<30342DC7D1B1B920C5E4C1F6C1A4C3A5C0C720B3ECBBF6C8AD2DB3ECBBF6B1B9B0A12E687770>2 00 4 11 2 9

1 .
1 .
, ,
, ,
. 2
.
1 . . ,
?
? ,
? ,

? ,
. ,
, , .
2 .
, ,
.
.
,
, ,
, ,
(
, 2003).




, , ,
. ,
(, 2003).
<1> .
<1>
+
+
, - -
.
- 3 -
.

. ,
.
. ,
. , ,

. ,
.

.
. , .
.
.
.
.
.
.
(policy leverage) , , ,
.
. , .

.

. , , .

.

. .
.
- 4 -
, .

.
,

. , . (Bernstein)
(Life cycle theory of regulation)
.
.

.
(visibility)
. ,
,
, .
3 . -


.

. ,
,
.
.
,
.
.
.
1)
.
,
.
- 5 -

. 1962

.


. , , , ,
,
. 1965
(capital gains) . 1967
. 1989
, ,

. ,
,
(, 2003).1)
A:
B:
D:
,
B+C+D .2)
2)
1 ) (2 00 3) (m elio ratio n, b ett erm ent ),
(p lann ing gains), (d ev elop m en t g ains ),
(capi tal g ains ) ‘’

. 2 ) A

(, 2 00 3:120 -12 6).
- 6 -
, ,
. ,
,
, ,
. <1>
.
1967 1974 . 1989 1993
,
1998 12 .
,
(, 2001:162).
1999 12 31
50% 25% . 2001.12.31
, ,
2002.1.1, 2004.1.1 .
<1>


, , ×
. . . 2000.p.508. . 2004. p.162 .

- 7 -
()
“ ” .

(, 2003). , IMF
, 2000 2002 8.98%
IMF ,
.
3)
<2> (, 2001:176).
, ,
.
(1) (Development Permit) 1947 (Town and County Planning Act)
.

.

.
, ( , 1999).
<2>
, (, , ), -
(, ), () : , 2001:176.
(2) (Purchase of Development Rights)
, .
1972
.
.
.
. ,
.

.

. , .
.
. .
, ,
(, 1999).
(3) (Transfer of Development Rights)
.
, . , ,
3 )

4 ) , , ,
5 ) ,

6 )

- 9 -

, . 1
2
, ,
.
.
D.C ,
(, 1999).
4)
1980 135 2001 1419 10.4 .
545 2.6
1.0 . 50%
,
.
. 20 1284
113 8.8% .
50% ,
3.5-4.4% (, 2003).
(1)

( )
18% .
1-2%
0.14% . , 2
, 2
.
. ,
,
,
.
(, 2003).
<3>
- 10 -




-

(2)

(, 2004).
7)
.

.
, ,
.
. .

.
. .
0 .
1 1

, , 1 .
7 ) =(+)-(+ )=+. . 2 00 4. p. 122 .
- 11 -
0
. ,
(, 2004). , , ,

, , .
( 100%)
.
. , .
, , .
,
.
, , ,
.
.
, ,
(, 2004).
(3) -


.
.
. .
20 18
- -
. IMF
. , ,
.
. ,

IMF . 8)
8 ) Harri so n, F . 19 83 . Th e Pow er in th e Lan d. L on do n: Shep heard -W alwu n L td . . . 1 99 8.
. 8 . 8 .1 8. . 19 99 . p p. 600 -61 2 .
- 12 -


,
, ,
, ,
, .


(, 2004). .
,
,
,
,
0
(, 1999). .
,
,
.
.
,
, .
4.
1)
-- . 1790
-1990 , , , , ,
--
(Richardson, 1982).
.
.
, , ,

- 13 -
.

. , ,

.
.
1960 .
. , (management) ,
(growth control) , ,
(no growth) .
.

.
.
,

(Levy, 1991:218; 2002).
, ,

.
2)

. 1960
, 1970 , , ,
, , 1980
, , 1990 ,
.

.
2001

- 14 -















,

Limits on Growth Growth Limit
.



.

.
, , ,

Clustering development






2003 . 2, ,
.
. (Porter, 1997)
,
, ,
,
. ,
, <4> (
, , , , 2004:44-94)
<4>









,
(EF)

178)


,


UGB
.

.
. .

(TOD)


, , , . 2004. pp.44-94.
.


.
- 16 -
3) (TDR)
TDR
(receiving area)
(sending area) . TDR
,
, .
TDR 1916
(air right)
Setback .
TDR

.
TDR ,
, TDR
. TDR
.
TDR


.
TDR (base
density) .

.
(development credit) .
TDR . TDR

.
4) TDR 9)
(1) Pinelands

. 1978
. 1979

(Pineland Protection Act)
. 56 52
(zoning)
.
. 10 10)
.
(Pinelands development credits)

. ()
. ,
(, ), , .
39 11) 1
1 4 .
30 45 .

. , , , ,
.

.
(Pinelands Development Credit Bank),
(Burlington County Pinelands Development Credit Exchange)
.
.
9 ) Jo hn ston an d M adi so n. 19 97 . 1 0) Pres er v ati o n A r ea D i st ri ct , Sp e cia l A g ri cu lt u ral Pro d u ct io n A rea ,
Fo res t A rea , Ag r icu l tur al Pro d u ct io n A rea , R u ral D ev elo p m e nt A re a, R eg io na l G ro w th A re a, M ili t ary an d F ed era l In s ta ll at io n A re a, P in el an d V i ll ag es , P in e lan d T o w n s , ar eas o u ts id e th e P in d l an ds C o m m is sio n 's j ur is t ri ct io n bu t in N ew J ers ey .
1 1) 1 acre = 4 ,04 6m 2. 1, 22 4.
- 18 -
1 $10,000
. 80% .

. 1/4 ( 1
) $3500 $5600.
.

. ,
.
(2) , Montgomery County

(Maryland-National Capital Park and Planning Commission)
. 1970 18%
.
, , TDR . 1980 TDR
. TDR
.
9 12)
5 1 25 1 .
5 1 .
TDR
.
.
5
1 . (Development Rights Fund)
.

. 1 $3000 $10,000-$12,000
. TDR 1980 1991 12 3000
1 2) 3 61 Km 2
- 19 -
. TDR , 3500
. TDR
.
New Jersey Pinelands Montgomary TDR
.

.
(3) , Taehoe
207,00013)
22, 12 .

. 1969
(Tahoe Regional Planning Agency.TRPA) . 1980
TRPA
. TRPA , (lot coverage), , .
9 . (lot coverage)
. , ,
.

. TRPA 1-30%
. 1-3
. 4-7 . SF
1SF $8.5, 1SF $15 .14) 15) (Lot Coverage)
(Land Coverage Bank)
, , ,
.
(4) (Coastal Commission)
1 3) 8 37 .5k m 2
1 4) $ 8.5 /s f = 36 0, 000 /, $ 15 /s f = 64 0,0 00 / 1 5) 19 84 .
- 20 -
1976
.
.
, , (Local Coastal Program LCP) .
. 50%
.
.

.
. ,
.
.
.
20 1
1500sf 1 . (State Coastal Conservancy)
,
. (Mountains Restoration Trust)

.
.
TDR
.

.
5. -
1960
.
. ,
, , , .
.
1)
- 21 -

, , , .
,

.16) , 2001 , ,
,
2003.1.1 . ,
.
, ,
. ,
.
,
, ,
.

. .


--( )
. ,
2
, , .

, 5
, , , , , ,
, 4 .
( ), (),
( )
.

(land suitability analysis)
.

1 6) . 20 02 .4 ; . 2 00 2.1
- 22 -

. .
. , ,
, , , , ,
, (),
() .
.


.

.
2

.

2 . 1
. 1
2
.
1 , ,
, ,
2 , ,
,
. 2
, , . ,
2
.


. , , ,
.
,
- 23 -
.

.
.
,
, , , . , , , ,

.

. .

.
, .
.

. , , ,

.
. ,
, , ,

.
.
(2)


, , , .
.
- 24 -
()






3) (740 )
4) (5) (, 45)

6) (73) ( 20, 22, 31)


, SOC , , ,
, , , NGIS , , , , ,
, , ,
2)
(1)
10 11
.
.

.
, ,

. ,


.
<6>
- 25 -
()
9)

(3, 255) (,,)


.
29
10 20
(5,000-50,000 m2)
,
( 16, 10), ()(19, 24)

.
( 19).
, ,
. 8

.
(2)


.
17), . ,
,
, , , ,
, . ,
, , ,
, ,
, .
, ,
1 7)
20 01 8 .
- 26 -
3)
(1) 18)
1947
. ,
, 3
. .
, ,
. ,
,
. . ,
.

.
. (public examination)
.
. 27 (PPG: Planning Policy
Guidance Notes), (RPG: Regional Planning Guidance)
(, 2002.4:80). ,

. ,
,
, ,

.
(Bauleitplan)
(Flächennutzungsplan),
(Bebauungsplan)
. 1994
1 8) . 19 99 . . 1 9) . 19 99 ; . 20 02. 2
- 27 -

. (Blauleitplan)


. 1997
, , , ,
,
.
.
, ,
. 1935
, ,
.


. , ,

.
(3) 20)

, ,
3 () ()
. 1994
, ,
, , ,
. , 5
, , ,
, . 1994 .
,
1994
.
,
2 0) . 19 99 ; , 20 02. 4.
- 28 -

.
4)

. , , , ,
, , ,
. ,
,
, ,
, ,
.
. ,
.

.

.
1:25000 1:5000
. ,
, ,
.

,
.
.
(PPG), (RPG)

. ,
.


- 29 -
, ,
,
.

.

,
,

,

. ,
.
,
.
.

.


.
.


. .

. . ,

,
. ,
(, , ), (, , ), () .
,
, , / , ,
,
- 30 -
, ,
.

(, 2002).
5)

. ,


,
. ,
.

. ,
21) ,
, (Data Compatibility)
. .
,
, . , PPG RPG
,
.
.

. ,
. .
.

, ,
,
. ()
2 1) , , N GIS , ,

- 31 -






. ()
.
<7>
: . 2002.
()

. ,
, .
.
- 32 -
.
(different mind set) . .
.
.
.

. ,
.
.
.
,
.
6. -
, , ,
.
. .
(zoning system)
,
.
.
. .
, .


.
. (Entrepreneurial politics)
. ,

.

.
(Lifecycle theory of regulation)
. .

- 33 -
(Client politics) .

. ,
. IMF . 30
2000 544 2001 624 , 4 GDP 1997 6.8%, 1998 8.7%, 1999 9.3%, 2000 10.9%
, 4 1997 14.6% 2000 18.5%,
1997 41.6% 2000 49.8% . 4
1997 4.5% 2000 3.8% (, 2001.5.16;
, 2001.4.2). 1998
0.8752,
1% 41% , 8.5% 76%
(, 2000.10).
.
.
. .
, , , , ,
, ,
.

(Steudler et.al, 2004, Williamson & Ting, 2001).
,
, .
.
. , , ,

.
- 34 -

. 2004. “ ”. 66. -----. 2003. . . . . . . . . 2004. - .
. . 1999. . . 1995. . . 1995. . 2002. “ ”

. 2003. “ ”
, . pp.1-16. . 2001.11. 1
. . 2000.10.“ ”. LG 594. . 1999. . . 2001. . . 2000. “” . 2000.
. . 2002. “ ” 2002 1. . 2003. “ ”
. 2003.10.20. . . 1993. . . . 2004. “ ”. . 66. . 2001. 6.
. 2000.11.
. 2002.4. . . . 1879. (2002). . Green Ministers Committee. 2000a. Increasing Sustainable development awareness across
Governmnet: preparing strategies for action. England. Hams, Tony, Michael Jacob et.al., 1994. Greening Your Local Authority. England:Longman Group
Ltd. IUCN/UNEP/WWF. 1991. Caring for the Earth: A Strategy for sustainable living. IUCN, Gland,
Switzerland. Johnston, Robert A. Mary E. Madison. 1997. "From Landmarks to Landscapes A Review of Current
Practices in the Transfer of Development Rights" APA Journjal. Summer 1997. Munro, David A. 1995. "Sustainability: Rhetoric or Reality?" In Trzyna, Thaddeus (eds). 1995. A
Sustainable World -Defining and Measuring Sustainable Development. CA:International Center for
- 35 -
the Environment and Public Policy Steudler, Danier, Abbas Rajabifard, Ian P. Williamson. 2004. "Evaluation of land administration
systems" Land Use Policy (18). pp.371-380. Williamson, Ian, Lisa Ting. 2001. "Land Administration and Cadastral Trends - A Framework for
Re-Engineering". Comuters, Environment and Urban Systems. Vol. 25(4-5).