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• W3125087474 abstract "ABSTRACT The centennial of the 1916 New York City Ordinance and creation of zoning in the United States provides an exceptional opportunity to reconsider the regulatory and legal basis upon which the key governmental power of zoning is founded. The motive to control the various externalities embedded in land use regulation, from effects on commercial activity to housing prices and job-related housing needs, has practically guided local governments from the very first days of zoning. Yet, at the same time, such considerations of externalities remain in the shadows of explicit zoning law and policy, as the discussion is re-routed to the allegedly more stable foundations of zoning, such as control of environmental, fiscal, or social This Article is the first to specifically explore the legitimacy of local governments regulating private economic activities that have an aggregate effect on the real estate market--defined here as market externalities. May a local government limit the scope of new commercial uses, such as shopping malls, if it believes that there is already an excess supply of them; or constrain the entry of big-box retailers to preserve the economic viability of existing retailers in a downtown business district? Can a land use ordinance limit, or entirely prohibit, the renting out of housing units in a certain neighborhood, to keep out investors who might drive up real estate prices? Is government entitled to require a developer of market-rate properties to pay a mitigation fee to finance affordable housing units--under a theory that the project would generate new demand for local services provided by modest-income workers who are in need of housing solutions? This Article develops an innovative theory of zoning and It argues that zoning power should extend to regulate externalities--provided that such decisions are based on a general land use policy that can be clearly identified and are not tailored to intentionally block, or legitimize, specific projects. TABLE OF CONTENTS Introduction 362 I. Externalities and Theories of Zoning 365 A. The Zoning Power 365 B. Technological or Environmental Externalities 370 C. Fiscal Externalities 373 D. Social Externalities 376 E. Pecuniary and Market Externalities 380 II. The Regulation of Market Externalities 384 A. Entry of Commercial Uses 384 B. Renting Out Investment Property 389 C. Inclusionary Zoning and Market Nexus 393 III. Judicial Review of Market-Based Zoning 399 A. Consistency with Overall Land Use Policy 399 B. Intergovernmental Market Externalities 404 Conclusion 409 INTRODUCTION The New York Times recently portrayed the growing economic distress of many enclosed shopping malls across the United States. (1) The potential reasons for this hardship are numerous, and not all malls share the same fate. While high-end A-rated malls are performing well, middle- and working-class malls are seeing increasing vacancy rates. The fundamental problem of the latter malls is arguably one of over-abundance, the result of a long boom in building retail space of all kinds. (2) Moreover, once such a massive space becomes vacant or entirely dead, its resurrection might prove a daunting task. (3) This turn of events may reinvigorate a long-standing debate about the proper role of government in the real estate market. The current downturn of multiple shopping malls could be seen as a sign of healthy competition among retailers and an inevitable result of changing consumer preferences. Alternatively, however, this decline might be an indication of some kind of market- or government-failure. If the latter proposition is embraced, government might legitimately avoid this failure by intervening early and explicitly considering, within its land use regulation powers, the potential effect of excess demand or other pecuniary impacts that a planned project might entail. …" @default.
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• W3125087474 date "2017-05-01" @default.
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• W3125087474 title "Zoning and Market Externalities" @default.
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