USRealEstateMarketAmericanLandLaw.ppt

* * * * * * * * * * * * Land Use: Growth Management 土地使用：控制规模 Methods include:手段包括： adoption of comprehensive plans 总体规划的采用 concurrency and growth impact fees 建设费 economic and environmental impact studies 经济和环境影响评价 urban service areas, extraterritorial jurisdictions 城市服务区，域外管辖 growth limits and moratoriums 规模控制和延缓开发 Weaknesses of US Land Use美国土地规划的缺点 Rigid “use” orientation 严苛的“用途”限制 “Public view” is delegated to planners, involved citizens “公众意见”的判断授权给规划制定者，只有少量市民参与 Slow to reflect new building technology 对新的建筑技术反应缓慢 Deals poorly with fast growth 跟不上快速增长的步伐 Deals poorly in bad economic times 在经济危机时更是捉襟见肘 Decision-making – public participation政策制定-公众参与 Plan Commission 规划委员会 Other committees - historic preservation, urban design 其他委员会——历史遗迹的保护，城市设计 City Council – elected officials 市议会——选举的行政官员 Mayor 市长 Traditional Land Use Controls:Subdivision Regulations 传统土地规划方法：片区规制 Standards for streets, sewers, and water systems 街道，下水道和供水系统的标准 Adequate water supply for fire safety 为保证消防安全的充足的供水系统 Adequate drainage and run-off retention 适当的排泄水系统 Open spaces 露天场所 Lot layout 土地布局 Easements for utilities为公共事业的地役权 Traffic and pedestrian safety车辆和行人安全 Environmental Assessments 环境的评估 Phase I EVA 第一阶段的EVA Air and water samples 空气和水的样本 Historical property records历史风貌建筑记录 Site inspection 实地检查 Phase II EVA 第二阶段的EVA More tests to confirm indications from Phase I 有更多的测试以证实第一阶段的结果 Phase III EVA 第三阶段的EVA Complete assessment of extent of the problem 完整的对整个问题的评估 Determination of remediation needs 需要补救的决定 Estimation of remediation cost 补救费用的估计 Prescriptions for future prevention 预防方案 Property Taxes -Primary source of local government revenue财产税——地方政府收入的主要来源 Reliable and countercyclical 固定的和反周期的 Many taxing authorities大量征税授权 - City - Improvement districts-城市 -拆迁改造机关 - County - Transportation authorities -郡县 -运输管理机关- Schools - Water management districts -学校 -水