Current Trends and Practical Strategies in Land Use Law and Zoning

by Salkin, Patricia E.

• ISBN13: 9781590314173
• ISBN10: 1590314174
• Format: Paperback
• Copyright: 2005-07-30
• Publisher: Natl Book Network

Summary

This useful guide is a compilation of significant trends in land use law, featuring landmark court decisions from the U.S. Supreme Court, federal district courts and state high courts.

Table of Contents

Foreword	ix
About the Editor	xi
Contributors	xiii
Introduction	xvii
CHAPTER 1 Recent Developments Concerning RLUIPA	1	(18)
Alan C. Weinstein
Background	1	(1)
Types of Challenges Brought Under RLUIPA	2	(1)
Recent RLUIPA Decisions of Note	3	(4)
Rulings on the Constitutionality of RLUIPA	7	(3)
How Much Has RLUIPA "Changed the Rules" for Land-Use Regulation of Religious Uses?	10	(1)
"Pre-Smith" Free Exercise Analysis in the Courts	11	(1)
Avoiding a RLUIPA Challenge	12	(1)
Conclusion	13	(6)
CHAPTER 2 Buckeye Settles Little: The Unanswered Questions About Referenda Used to Stop Affordable Housing	19	(12)
Dwight H. Merriam, FAICP, CRE
Introduction	19	(1)
Background	19	(1)
State Court Proceedings	20	(1)
Federal Court Proceedings	21	(1)
The U.S. Supreme Court Decision	22	(1)
Equal Protection	22	(1)
Substantive Due Process	23	(1)
Fair Housing Act	23	(1)
Reactions to the Decision	23	(2)
Schematic for Winning	25	(1)
Conclusion	25	(6)
CHAPTER 3 Developer Claims of Vested Rights	31	(16)
Daniel J. Curtin, Jr.
Vested Rights	31	(3)
The Avco Rule—California	32	(2)
Other Statutory Solutions	34	(1)
Development Agreements	34	(7)
California's Statute and Judicial Experience	35	(2)
Contracting Away the Police Power	37	(2)
Dolan/Nollan Test Not Applicable	39	(1)
Annexation Agreements	40	(1)
Vesting Tentative Maps—California Statute	41	(1)
Summary	42	(5)
Summary of Advantages and Disadvantages of a Development Agreement	42	(5)
CHAPTER 4 Making the Continent Safe for Investors—NAFTA and the Takings Clause of the Fifth Amendment	47	(38)
Edward J. Sullivan and Kelly D. Connor
Introduction	47	(1)
A Brief History of the Takings Clause	48	(5)
Section III—History and Nature of North American Free Trade Agreement	53	(6)
Article 1110: Expropriation and Compensation	56	(1)
Investor-State Dispute Mechanism	57	(2)
Current Expropriations Issues	59	(6)
Robert Azinian, et al. (Desona de C.V.) and Mexico	59	(1)
Metalclad Corp. and Mexico	60	(1)
Pope & Talbot, Inc. and Canada	61	(1)
S.D. Myers and Canada	61	(1)
Mondev International, Ltd. and the United States	62	(1)
Pending Claims	63	(1)
Methanex Corp. and United States	64	(1)
The Loewen Group and the United States of America	64	(1)
Canfor Corp. and the United States of America	64	(1)
Analysis of Decisions	64	(1)
The United States Constitution, the Treaty, and Frustrated Expectations	65	(3)
Jurisdiction	65	(1)
Respondents and Procedures	65	(1)
Subject Matter of Claims	66	(1)
Dispute Resolution Methodology	67	(1)
Conversions	68	(1)
Conclusion	68	(17)
CHAPTER 5 The American Planning Association and Trends in Land-Use Litigation	85	(16)
Lora A. Lucero
Alfred Bettman (1873-1945)—An Amicus Brief That Saved Zoning	87	(2)
The American Planning Association's Participation as Amicus Curiae	89	(4)
Recent Trend to Watch Carefully (A Sign of the Times)	93	(2)
Some Lessons Learned—What Makes a Good Friend?	95	(6)
CHAPTER 6 The Next Frontier: Land-Use Planning and Environmental Justice	101	(10)
Suellen T. Keiner
CHAPTER 7 From the Traditional to the More Creative: Incentives for Historic Preservation	111	(22)
Julie Tappendorf and Kathleen Cunningham
History of Historic Preservation	111	(1)
Objectives and Goals of Historic Preservation	112	(1)
Preservation Tools	113	(3)
Landmark Designation	114	(1)
Federal	114	(1)
Local	114	(2)
Local Regulatory Incentives	116	(2)
Transfer of Development Rights	116	(1)
Adaptive Use	116	(1)
Parking Flexibility	117	(1)
Building Code Flexibility	117	(1)
Conservation Easements	118	(6)
Examples	120	(1)
Financial Incentives	121	(1)
Tax Incentives	122	(2)
Grants/Loans	124	(4)
Grants	124	(3)
Loans	127	(1)
Local	128	(1)
Other Financing Incentives	128	(1)
Resident Curator Program	128	(1)
Conclusion	128	(5)
CHAPTER 8 Planning and Zoning for an Aging Population: Make Way for the Baby Boomers	133	(12)
Patricia E. Salkin
Introduction	133	(1)
Aging in Place	134	(1)
Housing Affordability	135	(1)
Housing Preferences	136	(1)
Adopting Zoning Ordinances to Accommodate Senior Housing	137	(1)
Using the Floating Zone	138	(1)
Special Use Permits for Senior Housing	139	(1)
Accessory Units, Elder Cottages, and ECHOs	139	(1)
High-End Housing for Active Seniors	140	(1)
Other Legal Considerations	140	(1)
Conclusion	141	(4)
CHAPTER 9 Inclusionary Zoning	145	(24)
Cecily T. Talbert & Nadia L. Costa
Overview	145	(1)
Judicial Treatment of Inclusionary Zoning	146	(4)
Inclusionary Zoning in the Pre-Nollan and Dolan Era	147	(1)
Inclusionary Zoning in the Post-Nollan and Dolan Era	148	(2)
Reducing the Legal Vulnerability of Inclusionary Zoning Programs	150	(11)
The Method of Enacting an Inclusionary Zoning Program	151	(1)
The Factual Record to Support Enactment and Application of an Inclusionary Zoning Program	152	(1)
The Inclusion of "Safety Valve" Provisions	152	(1)
Waiver Provisions	152	(1)
Alternative Compliance Provisions	153	(1)
The Provision of Incentives and Concessions to Developers	154	(1)
Practical Issues to Consider When Crafting an Inclusionary Zoning Program	155	(1)
The Nature of the Program—Mandatory or Voluntary?	155	(1)
Determining the Classes and Size of Development That Will Be Subject to Inclusionary Zoning	156	(1)
The Required Amount and Affordability Levels of Inclusionary Units	157	(1)
Timing Issues and Design Standards for Inclusionary Units	158	(1)
Preserving Affordability of Inclusionary Units	159	(1)
Rent and Price Controls	159	(1)
Qualification of Beneficiaries	159	(1)
The Length of Time That Inclusionary Units Must Remain Affordable	160	(1)
Enforcement and Monitoring Mechanisms	160	(1)
Conclusion	161	(8)
CHAPTER 10 Ethical Considerations in Land-Use Planning and Zoning: Trends and Decisions	169	(14)
Patricia E. Salkin
Introduction	169	(1)
Attorney Conduct	169	(2)
Part-Time Municipal Attorneys	171	(2)
Show Me the Money	173	(1)
Conflicts of Interest	174	(1)
Bias	175	(1)
Unfairness/Improper Motives	176	(2)
Local Land-Use Planning	178	(5)
Select Bibliography of Law Review Articles	183	(22)
Table of Cases	205	(10)
Index	215