> VII. Compatibility,Infrastructure Needs and Mitigation 67 <br /> Compatibility 67 <br /> E-1 MUO 67 <br /> C-1 67 <br /> C-2 ES 68 <br /> B-2 68 <br /> R-3 68 <br /> R-2 68 <br /> R-1 68 <br /> Infrastructure Needs 69 <br /> Streets 69 <br /> Utilities 69 <br /> Community Amenities 69 <br /> Use of Tax Increment Financing 70 <br /> Summary of Program 70 <br /> Estimate of Revenue 71 <br /> Challenges of Applying Program 72 <br /> Potential Mitigation 73 <br /> Current Height Limits in C-1 and B-2 zones: 73 <br /> Alternative Height Step-back Approaches via TDR 73 <br /> VIII.Conclusions and Recommendations 76 <br /> Conclusions 76 <br /> Recommendations 80 <br /> Appendices 82 <br /> Zoning Analysis 82 <br /> EVERETT TRANSFER OF DEVELOPMENT RIGHTS STUDY FINAL REPORT <br /> PROPERTY COUNSELORS PAGE II <br />