Правовое зонирование. Обзор американского опыта в контексте трансформации российской системы градорегулирования

Ключевые слова: правовое зонирование, регулирование землепользования и застройки, ценность прав на недвижимость, внешние эффекты, транзакционные издержки

Аннотация

Статья посвящена изучению американского опыта правового зонирования с целью критического осмысления перспектив его применения в России. Исследование проведено в формате обзора существующих теоретических и эмпирических зарубежных исследований, основанных на анализе данных об американских городах. В обзор включены наиболее цитируемые американские тематические публикации, отобранные по заранее прописанному алгоритму в рамках подхода structured qualitative literature review (SQLR). Рассмотрение отобранных исследований свидетельствует о широте инструментария правового зонирования в США, а также о наличии взаимосвязи между ним и особенностями экономического уклада в стране. Сравнение истории становления правового зонирования в США и России позволяет сделать выводы о разнонаправленной динамике развития института в этих странах. Выводы статьи актуальны для ситуации в России, где в условиях наличия законодательной основы для развития института местные практики регулирования землепользования и застройки остаются в большинстве своем малоэффективными.

Скачивания

Данные скачивания пока не доступны.

Биография автора

Роман Бабейкин, НИУ ВШЭ

Аналитик, Высшая школа урбанистики им. А. А. Высоковского ФГРР НИУ ВШЭ

Литература

Бандорин Л. Е. (2012) В целом оптимизм имеется // Бюллетень Национального объединения строителей. No 7. С. 91–98.

Боголюбов С. А., Галиновская Е. А. и др. (2016) Комментарий к Градостроительному кодексу Российской Федерации. Постатейный. 5-е издание. Москва: Проспект.

Вальверде М. (2022) Глазами города: диалектика модерных и домодерных способов видения в городском управлении // Городские исследования и практики. Т. 7. No 3. С. 116–139. DOI: https://doi.org/10.17323/usp73202200-00.

Варламов А. А., Антропов Д. В. (2018) Зонирование территорий в зарубежных странах // Московский экономический журнал. No 4. С. 117–128.

Высоковский А. А. (2005) Правила землепользования и застройки: руководство по разработке. Опыт введения правового зонирования в Кыргызстане. Бишкек: Ега–Басма.

Гельман В. Я., Рыженков С. И. (2010) Локальные режимы, городское управление и «вертикаль власти» в современной России // Политекс. No 4 (6). С. 130–151.

Головин А. В., Гудзь Т. В. и др. (2021) Планирование разрастания. Пространственная политика городов России. Москва: Издательский дом НИУ ВШЭ.

Сутягин М. Д. (2021) Системы планирования и развития территорий на примере зарубежных стран // Энергетическое, экологическое и природоресурсное право. No 9 (16). С. 161–168.

Трутнев Э. К., Бандорин Л. Е. (2010) Комментарий к Градостроительному кодексу Российской Федерации. Ответы на проблемные вопросы градостроительной деятельности. Москва: Издательство “Проспект”.

Трутнев Э. К., Сафарова М. Д. (2017) Исследование зарубежного опыта использования инструментов инклюзивного градостроительного регулирования в целях повышения качества и доступности городской среды. Москва: Фонд «Институт экономики города».

Alexander E. R. (2001) A Transaction-Cost Theory of Land Use Planning and Development Control: Towards the Institutional Analysis of Public Planning // The Town Planning Review. Vol. 72. No. 1. P. 45–75.

Anderson J. M., MacDonald J. M., Bluthenthal R., Ashwood J. S. (2013) Reducing Crime by Shaping the Built Environment with Zoning: An Empirical Study of Los Angeles // University of Pennsylvania Law Review. Vol. 161. No. 3. P. 699–756.

Asabere P. K., Hachey G., Grubaugh S. (1989) Architecture, Historic Zoning, and the Value of Homes // Journal of Real Estate Finance and Economics. Vol. 2. P. 181–195.

Attard J., Orlandi F., Scerri S., Auer S. (2015) A Systematic Review of Open Government Data Initiatives // Government Information Quarterly. Vol. 32. P. 399–418.

Been V., Madar J., McDonell S. (2014) Urban Land Use Regulation: Are Homevoters Overtaking the Growth Machine? // Journal of Empirical Legal Studies. Vol. 11. No. 2. P. 227–265.

Benmelech E., Garmaise M. J., Moskowitz T. J. (2005) Do Liquidation Values Affect Financial Contracts? Evidence from Commercial Loan Contracts and Zoning Regulation // The Quarterly Journal of Economics. Vol. 120. No. 3. P. 1121–1154.

Berghauser P. M., Haupt P., Berg P., Alstäde V., Heyman A. (2021) Systematic Review and Comparison of Densification Effects and Planning Motivations // Buildings and Cities. Vol. 2. No. 1. P. 378–401.

Brownstone D., De Vany A. (1991) Zoning, Returns to Scale, and the Value of Undeveloped Land // The Review of Economics and Statistics. Vol. 73. No. 4. P. 699–704.

Cervero R. (1988) Land-Use Mixing and Suburban Mobility // Transportation Quarterly. Vol. 42. No. 3. P. 429–446.

Childs P. D., Riddiough T. J., Triantis A. J. (1996) Mixed Uses and Redevelopment Option // Real Estate Economics. Vol. 24. No. 3. P. 317–339.

Coase R. H. (1960) The Problem of Social Cost // The Journal of Law and Economics. Vol. 3. P. 1–44.

Colwell P. F., Sirmans C. F. (1993) A Comment on Zoning, Returns to Scale, and the Value of Undeveloped Land // The Review of Economics and Statistics. Vol. 75. No. 4. P. 783–786.

Courant P. N. (1976) On the Effect of Fiscal Zoning on Land and Housing Values // Journal of Urban Economics. Vol. 3. P. 88–94.

Durchslag M. R. (2001) Village of Euclid v. Ambler Realty Co., Seventy-Five Years Later: This is Not Your Father’s Zoning Ordinance // Case Western Reserve Law Review. Vol. 51. No. 4. P. 645–661.

Ellickson R. C. (1981) The Irony of Inclusionary Zoning // Southern California Law Review. Vol. 54. P. 1167–1216.

Feiock R. C. (2004) Politics, Institutions and Local Land-use Regulation // Urban Studies. Vol. 41. No. 2. P. 363–375.

Fernandez R., Rogerson R. (1997) Keeping People Out: Income Distribution, Zoning, and the Quality of Public Education // International Economic Review. Vol. 38. No. 1. P. 23–42.

First English Evangelical Lutheran Church v. Los Angeles County, 482 U. S. 304 (1987).

Fischel W. A. (1978) A Property Rights Approach to Municipal Zoning // Land Economics. Vol. 54. No. 1. P. 64–81.

Fischel W. A. (1980) Externalities and Zoning // Public Choice. Vol. 35. No. 1. P. 37–43.

Fischel W. A. (1992) Property Taxation and the Tiebout Model: Evidence for the Benefit View from Zoning and Voting // Journal of Economic Literature. Vol. 30. No. 1. P. 171–177.

Fischel W. A. (2004) An Economic History of Zoning and a Cure for its Exclusionary Effects // Urban Studies. Vol. 40. No. 2. P. 317–340.

Fischler R. (1998) The Metropolitan Dimension of Early Zoning: Revisiting the 1916 New York City Ordinance // Journal of the American Planning Association. Vol. 64. No. 2. P. 170–188.

Fishman E. (2016) Bikeshare: A Review of Recent Literature // Transport Reviews. Vol. 36. No. 1. P. 92–113.

Freemark Y. (2020) Upzoning Chicago: Impacts of a Zoning Reform on Property Values and Housing Construction // Urban Affairs Review. Vol. 56. No. 3. P. 1–32.

Geller R. S. (2010) The Legality of Form-based Zoning Codes // Journal of Land Use & Environmental Law. Vol. 26. No. 1. P. 35–91.

Geltner D., Riddiough T. (1996) Insights on the Effect of Land Use Choice: The Perpetual Option on the Best of Two Underlying Assets // Journal of Urban Economics. Vol. 39. P. 20–50.

Glaeser E. R., Ward B. A. (2009) The Causes and Consequences of Land Use Regulation: Evidence from Greater Boston // Journal of Urban Economics. Vol. 65. P. 265–278.

Green R. K. (1999) Land Use Regulation and the Price of Housing in a Suburban Wisconsin County // Journal of Housing Economics. Vol. 8. P. 144–159.

Hall E. (2006) Divide and Sprawl, Decline and Fall: A Comparative Critique of Euclidean Zoning // University of Pittsburgh Law Review. Vol. 68. P. 915–952.

Hamilton B. W. (1975) Zoning and Property Taxation in a System of Local Government // Urban Studies. Vol. 12. P. 205–211.

Hamilton B. W. (1978) Zoning and the Exercise of Monopoly Power // Journal of Urban Economics. Vol. 5. P. 116–130.

Hart J. F. (1996) Colonial Land Use Law and Its Significance for Modern Takings Doctrine // Harvard Law Review. Vol. 109. No. 6. P. 1252–1300.

Hilber C. A. L., Robert-Nicoud F. (2013) On the Origins of Land Use Regulations: Theory and Evidence from US Metro Areas // Journal of Urban Economics. Vol. 75. P. 29–43.

Hirt S. (2007) The Devil Is in the Definitions // Journal of the American Planning Association. Vol. 73. P. 436–450.

Hirt S. (2010) To Zone or Not to Zone? Comparing European and American Land-use Regulation // Plannung Neue Denken. Режим доступа: https://vtechworks.lib.vt.edu/bitstream/handle/10919/48185/hirt_to_zone_or_not_to_zone.pdf?sequence=4 (дата обращения: 04.11.2021).

Hirt S. (2012) Mixed Use by Default: How the Europeans (Don’t) Zone // Journal of Planning Literature. Vol. 27. No. 4. P. 375–393.

Howe F. C. (1967) The City; the Hope of Democracy. Washington D. C.: University of Washington Press.

Huang H., Tang Y. (2012) Residential Land Use Regulation and the US Housing Price Cycle between 2000 and 2009 // Journal of Urban Economics. Vol. 71. No. 1. P. 93–99.

Ihlanfeldt K. R. (2007) The Effect of Land Use Regulation on Housing and Land Prices // Journal of Urban Economics. Vol. 61. P. 420–435.

Jackson K. (2016). Do Land Use Regulations Stifle Residential Development? Evidence from California Cities // Journal of Urban Economics. Vol. 91. P. 45–56.

Joshi K. K., Kono T. (2009) Optimization of Floor Area Ratio Regulation in a Growing City // Regional Science and Urban Economics. Vol. 39. P. 502–511.

Kabish N., Quresh S., Haase D. (2015) Human-environment Interactions in Urban Green Spaces—A Systematic Review of Contemporary Issues and Prospects for Future Research // Environmental Impact Assessment Review. Vol. 50. P. 25–34.

Kenaga N. (2012) Causes and Implications of the U. S. Housing Crisis // The Park Place Economist. Vol. 20. No. 1. P. 40–46.

Kok N., Monkkonen P., Quigley J. M. (2014) Land Use Regulations and the Value of Land and Housing: An Intra-Metropolitan Analysis // Journal of Urban Economics. Vol. 81. P. 136–148.

Kontokosta C. E. (2014) Mixed-Income Housing and Neighborhood Integration: Evidence from Inclusionary Zoning Programs // Journal of Urban Affairs. Vol. 36. No. 4. P. 716–741.

Lai L. W. C. (1994a) Property Rights and Zoning // Housing. Vol. 61. No. 366/367. P. 156–169.

Lai L. W. C. (1994b) The Economics of Land-Use Zoning: A Literature Review and Analysis of the Work of Coase // The Town Planning Review. Vol. 65. No. 1. P. 77–98.

Lai L. W. C. (1997) Property Rights Justifications for Planning and a Theory of Zoning. Oxford: Pergamon Press.

Lens M. C., Monkkonen P. (2016) Do Strict Land Use Regulations Make Metropolitan Areas More Segregated by Income? // Journal of the American Planning Association. Vol. 82. No. 1. P. 6–21.

Logan T. H. (1976) The Americanization of German Zoning // Journal of the American Institute of Planners. Vol. 42. No. 4. P. 377–385.

Mark J. H., Goldberg M. A. (1986) A Study of the Impacts of Zoning on Housing Values over Time // Journal of Urban Economics. Vol. 20. P. 257–273.

Maser S. M., Riker W. H., Rosett R. N. (1977) The Effects of Zoning and Externalities on the Price of Land: An Empirical Analysis of Monroe County, New York // The Journal of Law & Economics. Vol. 20. No. 1. P. 111–132.

Mayer C. J., Somerville C. T. (2000) Land Use Regulation and New Construction // Regional Science and Urban Economics. Vol. 30. P. 639–662.

McConnell V., Walls M., Kopits E. (2006) Zoning, TDRs and the Density of Development // Journal of Urban Economics. Vol. 59. P. 440–457.

McDonald J. F., McMillen D. P. (1998) Land Values, Land Use, and the First Chicago Zoning Ordinance // Journal of Real Estate Finance and Economics. Vol. 16. No. 2. P. 135–150.

McMillen D. P., McDonald J. F. (1991a) A Simultaneous Equations Model of Zoning and Land Values // Regional Science and Urban Economics. Vol. 21. P. 55–72.

McMillen D. P., McDonald J. F. (1991b) Urban Land Value Functions with Endogenous Zoning // Journal of Urban Economics. Vol. 29. P. 14–27.

McMillen D. P., McDonald J. F. (1993) Could Zoning Have Increased Land Values in Chicago? // Journal of Urban Economics. Vol. 33. P. 167–188.

McMillen D. P., McDonald J. F. (1999) Land Use before Zoning: The Case of 1920’s Chicago // Regional Science and Urban Economics. Vol. 29. P. 473–489.

McMillen D. P., McDonald J. F. (2002) Land Values in a Newly Zoned City // The Review of Economics and Statistics. Vol. 84. No. 1. P. 62–72.

Meijer A., Bolivar M. P. R. (2016) Governing the Smart City: A Review of the Literature on Smart Urban Governance // International Review of Administrative Sciences. Vol. 82. No. 2. P. 392–408.

Mills D. E. (1979) Segregation, Rationing and Zoning // Southern Economic Journal. Vol. 45. No. 4. P. 1195–1207.

Mills D. E. (1989) Is Zoning a Negative-Sum Game? // Land Economics. Vol. 65. No. 1. P. 1–12.

Moss W. G. (1977) Large Lot Zoning, Property Taxes, and Metropolitan Area // Journal of Urban Economics. Vol. 4. P. 408–427.

Mukhija V., Regus L., Slovin S., Das A. (2010) Can Inclusionary Zoning Be an Effective and Efficient Housing Policy? Evidence from Los Angeles and Orange Counties // Journal of Urban Affairs. Vol. 32. No. 2. P. 229–252.

Mullin J. R. (1976) American Perceptions of German City Planning at the Turn of the Century // Urbanism Past and Present. Vol. 35. P. 5–15.

Nollan v. California Coastal Commission, 483 U. S. 825 (1987).

Ohls J. C., Weisberg R. C., White M. J. (1974) The Effect of Zoning on Land Value // Journal of Urban Economics. Vol. 1. No. 4. P. 428–444.

Pendall R. (2000) Local Land Use Regulation and the Chain of Exclusion // Journal of the American Planning Association. Vol. 66. No. 2. P. 125–142.

Pigou A. C. (1932) The Economics of Welfare. Fourth Edition. London: Macmillan Publishers Ltd.

Pines D., Sadka E. (1985) Zoning, First-Best, Second-Best, and Third-Best Criteria for Allocating Land for Roads // Journal of Urban Economics. Vol. 17. P. 167–183.

Pogodzinski J. M., Sass T. R. (1994) The Theory and Estimation of Endogenous Zoning // Regional Science and Urban Economics. Vol. 24. P. 601–630.

Poulton M. C. (1997) Externalities, Transaction Costs, Public Choice and the Appeal of Zoning: A Response to Lai Wai Chung and Sorensen // The Town Planning Review. Vol. 85. No. 1. P. 81–92.

Qian Z. (2010) Without Zoning: Urban Development and Land Use Controls in Houston // Cities. Vol. 27. P. 31–41.

Rolleston B. S. (1987) Determinants of Restrictive Suburban Zoning: An Empirical Analysis // Journal of Urban Economics. Vol. 21. P. 1–21.

Rose L. A. (1989) Urban Land Supply: Natural and Contrived Restrictions // Journal of Urban Economics. Vol. 25. P. 325–345.

Rossi-Hansberg E. (2004) Optimal Urban Land Use and Zoning // Review of Economic Dynamics. Vol. 7. No. 1. P. 69–106.

Rothwell J. T., Massey D. S. (2010) Density Zoning and Class Segregation in U. S. Metropolitan Areas // Social Science Quarterly. Vol. 91. No. 5. P. 1123–1143.

Rothwell J. T., Massey D. S. (2009) The Effect of Density Zoning on Racial Segregation in U. S. Urban Areas // Urban Affairs Review. Vol. 44. No. 6. P. 779–806.

Thorson J. A. (1996) An Examination of the Monopoly Zoning Hypothesis // Land Economics. Vol. 72. No. 1. P. 43–55.

Schindler S. B. (2015) Architectural Exclusion: Discrimination and Segregation through Physical Design of the Built Environment // The Yale Law Journal. Vol. 124. No. 6. P. 1934–2024.

Schleicher D. (2013) City Unplanning // The Yale Law Journal. Vol. 122. P. 1670–1737.

Schmidt S., Paulsen K. (2009) Is Open-Space Preservation a Form of Exclusionary Zoning? The Evolution of Municipal Open-Space Policies in New Jersey // Urban Affairs Review. Vol. 45. No. 1. P. 92–118.

Schuetz J. (2009) No Renters in My Suburban Backyard: Land Use Regulation and Rental Housing // Journal of Policy Analysis and Management. Vol. 28. No. 2. P. 296–320.

Schuetz J., Meltzer R., Been V. (2009) 31 Flavors of Inclusionary Zoning: Comparing policies from San Francisco, Washington, D. C. and Suburban Boston // Journal of the American Planning Association. Vol. 75. No. 4. P. 441–456.

Schuetz J., Meltzer R., Been V. (2011) Silver Bullet or Trojan Horse? The Effects of Inclusionary Zoning on Local Housing Markets in the United States // Urban Studies. Vol. 48. No. 2. P. 297–329.

Shlay A. B., Rossi P. H. (1981) Keeping up the Neighborhood: Estimating Net Effects of Zoning // American Sociological Review. Vol. 46. No. 6. P. 703–719.

Siegan B. H. (1970) Non-Zoning in Houston // The Journal of Law & Economics. Vol. 13. No. 1. P. 71-147.

Silver C. (1991) The Racial Origins of Zoning: Southern Cities from 1910–40 // Planning Perspectives. Vol. 6. No. 2. P. 189–205.

Speyrer J. F. (1989) The Effect of Land-Use Restrictions on Market Values of Single-Family Homes in Houston // Journal of Real Estate Finance and Economics. Vol. 2. P. 117–130.

Staley S. (2001) Ballot-box Zoning, Transaction Costs, and Urban Growth // Journal of the American Planning Association. Vol. 67. No. 1. P. 25–37.

Stavroulaki I., Berghauser P. M. (2021) A Systematic Review of Multifunctional Streets. Linköping: Swedish National Road and Transport Research Institute.

Stull W. J. (1975) Community Environment, Zoning, and the Market Value of Single-Family Homes // The Journal of Law & Economics. Vol. 18. No. 2. P. 535–557.

Stull W. J. (1974) Land Use and Zoning in an Urban Economy // The American Economic Review. Vol. 64. No. 3. P. 337–347.

Suzuki J. (2013) Land Use Regulation as a Barrier to Entry: Evidence from the Texas Lodging Industry // International Economic Review. Vol. 54. No. 2. P. 495–523.

Talen E. (2009) Design by the Rules: The Historical Underpinnings of Form-Based Codes // Journal of the American Planning Association Volume. Vol. 75. No. 2. P. 144–160.

Talen E. (2005) Land Use Zoning and Human Diversity: Exploring the Connection // Journal of Urban Planning and Development. Vol. 131. No. 4. P. 214–232.

Talen E., Knaap G. (2003) Legalizing Smart Growth: An Empirical Study of Land Use Regulation in Illinois // Journal of Planning Education and Research. Vol. 22. P. 345–359.

Talen E. (2013) Zoning for and Against Sprawl: The Case for Form-Based Codes // Journal of Urban Design. Vol. 18. No. 2. P. 175–200.

Thorsnes P. (2000) Internalizing Neighborhood Externalities: The Effect of Subdivision Size and Zoning on Residential Lot Prices // Journal of Urban Economics. Vol. 48. P. 397–418.

Turner M. A., Haughwout A., van der Klaauw W. (2014) Land Use Regulation and Welfare // Econometrica. Vol. 82. No. 4. P. 1341–1403.

Twinam T. (2017) Danger zone: Land Use and the Geography of Neighborhood Crime // Journal of Urban Economics. Vol. 100. P. 104–119.

Vermeulen W., van Ommeren J. (2009) Does Land Use Planning Shape Regional Economies? A Simultaneous Analysis of Housing Supply, Internal Migration and Local Employment Growth in the Netherlands // Journal of Housing Economics. Vol. 18. P. 294–310.

Village of Euclid v. Ambler Realty Co., 272 U. S. 365 (1926).

Wallace N. E. (1988) The Market Effects of Zoning Undeveloped Land: Does Zoning Follow the Market? // Journal of Urban Economics. Vol. 23. P. 307–326.

Wheaton W. C. (1993) Land Capitalization, Tiebout Mobility, and the Role of Zoning Regulations // Journal of Urban Economics. Vol. 34. P. 102–117.

White M. J. (1975) The Effect of Zoning on the Size of Metropolitan Areas // Journal of Urban Economics. Vol. 2. P. 279–290.

Wolf-Powers L. (2005) Up-Zoning New York City’s Mixed-Use Neighborhoods: Property-Led Economic Development and the Anatomy of a Planning Dilemma // Journal of Planning Education and Research. Vol. 24. No. 4. P. 379–393.

Yigitcanlar T., Kamruzzaman M., Foth M., Sabatini-Marques J., da Costa E., Loppolo G. (2019) Can Cities Become Smart without Being Sustainable? A Systematic Review of the Literature // Sustainable Cities and Society. Vol. 45. P. 348–365.

Zabel J., Dalton M. (2011) The Impact of Minimum Lot Size Regulations on House Prices in Eastern Massachusetts // Regional Science and Urban Economics. Vol. 41. No. 6. P. 571–583.

Zhou J. [etal.] (2008) Land Values and the 1957 Comprehensive Amendment to the Chicago Zoning Ordinance // Urban Studies. Vol. 45. No. 8. P. 1647–1661.

Опубликован
2022-10-25
Как цитировать
БабейкинР. (2022). Правовое зонирование. Обзор американского опыта в контексте трансформации российской системы градорегулирования. Городские исследования и практики, 7(3), 91-115. https://doi.org/10.17323/usp73202291-115