Within nine months of the first meeting of the commission, the commission shall make a detailed study of all factors that may significantly affect or cause irreversible modification of the present and future status of the zone and its relationship with the region, and any other factors, including, but not limited to:
(a)
The zone as an airshed resource for the region, considering climatology and meteorology.
(b)
Open space, including scenic easements, parks, and natural preserves, and fire hazards and fire prevention.
(c)
Watersheds, floods, and flood damage prevention.
(d)
Beaches, estuaries, lagoons, coastal bluffs, springs, creeks, lakes, fish, wildlife, and natural plantlife of the zone and the effects of development thereon.
(e)
Recreation, including beaches, parks, and other facilities for sport fishing, surfing, pleasure boating, picnicking, camping, mountaineering, hiking, and horseback riding.
(f)
Inventory of Indian settlements and other historical and archeological sites, fossil beds, unusual plantlife, and geological formations for possible future preservation and utilization.
(g)
Water supply, water quality, and waste disposal, including sewage plants and outfalls and thermal and radioactive pollution.
(h)
Solid waste disposal, including the effect of sanitary landfill activities.
(i)
Geology, erosion, soil types, land stability, and grading practices.
(j)
Proposed transportation plans, including present and projected traffic patterns, and new methods of solving transportation problems.
(k)
Projected population and related housing development within the zone and the impact thereof on the zone and region.
(l)
Power and desalination plants.
(m)
Exploration and exploitation of oil and gas and other minerals and natural resources.
(n)
Present land uses and known proposals for change, including impact of land appraisal and tax policies.
(o)
Present ownerships, including the administration of publicly owned properties.
(p)
Present regulation of land and water uses and activities of all levels of government.
(q)
Present laws affecting the zone.