50 
The state government through any one of a number of instrumentali- 
ties it might create could acquire land and make it available either by 
competitive bid or negotiated purchase at reasonable market rates as 
it is needed for development, thus relieving the developer of the risk 
of inflated land prices and heavy carrying costs. Different mechanisms 
or strategies could be utilized by the state to insure the installation of 
water and sewer lines and roads as required.’ 
INCENTIVE-CONTROL SYSTEMS FOR LAND USE GUIDANCE 
New techniques and new ways of using existing techniques for 
guiding urban growth are needed to insure more equitable and more 
effiient patterns of urban development. Guiding the use of land in 
urbanizing areas to achieve the planned expansion of existing towns 
or the development of relatively self-sufficient new communities in- 
volves the followmg major problems: (1) shaping regional and com- 
munity growth; (2) curbing urban sprawl; (8) assuring an adequate 
supply of land for certain kinds of private developments; (4) acquiring 
land for public purposes; (5) protecting land with unique character- 
istics; (6) lowering the cost of public improvements; and (7) regulating 
the relationships between landowners. 
The process of new community development spans a period of at 
least fifteen years. During that time effective controls and techniques 
for guiding land use in a new community as well as in areas surrounding 
a new community are required. Zoning, subdivision control, the use of 
eminent domain, the purchase of development rights and scenic ease- 
ments, taxation and economic incentives, the use of holding zones and 
planned unit development are land use guidance techniques that vary 
in effectiveness. 
1. Effectiveness of zoning as a control 
Local zoning regulations are ineffective for several reasons: * 
(a) In most cases, these ordinances do not emanate out of the 
planning process. In some instances, zoning regulations and 
zoning administrators substitute for the plan and the planning 
process. Wot 
(b) Zoning ordinances were framed to regulate the develop- 
ment of individual lots by individual interests. They are presently 
not adequate to offer a prescriptive or regulatory envelope for 
newer design and development techniques. 
(c) Zoning ordinances concentrate on individual uses, rather 
than the linkages between and among uses. Thus, they are 
difficult to utilize in an overall public planning and development 
strategy. duiutt at ¢ 
(d) Present zoning ordinances do not take into consideration 
overriding metropolitan and regional goals. Each city and town 
is an island unto itself with relatively little coordination between 
cities and towns in either the construction of zoning ordinances 
or overall land development policy. ! 
(e) In the often indiscriminate use of low intensity zoning, 
“sprawl” and speculation appear to be encouraged. 
3 Thid. ; 
4 Marshall Kaplan, “Implementation of the Baltimore Regional Pl: It ives’? | isco: 
Institute for Planning and Development), 1965, pp. 26-27. ay a Bae pan eer ¥% 
