000			02326 a2200169 4500
999			_c49322 _d49322
020			_a9781597261814
082			_a711.4 _bELL
100			_aElliott, Donald L. _964937
245			_aBetter way to zone : Ten principles to create more livable cities
260			_aWashington _bIsland Press _c2008
300			_axi,239,ip.
505			_aTABLE OF CONTENTS ACKNOWLEDGMENTS .. . XI INTRODUCTION 1 CHAPTER I. A Brief History of Zoning 9 "Euclidean" Zoning 9 Standard Zoning and Planning Enabling Acts 15 Planned Unit Developments 18 Performance Zoning 23 Form-based Zoning 26 The Result: Euclidean Hybrid Zoning 34 CHAPTER 2 Failed Assumptions 39 A Few General Rules Will Do It 39 Separate the Uses 41 Greenfield Standards Are Better 45 Variances Will Be Rare 48 Nonconformities Will Go Away 49 Zoning Rules Need to Be Static 55 Zoning Is a Technical Matter 58 CHAPTER 3 Evolving Land Use Drivers 61 The Enormous Market 64 Tax Limits 71 Transportation Systems 74 Housing Affordability 79 NIMBYism 82 CHAPTER 4 Governing Well 87 Effectiveness 89 Responsiveness 91 Fairness 93 Efficiency 97 Understandability 99 Predictable Flexibility 102 CHAPTER 5. The Legal Framework for Change 105 Due Process 108 Regulatory ''Takings" of Property 111 The First Amendment 114 Equal Protection 117 Vested Rights 121 Vagueness 123 Preemption by State and Federal Law 125 CHAPTER 6 What Have We Learned? 129 Eight Lessons 129 Focusing on the Process of Zoning Change 133 CHAPTER 7 A Better Way to Zone 137 More Flexible Uses 140 The Mixed-use Middle 146 Attainable Housing 154 Mature Areas Standards 162 Living with Nonconformities 169 Dynamic Development Standards 176 Negotiated Large Developments 183 Depoliticized Final Approvals 189 Better Webbing 196 Scheduled Maintenance 203 What About the Other Good Ideas? 207 CHAPTER 8 The Way Forward 211 Audit for Specifics 213 Prioritize for Political Will 214 Draft for Integration 216 Illustrate How 217 Adopt the Possible 218 SUGGESTED READING LiST 223 NOTES 225 BIBLIOGRAPHY 231 INDEX 233
600			_961428
890			_aUSA
891			_aFP
942			_2ddc