The Legal landscape

목차 (Table of Contents)

• CONTENTS
• Ⅰ INTRODUCTION AND CONSTRAINTS
• Chapter 1 The Nature and Sources of Law = 3
• Law and Legal Process = 3
• Confluence of State and Federal Law = 4
• Classifications of Law = 4
• Civil versus Criminal = 4
• Procedural and Substantive Law = 4
• Legislative Process = 5
• Administrative Process = 5
• Judicial Process = 6
• Federal Courts = 6
• State Courts = 6
• References = 6
• Chapter 2 Managing the Community Landscape = 7
• Regulatory Standards = 7
• Context for Community Landscape Analysis = 8
• Community Planning Context = 9
• Community Landscape Decision-Making Framework = 10
• Plan of the Book = 12
• References = 13
• Chapter 3 The Evolution of Law and Aesthetics = 14
• Applicable Law = 14
• Powers Inherent in the Sovereign = 14
• Eminent Domain = 14
• Police Power = 14
• Constitution = 15
• Legislation = 15
• Common Law = 15
• Judicial History of Aesthetics-Based Regulation = 16
• The Birth and Infancy of Aesthetics in Land Use Regulation = 16
• The Supreme Court Decisions = 17
• State Court Decisions = 17
• State Constitutions = 17
• State Statutes = 18
• Local Ordinances = 19
• The Evolution in the Meaning of Aesthetics = 20
• Visual Beauty = 20
• Prevention of Harm = 21
• Shared Human Values = 22
• Environmental Harmony = 23
• References = 24
• Chapter 4 Current Status of Aesthetics, State by State = 25
• Alabama = 25
• Alaska = 25
• Arizona = 25
• Arkansas = 27
• California = 28
• Colorado = 28
• Connecticut = 28
• Delaware = 29
• District of Columbia = 29
• Florida = 29
• Georgia = 30
• Hawaii = 30
• Idaho = 30
• Illinois = 30
• Indiana = 31
• Iowa = 31
• Kansas = 31
• Kentucky = 32
• Louisiana = 32
• Maine = 32
• Maryland = 33
• Massachusetts = 33
• Michigan = 33
• Minnesota = 34
• Mississippi = 34
• Missouri = 34
• Montana = 35
• Nebraska = 35
• Nevada = 35
• New Hampshire = 35
• New Jersey = 35
• New Mexico = 36
• New York = 36
• North Carolina = 36
• North Dakota = 37
• Ohio = 37
• Oklahoma = 37
• Oregon = 38
• Pennsylvania = 38
• Rhode Island = 39
• South Carolina = 39
• South Dakota = 39
• Tennessee = 39
• Texas = 39
• Utah = 40
• Vermont = 40
• Virginia = 40
• Washington = 41
• West Virginia = 41
• Wisconsin = 41
• Wyoming = 41
• References = 42
• Ⅱ CONSTRAINTS APPLIED TO COMMUNITY ISSUES
• Chapter 5 Zoning and Land Use Control = 45
• Traditional Methods of Land Use Control = 45
• Common Law = 45
• Property Rights and Responsibilities = 45
• Planning Boards = 46
• The Police Power = 47
• From Police Power in General to Comprehensive Zoning = 48
• Comprehensive Zoning and Comprehensive Planning = 49
• Aesthetics, Zoning, and Land Use Control History = 50
• Early Period: Traditional Disregard = 50
• A New Trend Toward Valid Consideration = 50
• Aesthetics as "Auxiliary" Consideration = 51
• Aesthetics as Economic Well-Being = 51
• Aesthetics Within the Term "General Welfare" = 52
• Aesthetics (Alone) Warrants Exercise of the Police Power = 53
• Aesthetic or Scenic Inventories and Analysis = 54
• Citizen Preference Surveys = 54
• CASE STUDY: Dennis, Massachusetts, Visual Survey for Comprehensive Planning = 54
• Introduction = 54
• Procedure = 55
• Results = 55
• Conceptual Classification of Landscapes = 55
• Marsh and Wooded Landscapes = 56
• Beach and Water Landscapes = 56
• Suburban Development = 56
• Developed Open Land = 57
• Commercial and Municipal Landscapes = 57
• High-Density Residential Landscapes = 58
• Judgments of Scenic Value = 58
• The Scenic Value of Landscape Types = 59
• Summary and Implementation = 60
• References = 61
• Chapter 6 Architectural Regulation, Preservation, and Design Review = 63
• Introduction = 63
• Themes for Preservation = 65
• Preservation as "Inspiration" = 65
• Preservation for Architectural Merit = 66
• Preservation for Community = 66
• Application Contexts for Architectural Control = 67
• Legal Issues and Architectural Control = 69
• Design Review = 71
• Design Review in Historic Areas = 71
• Demolition, Alteration, and New Construction = 72
• Setting Review Standards 72
• Narrowing Broad Review Standards 73
• Standards Found in Background Documents = 74
• Procedural Safeguards = 74
• Administering Design Review = 74
• Design Review Beyond Historic Areas = 74
• Special Legal Issues for Nonhistoric Design Review = 75
• Developments = 75
• Implementing Design Review = 76
• CASE STUDY: Visual Architectural Review in San Francisco = 76
• Height and Bulk Controls = 76
• Height Controls 76
• Bulk Controls = 76
• Critical Analysis 76
• Landmarks Ordinance = 77
• Critical Analysis = 77
• Environmental Review = 77
• California Environmental Quality Act = 77
• Critical Analysis = 77
• Discretionary Review = 77
• Urban Design Plans = 78
• Informal Design Consultation 78
• Discretionary Review Power = 78
• Summary: 1967-1972 Plans and Processes = 78
• The Role of the U.C.-Berkeley Environmental Simulation Laboratory 78
• Skyline Views = 79
• Street-Level Views = 79
• The Downtown Plan of 1984-1985 = 79
• References = 79
• Chapter 7 Outdoor Advertising and Sign Control = 81
• Introduction = 81
• Early History of Sign Regulation = 81
• The Highway Beautification Act: The Federal Effort = 84
• The Legal Requirements of the Act = 84
• Cash Compensation to Sign Owners = 85
• Methods to Force Compliance with Local Laws = 85
• Commercial and Industrial Zones = 86
• Size and Spacing Standards = 86
• Tree Cutting = 87
• State Efforts and Billboard Control = 87
• Recent Trends in Local Sign Regulation = 87
• Constitutional and Other Legal Issues Involved with Sign Control = 88
• The First Amendment: Freedom of Speech = 88
• First Amendment Guidelines = 89
• Fifth Amendment Issues = 89
• Regulation of an Easement of View = 90
• Alternatives to Traditional Signage = 90
• Logos:"Specific Information Signs" = 91
• State-Designated Directional Signs = 91
• Sign Plazas = 91
• Tourist Information Centers = 92
• Local Sign Control Alternatives = 92
• CASE STUDY: Visual Analysis and Application: North Syracuse Signage Study = 92
• References = 96
• Chapter 8 Scenic View Protection = 97
• Introduction = 97
• History of View Protection = 97
• View Protection Mechanisms = 100
• Special Districts and Zoning = 100
• Architectural Review = 100
• Environmental Project Review = 101
• Scenic Easements = 101
• Scenic Byway Programs = 102
• Urban Entryways = 102
• View Protection: The Controversies = 103
• Legal Issues and View Protection = 103
• Scenic Easements and Eminent Domain = 105
• CASE STUDY: St. Lawrence River Scenic Access Study = 106
• Documenting Visual Occupancy = 106
• Determining View Quality = 107
• Results = 107
• Recommendations = 107
• References = 121
• Ⅲ FEDERAL AND STATE AESTHETIC REGULATION
• Chapter 9 Wilderness and Natural Area Preservation = 125
• Introduction = 125
• Wilderness and Natural Areas = 126
• Exclusiveness = 129
• The Purist's Controversy = 130
• The Compatibility Issue = 130
• Other Federal and State Programs = 132
• Wild and Scenic Rivers = 133
• Legal Issues = 136
• Scenic Trails = 137
• Legal Issues = 139
• State Legislation and Scenic Trails = 139
• Specific Land Areas = 140
• Bi-State and Regional Scenic Areas = 141
• CASE STUDY. Alpine Lakes Wilderness Appraisal = 143
• Introduction = 143
• Real Estate Valuation Methodology = 143
• The Valuation Process = 144
• Step 1: The Appraisal Process = 144
• Step 2: Preliminary Survey = 144
• Step 3: Data Program = 144
• Step 4: Alternative Use Determination = 145
• Step 5: Most Probable Use Determination = 145
• Step 6: Most Probable Buyer Determination = 145
• Step 7: Choice and Application of Appraisal Method = 145
• Choice of Appraisal Method = 145
• Establishing Comparative Wilderness Scores = 146
• The Wilderness Evaluation System (WES) = 147
• System Structure = 147
• Data Sources = 148
• Attribute Weighting = 148
• Significance and Results = 148
• References = 149
• Chapter 10 Regulation of Environmentally Sensitive Areas and Resources = 151
• Introduction = 151
• Sensitive Area Management and Regulation = 151
• Coastal Zone Management/Shoreline Regulation = 151
• Legal Decisions on Shoreland Protection = 155
• Wetland Regulation and Aesthetic Values = 155
• Federal Programs Affecting Wetlands = 156
• State Programs Affecting Wetlands = 158
• Local Regulation of Wetlands = 159
• Regulatory Approaches and Techniques = 160
• Critical Wetland Court Cases = 160
• Hillside Protection = 162
• Resource-Specific Legislation and Programs = 162
• Air Quality = 162
• Water Quality = 166
• Water Quantity = 168
• Archeological Resources = 171
• Wildlife Resources = 172
• Other Acts Protecting Aesthetic Rights = 173
• CASE STUDY: Assessment of Amenity Wetland Values in Juneau, Alaska = 173
• Juneau's Situation 173
• Methods = 173
• Visual Presentation = 175
• Results = 175
• Wetland Scenic Quality = 175
• Criteria Ratings = 178
• Comparison with Other Wetland Functions = 178
• Conclusions = 179
• References = 180
• Chapter 11 Aesthetic Project Review = 182
• Introduction = 182
• Project Review History: Development of Public Injury and Standing = 182
• Standing Rule Analyzed = 183
• Federal and State Statutes Guiding Aesthetic Project Review = 184
• Meeting Legal Issues-The National Environmental Policy Act = 186
• Legal Requirements: Section 4(f) Lands = 187
• Legal Issues: State and Mini-NEPA's and Project Review = 189
• Visual/Aesthetic Impact Assessment: The State-of-the-Art = 191
• Development of Visual Resource Management (VRM) Systems = 192
• VRM Methods for Landscape Planning = 194
• Scoping the Visual Impact Assessment = 195
• CEQ Regulations and Scoping = 195
• New York's State Environmental Quality Review Act: Visual Scoping Process = 196
• Detailed Visual Impact Assessment = 199
• CASE STUDY: Oregon Inlet Jetty Assessment = 201
• Background = 201
• Approach = 202
• Results = 206
• References = 207
• Chapter 12 Surface Mining = 209
• Introduction = 209
• Types of Surface Mining = 209
• Visual Impacts and Problems from Surface Mining = 211
• State Surface Mining Control Statutes = 212
• Federal Surface Mining Statutes and Programs = 214
• Legal and Constitutional Issues = 215
• Earlier Federal Acts = 216
• Wilderness and Mining = 218
• Mining and the National Environmental Policy Act = 220
• Specific Statutes for Specific Lands = 221
• CASE STUDY: Death Valley National Monument = 223
• Background and Context = 223
• Analysis and Study Approach = 224
• Results = 225
• References = 228
• Chapter 13 Timber Harvesting and Vegetation Protection = 230
• Timber Harvesting = 230
• Timber Harvesting Methods = 232
• Logging Systems = 232
• Development of Approaches for Forest Aesthetics = 233
• State Forest Practice Laws = 235
• Local Tree Protection Ordinances = 238
• Legal Challenges to Tree Ordinances = 239
• Trees on Public Property = 239
• Trees on Private Property = 240
• Landscaping Ordinances = 240
• CASE STUDY: Visual Project Analysis for the Allegheny National Forest = 241
• Procedure = 241
• Step 1: Inventory = 241
• Step 2: Sorting Questions = 241
• Step 3: Visual Absorption Capability = 242
• Step 4: Visual Quality Objective = 242
• Step 5: Landscape Management Guides = 242
• Conclusion = 243
• References = 243
• Chapter 14 Facility Siting = 245
• Introduction = 245
• Major Power Plant Litigation and Conflict = 245
• Siting Problems of Electric Power Plants = 247
• Federal Laws and Procedures for Facility Siting = 249
• State Regulation of Facility Siting and Corridors = 250
• Methodology Development for Facility Siting = 252
• CASE STUDY: Greene County Nuclear Power Plant = 252
• Introduction and Regulatory Context = 252
• Assessment Technique = 252
• Evaluation of the Extent of Scenic Quality = 253
• Scenic Features and Misfits = 253
• Model of Scenic Quality and Visibility = 253
• Modeling Result = 253
• Simulation of Plant and Plume = 253
• Visual Preference Survey = 253
• Historic and Cultural Context = 254
• Summary = 257
• References = 257
• Ⅳ Law and Aesthetics in Practice
• Chapter 15 Litigation and Aesthetic Analysis = 261
• Introduction = 261
• The Role(s) of the Expert Witness/Analyst = 261
• Typical Sequence of Events = 262
• CASE STUDY: Ice Age National Reserve, Wisconsin = 267
• Introduction and Background = 267
• Conditions of the Site = 268
• Procedure = 268
• Techniques Employed = 271
• Findings = 274
• Recommendations = 274
• Epilogue: Commission Ruling = 274
• References = 275
• Chapter 16 The Legal Landscape: Issues and Trends = 276
• Introduction = 276
• Review of Major Progressions and Trends = 276
• Will the Liberal Trends Continue? = 276
• Legal-Philosophical Dilemmas = 277
• Elitism versus the Common Man = 277
• Uniform Precedent versus Contextualism = 277
• Administrative Management Stability versus Shifting Public Value Systems = 277
• In Search of Contextual Harmony = 278
• References = 278
• Index = 279
• Author/Subject Index = 279
• Court Case/Law Index = 285
• About the Authors = 288