THE RELATIONSHIP BETWEEN LAND USE
  AND ENVIRONMENTAL PROTECTION

                 by

       E. J. Croke, K. G. Croke,
    A. S. Kennedy, and L. J. Hoover
            ARGONNE NATIONAL LABORATORY
            CENTER FOR ENVIRONMENTAL STUDIES

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      ARGONNE NATIONAL LABORATORY
             9700 South Cass Avenue
             Argonne, Illinois 60439
    THE RELATIONSHIP BETWEEN LAND USE
      AND ENVIRONMENTAL PROTECTION

                        by

             E. J. Croke, K. G. Croke,
         A. S. Kennedy, and'L. J. Hoover
         Center for Environmental Studies
             A Briefing Document for
              the Joint Meeting of the
President's Water Pollution Control Advisory Board
          and Air Quality Advisory Board
                March 27-31, 1972

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                       FOREWORD

       On March 27, 1972 a joint meeting of the President's
Air Quality Advisory Board and  Water Pollution Control
Advisory Board will convene to evaluate the issues and prob-
lems associated with the employment of land use controls as
a mechanism for environmental protection.  The meeting will
focus on  some of the issues raised by the impact of land use
decisions on environmental quality. These include:  the effect
of past land use decisions on present environmental quality;
the impact of present land use decisions on  the future attain-
ment and maintenance of environmental quality standards;
the availability of planning tools in assessing the environ-
mental impact of present land use decisions; the need for
enabling legislation to support land-use-oriented environ-
mental protection programs;  methods by which local, state,
and federal land-use-oriented environmental protection pro-
grams could be initiated;  and ways by which the public can
manifest its preferences  with regard to environmental pro-
tection programs which involve the monitoring and channel-
ing of urban and regional growth.

       In order to obtain  information regarding the complex
relationship  between land use  and environmental quality,
witnesses from a broad spectrum of backgrounds have been
invited to testify at this meeting.  Their testimony will aid
the President's Air Quality Advisory Board and Water Pol-
lution Control Advisory Board in the preparation of recom-
mendations regarding the applicability of land use controls
to environmental protection.

       This report was prepared as a briefing document to
assist the board members in their preparation for this meet-
ing.  It presents background information relating to the land
use issue, and includes examples of the impact of past land
use development practices; examples of development deci-
sions that will affect the quality of our environment in the
future; historical  perspectives  of environmental protection
activity  and land use development practices; and isolated
examples of the merging of environmental concerns with the
land use development process.  Although the report is  not a
definitive treatment of this complex issue, it is hoped that it
will stimulate the witnesses and the board members to ad-
dress  the many and difficult  questions associated with the
application of land use planning  and controls to the environ-
mental protection process.

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                        TABLE OF CONTENTS

                                                                  Page

FOREWORD	     3

ABSTRACT	     9

1. INTRODUCTION	    11

2. THE IMPACT OF LAND DEVELOPMENT ON ENVIRONMEN-
   TAL QUALITY	    15

   2.1 The Pervasive Nature of Environmental Impacts Caused by
       Past Land-Use Decisions	    15

   2.2 The Irreversibility of Environmental Problems Caused by
       Land-Use Practices	    17

   2.3 The Capability of Pollution Control Technology to Lessen
       the Environmental Impact  of Land-Use Decisions	    18

   2.4 Land Development and Unknown Environmental Impacts ...    18

3. HISTORICAL PERSPECTIVE OF LAND-USE PLANNING AND
   DEVELOPMENT PRACTICES	    21

   3.1 Land Guidance Institutions	    21

   3.2 Land Guidance Tools and Techniques	    23

   3.3 The Effectiveness of the Land-Guidance System	    25

   3.4 Introducing Environmental Objectives into the  Land-
       Guidance System	    26

   3.5 The Responsiveness of Planners and Planning  Agencies
       to Environmental Objectives	    27

4. HISTORICAL PERSPECTIVE OF ENVIRONMENTAL CONTROL
   PROGRAMS	    29

   4.1 Environmental Protection  Legislation	„	    29

   4.2 Environmental Protection  Institutions	    31

   4.3 Environmental Protection  Planning Procedures	    34

   4.4 The Responsiveness of Environmental Protection Planners
       to Urban and Regional Planning Issues	    36

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                        TABLE OF CONTENTS
5.  ALTERNATIVE INSTITUTIONAL ARRANGEMENTS TO COM-
   BINE LAND-USE PLANNING WITH ENVIRONMENTAL
   CONTROL	    37

   5.1 New Institutions Which Combine Environmental Protection
       and Land-Use Management	    37

   5.2 Separate Environmental and Development Agencies—an
       Alternative to Functional Integration	    40

6.  THE NEED FOR ANALYTICAL TOOLS TO EVALUATE THE
   RELATIONSHIP BETWEEN LAND-USE AND ENVIRONMEN-
   TAL QUALITY	    41

   6.1 Present Analytical Tools for Evaluating the Relationship
       between Land-Use and Environmental Quality	    41

   6.2 Future Trends in Environmental Land-Use Research	    43

7.  LAND-USE AND ENVIRONMENTAL QUALITY--
   THE FEDERAL HOLE.	    47

   7.1 The Role of the Federal Government in Land Development,
       Regulation and Utilization	    47

   7.2 The Framework for Assessing Environmental Impacts  of
       Federal Programs	    48

   7.3 Federal Authority to Establish Environmental Land-Use
       Controls	    50

8.  TRENDS IN NATIONAL POLICY WITH REGARD TO GROWTH,
   LAND USE AND THE ENVIRONMENT	    55

   8.1 Toward an Urban Growth Policy	 .    55

   8.2 Land-Use Policy	    56

   8.3 Alternative Institutional and Organizational Systems for
       Environmental Land-Use Planning and Management	    57

9.  IN SUMMARY	    61

ACKNOWLEDGMENTS	    62

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                                FIGURE

No.                               Title                            Page

 1.   A Regional Activity Model	     .    .     44



                            LIST OF TABLES

No.                               Title                            Page

 I.   Some Specific Federal Laws Relating to Environmental
     Protection	   49

 II.   COMMENT MATRIX--Federal Agencies with Jurisdiction by
     Law or Special Expertise to Comment on Various Types of
     Environmental Impacts	   49

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               THE RELATIONSHIP BETWEEN LAND USE
                  AND ENVIRONMENTAL PROTECTION

                                   by

                        E. J. Croke,  K. G. Croke,
                     A. S. Kennedy, and L. J. Hoover
                               ABSTRACT

        Present environmental protection programs have, for the most part,
been aimed  at  the application of the best available control technology to
existing sources of pollution. It is anticipated that these programs will, for
the most part, result in the attainment of the environmental quality stand-
ards established for the more  significant  pollutants.  However, in certain
highly developed and urbanized areas, the concentration of pollution pro-
ducing  sources is such that the application of the best  control technology
may not suffice to achieve environmental quality standards. In other areas,
economic development and population growth may result in the obsolescence
of pollution control programs that are initially effective.

        The geographical concentration of  pollution producing sources and
economic developments  are a direct result  of past and present land use
decisions. The impact of these decisions on  the environment is difficult to
assess, but the  initial indications make it appear that these decisions have
had  a significant effect on environmental  quality.  This effect, moreover,
may be difficult to reverse through the use of available  control technology
if it is not supplemented by some type of  control of the future location of
pollution producing activities.

        If some  form of land use guidance or  control is employed to channel
economic development in such a way as to  assure the maintenance of envi-
ronmental quality standards, the methods,  procedures and activities of land
use planning  and regulatory agencies would have to be integrated with those
of environmental protection agencies in order to administer such programs.
Traditionally, these two types of agencies have employed distinct techniques
and have promoted separate programs at the local, state, and federal levels.

        Recent recognition of the relationship between land use and environ-
mental  quality has indicated the need to assess the feasibility of developing
a national policy with  respect  to  the application of land use planning and
control to environmental  protection. If sucha policy is formulated, it could
be implemented either  through  the creation of new institutions or through
the establishment of new responsibilities and relationships  among existing
agencies and departments of government.

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                           1.  INTRODUCTION

       In the past five years, the term "environmental protection" has
been transformed from a concept existing in the minds of a select group of
specialists and concerned citizens groups to a national issue of the highest
priority.  In  response to this development, it became necessary to  review
the processes by which goods are produced,  consumed, and ultimately dis-
posed of in the United States, with respect to the environmental consequences
of these activities.

       In order to accomplish this, the federal government initiated a com-
prehensive series of programs. Numerous  studies were conducted to iden-
tify the environmental damages resulting from industrial,  commercial,
residential, agricultural, and transportation activities which constitute the
prime sources of pollution.  Federal, state, and local legislative programs
giving broad powers to regulatory and enforcement agencies were enacted,
and enforcement actions have taken place at every level of government.

       One of the more significant steps forward occurred when the Federal
Environmental Protection Agency  (EPA) was established within the executive
branch of the government.  Simply stated, the mandate of the EPA is to de-
fine environmental quality standards and to  provide  leadership and assist-
ance to state and local governments in establishing programs designed to
achieve and enforce these standards.  In particular, The Clean Air Act as
amended in 1970 and the Federal Water Pollution Control Act provide the
EPA with the authority and responsibility to  restore  and maintain the quality
of our air and water  resources.

       Under this mandate, environmental quality standards have been
established,  and the guidelines  and framework within which state and local
governments must plan and implement programs designed to achieve these
standards have been developed.  As part of this program, the EPA  has  en-
gaged in and promoted surveillance, enforcement and monitoring activities;
provided financial and technical assistance to state and local governments;
and supported research, planning and technological assessment programs
at the federal level.

       This  effort has, until now,  emphasized the abatement and control of
pollutant discharges through the application of appropriate control  technology
to individual sources of pollution.  This emphasis occurred because of the
acute need for prompt and effective control  of existing pollution sources
and the current availability, at  the state and  local levels, of institutions
geared to the administration of traditional, technology-oriented regulatory
activities.

       The initial focus on source control technology represented an es-
sential first  major stage of the national environmental protection program.

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            Although the installation of air pollution emission control devices,
      completion of fuel and process  conversion programs, construction and up-
      grading of waste water treatment .facilities, etc., which occur as a result
      of this program, will have a significant effect on the control of environ-
      mental pollution; in many instances such controls may not be sufficient to
      achieve and maintain environmental quality standards.  Even in many areas
      where currently available pollution control technology can temporarily
      achieve environmental quality standards,  rapid development may render
      present control regulations and programs ineffective within a few years.
      A prime case in point is Illinois' modern  Hanover sewage treatment plant,
      which two years ago was  regarded as one of the most advanced in the nation.
      Explosive development of the surrounding area served by the plant has sat-
      urated its capacity,  caused it to become an environmental nuisance and
      forced a moratorium on further sewer connections.

            Since technology-oriented pollution control programs, however
      effective, cannot fully ensure that environmental quality standards will be
      achieved and maintained,  it is necessary to explore and evaluate the need
      for the national environmental protection program to enter a second stage
      in which environmental protection  is viewed within the broader perspective
      of urban and regional development. For the most part, the more sophisti-
      cated pollution control plans developed to date are dominated by traditional,
      technology-oriented regulatory practices  and do not take account of the eco-
      nomic and population development  trends which have led to environmental
      degradation. The pressures of economic  growth and development, prolifera-
      tion of transportation systems, increasing population densities and rapid
      expansion in housing developments may pose both actual and potential threats
      to the maintenance of environmental  standards.

            The real or potential environmental dangers of past and present land
      use decisions raise many difficult  policy questions regarding the future of
      the environmental protection program.  These include:

            1.   Is an orderly process of monitoring and controlling the changes
      in land use  and development needed to reflect the natural assimilative ca-
      pacity of the land?

            2.   If such a process is needed, how can environmental protection
      programs determine the fact that certain  areas  are not capable, from an
      environmental point of view, of tolerating  certain types  of development?

            3.   How can such programs monitor efficient economic growth in
      environmentally suitable  areas within the constraints imposed by the capa-
      bility of pollution control technology to  allow for such growth?

            The remainder of this paper presents background information re-
      garding the scope and character of the impact of land use on environmental
      quality.  The historical developments of land use guidance  controls  and

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environmental protection controls are presented separately and recent
attempts at integrating these forms of control are documented. Finally,
the federal  role is considered with regard to its present and potential capa-
bility of fostering land use planning and environmental control.

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                                                                          15
              2.   THE IMPACT OF LAND DEVELOPMENT
                    ON ENVIRONMENTAL QUALITY

       The full impact of past and present land use decisions on environ-
mental quality is still not fully understood of documented. From a pre-
liminary examination of individual instances when past land use or
developmental decisions have generated a significant degree of environ-
mental degradation, four conclusions may be drawn:

       1)  The environmental impact of land use development is pervasive
in that almost all forms of economic activities--residential, industrial,
transportation, recreation, etc.--have contributed to some instances of
environmental degradation.

       2)  The environmental impact of present economic developmental
decisions will be of a prolonged nature and may be irreversible.

       3)  The environmental problems posed by past land use or develop-
mental processes are not always susceptible to solutions involving the
application of a control technology.

       4)  The environmental consequences of land development decisions
are not fully perceived when these decisions are made.

2.1  The Pervasive Nature of Environmental Impacts Caused by Past
     Land-Use Decisions

       The extent of environmental impacts caused by past developmental
decisions can be graphically illustrated by documenting several examples
drawn from the area of transportation planning, industrial and  residential
development, and recreational and agricultural activities.

       In the area of transportation planning and development, many in-
stances of severe environmental consequences  caused by the introduction
of new transportation systems can be cited.  For example, as of Janu-
ary  15,  1972, it appears that many major urban areas will be unable to
attain current air quality standards for the vehicular pollutants unless
current emission control technology is supplemented by transportation
system controls.  The urban areas which may require such environmental
land-use control are not limited to any specific geographical area of the
United States. They include Los Angeles, New  York City, Sacramento,
Portland, Seattle, Boston, Salt Lake City, Denver, San Francisco, Dayton,
Phoenix, Fairbanks, Minneapolis-St. Paul, Baltimore, San Diego, the San
Joaquin Valley, Las Vegas, Houston, San Antonio, and El Paso.

       Increased air transportation has caused a trend toward industrial
location and  housing developments near major airports.  Problems of air
pollution, water pollution, noise nuisance, and potential accident'hazard to

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     the resident population have resulted, even though the airport was initially
     located in an isolated area.  The construction of the Palmdale, Everglades,
     and Jamaica Bay airports has been delayed in consequence of the need to
     assess the potential environmental hazards associated with these facilities.
                                               (i.
            Urban expressways generate noise which has proved to be a serious
     handicap to school activities.  Among the growing number  of suits filed
     against state highway departments are included an award of $165,000 to
     the Elizabeth, New Jersey, Board of Education for damages arising due
     to noise from Interstate 278.

            Rapid or excessively intensive residential development is also
     causing environmental problems in various regions  of the  United States.
     In Fairfax County, Virginia and Du Page County, Illinois moratoria  were
     placed on sewage  connections because the capacity of local waste water
     treatment facilities has been saturated as a result of rapid development.
     In effect,  these actions  constitute a moratorium on land development.   In-
     tense geographical concentrations of industrial activities have long  been
     recognized as placing a stress on the air quality of surrounding  regions.
     Steel mills in Illinois and Indiana along Lake Michigan now account  for 40%
     of the maximum SOz  concentrations and 75% of the particulate concentrations
     in that area.

            The wide dispersion of residential communities and suburban indus-
     try can, on the other  hand, compromise the development of efficient and
     economical waste  water treatment systems.  Appropriate clustering of such
     activities can enhance the effectiveness and reduce the cost of pollution con-
     trol.  In Cleveland, Ohio, joint treatment, recycling  and reclamation systems
     for the waste produced by metal plating firms became feasible because these
     activities were spatially  clustered.

            Failure to  take account of the fact that some intensively developed
     areas are particularly susceptible to environmental pollution as a result
     of meteorological conditions, topographical features, soil structure etc.
     often leads to environmental degradation.  For example, the densely
     populated Willamette valley of Oregon now has a chronic air pollution
     problem that has been compared to that of Los Angeles.  In the absence
     of restrictions on development, the population of the valley is expected to
     increase by more  than 80% between now and 1985. This  population growth
     will further aggravate the problem by generating significant increases in
     automotive travel.

            Lastly* the pursuit of recreational activities  has  also had adverse
     effects on our national forest and scenic areas. Burgeoning second^home
     and resort development has caused considerable alarm in  states such as

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                                                                           17
Vermont, Maine, Colorado, and Hawaii. These states are moving to protect
their natural areas by developing strict land-use regulatory programs to be
administered by state agencies.

2.2  The Irreversibility of Environmental Problems Caused by Land-Use
     Practices

        We may distinguish two cases of irreversibility--physical irrevers-
ibility and socioeconomic irreversibility.  Physical irreversibility implies
that even if we ceased to pollute or degrade the environment, natural regen-
eration would not restore the resource to an acceptable or desirable quality.
Such is not the case with air contaminants that would be washed out, for the
most part, in a.  short period of time if all emissions were to stop.  Water
resource regeneration, however,  generally will take much longer; indeed,
certain lakes may become essentially irreversibly polluted.  Reforestation,
strip mine reclamation, and shoreline dunes regeneration are other examples f
where regeneration by natural processes may take many years to accomplish.
                           \

        In the absence of a land management program,  the use of unsuitable ~~
land disposal methods for  liquid and solid wastes may result in nearly ir-
reversible contamination of groundwater supplies  and surface receiving
waters.  The discharge of  20,000 gallons per week of toxic industrial waste
on a land disposal facility  in Logan Township, New Jersey, may generate
irreversible damage to both the local groundwater resource and nearby
Raccoon Creek--a tributary of the Delaware.  Orange County, Florida, is
another example, where intensive urbanization, the discharged waste from
citrus processing plants,  and indiscriminate use of pesticides and fertilizers
has resulted in the pollution of the groundwater supply.

        A second form of environmental irreversibility has to do with the
workings of our socioeconomic system. Our large urban complexes have
evolved over several decades and some have been in existence for centuries.
Buildings, transportation systems, and public  services  are designed for long
economic lifetimes.  Decisions to encourage and even subsidize private
automotive transport systems ha,Ve evolved a certain urban form and life-
style.  Although strict controls on automotive  emissions have been pro-
mulgated and will have a significant effect on the amount of these pollutants,
the continued rise in vehicular miles in large  urban areas, such as Los An-
geles, may again threaten  the air quality of that city regardless of the con-
trol technology  employed.

        The investment in new town development and urban renewal through-
out the nation has been quite substantial in the past few years.  The conse-
quences of these large  scale public and private investment programs are
also likely to be difficult to reverse.  Decisions being made now with regard
to the  location, type and quantity of such housing developments may have an
effect  upon the localized environment within the area of these projects for
long periods to come.

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             The interlocking urban system that has evolved because of these
     transportation and development decisions cannot be rearranged easily.
     Many years must be spent before such areas can be restored to environ-
     mental balance, if indeed this is possible.

     2.3  The Capability of Pollution Control Technology to Lessen the Environ-
          mental Impact of Land-Use Decisions

             The effectiveness of the application of control technology to  environ-
     mental problems caused by past land-use decisions is often severely limited.
     Reference has already been made to the projected failure of automotive
     emission controls to attain certain air quality standards in some major
     American cities.  Other serious pollution problems regarding the use of
     land have also arisen which do not seem susceptible to the application of
     control technology or the alteration of present techniques.  For instance,
     although some states are currently considering restrictions on the amount
     of nitrogenous fertilizer that can be applied per acre,  such controls may not
     be effective unless they are applied in conjunction with the establishment of
     buffer zones between agricultural areas and natural receiving waters.  Buf-
     fer zoning may also be the  only effective means of  preventing silting and
     sedimentation of streams as a result of erosion due to farming, earthmovihg,
     and strip mining activities.

             In many instances, land-use regulation may be the only feasible
     strategy of pollution control available.  This is particularly the case for
     area-wide sources of pollution, such as agricultural activities, strip mining,
     and indiscriminate dumping of liquid and solid wastes  on land disposal sites.
     It is estimated by the EPA  and the Department of Agriculture that between
     50 and 75% of the 4 billion tons of sediment washed into the nation's waters
     annually comes from crop and pasture lands.  Much of this  sediment is high
     in fertilizer, nutrients, pesticides and herbicides.  Feedlot operations com-
     plicate agricultural runoff even further.  A feedlot  for 10,000 cattle, for
     example, produces nearly 750,000 pounds of waste per/day,? and much of this
     waste finds its way to ground and surface waters.

             Recognition of the fact that control technology alone may be  insuffi-
     cient to protect natural receiving waters adjacent to developing areas has
     resulted in such shoreline land-use regulatory programs as those adopted
     for San Francisco Bay, Lake Tahoe, and the coastal areas of Maine,
     Vermont, Wisconsin, and Hawaii.

     2.4  Land Development and Unknown Environmental Impacts
                   <4
             The long-range environmental effects of past land development
     decisions are not always perceived or known when  development decisions
     were made.  Even when adverse effects were perceived, they may have
     been discounted in the face of economic growth incentives.
      *Souree: Office of Water Programs, EPA.

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                                                                           19
       Public capital expansion programs provide excellent examples of this
phenomenon.  Airports  sited in rural areas almost inevitably cause rapid
economic expansion that compounds environmental problems.  Sewer facility
construction encourages growth and residential development in open space
and scenic areas. New or improved road systems induce congestion and
sprawl, and are saturated in a short time.  Water treatment facilities im-
prove riverside property and may subsequently lead to development which
overloads the capacity of the treatment facilities and returns the water to
its polluted state.

       Significant decline of land values  has been experienced in the vicinity
of many major airports.  The  unsightly and uncoordinated developmental
sprawl that has occurred in the area of facilities such as Chicago's  O'Hare
Airport could have been avoided if it had been foreseen.  To remedy the
problem caused by airport noise and air  pollution, massive and extremely
costly land acquisition programs have been undertaken in the vicinity of
some airports.  The City of,Los Angeles is spending almost $300 million
to eliminate  nearly  2000 private homes ranging in value  from $28,000 to
$115,000 in a 400-acre area surrounding Los Angeles International Airport.
More than 8000 people will be displaced in order to develop a buffer zone
which could have been established at minimal cost through effective use of
airport zoning a few years ago.

       Our economic system, in the past, has been geared to allow question-
able facilities to locate and operate before all the environmental risks have
been evaluated.  These examples indicate a need for a unified system of
projection, evaluation, and information dissemination before environmentally
hazardous or degrading facilities are constructed.

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       3. HISTORICAL PERSPECTIVE OF LAND-USE PLANNING
                   AND DEVELOPMENT PRACTICES

       The  process by which the public effects changes in land-use patterns
can be thought of as a matrix of interacting institutions and techniques. The
process  is a complex and frequently confusing one consisting of the formula-
tion by planning institutions of land guidance policies whose adoption  and
execution ultimately depend upon the diverse political, social and economic
constraints  affecting land use.  Thus, although planning institutions and tech-
niques cannot be considered as independently functioning  systems of land
use guidance, these institutions and techniques  do represent a potential
source of policy guidance in assessing the environmental impact of land-
use decisions.

3.1 Land Guidance Institutions

       The  public  institutions most concerned with guiding land use are pri-
marily planning agencies. The term "planning agency" refers to any of
several organizational forms with various scopes of responsibility at dif-
ferent levels of government.  These are public and quasi-public agencies
operating at the local (city or county),  metropolitan, regional, and state
levels and having  "comprehensive" planning responsibilities.

       The  traditional concern of local (city and county) planning agencies
has been with land use as exemplified by their research and plans, and the
land-use controls they frequently administer.  Land use remains their prin-
cipal  concern, although many have broadened their activities  to include social
and environmental issues. In the past, most agencies took the form of a
planning staff reporting to a lay commission or  board which,  in turn, reports
to the chief executive.  An increasing number of planning directors report
directly  to the chief executive.

       Planning agencies at the local government level essentially consist
of city, county, and combined city-county  agencies.  Such agencies research,
prepare, and, to varying degrees, implement plans for a variety of local con-
cerns such  as the use of land, transportation, public services, community
facilities, and so forth.  They also conduct research and studies in such
areas as housing,  open space and recreation, urban renewal,  and educational
and health care facilities. They collect and analyze data in support of public
policy regarding many phases of community development.  Local planning
agencies have traditionally been concerned largely with land use,  and have
assisted in  administering such controls as zoning and subdivision regulation.
State  enabling legislation in all fifty states has delegated the powers of land-
use regulation to local city and/or county governments.

       Planning at the metropolitan and regional level has undergone dra-
matic change in the last few years with the enormous increase in the number

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      of councils of governments (COGs) governed by local elected officials, many
      of which replaced existing metropolitan or regional lay planning commis-
      sions.  A recent listing of some 585 metropolitan and regional agencies
      includes 328 COGs and 111 economic  development districts, with most of
      the remainder being regional planning agencies.

             The rapid increase in the number  of COGs (from 19 in 1966 to 328 in
      1971) and the regional planning agencies in general is directly attributable
      to their favored treatment by the federal government.  Starting with the
      initial funding authorization in the 1965 Housing Act, federal matching funds
      have been available to regional councils for an increasing number  of pro-
      grams, including planning for housing, criminal justice, and water and
      sewer systems.

             Much of their strength derives from the Department of Housing and
      Urban Development requirement that  there be a "certified" regional planning
      activity in every metropolitan area in order to qualify communities for re-
      ceipt of bonus grants for water supply and sewage system construction and
      for open space purchase.  The 1966 Demonstration Cities  and Metropolitan
      Development Act added additional strength by empowering such agencies to
      review applications for federal grants from public  and private bodies.
      Among documents requiring their review are environmental impact state-
      ments prepared in conjunction with any federal  or federally-assisted project
      or program. As of April 1971, the federal Office of Management and  Budget
      had designated 403 metropolitan and regional bodies, commonly called
      "clearinghouses," to conduct such reviews.  The eventual  result of this pro-
      gram will be to set up the machinery  for an orderly review of the  environ-
      mental impact of federal grant projects on a regional level.

             From their initial concern with public works in the 1930's, state
      planning agencies have also grown in  numbers  and  have changed their ac-
      tivities substantially. There are now planning agencies in all 50 states,
      many of which perform statewide physical, social,  economic, and environ-
      mental planning.  Much of the impetus again comes from the federal govern-
      ment in the form of planning funds (since 1961), and federal program review
      responsibilities.  A few state planning agencies continue to focus on eco-
      nomic development, or the administration of local planning assistance funds.

             The focus of state planning has largely been on  staff assistance to
      governors and legislatures. Twenty-seven states have planning agencies
      which are concerned with state government generally and  are not restricted
      to industrial development and other limited-purpose functions.  The location
      of the state planning agencies within the state governmental hierarchy as
      shown in  the following table is an  indication of their general emphasis.

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                                                                           23
                Location of State Planning Agencies,  1969

                          Location

         Governor's Office                                  20
         Department of Administration or Finance            7
         Department of Community Affairs                    3
         Department of Commerce, Development or
           Planning and Development Agencies              13
         Independent Planning Agency                        5
         Other Agencies                                     2

             Total State Planning Agencies                   50

         Source:  The Book of the States, 1970-1971  (Lexington,
         Ky., The Council of State Governments, 1971), p. 441.

When located at the governor's office, state planning  agencies are used as
staff support to the governor in making government-wide policy decisions.
There exists a general trend toward bringing state planning agencies into
the central decision-making arena and out of the special purpose  functions
of the past.  However, some states have yet to  regard planning as having an
important role in central policy-making.  Some state planning agencies
serve as mere  "data-banks" or carry out other specific support functions,
such as federal grantsmanship  or providing planning  assistance to local
governments.  State planning is often  not supported by state legislatures,
many of which are not convinced of the  need for planning at the  state level.

       Planning agencies at all levels may be  considered key advisors to
those who make land-use guidance decisions:  local,  state  and federal gov-
ernments.  Except in some rare instances discussed  below, planners do not
make final decisions themselves.  Even on the  regional level, a policy-
making body of elected officials or lay citizens determines official agency
policy, not the professional planners.

       Many other public bodies influence or guide land use.  These include
state and local highway  and public works departments as well as environ-
mental control  agencies (e.g., California's pollution control districts) and
special districts for transportation (e.g.,  Bay Area Rapid Transit District;
New York's  Metropolitan Transit Authority) and utilities (e.g., The Metro-
politan Sanitary District of Greater Chicago).  These agencies,  unlike the
planning agencies, have not been given direct responsibility over  land use,
yet their decisions have a significant and  lasting influence over the pattern
and character  of land use.  Frequently, their decisions are at odds with the
objectives of the planning agencies.

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24
      3.2  Land Guidance Tools and Techniques

             The system of land-use guidance techniques used by planning agencies
      may be divided into five categories:  advice, ^controls, inducements, develop-
      ment,* and acquisition.

             Advice is the oldest and most frequently-used device.  Planning
      agencies give advice to governmental departments and officials, to other
      governments, to private organizations, and to individuals.  They may do
      this in response to requests for assistance, because of a state or federal
      review requirement, or at their own initiative.  The most common form of
      planning advice is the comprehensive plan itself, which sets forth policies
      and guidelines for future development, usually based on a set of objectives
      and future projections.  Such plans seldom carry any legal authority except
      to commit a legislative body to a general course of action and, when used
      effectively, to establish the framework for the laws and ordinances which
      control private development decisions. Many planning agencies also pre-
      pare capital improvement programs which set forth the community's in-
      tended capital expenses over the next 5 to 7 years.

             Controls, especially land-use controls, have been the major tools
      used by local governments to implement their plans. Such controls include
      zoning, which separates land-use activities into districts and establishes
      density, height, bulk, and related provisions; subdivision regulations, which
      set  standards for land conversion and new development; and -the less-
      commonly used official map, which delineates and reserves sites for future
      parks, schools, streets, and other public  uses.  Related to these are housing
      and building codes which set standards for new building construction and
      dwelling maintenance.  Although zoning has traditionally been oriented to
      the  separation of different land use activities, it may take other forms,  such
      as:  the setting of performance standards under which  zoning districts are
      established, based upon the allowable external nuisance impact of an opera-
      tion, the regulation of the location of special sources of pollution such as
      power plants, or the establishment of special buffer zones to protect areas
      from  environmental contamination.

             Inducements or incentives have been used to attract particular land
      uses and development which contribute to certain objectives.  Land-use
      programs, for example, have begun to offer incentives through (a) planned
      unit development provisions which encourage improved subdivision design
      and greater retention of open Spaces, and (b) density bonuses for buildings
      which provide.,such amenities as open plazas, direct access to public trans-
      portation, and enclosed walkways.

             Such other devices as low-interest loans,  tax exemptions, aids in
      land assembly, and direct subsidy payments have been used to attract
      activities  deemed especially desirable.
      *JohnReps, "Requiem for Zoning," Planning 1964 (ASPO. 1964), pp. 56-67.

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                                                                           25
       Public land development or public works had a great effect on shaping
and directing urban growth through construction of transportation systems,
public institutions (e.g., state colleges and hospitals),  and utilities.  In the
past,  public works have usually been constructed in response to development
or market pressures; recent years have brought an increasing awareness
of the impact of public investment decision on establishing an infrastructure
for private decisions.  The role of a new highway or a sewer system in in-
fluencing development direction has clearly been recognized, although not
fully utilized.

       Finally, acquisition involves the direct purchase of lands for the
purpose  of conserving their present recreational characteristics.  The pur-
chase of land for forest preserves, parks or green belts would fall under
this category.

3.3 The Effectiveness of the Land-Guidance System

       Overall, the land-guidance "system" does not operate very sys-
tematically.  The failings of the system--or nonsystem--have been well
documented. The more fundamental problems with the system include the
following:

       1)   A far more extensive history of applying controls than using
preventive or incentive devices;

       2)   The balkanization of guidance techniques among numerous local
governments (balkanizatioh presents a special problem since  environ-
mental issues almost always are  regional in scale);

       3)   The lack of effective techniques to resolve competition among
jurisdictions for high tax ratables--usually industry--which underlies all
other land-use decisions;
       4)   The fact that most decisions remain private, reflecting the
feeling that land is a private commodity rather than a  community resource;
                               i
       5)   The weakness of enforcement power  and its susceptibility to
political and economic pressures;
       6)   The lack of relation between--and occasional conflict among--
the various techniques, and their  sponsoring governments;

       7)   The frequent lack of relation  of the system to a generally-
accepted plan.

       The lack of a single institution with total  responsibility for guiding
or directing land use, and the occasional lack of  cohesiveness among the
techniques, does not mean that the system itself  is ineffectual or a failure;
it simply means that it is not "comprehensive."  It is not surprising that
the system is not systematic or complete given our attitudes concerning

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26
      land as a private commodity and our desire to interfere in land-use decision-
      making as little as possible in meeting public interest objectives. The es-
      sential point, however, is not that the system is less than perfect, but that
      the  system can and does achieve limited purpose objectives.  For example,
      techniques and institutions are available to assure the provision of adequate
      streets in subdivisions, to separate so-called "incompatible" uses, to guar-
      antee that new homes are not built in the  right-of-way of a proposed road
      extension, and so on.  By the same token, there are many land-use objectives
      for  which there exist  no  adequate institutions or techniques.

      3.4  Introducing Environmental Objectives into the Land-Guidance System

             When asking whether environmental objectives can become an inte-
      gral part of  the present land-guidance system, the answer, as usual, depends
      on the particular objective. If, for example, the objective is to guarantee
      that all future development in a metropolitan area  is located so as to achieve
      air  quality standards, then the answer would have to be no. Metropolitan
      and regional planning agencies simply don't have the expertise or resources
      to make this kind of guarantee, and there is no way of assuring that each of
      the  individual jurisdictions which make up the metropolitan area  would vol-
      untarily submit to the fulfillment of this metropolitan-wide objective.

             If different environmental objectives  are advanced, then the system
      could respond by internalizing those objectives with little or no difficulty.
      And, in fact, discussion need not be hypothetical, since environmental ob-
      jectives are already incorporated into many of the techniques now in use,
      including:

             1)   Performance standards have  been designed to classify industries
      by their environmental impact, i.e., to  separate the heavy polluters from
      cleaner industry and other residential and commercial activities.

             2)   In recent  years, flood-plain zoning has been used both to protect
      life and property from the ravages of floods  and to maintain the carrying
      capacity of streams in periods of high water flow to minimize downstream
      damage.  The Federal Flood Insurance Program has provided an incentive
      for  the use of this type of zoning.

             3)   Most subdivision regulations  which permit septic tank sewage
      disposal require percolation tests to determine the ability of the  soil to
      handle on-site disposal;  in fact, many subdivision  regulations prohibit on-
      site disposal entirely.

             4)  Hillside development or grading regulations have been use,d to
      preserve the integrity of slopes and reduce erosion and sedimentation.

             5)   The purchasing of easements or development rights has been
      used to preserve open space and other  scenic areas.

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                                                                           27
       6)  Agricultural zoning and preferential assessment of farm land
have helped to preserve prime agricultural land; although these techniques
have not proven to be as effective in practice as might have been expected.

       7)  Special preservation districts in zoning ordinances have been
designated as conservation zones to protect historically or architecturally
significant areas.

       Thus, while the existing system has some significant weaknesses,
there does exist a broad array of techniques and institutions with the experi-
ence and potential capacity to aid in dealing with environmental questions.

3.5 The Responsiveness of Planners and Planning Agencies  to
    Environmental Objectives

       It is difficult to determine the response of planners to incorporating
environmental analysis into their programs.  Planners' concern for environ-
mental issues may be illustrated by the control  mechanisms mentioned
earlier.  There is also a traditional concern by  a core  of professional plan-
ners that planning needs to be more ecologically/environmentally oriented.
Cursory investigations have suggested a general willingness by planners to
consider environmental issues--if sufficient data and analytical tools were
available.  Generally, one could say that planners' concern for the environ-
ment has increased at least as rapidly as that of the general population,
especially among those who have realized that the lack of an environmental
perspective left  a serious gap in the knowledge needed  to make  informed
decisions. However, pressure to solve socioeconomic  problems other than
environmental problems and their expanding, though limited, budgets sug-
gests that specific guidelines, technical assistance, sources  of funds, and
possibly legal requirements may be helpful in assuring adequate considera-
tion of environmental quality in planning decisions.

       Given some basic capacity and likely receptivity by planners to en-
vironmental concerns, there are a variety of formal and informal, long-
range and short-range ways to ge't planning agencies to use environmental
information  and techniques in their programs, and to include environmental
quality as a  key objective;  such as:

       1.   Increase public concern and hence put direct pressure on plan-
ning agencies.
       2.   Increase public pressure for environmental planning in such a
way that policy making bodies,  state and local governments,  require that a
more  intensive environmental planning effort be made by planning  agencies.
       3.   Have the professional planning societies such as ASPO and AIP
encourage their members to broaden their environmental perspective and
offer them advice and information.

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28
             4.   Expand the curricula of planning schools and offer a continuing
      education program in environmental planning.

             5.   Amend state planning enabling legislation to require that en-
      vironmental studies be undertaken by all planning agencies, and to assure
      that environmental quality becomes a key objective of planning.

             6.   Make environmental considerations a requirement of grants-
      in-aid, especially by the federal government upon whom so many planning
      agencies depend.  For example, requiring them to review environmental
      impact statements has forced this concern upon metropolitan and regional
      clearinghouses.

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                                                                           29
                   4.  HISTORICAL PERSPECTIVE OF
                ENVIRONMENTAL CONTROL PROGRAMS

       The preceding chapter presented a brief historical perspective of
urban and regional planning in terms  of the  feasibility of integrating envi-
ronmental protection considerations into the present land use planning
process.  This chapter is concerned with the other side  of the question, in
that it provides a historical perspective of environmental control programs,
and addresses the question of whether land  use  guidance and control can be
integrated into the traditional environmental protection process.

       The evolution of the present environmental control program can be
described by the history of enabling legislation which authorized these pro-
grams, the creation of institutions to execute the provisions of this legisla-
tion and the process by which these institutions  created  environmental
control procedures.  Since the problems encountered in  establishing air
quality, water quality and solid waste disposal programs differ significantly,
the legislative history, institutional response and  planning procedures have
also varied. The nature of'these legislative, institutional and planning pro-
grams will, to a large degree, determine the ease with which environmental
protection agencies can incorporate land  use planning and control objectives
into their present programs.

4.1 Environmental Protection Legislation

       The development of environmental protection and enhancement
measures in the United States has been determined to a  considerable ex-
tent by federal legislation.  This has encompassed the whole range of en-
vironmental insults from air pollutants to solid  waste, but has, for the most
part been formulated as an array of single-purpose legislative instruments,
each directed toward some specific pollution problem.

       Water Quality Legislation
                                1
       The modern legislative  approach to the problems of environment
begin with the Water Pollution Control Act of 1948.  With the amendment
of this Act in 1956, an enforcement procedure, consisting of a conference
hearing/court action process, was provided for  water pollution abatement.
Financial aid in the form of grants and loans were also provided under the
Act. The federal Water Pollution  Control Act of 1961 strengthened federal
enforcement procedures.

       The Water Quality Act of 1965 required the states to establish and
submit water quality standards for all interstate waters  and a plan for the
rapid achievement of the standards. These  standards became the basis for
most actions under the federal Water Pollution Control Act, including plan-
ning activities, the awarding of construction grants and enforcement
practices.

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30
             The 1966 Clean Water Restoration Act provided for expanded re-
      search in advanced waste treatment and provided a grant system to support
      the establishment and maintenance of river basin planning based on water
      quality standards.  The Act also vastly increased authorized expenditures
      for municipal waste treatment works construction.

             In late  1970, the President announced a new program to control
      water pollution through the permit authority of the Refuse Act of  1899-  The
      Refuse Act outlaws discharges and deposits into  navigable waters without a
      permit from the Secretary of the Army. The program makes  a permit man-
      datory for all industrial discharges into navigable waters of the United States.
      Violators of standards--including standards imposed by the EPA when
      federal-state or state standards do not apply or are clearly deficient--are
      ineligible for permits and liable to enforcement proceedings.  The Water
      Quality Improvement Act of 1970 further provides that any federally regu-
      lated activity must have state certification that it will not violate water
      quality standards.

             Air Quality Legislation

             Federal legislation related to air pollution began in July  1955 when
      Congress authorized a federal program of research on air pollution and
      technical assistance to state  and local governments.  The Clean Air Act of
      1963  and the Motor Vehicle Act of 1965, augmented by the Air Quality Act
      of 1967 and culminating in the Clean Air Act Amendments of 1970, repre-
      sents the most significant federal legislation regarding air quality. The
      1970  Amendments, as the strongest air pollution control legislation,
      authorize the regulation of both mobile and stationary sources of pollution.
      The most important sections of these programs deal with establishing
      national air quality standards, describing a framework for the states  to
      meet these standards, and improving procedures for federal enforcement.
      The EPA has thus  far set national air quality standards for particulate
      matter, sulfur oxides, carbon monoxide, photochemical oxidants, hydro-
      carbons, and nitrogen dioxide.  Federal Guidelines have been published by
      the EPA requiring that states submit implementation plans for the attain-
      ment and maintenance of these standards.

             The 1970 Amendments also provide for more effective federal en-
      forcement by providing the EPA authority to issue compliance orders to,
      any person violating applicable implementation plans or to bring  civil suit
      against any person in violation of implementation plans, and authorize citi-
      zen suits to enforce the provisions of the  Clean Air Amendments.

             The Clean Air Amendments are an example of a recent shift in the
      burden of proof in pollution control.  When the EPA now specifies that an
      air pollutant is a health hazard,  industry must either comply with the emis-
      sion standard, or prove that the  health hazard does not exist.

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                                                                            31
       Solid Waste Disposal Legislation

       The Solid Waste Disposal Act of 1965, the first legislation aimed at
solid waste management, is directed primarily at the loss of natural re-
sources which solid waste represents.  This Act authorized a research and
development program with respect to solid waste to promote the  demonstra-
tion, construction, and application of solid waste management and resource
recovery  systems.  In addition, the Act provides financial and technical
assistance to states and local  governments and interstate agencies  in the
planning and development of resource recovery and solid waste disposal
programs, and promotes a national research and development program
for improved solid waste management programs.

       The Resource Recovery Act  of 1970 put a new emphasis on  recycling
and reusing waste materials by authorizing funds for demonstration grants
for recycling systems and for studies of methods to encourage resource
recovery.  This Act also requires the EPA to publish guidelines for con-
struction  and operation of solid waste disposal systems.

       In a further move to institutionalize the concern for the protection
of the environment, the Congress passed the National Environmental Policy
Act of 1969 (NEPA) establishing a national policy for the environment and
providing for the Council on Environmental Quality.  In recognizing the
effect of man's activities on the environment, NEPA laid down the environ-
mental impact statement requirements  for federal agencies which propose
to undertake activities that are likely to affect environmental quality.

4.2  Environmental Protection Institutions*

       The recent environmental protection legislation has required the
organization or reorganization of environmental programs at the federal,
state and  local levels in order to cope with the increased regulatory re-
quirements of these legislative programs. An interacting set of federal,
state and  local environmental  institutions has been established as a con-
sequence  of the reorganizations.

       Federal Activities

       Pursuant to Reorganization Plan 3  of 1970,  the Environmental Pro-
tection Agency (EPA) was established on December 2,  1970.  The EPA was
created to permit coordinated and effective government action to insure the
protection of the environment.  EPA's mission is to define, achieve, and
maintain environmental quality by abating  and controlling pollution from
point sources by utilizing a wide range  of intervention strategies.  These
strategies include standard-setting for  media programs, enforcement,
monitoring, financial  assistance, technical aid, planning, research, method
"This section summarizes discussions contained in the CEQ 2nd Annual Report, Chapters 2 and 3.

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32
      development, and review.  The reorganization consolidated into one agency
      the federal programs dealing with air pollution, water pollution, solid waste
      disposal, pesticide regulation and environmental radiation.

             The EPA has organized to cope functionally with related environ-
      mental programs.  The media and categorical programs are  supervised by
      two administrators:  one assistant administrator supervises  the air and
      water programs, a second administrator supervises the pesticide, radia-
      tion and solid waste programs.  Three of the five assistant administrators
      have  line responsibilities for the major functional  areas--planning and
      management, enforcement, and research and monitoring.

             Although the Council on Environmental Quality (CEQ) and the  EPA
      work closely, their responsibilities  differ significantly. The CEQ, as a
      staff agency in the Executive Office  of the President, provides policy ad-
      vice, and reviews and comments on  the environmental impact control
      activities of federal agencies.  The  concern of CEQ is with the broad
      spectrum of environmental matters, while the EPA is a line agency with
      responsibility to administer and conduct federal pollution control programs.

             Local and State Environmental Protection Agencies

             This discussion focuses  on state rather than local activities because
      federal legislation has put more and more responsibility at the state  level.
      In the past, environmental programs in most states were fragmented or
      scattered throughout many state agencies, boards and commissions.  In
      many cases, air and water pollution control programs were lodged in a
      state health department.  Water pollution control programs were often
      incorporated into water resource management or public water  supply pro-
      grams.  Pesticide regulation was frequently under the health department
      or the agriculture department; solid waste management was frequently a
      responsibility of the health department.

             Some states have reorganized to cope with the broad  scope of en-
      vironmental issues.  New York, Washington, and Illinois enacted legisla-
      tion which consolidates pollution control programs  and streamlines pollution
      control authority.  Illinois, for example, adopted a total reorganization of its
      environmental programs.  Three functional  entities were created by the state
      Environmental Protection Act of 1970.  The Pollution Control Board  sets
      standards and adjudicates enforcement proceedings. The Institute for En-
      vironmental Quality conducts long range policy planning and applied  re-
      search. The Illinois Environmental Protection Agency prosecutes alleged
      violators before the Board, issues permits and provides technical assistance.

             The performance  of various  states in regard to elements of air qual^
      ity programs are shown in the following table.  The elements listed refer to
      requirements of state implementation plans as specified in the Clean Air
      Amendments.

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                                                                                        33
                         State Air Quality Program Elements*

                                                   States with   States without
                  Legislative Authority               Authority      Authority
         1.  Adopt emission standards and promul-
            gate other regulations                       54              0
         2.  Require information on processes and
            potential emissions from sources of
            air  pollution                                39             15
         3.  Issue  permits  for construction of new
            sources of air pollution                      38             16
         4.  Inspect facilities causing pollution           52              2
         5.  Require emission information from
            polluters and make it available to
            public                                     20             34
         6.  Require monitoring of emissions by
            polluters                                   13             41
         7.  Issue  and enforce compliance orders         51              3
         8.  Enjoin standards violators                   52              2
         9.  Take  special, prompt action in case of
            air  pollution emergencies                   44             10
        10.  Regulate land use and transportation to
            meet  air quality standards                     5             49
        11.  Inspect automotive pollution control
            devices                                     16             38

        Source:  EPA, Office of Air Programs.

         The status  of development of state water quality programs is sum-
marized in the  following table:

                        State Water  Quality Program Elements*
                           Program Element                             No. of States

 1.  Water Quality  Standards
        Interstate  (full federal approval with antidegradation)                     46
        Interstate  (full federal approval without antidegradation)                   1
        Interstate  (federal approval with exceptions with antidegradation)           4
        Interstate  (federal approval with exceptions without antidegradation)        3
 2.  Planning (based on water quality standards)                                  23
 3.  Permit System
        Municipal                                                              46
        Industrial                                                              47
 4.  State Matching Grants                                                      34
 5.  Routine  Treatment Plant Inspection                                         46
 6.  State Monitoring System                                                    49
 Source: EPA, Office of Water Programs.

The "permit system"  in the  preceding table refers  to  the existence  of en-
abling legislation  to grant permits for discharges.  "State Matching" refers
to the  availability of state funds to assist municipalities in building sewage
treatment facilities.   "Treatment Plant Inspection."  refers to surveillance
of the  operation and maintenance of facilities at least once a year.
"•Includes District of Columbia, Guam, Puerto Rico, and U.S. Virgin Islands. In some cases, figures are
 approximations based on best available data.

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34
             Solid waste management practices are also becoming increasingly
      regulated and less fragmented.  As a result of the Solid Waste Disposal
      Act, as amended, statewide and regionwide solid waste management plans
      are being formulated.  The progress of the state solid waste management
      plans funded under the provisions of the Solid Waste Disposal Act can be
      summarized as follows:  52 states are preparing a solid waste  emission
      inventory, 42 states have prepared or are preparing a control plan and
      17 states have submitted completed plans.*

             Aside from these reorganizations and activities, many states have
      introduced innovation by providing new  approaches to citizen involvement,
      waste management and its financing, pollution charges,  and applications of
      new technologies.  In  addition,  some states have increased control over
      types of land use in order to protect important geographic  areas,  such as
      wetlands, from environmental degradation; to restrict potentially harmful
      development and facilitate desired developments.  It may be noted that only
      five states have authority to regulate land use to meet air quality  standards
      and only twenty-three states have initiated comprehensive  planning pro-
      grams based on water quality standards.

      4.3 Environmental Protection  Planning  Procedures

             The process by which environmental  control programs are being
      established by environmental protection agencies  is becoming more and
      more associated with the creation of comprehensive "implementation
      plans" usually developed by state and local governments and reviewed by
      federal agencies.  This trend reflects the growing recognition that envi-
      ronmental control  programs must have clearly  defined objectives and ex-
      plicitly designate the  legislation, administration, and resources required
      to carry out these  programs.

             Air Quality Implementation Planning

             The air quality implementation planning process typically  involves
      a systems analysis approach to air resource management.  The nature of
      the air  pollution problem is first determined by extensive monitoring and
      sampling of air quality.  The comparison of observed air quality levels
      with National Ambient Air Quality Standards defines the magnitude of the
      problem.  These observed air quality levels  are the result of the stationary
      and mobile source emissions of the region under various local meteoro-
      logical  and topographic conditions.

             Mathematical  models,  such as atmospheric dispersion models, are
      then employed to evaluate alternative emission controls and to select a set
      of control regulations which both achieve and maintain the  National Ambient
      Air Quality Standards.  These emission control regulations define the emis-
      sions of a given pollutant permitted from a particular source type; for in-
      stance, different particulate emission control regulations  may be  designed
      *Source: EPA, Office of Solid Waste Management Programs.

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                                                                            35
for fuel combustion sources, process sources and solid waste incineration
systems.  In developing control regulations, consideration must be given to
pollution control technology, fuel resources, and the economics of pollution
control.  Additional consideration must be given to the  impact of growth on
achieving and maintaining National Ambient Air Quality Standards.  Besides
emission controls, land use and transportation controls may also be insti-
tuted as part of the  array of control  regulations.

       In addition to an evaluation of control regulations, the plan typically
contains the following elements:  air quality and emission data, legal en-
abling  authority, compliance schedules  for emission sources,  emergency
episode plans, air quality surveillance network  description, permit system
description, intergovernmental cooperation between adjoining  states and
the state and local  agencies, and, lastly, the fiscal and  manpower resources
required to implement the program.

       To  assist in implementation planning, a  comprehensive set of ana-
lytic tools  has been developed. These tools include Rapid Survey Emission
Inventory techniques for obtaining regionwide emission inventories;  atmos-
pheric dispersion models for estimating long-term and short-term air
quality levels; growth trend projection models for determining the impact
of economic development on emissions  and air quality;  transportation
models from which  mobile emission inventories can be generated; and,
finally, system management techniques  for determining the manpower and
fiscal  resources required to implement the plan.

       Water Quality Planning Procedures

       A similar unified planning requirements approach is developing in
regard to water pollution programs through the  EPA Waste Water Treat-
ment Works Construction Grant Program and the HUD  Water and Sewer
Facilities Grant Program,  The primary emphasis of these programs and
the basis and rationale for all of the water pollution control activities which
take place  under their auspices is the attainment of established water qual-
ity standards.  To promote the achievement of this key  objective, planning
guidelines  have been published which describe the basic considerations to
be addressed in meeting the EPA and HUD requirements.  Grants for a
water pollution control project shall .not be made unless the project is an
integral part of an effective basin and metropolitan or regional water pollu-
tion control plan.  The pollution abatement plan  must take  into account an-
ticipated growth of population  and economic activity; present and future  use
and value of the waters within the planning area for water  supplies, propa-
gation  of fish and wildlife, recreation, agriculture, industrial and other
uses; adequacy of the waste collection system in the planning area, etc.
The major objective is to establish a systematic water  quality management
planning procedure  which includes land  and water planning as well as the
organizational and financial arrangements for executing the plan.

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36
             An array of analytic techniques and data is necessary in developing
      these implementation plans.  Central to water quality management is  data
      on water flows, pollutant discharges, and data required for forecasting
      future conditions and  in-stream water quality.  Water quality and treatment
      cost modeling is also required.  In addition, demographic and economic de-
      velopment projections are  required in order to determine the need for and
      scale of new waste water treatment facilities.

             Solid Waste Disposal Planning

             As a result of the Solid Waste Disposal Act of 1965 and the Resource
      Recovery Act of 1970, a comprehensive solid waste management planning
      process is developing. State solid waste management plans, funded under
      the Solid Waste Disposal Act, must include an inventory of waste disposal
      systems  and a survey of problems and practices which can be used as a
      data base for planning.  Under the provisions of the Resource Recovery
      Act, state solid waste management plans must include, wherever possible,
      provisions for recovery and  recycling of solid wastes.

      4.4 The  Responsiveness of Environmental Protection Planners to
          Urban and Regional Planning Issues

             In a preceding section of this  document, the sensitivity and respon-
      siveness of urban and regional planners to environmental protection issues
      was discussed. The feasibility of integrating land use and environmental
      protection is, to an equal extent, dependent on the receptivity of professional
      environmental protection program administrators, planners and engineers to
      the utilization of land use guidance and regulation as a means of pollution
      control.

             Environmental protection personnel are likely to be as receptive,
      in principle, to the concept of environmentally-oriented land use control as
      are their counterparts in the planning agencies.  It is nevertheless neces-
      sary to recognize that, with few exceptions, environmental protection per-
      sonnel  are professionally oriented toward the surveillance and  inspection
      of individual sources  of pollution,  and enforcement of regulations which are
      generally based on the application of some form of discharge control tech-
      nology.  Recent federal inducements to introduce systems analysis techniques
      into the planning of air and water pollution control programs have had the
      effect of sensitizing many  state and local control agency personnel to the
      need for and value of broadly based strategies for regionwide control activ-
      ities.  The addition of land use considerations to this process represents a
      new dimension of the planning problem.  Many environmental planners are
      not as accustomed to developing and  adhering to  grand regional strategies
      as are their colleagues in  the socioeconomic planning agencies and may find
      it difficult to adapt to this  mode of activity.

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                                                                           37
   5.  ALTERNATIVE INSTITUTIONAL ARRANGEMENTS TO COMBINE
       LAND-USE PLANNING WITH ENVIRONMENTAL CONTROL

       The previous chapters have outlined the history and procedures of
Land-use planning and environmental control programs.  To a considerable
extent, the development of these programs at all levels of government has
been distinct and separate.  Recently, however, two types of institutional
arrangements have been employed which seek, in the first case, to integrate
land-use planning and environmental control into one agency and,  in the
second case, to bring together opposing environmental and developmental
viewpoints into  an adversary-type confrontation to resolve environmental-
land use issues. Since both methods of resolving such issues are still
somewhat rare  in practice, the evaluation of the effectiveness of these
alternative arrangements is still difficult.

5.1 New Institutions Which Combine Environmental Protection and
    Land-Use Management

       In recent years, some states have given themselves new powers and
have created new regional bodies which combine the interests and techniques
of land-use planning and environmental concerns.  Some of these were sig-
nificant modifications of existing powers and institutions, while others have
been entirely new creations  designed to respond directly and uniquely to  the
issues surrounding the relationships between environmental quality and land
use. In general, these  new institutions have different structures and func-
tions; they respond to different and occasionally unique issues, and, in some
cases, they have had little opportunity to prove their success or failure.  On
the basis of this limited experience, it is not possible to say that combining
developmental and environmental management techniques in a single agency
is a success or  failure, but the existence of such institutions indicates that
a joint response has  already occurred in response to the need to integrate
these activities.

       These institutions are not yet numerous, but they exemplify the po-
tential effectiveness  of this approach when used in conjunction with more
traditional technological pollution controls.

       Hawaii--Statewide  Zoning to Balance Conservation and Development
       Objectives

       Hawaii's 1961 Land Use Law was a bold attempt at accommodating
a rapid rate of development while maintaining the unique natural beauty of
the islands.  The law created the Land Use Commission and charged it with
dividing the entire state into four districts:  conservation, agricultural,
rural and urban. Lands in each district were to comply with the regulations
of different agencies, including conservation districts--the State Department

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38
      of Land and Natural Resources; agricultural and rural districts--the Land
      Use Commission; urban districts--regulations of local government.  The
      Land Use Commission's responsibility has been, in the main, to  rule on
      requests for changes in district boundaries.

             Maine--A State's  Response to Critical Environmental and Land Use
             Issues

             Following the Alaska oil strike and the voyage of the Manhattan
      through the Northwest Passage, several major oil firms proposed using one
      of Maine's deepwater harbors as a site for a big oil refinery and storage
      facility. Recognizing both the inadequacy of local land use regulations to
      guide such development and the state's interest in certain critical areas,
      the state responded with several measures, including the Site Location Law
      and Coastal Conveyance of  Petroleum Law. Under such Acts, the
      Environmental Improvement Commission may exercise the police power of
      the state to control the location of those developments substantially affecting
      local environment in order  to ensure that such developments will be located
      in a manner which will have the minimal adverse effect impact on the
      natural environment of their surroundings.  A development must meet four
      loosely-defined criteria related to pollutant control standards, traffic
      facilities, compatibility with natural environment and soil suitability.
      Although large commercial and industrial developments  are required to
      obtain permits from the Commission, subdivisions  inexcess of twenty acres
      and residential developments requiring effluent discharge permits have
      made up over 80% of the Commission's workload.

             Vermont Environmental Control Law

             The Vermont Legislature saw that the combination of two interstate
      highways and a sharp increase in the number of second homes and ski
      resorts were certain to undo the state's rural character and its environ-
      mental heritage.  To meet that threat, state officials in 1970 adopted the
      Environmental Control Law, which created an Environmental Board and
      seven Regional Commissions to see to it that most developments  meet ten
      general  environmental  standards.

             Under the  environmental standards of the legislation, a development
      must not cause undue air or •water pollution, unreasonable soil erosion,
      undue adverse  effects  in the scenic and natural beauty of the area, aesthetic
      or historical sites, or rare and irreplaceable natural areas, and must be in
      conformance with local, regional and state land use plans.

             Tahoe Regional Planning Agency

             Created in 1969 under a joint compact between California and Nevada
      and ratified by Congress, the Tahoe Regional Planning Agency is  required
      not only to provide for  orderly development in the Lake  Tahoe Basin, but
      also to preserve the Basin's environment.

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                                                                           39
        The compact calls for a. plan to be enforced by minimum standards
incorporated into 19 ordinances, including land use, subdivisions,  grading,
shoreline and tree cutting. The standards derived from traditional land use
maps plus a computer derived land capabilities map that took into account
and analyzed some 54 environmental variables.  The standards are binding
on the five counties and one city in the Basin.

        San Francisco Bay Conservation and Development Commission

        In 1965, the California Legislature recognized that if the many local
governments surrounding San Francisco  Bay continued  to permit shoreline
developments without regard for the Bay as a whole, the Bay would be
ruined. As a  result,  the Bay Conservation and Development Commission
was formed and was given authority to grant or withhold approval of shore-
line development proposals on the basis of health, safety and welfare of the
public in the region and of a plan  which it was instructed to complete by
1969.

        Hackensack Meadowlands  Development Commission

        The State of New Jersey in 1969 established the  Hackensack
Meadowlands  Development Commission with jurisdiction over the
21,000 acres of largely undeveloped wetlands across the Hudson River from
Manhattan. Although local governments can review the  work and decisions
of the Commission, it has final authority over planning  and land use control
over the region.  In addition, the Commission can issue bonds, levy assess-
ments,  collect fees, buy land, and exercise Eminent Domain.  It is author-
ized to  use these instruments in furthering sound development and protecting
the region from air and water pollution.

        Metropolitan Council of the Twin  Cities

        Recycled sewage in a substantial portion of the wells, with other
deficiencies, compelled the Minnesota Legislature in 1967 to transform a
routine regional planning commission into the  Metropolitan Council of the
Twin Cities area, for its time the boldest experiment in metropolitan
planning and development in the nation.  The council's metropolitan per-
spective is  made specific in its plan, the  Development Guide, which is bind-
ing upon various agencies required to submit their  plans to the Council and
is advisory to local governments.

        The council has appointed  a Sewer Board which is  responsible for
developing the metropolitan sewer system in compliance with the Council's
Development Guide and a Park Board responsible for fostering a metro-
politan park system in close cooperation  with the Council.  Although several
public work systems--highways, airports, transit, and housing--remained
outside of the  Council's  direct authority,  its responsibility for planning  and
development of the metropolitan sewer and park systems does give it an
important influence over regional land-use  issues.

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             The Council's independence is bolstered by several revenue meas-
     ures.  Funds for the Council and for the Park and Sewer Boards are raised
     from property taxes throughout the region.  In 1971, the legislature passed
     a law intended to relieve fiscal disparities in the  region by requiring that
     each local government therein must contribute 40% of the net growth of
     commercial and industrial property tax valuations to the Council for  redis-
     tribution to various local governmental units according to population and
     need.  Fiscal measures  such as this, .similar in intent  to the one in the
     Hackensack Meadowlands, are essential if regional resources are to be
     used effectively to resolve regional problems.

     5.2  Separate Environmental and Development Agencies- -an Alternative to
          Functional Integration

            In theory and practice, there is an alternative organizational
     approach to addressing the  relationship between planning effectively for
     land-use development and for environmental quality, which avoids the inte-
     gration of these historically distinct activities. The governing body at the
     local, regional, state and federal levels could create two governmental
     units--one to represent  orderly and efficient development, and another im-
     provement in the quality of  the environment. In practice, a department like
     Planning, or Planning and Economic Development, or Economic Development,
     would espouse  the goals, principles, standards, and procedures for the best
     kind of land-use and economic development.  And a governmental unit such
     as an Environmental Protection Agency, Department of Conservation and
     Natural Resources, or Conservation Commission; would be  an  advocate for
     protecting the ecological/environmental system.

            The premise behind this organizational form is that the relationship
     between orderly development  and environment quality can best be understood
     and dealt with by building into the government system a strong proponent for
     conservation and another for development.  Then  the elected public officials
     can take from both of their  strategies to mold the best public policy bearing
     on that relationship.  This adversary technique, of course, has  been the
     central rationale and means for obtaining  justice  in our court system. At
     the federal level, institutions  such as  the Department of Commerce and the
     Department of  the Interior often function as adversaries.  In state govern-
     ment, a governor can draw  on the counsel of a Department of Economic
     Development and a Department of Conservation and Natural Resources.
     Mayors and city councils have both their Departments  of Real Estate and of
     Parks.

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                                                                           41
        6.  THE NEED FOR ANALYTICAL TOOLS TO EVALUATE
               THE RELATIONSHIP BETWEEN LAND-USE
                   AND ENVIRONMENTAL QUALITY

        The need for a better  under standing of the relationship between
land-use and environmental quality is reflected in the legislative and ad-
ministrative program of land use guidance and environmental protection
described in the  preceding chapter.  The basic premise which underlies
such programs is that an institutional framework is necessary to allocate
or regulate the use of land, beyond the present land market mechanisms,
in order to avoid undesirable environmental impacts.

        Ideally, the policies adopted by such institutions would be based on
extensive body of knowledge regarding the nature of these impacts  and the
alternative methods of controlling environmental damage due to present
land use practices. In point of fact, this relationship is not, at present,
well understood.  Analytical and planning tools have,  however, been devel-
oped which can be  used to assess certain land use policy options and eval-
uate some of the aspects  of the land use-environmental quality relationship.
The description of these tools in the following pages is intended only to il-
lustrate a few  of the analytical and planning techniques that are presently
available.  It is not meant to characterize the vast amount of research in
the fields of land use economics, urban geography, the geophysical sciences,
environmental systems planning, etc. that has generated the body of knowl-
edge on which  an environmentally oriented land use policy must ultimately
be based.

6.1  Present Analytical Tools for Evaluating  the Relationship between Land-
     Use and Environmental Quality

        A fairly substantial array of planning techniques  are available and
have been used to design  and  evaluate air and water pollution control im-
plementation plans. These include computerized information management
systems such as the STORET system for water data and SAROAD and
APICS systems for air data, and multiple source computerized air pollution
dispersion models such as AQDM/IPP-   The  latter have been used to simu-
late the relationship between  point and areawide emissions, meteorological
phenomena and ambient air quality in urbanized regions. Control regulations
have been and  are being based on analyses performed with these models.
Analogous water quality models have been applied in many river basins, in-
cluding the Delaware,  Susquehanna, Colorado, and Columbia.  Current EPA
air and water pollution control planning guidelines emphasize the operational
use of such models to  design and test environmental control strategies and
regulations.

        Serious attempts to develop land use models to support transportation
system and regional planning activities began over twenty years ago, and an

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42
      array of land-use-oriented transportation demand models are now used
      routinely by regional transportation planning agencies.  However, techniques
      which relate land use and environmental quality have not yet reached the state
      of operational readiness that the more conventional air and water quality data
      systems and models have attained.  In part, this is due to the complexity of
      the problem of reducing the milieu of economic, demographic and spatial in-
      teractive forces  influencing regional land use into a  realistic model that can
      be used to simulate the land development process. In part, this deficiency is
      due to the fact that the need for such techniques in environmental planning
      has only recently become evident.

            Among the more recent attempts to bridge the gap between land use
      planning and pollution control planning techniques are the EPA-sponsored
      New Jersey Hackensack Meadowlands project, in which a conventional atmos-
      pheric dispersion model is being used to evaluate the impact of alternative
      land use plans on ambient air quality.  At Argonne National Laboratory, the
      EPA Office of Land Use Planning is developing an atmospheric dispersion
      model that is specifically designed for the evaluation of land use plans and
      the design of land-use-based emission controls.  Both Stanford Research
      Institute and Argonne have  developed versions of a vehicle emission simula-
      tion system which is interfaced with a standard, land-use-based transporta-
      tion demand model. The Argonne system is currently being used to evaluate
      alternative vehicular emission control strategies for the state of Illinois.

            These efforts notwithstanding, a comprehensive land-use-oriented
      environmental data system, combined with regional development and en-
      vironmental quality planning models, is not yet available.

            Although  no comprehensive planning tool has yet been developed,
      considerable work has been done on many of its major component parts.
      Among the more critical subassemblies which would be integrated within
      a comprehensive environmental planning model are:

            1)   An econometric model which includes such elements as  export
      and local demand for goods and services; demand for the factors of pro-
      duction;  investment in manufacturing and nonmanufacturing sectors; and
      governmental fiscal activities.  The Bell (1967) model of Massachusetts and
      L'Esperance (1969) model of Ohio are typical.  A dynamic input/output sub-
      model would provide the required disaggregation by  producing sectors, and
      estimate transactions among sectors.

            2)   A multisectoral demographic model which describes births,
      deaths, migration and total population in terms of the observed inter- and
      intraregional behavior of these parameters.  Models of this kind are de-
      scribed by Keyfitz (1968) and Rogers  (1968).

             3)   A labor force  supply model which reflects the  size and structure
      of the regional labor force in terms of its origin, growth, and participation

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                                                                           43
rates disaggregated by sector, occupation, skill, age and sex.  Elements of
such  a  model have been discussed by  Mincer  (1966) and Bowen and
Finegan (1965).

       4)  A land  use and spatial allocation model which describes  or simu-
lates  the distribution of industrial, commercial and residential activities.
Lowry(l964), Garin(l966), and Cripps andFoot (I969)have developed versions
of direct allocation models, while Alonso (i960), Muth (1969) and others have
proposed models which emphasize economic competition for land and markets.
Forrester's  (1969) model is a notable example of a simulation designed to
reflect the dynamical aspects of the urban development process.

       5)  Resource distribution models, such as the water  resource
management models described by the Harvard Water Resources Group
(1963), the HYDRO water resource management code (Bugliarello, 1962)
and Cohen's  (1970) power demand allocation model.

        6)  Multimodal transportation demand models which simulate trip
generation and distribution, modal choice and traffic assignment processes.
The Baumol-Quant "abstract  mode" model (1962) is an example of a statis-
tical, multimodal origin-destination, trip generation model which reflects
short-run economic influences.

       7)  Waste product generation and distribution models such as the
multisectoral, PLANTSIM model and the "integrated puff" atmospheric dis-
persion model (Roberts, Croke, et al.,  1970). Pyatt's (1970) Water Quality
Model is typical  of equivalent computational tools for water resource
management planning.

       In a few cases,  some of the more critical components of the compre-
hensive regional model have been integrated to create major "subassemblies."
A prime example of the latter is  Czamanski's  (1968) econometric-
demographic model of Nova Scotia, which combines a recursive, multi-
sectoral econometric model with an age and sex specific cohort survival
model.  Another  example is the Susquehanna river basin regional model
(Hamilton et al., 1969), which combines a crude but comprehensive  planning
and forecasting tool.

       Choy (1969) has suggested a general structure for a model which in-
cludes most  of the  components described above. An augmented version of
this conceptual model is shown in Fig.  1. Not all of the possible interrela-
tionships, such as between transportation and pollution or between environ-
mental quality and  land values, are shown in order to avoid excessive
complication of the figure.

6.2 Future Trends in Environmental Land-Use Research

       Because of  the complexity of a comprehensive regional environmental
planning model and the  extensive data base that is required to support it, it
is unlikely that such a tool will become a reality in the foreseeable future.

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•_  MIGRANTS ASSOCIATED WITH LABOR FORCE MIGRANTS
          Fig.  1.  A Regional Activity Model

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                                                                           45
It is not now a part of EPA research policy to undertake long-range pro-
grams directed toward the development of such comprehensive planning
tools.  The immediate need to supply environmental and regional planners
with a practical array of analytical techniques precludes such a commitment
at present.

       On the other hand,  research sponsored by the EPA and other agencies
concerned with land use will result in the continuous development and up-
grading of most of the key components of the comprehensive system. Thus,
with the passage of time, regional development planners and local and state
environmental protection planners will find that an increasingly effective
array of land-use-oriented planning techniques are at their  disposal.

       Much of the technique development work that will be accomplished
in the immediate future  involves adapting data systems and  analytical
methods that are already in routine use by transportation and regional
planners to  meet the needs of environmental planners. A parallel line
of development requires integration of the array of models and methods
currently used by environmentalists  into the urban and regional land-use
planning process.

       Very substantial improvements in the array of techniques available
for integrating land use  and environmental protection planning can there-
fore be expected in the  comparatively near future, without substantial
innovation or technological breakthroughs in either professional field.
Moreover, it is  safe to  assert that the design of rational land-use-based
environmental protection policies and programs could begin now, on the
basis of currently available data systems and analytical techniques.  In
this regard, the most immediate need is for the development of planning
guidelines for the states and regions and the proliferation of information
concerning  available techniques.

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46

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           7.  LAND USE AND ENVIRONMENTAL QUALITY--
                          THE FEDERAL ROLE

       In addition to its traditional role in the management of public lands,
the federal government currently engages in a broad range of land use-
oriented activities  conducted by a diversity of federal agencies.  With the
passage of the National Environmental Policy Act and the creation of the
Environmental Protection Agency, the stage has been set for  the integra-
tion of land use regulation and environmental protection.  Current trends
in national policy with regard to growth, land use  and the environment en-
hance the likelihood that  such a program will develop.

       This  chapter describes the federal agencies involved in some form
of land use regulation, the framework for evaluating the environmental im-
pact of federal programs and the legislative and programmatic activity of
the federal government in establishing environmental land-use control
programs.

7.1 The Role of the Federal Government in Land  Development,
    Regulation and Utilization

       A number of federal agencies are currently engaged in activities
which, in one way or another, impact on land development and utilization,
though not necessarily in the context of environmental protection or natural
resource conservation.  It is convenient to categorize these agencies in
terms of whether their activities involve dealing with land as a natural re-
source, a location of functional activities, or a medium for the disposal of
waste.

       Agencies which have the responsibility of monitoring the use of land
as a resource are  primarily concerned with its  capacity to supply various
natural resources  or to support different forms of economic activity.  These
agencies view land in terms of such characteristics as its mineral re-
sources, soil structure, agricultural potential, forestation, natural scenic
value, historical significance  and open space capacity.

       On the other hand, those agencies which  consider  land as a site of
some functional activity are more concerned with the actual or potential
activities which may take place on the land.  This perspective is reflected
in any federal regulation or agency which is concerned with recreational,
residential,  commercial,  industrial, agricultural, transportation, utility or
public service activities.  (Note that these activity classifications are based
on demographic-economic characteristics.  No environmentally-oriented
land use taxonomic system yet exists.)

       Agencies which view land as a medium for the disposal of waste
focus on its  natural capacity to assimilate the various forms  of waste which

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48
     are generated as a byproduct of the economic activities which take place
     on the land.  These include such considerations as air pollution fallout,
     contamination of natural receiving waters due to  surface  runoff, pollution
     of ground water resources as a result of land disposal practices, acid mine
     drainage, etc.

            Other than the EPA, the key federal agencies which currently have
     responsibilities in one or more of these areas include the departments of
     Commerce, Defense (DOD), Interior, Agriculture, HEW, HUD and Trans-
     portation (DOT), as well as the Atomic Energy Commission (AEC), the
     Federal  Power Commission (FPC), and the Office of Economic  Opportunity
     (OEO).

            Since the alternative ways  of considering  land are closely related,
     it is natural that in many cases, the same agencies play a significant  role
     in all three of the categories suggested above.

            As a result of the National Environmental Policy Act (NEPA),  all
     of these  agencies are  now required to assess the environmental impact of
     their activities.  To this extent, land use management and environmental
     protection have been legally, if not organizationally, integrated  at the
     federal level.  The following section describes this framework for includ-
     ing environmental considerations in the activities of federal agencies.

     7.2  The Framework for Assessing Environmental Impacts of
          Federal Programs

            As a result of recent federal legislation,  in particular, the National
     Environmental Policy Act (NEPA), environmental considerations are  in-
     corporated into the federal decision-making process and  programs.  NEPA
     provides the broadest mandate for environmental protection in Federal
     Government actions and follows chronologically other environmental pro-
     tection laws aimed at specific federal programs. Some of the latter are
     listed in Table I.

            With this package of environmental protection legislation as a
     background, NEPA provides a framework for  environmental decision-
     making at the federal level.  NEPA established environmental impact
     statement requirements in Section 102(2)(c).  These have now been sup-
     plemented by guidelines from the Council on Environmental Quality.   A
     federal agency proposing a major  action with significant  environmental
     impact must: describe the impact; study and describe alternatives to  its
     proposal; obtain comments from environmentally expert  federal, state
     and local agencies; and make public, in advance,  its environmental analy-
     ses and  the comments of other  agencies.

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                                                                             49
                  TABLE I.  Some Specific Federal Laws
                   Relating to Environmental Protection

        The Atomic Energy Act of 1954
        The Department of Transportation Act of 1966
        The Fish and Wildlife Coordination Act, as amended in 1958
        The Wilderness Act
        The Federal Power Act
        The National Park Service Act
        The National Historic Preservation Act of 1966
        The Federal-Aid Highway Act of 1970
        The Urban Mass  Transportation Act of 1964,  as amended
        The Airport and Airway Development Act
        The Multiple-Use Sustained Yield Act of I960
        The Clean Air Act of 1970
        The Water Quality Control Act
        The Refuse Act of  1899
        The Solid Waste Disposal  Act of 1965
        The Resource Recovery Act of 1970
        The Insecticide, Fungicide and Rodenticide Act of 1947
        The Environmental Pesticide Control Act of 1971

        The federal agencies with jurisdiction by law or special expertise to
comment on environmental impacts of federal programs are summarized
in Table II.  Particular components (Administration, Office, Bureau) of the
federal departments  are involved,  depending on the aspects of the environ-
ment affected.  For actions affecting specific geographic jurisdictions, some

        TABLE II. COMMENT MATRIX--Federal Agencies with Jurisdiction by Law or
         Special Expertise to Comment on Various Types of Environmental Impactsa
                                    Department or Agency
Category
Air
Energy
Hazardous
Substances
Land Use and
Management
Noise
Physiological
Health and Human
Well Being
Transportation
Urban
Water
Wildlife
Agric.
X
X
X
X

X


X
X
Com.
X
X
X
X
X.
X
X
X

DOD HEW
X X
1
X
X X
X
X
X X
X
X
X X

HUD Int.
X
X X
X
X X
X
X
X
X X
X
X
DOT AEC
X
X
X X
X
X
X X
X
X
X

EPA FPC OEO ACHP
X
X X
X
X X
X
X
X
X X
X
X
aEnviTonmental Quality, The Second Annual Report of the Council.

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50
     federal-state agencies are listed from which comment must be obtained.
     General categories in which these agencies have jurisdiction or special ex-
     pertise to comment are delineated in the table.  This "comment matrix"
     shows both the extent of the comment procedure  and the depth in environ-
     mental issues of various federal agencies.

     7.3. Federal Authority to Establish Environmental Land-Use Controls

             Although EPA now has the legal authority to establish land use  con-
     trols, this authority is at present limited, indirect, and in some areas, im-
     plicit rather than explicitly defined.  This is attributable, in part, to the
     fact that land use has traditionally been viewed in the  context of natural
     resource management, regional economic development or social welfare
     planning. Thus EPA currently shares the responsibility for land use plan-
     ning and management with a number of other federal agencies having widely
     divergent missions.  Foremost among these are the departments of Interior,
     Agriculture, Transportation and Housing and Urban Development.

             The  statutory authority for EPA to utilize land use as a pollution
     control mode is, at present, defined  in terms of a number of enabling in-
     struments which focus on specific elements of the National environmental
     protection program:  These are summarized below:

     Water Pollution Control

             Section 18 CFR 601, 32-33, which derive their  authority from Sec-
     tions 8 and 22 of the Federal Water Pollution Control  Act, as amended,
     prohibit EPA from making  a construction grant  unless a project is included
     in an effective current basin-wide plan for pollution abatement consistent
     with applicable water quality standards.  The Office of Water Programs has
     promulgated Guidelines for Water Quality Management Planning, which de-
     fine an acceptable plan. The Guidelines specifically require, in several
     sections, the employment of land use analysis as a tool of management
     planning and encourage the utilization of land use control devices  as one
     of several methods of water quality management.

             The  Refuse Act permit program also has potential for the control
     of land use.  Where a permit application is  for an existing discharge, the
     impact of the action may affect only water quality.  However, where the
     application is for a new discharge, action on the  permit has a definite im-
     pact on land use because it approves, alters or disapproves location of an
     industrial discharge.  Disapproval may often discourage industry (unless
     100% treatment is envisioned) from locating in a particular area.

             A number of bills that are intended to provide  additional statutory
     authority for the control of water pollution are now before the Congress.
     For example, Senate bill 2770 requires that states have authority to prevent

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construction of any new source which will prevent the attainment or main-
tenance of water quality objectives (Section  106), that states  regulate the
location, modification and construction of any facilities which result in any
discharge or runoff of pollutants (Section 209) and that states and the federal
government shall certify discharges  (Section 401).

Air Pollution Control

       Section 110 of the Clean Air Act specifies a number of factors the
Administrator of the EPA must consider before approving an implementa-
tion plan. Two of these are:

        1)   Whether  the plan includes land-use and transportation  controls
            as may be necessary, and
        2)   Whether  it includes a procedure for the  review of the location
            of certain types of stationary sources of pollution.

Solid Waste Management

        The EPA authority to regulate or promote land use planning as a
solid waste management strategy is limited to federal facilities and to
contingency agreements exacted through federal grant programs.  Executive
Order 11514 requires environmental impact statements on proposed federal
activities accompanied by provision for public information, hearings, etc.
This  order  allows EPA to control waste management activities and systems,
prior to their establishment, at federal installations.  Waste management
requirements at federal facilities are also governed by Executive Or-
der 11507; however EPA's extramural responsibility in this regard con-
sists mainly of providing technical assistance where requested.

        Other EPA solid waste management programs related to land use
controls are authorized under the Solid Waste Disposal Act  of 1965 and the
Resource Recovery Act of 1970.  Planning and demonstration grants are
provided only if recipients agree to carry out certain commitments such
as  abandoning open burning and dumping, having an  existing comprehensive
solid waste plan (demonstration criteria), or  accept a commitment to im-
plement a solid waste planning program (planning grant criteria).  EPA
has no  power to close open dumps, override local zoning,  or establish
solid waste facilities where local communities fail to do so.

Pesticide Control

        The Federal  Insecticide, Fungicide  and Rodenticide Act of  1947, as
amended, conveys no indirect statutory jurisdiction for environmental land
use regulation.  It focuses on testing and labeling of pesticides.  The Federal
Environmental  Pesticide Control Act of 1971  makes the label directions
binding and enforceable.

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     Radiation Program

             The current EPA legal mandate for utilization of land use controls
     is very indirect.  The Office of Radiation has authority {Section 274h of the
     Atomic Energy Act of 1954) to determine standards for atmospheric radia-
     tion concentrations beyond the boundaries of AEC licensed nuclear facilities.
     On that basis,  AEC defines facility characteristics and specifications to
     achieve the results desired by EPA, as well as to substantially preclude
     nuclear accidents. Under this arrangement, EPA could specify proper
     zoning of the area around a facility as one of the design conditions for a
     nuclear power plant, nuclear  fuel fabrication plants, nuclear fuel repro-
     cessing plants and radioactive waste disposal site.  However, direct au-
     thority (10 CFR 100) for  establishing site criteria remains a function of
     the AEC.

     Noise Program

             The general provisions of the NEPA, Section 402C of the Clean Air
     Act, as amended,  requires all federal agencies to consult with EPA regard-
     ing any proposed programs or activities which may create an environmental
     problem. This provision can be interpreted to include noise nuisances.
     Since the activities of other agencies, particularly the DOT, DHUD, and
     Department of the  Interior, frequently involve land-use-oriented programs,
     EPA therefore now has, at least in principle, indirect responsibilities with
     regard to the  control of noise sources through land guidance programs.
     Legislation which is currently before the Congress, in particular,house
     bill HR 11021 and Senate  bill  S1016, has been designed to provide EPA with
     specific authority to promote and establish noise abatement programs.

     The Organization of Present EPA  Land Use Programs

             The EPA thus  has a limited mandate to incorporate land use man-
     agement into its environmental protection activities.  Responsibility for
     this mode of pollution control has  thus far been dispersed throughout its
     various media and categorical programs or treated within the context of
     EPA relationships with other federal agencies.  The dispersed, and as yet,
     limited use made by EPA of land management as a pollution control mode
     reflects the somewhat disaggregated character of its statutory authority.

             The Office of Water Programs sponsors research relating land use
     and water quality. Since it evaluates basin and regional water quality man-
     agement plans, the Office of Water Programs maintains a direct relation-
     ship with the Department of HUD with which it shares responsibility for the
     disbursement of federal  waste water facility construction grant funds. This
     relationship represents the first,  and as yet the only,  formal channel of
     communication, other than the A-95 review process, between the agency
     responsible for the national environmental protection program and local

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and regional planning agencies.  This joint EPA-HUD activity represents
the nearest approach to date to the realization of a land use  oriented inter-
agency environmental protection program.

       The EPA Office of Air Programs currently conducts  and sponsors a
number of research and planning projects which are directly or indirectly
oriented toward land use  planning and control.  These  include the develop-
ment of traffic control strategies for six major cities  which  will be unable
to meet carbon monoxide standards, the New Jersey Hackensack Meadow-
lands land use planning project and the Argonne National  Laboratory air
pollution land use planning technique development program.  The Office of
Air Programs also provides technical assistance and advice relating to such
land use oriented activities as the impact of chemical spraying on agricul-
tural land management and the feasibility of open burning as a tool for  forest
management.

       The Office of Solid Waste Management Programs administers demon-
stration  grant programs which are concerned with the use of land fill for
halting erosion, reclaiming strip mines and wetlands.  This  office provides
regional and interstate solid waste planning grants and promotes  programs
such as Mission 5000, which aims to eliminate  and/or convert to  sanitary
landfills a total of 5000 of the  more than 15,000 open dumps  in the U.S.
during the period FY 1971 to  FY 1972.

       The Office of Pesticide Programs has no activity studying or in-
volving land use  controls.

       The Office of Radiation Programs reviews applications to the AEC
for the construction of nuclear facilities  to insure that these facilities will
not violate atmospheric radiation standards. Although in  the past, the EPA
reviewers have generally recommended design modification  rather than
expansion of the  land buffer, the latter approach is a potential option.

       The EPA Office of Federal Activities is currently investigating a
wide variety of land management practices at federal installations and  on
public lands.  It has reviewed  environmental impact statements for Depart-
ment of Transportation highway projects, nuclear  power plant sites,  Corps
of Engineers dredging and fill permits and HUD new community proposals.

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    8. TRENDS IN NATIONAL POLICY WITH REGARD TO GROWTH,
                  LAND USE AND THE ENVIRONMENT

       The preceding discussion has summarized the existing framework
for the integration of environmental protection and land management at the
Federal level and has described the nature of the available legal authority
for the Federal EPA to promote and employ land use regulations.  It is
important to recognize that current trends in the development of national
policy with  regard to growth, land  use and the environment are likely to
exert a profound influence on the future of these programs.  Some of these
national policy trends are described in the following pages.

       In his State of the Union message of January  1970, the President
called for a national policy of balanced growth. A number of issues emerged
in high level public discussion in response to this  call:  population size and
distribution, the environment, education and consumerism, and the effects of
basic scientific and technological development.  These issues relate strongly
to economic growth and the way national resources,  both human and physical,
are allocated.

8.1 Toward an Urban Growth Policy

       A series of bills amending  various programmatic  legislation has
been introduced that reflects  the broad concern with balanced growth policy.
Among some of the more significant measures which may affect the use of
land and its relationship to the environment are included:

       - Manpower Training  and Mobility Assistance Act of 1970, which
         provides incentives  for poor people  to move to rural growth
         centers, or  medium size  cities and suburbs with labor shortages;

         Business and Industrial Location Incentives Act  of 1970, that pro-
         vides incentives for the location of new or expanded economic
         activity in labor surplus areas; and

       - New Community Development Act of 1970, which provides for
         formulation of a national  urban growth policy, the development of
         new communities, the establishment of rational urban growth pat-
         terns and the development of obsolescent or decaying inner city
         areas.

       The  Urban Growth and New Community Act directs the Domestic
Council to prepare an urban gfowth report every two years beginning with
February 1972.  The  report is to contain, for national urban growth;

       1)   information on trends,

       2)   summary of problems,

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             3)   evaluation of Federal efforts,

             4)   assessment of interstate planning,
             5)   review of State,  local and private plans,
             6)   needs and actions to implement plans, programs and
                 policies, and
             7)   further recommendations.

      The report is the response to legislative findings that

             a.   growth and population redistribution has produced an imbalance
                 that threatens resources and the environment,
             b.   Federal programs frequently produce these problems and need
                 coordination, and
             c.   the Federal Government should assume responsibility for
                 national urban growth policy, whose general goals are specified.

             This act further provides for expanded varieties of public assistance
      to ''new town'1  developments including interest guarantees for public agencies
      undertaking such development, planning grants, public facilities grants, etc.
      These provisions reinforce those of the Housing Act of 1968 for assistance
      to new towns "in-towns," ones located at a small community nucleus, new
      town metropolitan satellites and free-standing communities.  There is con-
      siderable activity in this area with HUD guaranteeing almost $125 million
      in loans for six recently launched new towns.

      8.2  Land-Use Policy

             One of the inputs to Federal level discussion of land use policy is
      the Public Land Law Review Commission that was instituted by law in 1964.
      A series of legislative proposals for national land use policy have resulted.
      Major  emphasis is on land that is  in Federal ownership but privately owned
      land is also addressed. The bills  include:

             - Public Land Policy Act of 1971 (HR 7211) that undertakes to pro-
               vide  central guidelines for the use of Federally administered lands
               and to provide grants for  State and local coordination of plans for
               such lands.
             - National Land Use Policy Act of 1971  (S992/HR 4332) which con-
               centrates on institutional  reform of locally planned and regulated
               land.  It requires the States to  regulate and manage land use in
               areas of critical environmental concern:  coasts and  shorelines,
               historic and scenic areas, and places impacted by key facilities
               such as airports and highway interchanges.  (This is  the Adminis-
               tration's bill.)

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       - Land and Water Resources Act of 1971 (S632).  This bill deals
         with the same issues as the Administration's bill but envisions
         a Federal level Land and Water Resources Council, and a series
         of River Basin Commissions, declared by the President, to co-
         ordinate plans.  It specifies the content of Statewide plans.

         National Coastal and Estuarine Zone Management Act of 1971
         (S582).  This bill states a policy of conserving such zones.  It
         provides for grants  for the development by the States of man-
         agement programs and their administration for coasts and
         estuaries.

8.3 Alternative Institutional and Organizational Systems for
    Environmental Land-Use Planning and Management

       The national policy legislation described in the preceding section
could result  in the creation of new governmental institutions, but it  is
equally possible that the  integration of land-use planning and environmental
protection might be  realized through alterations in present jurisdictional
responsibilities among existing Federal, State, regional, and local agencies.
The following discussion suggests  some of the possibilities.

       Centralized Federal Response

       The relationships between equivalent agencies in Federal, State, and
local systems of government  have generally been fostered through a combi-
nation of:

        1)  Enabling legislation which defines the  jurisdictional  authority
of related agencies at different levels of government,  and

        2)  Federal and State grants-in-aid programs designed to subsidize
socially desirable courses  of action.

Such systems of complementary agencies,  which discharge similar  respon-
sibilities at different levels of government, have proliferated in  recent
years.  It is  characteristic of these systems that a single Federal agency
at the top of  the hierarchy will promote research, formulate Federal regu-
lations and disburse Federal  grant funds to agencies at a lower level of
government, for example, State or regional regulatory or planning agencies.
Corresponding State agencies implement programs, develop State regula-
tions and disburse State funds to regional and municipal  agencies, etc. Such
a relationship of Federal, State, and local interactions has developed in the
National environmental protection program, where Federal EPA grants for
implementation planning, State and local control agency development and
waste treatment facility  construction have  provided an incentive for the
development of desirable pollution control  programs.

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             This general pattern of a hierarchy of mission-oriented comple-
     mentary agencies is repeated  in many other departments of government,
     and it suggests one possible approach to the problem of integrating land-
     use planning with environmental protection.  That is, a single Federal agency
     could be assigned the responsibility and jurisdictional authority to develop
     and promote environmental land-use regulatory activities at the State,  re-
     gional and local levels.  The states would be  required to develop appropriate
     environmentally-oriented land-use implementation plans, supported by ade-
     quate legal authority and administered by suitably equipped State and local
     agencies.  A Federal grant program to induce appropriate planning activities
     and partially subsidize control programs  could be established and admin-
     istered by the designated Federal agency.

             Decentralized Federal  Response

             It does not follow that the approach described above is the only, or
     even the most desirable, means of achieving  environmentally-oriented  land-
     use regulation at the State and local levels.  The joint EPA-HUD wastewater
     facility construction grant program, suggests a somewhat less centralized
     alternative.  Through the medium of the jointly administered grant program,
     a formal linkage between the EPA  and its complementary agencies at lower
     levels of government and the HUD has been established.  Wastewater facility
     grant applications from municipalities must be integrated within the context
     of basin and regional water quality management plans certified by both the
     State  environmental protection agencies, which are complementary to the
     EPA, and by HUD--designated Area Planning Offices--the latter are the  re-
     gional planning agencies which are complementary to HUD. Detailed plan-
     ning guidelines were jointly prepared  by EPA and HUD, and some of the
     analytical  techniques required are supplied by EPA.

             This approach could serve  as a model for a more broadly based
     land-use-oriented environmental protection program in which similar liai-
     sons are established between the EPA and its complementary Federal
     agencies.  For example, an analogous arrangement between EPA and the
     Federal Department of Transportation (DOT) might be established for the
     disbursement of Federal transportation system construction funds.  Not
     only would Federal construction grants  be contingent on  the preparation of
     environmental impact statements as is now the case, but it would also be
     necessary to demonstrate that proposed construction projects were  inte-
     grated within environmentally-oriented  regional land-use plans jointly  pre-
     pared by State environmental protection agencies, regional planning agencies
     and the transportation planning agencies.

             A less structured organizational response would  involve the  estab-
     lishment of a series of joint interagency programs as described above, but
     within the  context of the present disaggregated organizational structure that
     now exists in the Federal agencies. For example, instead of establishing a

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single EPA environmental land-use planning office which would have re-
sponsibility for all waste management activities insofar  as they are suscep-
tible to abatement and control through land-use regulation, the responsibility
for the establishment of interagency programs could be dispersed among the
EPA Office of Air Programs, Office of Water  Programs, Office of Solid
Waste Management Programs, etc. In effect,  the precedent established by
the EPA-HUD wastewater facility construction program  would be repeated
for each of the media and categorical programs  individually, and similar
liaisons would  be established between EPA offices and other Federal land-
use-oriented agencies. Sets of guidelines, a planning grant mechanism and
programs to develop and disseminate information concerning techniques
and procedures for environmental  land-use planning and regulation would
be required.

       Local and State Response

       The alternatives described above are all characterized by what has
become a classical pattern of Federal intervention in, or promotion of,
State,  regional and local  activities in order to induce a socially beneficial
result. Land-use regulation presents special problems  in this regard, since,
with the  exception of Federal control of the use of public lands, it has tra-
ditionally been implemented at the local levels of government by municipal
zoning boards and building departments, or as a result of the construction
of highways, airports, wastewater  collection systems, etc.  The localized
character of land-use regulation might be preserved but augmented to in-
clude environmental protection features if, instead of reproducing the clas-
sical Federal-State-regional-local hierarchy  outlined above, the Federal
posture were more analogous to that of the Atomic Energy Commission or
the Federal Power Commission, which function in a  regulatory capacity.
In order to insure that the local and regional institutions which directly or
indirectly  regulate land-use employ appropriate environmental impact
assessment techniques and conduct effective regulatory  activities, the
Federal Government could develop and disseminate guidelines, techniques
and environmental reporting procedures.  Once these were implemented at
the local level, the Federal role would involve comparatively passive reg-
ulatory activities  rather  than active land management program administration.

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                            9.  IN SUMMARY

       This document has outlined the case for integrating land-use plan-
ning and regulation with environmental protection and has indicated some
of the legal, institutional, organizational, and technical aspects of this ap-
proach to the preservation of environmental quality.  The  conclusions which
can be drawn from it and from the present state of environmental land-use
planning can only be of the most general nature, but from the examination
of this issue it is clear that:

       1.   There is a growing recognition of the need  to subject public and
private decisions regarding land use to a much closer scrutiny with regard
to their environmental implications.

       2.   A great deal of legislative and organizational activity has taken
place in the past few years regarding this issue.

       3.   An array of evaluative techniques now used either for land-use
planning or for environmental planning may be of potential use in formulating
environmental land use policies.

       4.   If land use guidance and environmental protection objectives
are to be integrated, programs for merging the procedures and practices
of groups involved in these functions must be developed.

       5.   The feasibility of employing land use as a means of environ-
mental protection,as well as its eventual effectiveness, will depend very
heavily on how effectively appropriate liaisons can be established between
responsible agencies at the Federal, State and Local levels.

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                              ACKNOWLEDGMENTS

             This  document was prepared by members of the staffs of the Center
     for Environmental Studies and Applied Mathematics Division of Argonne
     National Laboratory.  The authors wish to acknowledge the assistance of
     the following individuals who have contributed their time and benefit of
     their experience to this study.

             Jack  Oppenheimer Executive Secretary, President's Air Quality
                               Advisory Board
            Alan Levin


            Joseph Krivak

            Bernard Hyde

            Ronald Venezia


            John Robson


            Ralph  Luken

            Frank Covington

            David  Calkins
Executive Secretary, President's  Water Pollution
Control Advisory Board
Office of Water Programs, EPA
Office of Water Programs, EPA

Chief, Office of Land Use Planning, Office of Air
Programs, EPA
Office of Land Use  Planning, Office of Air
Programs, EPA

Office of Program Development, EPA
Region IX Office, EPA
Region IX Office, EPA

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