PLAN 724 FALL

Transcription

1 PLAN 724 FALL INTRODUCTION TO LAW FOR PLANNERS Class Outline, Schedule and Assigned Readings Department of City and Regional Planning University of North Carolina at Chapel Hill David J. Brower Classroom NE Room 301; Office NE Room Session Reading Assignment Topical Outline & Burn I. Introduction A. The first thirteen billion years B. The next ten thousand or so years II. The Law and the Courts A. Introduction B. The Law: Defined 1. The regime that orders human activities through systematic application of the force of politically organized society 2. The aggregate of legislation, judicial precedents, and accepted legal principle; the body of authoritative grounds for judicial and administrative actions a. Constitution b. Statutes c. Regulations d. Judicial decisions e. Executive Orders: Presidential Directives; signing statements f. Guidance 3. A set of rules or principles dealing with a specific area of the legal system. a. Civil b. Criminal c. Torts 1

2 4& LGL Chap 1,2,3 4,5,6 7,12 d. Real Property e. Environmental f. Constitutional g. Local Governments h. Land Use 4. The judicial and administrative process; legal action and proceedings C. Legal Materials D. The Courts III. Institutional Framework and Relationships A. Federal Government B. State Government C. Regional Government D. Local Government 1. Relationship with state government a. Incorporation b. Dillon s Rule c. Enabling Acts d. Home Rule 2. Types of local governments a. County b. Municipal c. Township d. Special District 3. Organization of Local Government a. Legislative body b. Executive and staff c. Boards and commissions 4. Boundaries a. Corporate limits b. Annexation c. Extra-territorial jurisdiction 5. Relationship with federal government 6. Relationship with regional and other local governments E. Non-Governmental Organizations F. Private Organizations 2

3 6,7, G. Institutional Hierarchy 1. Site 2. Structure 3. Subdivision 4. Neighborhood 5. Special District 6. Municipal Corporation 7. County 8. Special Authority 9. Metropolitan Area 10. Region 11. State 12. Nation 13. International IV. Land Ownership A. Introduction: The relationship of human beings one with another and their individual and collective relationship with the land. Sing B. Systems of land ownership a. Customary land (tribal, familial, communal) a. whose cave is this anyway? b. who gets to sit closest to the fire? c. who has to clean up afterwards? b. Feudal: Hapless baby George and the future of Downton Abbey c. Land Tenure d. Anthropocentric statutory law e. Ecocentric values (intrinsic value) a. Thomas Berry b. Tribe, Sax, Singer, Freyfogle, Stone, Purdy c. Earth Law, Wild Law, animal rights. V. Real Property Law in the United States 3

4 A. Introduction 1. Real Property: Definition & Dimensions 2. The Right to Exclude a. The Civil Rights Act of 1964 b. The Americans with Disabilities Act c. The Public Trust Doctrine 3. Personal Property B. Relationships Among Neighbors 1. Nuisance 2. Water 3. Support 4. Light and Air 5. Adverse Possession 6. Easements a. Introduction b. Express Easements c. Implied Easements d. Prescriptive Easements 7. Covenants a. Introduction b. Public Policy Campbell -Mohn C. Common Types of Ownership 1. Introduction 2. Fee Simple 3. Life Estates 4. Trusts; Public Trust Doctrine D. Concurrent Ownership E. Family Property F. Leaseholds G. Real Estate Transactions 4

5 1. Introduction 2. Recording 10, VI. THE STORY VII. Approaches to Managing Urban Development, Urban Aesthetics and Natural Resources A. Characteristics of Development 1. Quantity 2. Location 3. Bulk 4. Timing 5. Quality 6. Appearance 7. Impact 8. Scale Chem Chem B. Management Objectives/Values 1. Economic 2. Aesthetic 3. Tax Base 4. Environmental 5. Biodiversity 6. Greed 7. Quality of Life 8. Sustainable Development 9. Political Power C. Policy Options for Managing Development 1. Regulation 2. Acquisition 3. Taxation 4. Education 5

6 Chem Chem Chem Spending D. Policy Strategies for Managing Development a. Common law b. Land Ownership c. Statutory Law d. Disclosure e. Command and Control f. Criminal Penalties g. Civil Penalties h. Cap and Trade i. Social Funds j. Incentives k. Contracts and Spending l. Investment VIII. Typical urban development policies A. zoning ordinance B. subdivision control ordinance C. grants IX. Constitutional Mandates and Admonitions A. Introduction B. Authority (Federal) 1. The Power to Regulate Commerce 2. The Spending Power 3. Preemption C. Authority (State) 1. Tenth Amendment 2. Commerce 3. Spending 4. Police Power D. Mandates and Admonitions 1. Substantive Due Process Village of Euclid v. Ambler Realty Co. Nectow v. City of Cambridge 2. Procedural Due Process 3. Equal Protection 6

7 Chem City of Cleburne v. Cleburne Living Center Village of Willowbrook v. Olech Village of Arlington Heights v. Metropolitan Housing Development Corporation 4. The Taking Issue a. Eminent Domain Poletown Neighborhood Council v City of Detroit Wayne County v Hathcock Lingle v Chevron Kelo v City of New London Private Property Rights Protection Act(s) b. Physical Invasion Loretto v. Teleprompter Manhattan CATV c. Regulatory Impact Pennsylvania Coal v. Mahon Penn Central Transportation Co. v. New York City d. Essential Nexus Nollan v. California Coastal Dolan v. City of Tigard e. Economic Impact Lucas v. South Carolina Coastal Council Keystone Bituminous Coal Association v. DeBenedictis f. Investment Backed Expectations Palazzo v. Rhode Island g. Unit of Property Tahoe-Sierra Preservation Council, Inc. v. Tahoe Regional Planning Agency h. Compensation First English Evangelical Church v. 7

8 County of Los Angeles i. Ripeness MacDonald v. Yolo County j. Taking Legislation , First Amendment Metromedia, Inc. v. City of San Diego City of Ladue v. Gilleo City of Littleton v. Z. J. Gifts Young v. American Mini Theatres City of Renton v. Playtime Theatre Skokie parade The Regional General Welfare Save a Valuable Env t v. City of Bothell X. Other Constraints and Admonitions FALL BREAK XI. Managing Urban Development A. Zoning 1. Overview a. The teeth of the zoning ordinance b. How does zoning work? 1) zone district map 2) district requirements c. History of zoning d. Authority to zone e. Standard State Zoning Enabling Act f. Types of regulations 1) Cumulative v. exclusive 2) Performance v. prescriptive 8

9 ) Of right v. administrative findings 4) Form based 2. Zoning and the comprehensive plan a. Standard State Zoning Enabling Act b. Standard State Planning Act 3. Zoning decision makers a. Legislative (elected state and local officials) b. Planning Commission (appointed) c. Board of Adjustment / Board of Zoning Appeals (appointed) d. Planning Department (employees) e. Affected Parties 1) Development industry 2) Citizen participants 3) The community as a whole 4) The region 4. Constitutional parameters of zoning a. Village of Euclid v. Ambler Realty Co.* b. Nectow v. City of Cambridge* c. Challenges: facial v. as applied 5. District Requirements a. Use 1) Residential 2) Single Family Use What is a family? Village of Belle Terre v. Boras Moore v. City of East Cleveland 3) Group Homes City of Cleburne v Cleburne Living Center* 4) Agricultural Uses 5) Commercial Uses 6) Industrial Uses 7) Accessory Uses 8) Buffer Zones 9) Public Uses: schools, hospitals, etc 10) Religious Uses RLUIPA b. Height c. Density d. Yard Size e. Floor-to-Area Ratio 9

10 f. Bulk Teton County v. Crowe g. Setback Lucas v. South Carolina Coastal Council* h. Parking i. Signs 6. Flexibility a. Floating zones b. Contract zoning/conditional zoning c. Incentive zoning d. Interim zones e. Overlay zones 8. Non-conforming Situations Hadacheck v. Sebastian Los Angeles v. Gage 9. Administrative, Legislative, or Quasi-judicial Action? a. Delegation to an administrative body b. Delegation to property owners c. Initiative and referendum City of Eastlake V. Forest City Enterprises Cuyahoga Falls v. Buckeye Community Hope Foundation 10. Rezoning: Amending the Ordinance a. Generally b. Grounds for rezoning c. Extraordinary majorities d. Rezoning and the Comprehensive Plan e. Spot zoning Bartram v. Zoning Commission 11. Variances a. Use variances b. Other variances 12. Special Permits Rockhill v. Township of Chesterfield Vested Rights Parkview Associates v. City of New York City of Dallas v Vanesko 49 Tx Supreme Ct

11 Development Agreements EL&P Exclusionary Zoning a. The Fair Housing Act b. The Americans with Disabilities Act c. Village of Arlington Heights v Metropolitan Housing* 16. Frustrations with Traditional Zoning EL&P EL&P EL&P EL&P EL&P B. Subdivision Control, Official Maps and Planned Unit Development 1. Subdivision Control a. Process b. Design requirements c. Exactions d. Dedication e. Plats f. Documents g. Homeowners Associations 2. Planned Unit Developments 3. Official Maps C. Building and Housing Codes D. Moratoria Tahoe-Sierra Preservation Council v. Tahoe Regional Planning Agency* E. Ownership of Land 1. Fee Simple 2. Less than Fee Simple a. easements, conservation easements, transfer of development rights b. covenants c. homeowner associations 3. Transfer of Development Rights 11

12 22, Land Banking 5. Eminent Domain F. Economic Incentives Maready v. City of Winston-Salem G. Panaceas (cures for whatever ails you including the common cold) XII. Managing Appearance A. Aesthetic Regulation Scenic vista View sheds Corridors Ridge laws Palisades, Englewood Cliffs, N.J B. Signs 1. In general 2. First Amendment Linmark Associates, Inc. v. Willingboro City of Ladue v. Gilleo Member of Los Angeles City Council v. Taxpayers for Vincent C. Architecture Berman v. Parker Reid v. Architectural Board of Review St John the Divine D. Historic Preservation Penn Central Transportation Co. v. New York* Vestry of St. Bartholomew s Church v. City of New York E. Site Design F. Form-Based Zoning 26 XIII. MANAGING THE ENVIRONMENT 12

13 A. TOOLS OF THE TRADE B. CLIMATE CHANGE 1. reality? 2. mitigation 3. adaptation C. AIR POLLUTION: THE CLEAN AIR ACT Massachusetts, et al. v. EPA Monroe v. AK Steel D. WATER POLLUTION: THE CLEAN WATER ACT E. WETLANDS, ENDANGERED SPECIES, PUBLIC TRUST D. Natural Hazards 1. Background 2. National Flood Insurance Program 3. Hazard Mitigation Act of G. Preservation of Natural Areas; Coasts and Oceans 1. Coastal Zone Management Act 2. Coastal Barrier Resources Act 3. Ocean Policy H. Energy I. THE NATIONAL ENVIRONMENTAL POLICY ACT THANKSGIVING 13

14 XIV. LAST CLASS KEY: 7: CLASS SESSION NUMBER 8.30 : CLASS DATE : JURGENSMEYER & ROBERTS, LAND USE PLANNING AND DEVELOPMENT REGULATIONLAW THIRD EDITION BURN: BURNHAM, LEGAL SYSTEM OF THE U.S. THIRD EDITION LGL: REYNOLDS, LOCAL GOVERNMENT LAW THIRD EDITION SING: SINGER, PROPERTY THIRD EDITION CHEM: CHEMERINSKY, CONSTITUTIONAL LAW EL&P: SALZMAN & THOMPSON, ENVIRONMENTAL LAW AND POLICY 14