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Terrapin Run: A mockery of 'ad hockery'.

机译：Terrapin Run：嘲笑“ ad hockery”。

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摘要

Over the course of the last 40 years, the State of Maryland has enacted various laws to promote land preservation and smart growth. A recent proposal to build 4,300 homes on 935 acres zoned for agriculture and conservation in rural Allegany County, Maryland has drawn the efficacy of these laws into question. The proposed development site, known as Terrapin Run, is 30 miles from the nearest population center and contiguous to the second largest state forest. Because there is no public water and sewer nearby, the developer plans to build a sewage treatment plant that would discharge treated wastewater into a high quality trout stream that provides a unique habitat for the federally protected wildflower, Harperella, and flows into a tributary of the embattled Chesapeake Bay. A large majority of the development's 11,000 residents are expected to commute 140 miles round trip to jobs in Frederick daily, contributing greatly to a leading cause of global warming: CO 2 emissions from transportation. Despite these shortcomings, the project has survived three levels of judicial review.; This paper employs a case study approach to document the development proposal's costs and benefits and concludes that the latter are greatly outweighed by the former. Reviewing the facts surrounding the sale of the land and the handling of the development proposal by the local zoning board leads to the identification of five reasons that help to explain how existing laws have failed to quash it. They include the following: (1) State conservation programs were underfunded at the time that the site was being offered for sale and Allegany County has done little to make it easy for landholders to participate in these programs. (2) The Allegany Zoning Code defines a planned residential development as a special exception use, a result in conflict with State law and with the generally accepted idea that special exception uses are those, like airports, hospitals and dog kennels, which are difficult to accommodate in any type of zone. (3) In spite of a State requirement that zoning codes for rural areas must restrict development to population centers, Allegany's Code allows a planned residential development as a special exception in an agriculture and conservation zone. Only one other zoning code in Maryland, that of St. Mary's County, flouts State law to this extreme. (4) Maryland lacks a process for reviewing development proposals for conservation zones or those with potential statewide or regional impacts. (5) Zoning boards are not required to align their decisions with either the comprehensive plan or State laws governing smart growth. This results in a situation where developers, rather than citizens, determine how a jurisdiction will develop and where zoning boards make impromptu decisions influenced by the heat of the moment, an outcome that has been referred to sarcastically as "a mockery of 'ad hockery.'" 1; Relying on precedent from other states, this study offers three major recommendations for averting future projects like Terrapin Run. First, it suggests that funding streams for land conservation should be strengthened and that counties should be required to do everything necessary to make participation in conservation programs possible for landholders wishing to sell or donate conservation easements. Second, it suggests that the State be given greater statutory authority to ensure that local zoning codes and decisions comply with comprehensive plans and smart growth laws. Finally, it suggests that the State also be given greater authority to review development proposals effecting land in conservation zones, as well as proposals with statewide or regional implications.; 1Brief of the Amicus Curiae American Planning Association, David Trail et. al. v. Terrapin Run, LLC., 8, note 11.
机译：在过去的40年中，马里兰州颁布了各种法律来促进土地保护和智能增长。最近的一项提议是，在马里兰州Allegany县农村地区的935英亩土地上建造4300栋房屋，作农业和保护用途，这使这些法律的效力受到质疑。拟议中的开发场地称为Terrapin Run，距最近的人口中心30英里，毗邻第二大州森林。由于附近没有公共水和下水道，开发商计划建造一个污水处理厂，将经过处理的废水排放到高质量的鳟鱼溪流中，从而为受到联邦保护的野花，哈珀雷拉菌提供独特的栖息地，并流入该州的支流。四面楚歌的切萨皮克湾。该开发项目的11,000名居民中，绝大多数预计每天往返于Frederick的工作地点往返140英里，这极大地导致了全球变暖的主要原因：交通运输中的CO 2排放。尽管存在这些缺点，该项目仍经历了三个级别的司法审查。本文采用案例研究方法来记录开发计划书的成本和收益，并得出结论认为，前者远远超过了后者。回顾有关土地出售的事实和地方分区委员会对发展提案的处理，可以找出五个原因，以帮助解释现有法律如何未能解除土地。它们包括以下内容：（1）在出售土地时，国家保护计划的资金不足，而阿勒格尼县在使土地所有者易于参加这些计划方面做得很少。 （2）《 Allegany区划法》将计划中的住宅开发定义为一种特殊的例外用途，其结果与州法律相抵触，并且与公认的特殊例外用途是类似机场，医院和狗窝等难以使用的用途容纳在任何类型的区域中。 （3）尽管国家要求农村地区的分区法规必须将开发限制在人口中心，但《 Allegany法规》却允许将有计划的住宅开发作为农业和保护区的特殊例外。在马里兰州，只有另外一个分区代码，即圣玛丽县的分区代码，违反了州法律。 （4）马里兰州缺乏审查保护区或可能对全州或地区产生影响的保护区发展建议的程序。 （5）分区委员会无需将其决策与管理明智增长的综合计划或州法律保持一致。这就导致了这样一种情况，即开发商而不是公民来决定管辖权的发展方式，以及区划委员会在当下的热度影响下做出即兴决策的结果，这种结果被讽刺地称为“嘲弄'ad hoockery'。 '“ 1;依靠其他州的先例，本研究为避免将来的Terrapin Run等项目提供了三个主要建议。首先，它建议应加强土地保护的资金流，并要求各县尽一切必要的努力，使希望出售或捐赠保护地役权的土地所有者能够参加保护计划。第二，它建议赋予国家更大的法定权力，以确保当地的分区法规和决定符合全面的计划和明智的增长法律。最后，它建议还赋予该州更大的权力，以审查影响保护区土地的发展建议以及对全州或地区有影响的建议。 1 Amicus Curiae美国规划协会简介，David Trail等。等v。Terrapin Run，LLC。，第8条，注释11。

著录项

  • 作者

    Hopkins, Barbara L.;

  • 作者单位

    Morgan State University.;

  • 授予单位 Morgan State University.;
  • 学科 Law.; Urban and Regional Planning.
  • 学位 M.L.A.
  • 年度 2008
  • 页码 102 p.
  • 总页数 102
  • 原文格式 PDF
  • 正文语种 eng
  • 中图分类 法律;区域规划、城乡规划;
  • 关键词

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