业主协会，安全围墙，以及拉斯维加斯的发展趋势外文翻译

业主协会，安全围墙，以及拉斯维加斯的发展趋势外文翻译 业主协会，安全围墙，以及拉斯维加斯的发展趋势外文 翻译 本科毕业 设计 领导形象设计圆作业设计ao工艺污水处理厂设计附属工程施工组织设计清扫机器人结构设计 ( 论文 政研论文下载论文大学下载论文大学下载关于长拳的论文浙大论文封面下载 ) 外 文 翻 译 原文: HOMEOWNER ASSOCIATIONS, SECURITY WALLS, AND DEVELOPMENT TRENDS IN LAS VEGAS Privately governed residential enclaves known as common interest housing developments CIDs, many of them gated and walled, are the predominant form of new housing in America’s fastest growing cities and suburbs. Over the last 25 years, this massive privatization of local government functions has changed the appearance and organizational structure of American urban areas.This trend is not a passing fashion but an institutional transformation reflecting the ideological shift toward privatism characteristic of the neoliberal consensusSpecifically, the CID revolution is driven by three main forcesDevelopers pursue higher density in order to maintain profits despite rising land costsLocal governments seek growth and increased tax revenues with minimal public expenditureAnd many middle and upper class home-buyers, fearful of crime and disenchanted with government, are in search of a privatized utopia?or, as I call it, privatopia--offering security, a homogenous population, and managerial private government This transformation resembles the construction of a physical and institutional pomerium, or sanctified wall, around the affluent portions of an increasingly divided society. Nowhere in the United States is this transformation more visible than in Las Vegas, Nevada--the fastest growing city in the nation, and one that exemplifies the national and global trend toward placing tourism at the center of the urban economy and reshaping the spatial, social, and political order accordinglyLas Vegas area local governments require developers to construct virtually all new housing in CIDs, and gated security developments are popularSo popular, in fact, that non-CID neighborhoods come under pressure to emulate CIDsOne such neighborhood, Bonanza Village, was literally walled in by the City of Las Vegas, over the protest of many of its residents, in order to make the old neighborhood resemble contemporary gated communities and thus link it with downtown redevelopmentThis episode illuminates the interplay of public and private forces that are reshaping American cities Las Vegas is the fastest growing ci ty, in the fastest growing county, in the fastest growing state in the United States of America. The spread of CID housing as the dominant form of new residential development is especially dramatic in the Las Vegas area. Nearly all new construction is in planned residential subdivisions with homeowner association private governmentsIn order to maintain low taxes with an astronomical growth rate, Las Vegas and Clark County promote CID housing, which offers those who can afford it a range of privatized services, and minimizes demands on local governmentAs Gottdeiner observes, While master-planned communities have been criticized as being insular for isolating themselves from the surrounding community, that is exactly what many homebuyers want…In short, they seek services and protection they can no longer expect from municipal governmentThus, while some may criticize them as sterile, master-planned communities continue to be a great success in the Las Vegas region, where developers continue to build and sell thousands of homes per year. Gottdeiner 1999, 153 While there is clearly a demand for such locations, their proliferation is no mere byproduct of market forcesThe City of Las Vegas virtually mandates that new development be done with homeowner associationsThis is a two-step process. First, the city’s Zoning Code and Development Code are administered to require that all new development contain certain features, including a landscaping plan, open spaces, and often security wallsThen, elsewhere in these codes, the city requires that if such features are included?which they must be?then there must be a homeowner association to maintain themFor example, in the following excerpt from Title 18 of the Las Vegas Zoning Code Section 18.12.5600, the word “shall” was recently substituted for the word “may” to provide as follows: 18.12.5600 Landscaping Plan.A landscaping plan shall be provided by the sub divider as an integral part of subdivision designSuch a plan shall be prepared and submitted with each final map application addressing the landscape design of the subdivision with respect to such features as wall or fence design; land forms or berms; rocks and boulders; trees and plant materials; sculpture, art, paving materials, street furniture; and subdivision entrance statement; common area landscaping and other open space areas…Where common lots are shown for landscaping, the applicant shall cause the creation of a homeowners association for purposes of owning the common lot and maintaining the landscaping The code further provides that “All walls, setback areas and landscaping created to accommodate these regulations shall be located on private propertyIf in common ownership, the property shall be owned and maintained by a Homeowner’s Association.” Las Vegas Zoning Code, Section 18.12.570, subsection CAnd Chapter 19 of the Zoning Code requires that in Residential Planned Development Districts, “All development with 12 or more dwelling units shall provide 15 percent useable open space for passive and active recreational uses.” The City’s Urban Design Guidelines and Standards are similar, stating, “All required landscaping shall be properly maintained, based on standard landscaping practices, by the property owners and/or supported by a perpetual Homeowner’s Association budget, or a reasonable alternative approved by the City.” I am informed by a representative of the Southern Nevada Builders’ Association that no such “reasonable alternative to an association has been approved to dateThe same Guidelines and Standards provide that “Developers may provide and plant street medians on public and private streets as long as they are supported by a perpetual Homeowner’s Association.” And elsewhere, common open spaces, which must be HOA controlled are required: “Private and common open spaces are to be provided in Residential Planned Development Districts and in multi -family residential developments.” Title 19 of the city Zoning Code provides for HOA controlled private streets and gated entrances: “Subdivisions developed with private streets must have a mandatory property owners association which includes all property served by private streets. The association shall own and be responsible for the maintenance of private streets an d appurtenances…The entrances to all private streets must be marked with a sign stating that it is a private streetGuard houses, access control gates and cross arms may be constructed.” Chapter 19A.04 The nearby booming city of Henderson has similar requirementsFirst, the Planned Unit Development portions of the Development Code require landscaping: “Perimeter landscaping with a minimum depth of 25 feet shall be provided abutting all arterial streets with a width of 100 feet or morePerimeter landscaping with a minimum depth of 20 feet shall be provided abutting all arterial streets with a width of less than 100 feet.” Henderson Development Code, Sec. 19.5.4, p. 88And, “common useable open space shall be provided in a central location readily accessible to all lots.” Then, the Code requires that, “All common areas shall be installed by the developer according to a schedule as approved by the City Maintenance shall be the responsibility of a Property Owners’ Association.” The Code goes on to state as follows: 17. Property Owners AssociationEach RS-6 PUD shall either establish and maintain a Property Owners Association for the individual subdivision or be part of a Master AssociationThe Association shall be responsible for the maintenance and upkeep of all common areas as well as the enforcement of covenants and restrictions of the development.” Henderson Development Code, Chapter 19.5.17 Las Vegas Mayor Oscar Goodman was forced to respond to these “complaints that ordinances on the books since 1997 mandate all new subdivisions be structured as homeowner associations,” saying to angry builders and owners only that, “We can see if we can make some adjustments.” City Life, 2000But such adjustments are neither forthcoming nor likelyThe City of Las Vegas not only requires HOAs in new development, but also encourages existing neighborhoods that do not have homeowner associations to form themIn 1998, the Las Vegas City Council unanimously approved a measure directing city s taff to work with neighborhood “community associations” in “crafting plans to guide development” in the City Zapler 1998 Through the Neighborhood Services Department, the City has induced over 150 different neighborhood associations to form Gottdeiner 1999, 182 There is one other major ingredient driving the current political economy of Las Vegas, and that is the competition between the City of Las Vegas and Clark County for tourist dollars. Downtown Las Vegas, known as “Glitter Gulch,” was the home of the original Las Vegas casinosBut over the last twenty years, these casinos have been eclipsed by the construction of giant, spectacular “mega-casinos” on Las Vegas Boulevard, or “The Strip,” outside the city limitsThese mega -casinos are close to downtown and closer to the major airport, but are in Clark CountyThey drain tourist revenue from the city, creating a uniquely intense version of the city-suburb competition for business that is typical of most American metro areaDuring the 1990s, the City of Las Vegas has fought back against the mega-casinos with a massive downtown redevelopment effort. Over one-half billion dollars in development funds are being channeled through the Center City Development Corporation CCDC, a non -profit corporation that is a “private-public partnership” modeled after the entity use to redevelop downtown San Diego, California And as in other downtown redevelopment efforts, the poor stand in the path of the City’s economic resurgence in its competition with the county. The City recently forced one of the area’s largest homeless shelters out of Las Vegas, denying it title to 10 acres of land it had been operating on, just north of downtownAs the Mayor and a city council member put it, “I don't want to see Las Vegas become the only center for the homeless in this valley," Las Vegas Mayor Oscar Goodman said. "This is a problem that must be shared with the entire region." Las Vegas Councilman Lawrence Weekly said he doesn't want a "homeless Taj Mahal" built on the premises, where a shelter, medical clinic, crisis intervention facility and job counseling center have operated since the San Diego-based charity expanded to Las Vegas. Moller 2001 Councilman Weekly’s ward includes not only the homeless “Taj Mahal” he spoke of so compassionately, but also Bonanza Village. As we shall see, the Bonanza Village episode illustrates the dynamics just described The future of common interest housing and private gated communities could be determined in large part by some political wild cardsMany people believe that most of these communities have insufficient reserve funds to make necessary repairs when major building components wear out, let alone when director or manager incompetence or malfeasance produce major financial liabilitiesCities, insurance companies, and real estate developers have become increasingly clever at finding ways to insulate themselves from these costsThat means that owner themselves often find themselves forced to pay large special assessments on pain of losing their homes in foreclosureIf the pace of such unanticipated cost assessments increases, as seems virtually certain, this could become a political issue that might change the regulatory picture dramatically in unforeseen waysWill there be, for example, a reclaiming of these private communities by the stateOr will they be allowed to succeed or fail like a Darwinian experiment A related issue is the possibility of increased homeowner activism in the form of electoral protest, as happened in 1978 with the celebrated property tax revolt in CaliforniaAs the Terminator, Arnold Schwarzenegger, looms on the horizon as possibly the next governor of California, riding on a tsunami of voter rage at big government, high taxation, and the death of the California Dream, it is impossible to foreclose any possibilityWhat can be said with certainty is that the future of American urban areas cannot be charted without taking into account the private communities that have become the home of choice for millions. Source: Evan McKenzie,2006 “Emerging trends in state regulation of private communities in the U.S.” GeoJournal,Volume 66, Numbers 1-2, 89-102, DOI: 10.1007/s10708-006-9019-y 译文: 业主协会,安全围墙,以及拉斯维加斯的发展趋势 私人管辖的住宅领地被称为公共利益房产 CIDs,他们中有许多都被栅栏和围墙围起来,是现在美国成长最快的城市和郊区新房屋的显著形式。在过去的25年当中,当地管辖功能的大量私人化已经改变了美国城市市区的外貌和组织结构。这一趋势并不是一个过时的风潮,而是一个体制改革,它反应了意识形态向新自由共识的个性化转变。明确地说,这个CID改革由三个主要的力量所驱动。尽管地价在上升,但是为了保持利润,开发商追求更高的密度。当地政府寻求以最低的公共开支来获得税收的扩大和增长。还有许多中产阶级和上层阶级的购房者,他们出于对犯罪的恐惧和对政府的不抱幻想,在寻找一种私人化的乌托邦??或者,就像我把它称为,私托邦??提供安全,以及私人管理方式。 这种有关体制的转变,使得这个社会的富裕阶级日益分化的。在美国,这种转变,没有任何一个地方比在拉斯维加斯更加明显,内华达州??发展最迅速的城市,把旅游业作为城市经济发展的中心,并且相应地重塑空间,从而使社会和政治秩序都发生了改变。拉斯维加斯地区的当地政府要求开发商建造全新的CIDs模式的房屋,而且带有门控安全的新房产很受欢迎。如此受大众欢迎,事实上,那些没有CID的街区会感受到压力而去追赶上那些有CID的。有一个这样的街区,幸运村庄,它被拉斯维加斯城所包围,它里面的许多居民进行抗议,就是为了让这个老街区看起来像其他那些同一时代的封闭式社区。这个插曲说明了公众和个人 力量的相互作用正在重塑美国的城市。 拉斯维加斯是在美国发展最快的州里面发展最快的郡中发展最快的城市。作为新住宅开发的主要形式,CID房屋的扩撒在拉斯维加斯特别具有戏剧性。几乎所有新的建筑都是用业主协会私人管理方式来规划住宅部分。为了保持经济高增长率下的低税率,拉斯维加斯和克拉克郡极力推动CID房屋,这些房屋能够提供给那些担负得起一系列私人化服务的人,还能最低限度地减少对当地政府的要求。就像哥特捏所观察到的,当总体规划的社区被人批评为把自己从周围的社区孤立起来时,这正是许多购房者所需要的,简而言之,他们寻求服务和保护,这些是他们再也不期望从市政府那里去获得的。于是,那些被有些人也许批评为枯燥无味的总体规划社区继续在拉斯维加斯地区获得巨大的成功,那里的开发商继续每年都建造和销售数以千计的房屋。 当人们对这样的定位有明显的需求时,它们的扩散就不仅仅是市场影响力的副产品。拉斯维加斯城实际上授权业主协会来造那些新的建筑,这是一个分两步走的过程。首先,城市分区制法规和开发法规的执行要求所有新的开发地要包含明确的特征,包括绿化设计,开阔的空地,还有安全围墙。而且,在这些法规的其他部分,城市规定,一旦这些特征都包括了??也是必须包括的??然后,必须要有一个业主协会来维护他们。例如,在下述拉斯维加斯分区制法规18.12.5600款,标题18里面的摘要中,“应该”这个词在下面提供的材料中最近被替换为“可以”: 绿化设计。一个绿化设计应该由地块划分商作为设计细分中不可或缺的一部分来提供。这样一个设计应该准备和提交每一个最终的地图应用,那上面要选定绿化设计细分中有关于围墙或者栅栏设计、地形或者平台、岩石和卵石、树木和植物材料、雕塑、艺术品、铺路材料、街道家具、公共绿化区域和其他休憩 用地的地址。那里的公共场地是用来展示绿化的,申请人须安排一个业主协会的建立来拥有这公共场地和保养绿化。 法规进一步规定“所有复合条例的围墙,障碍区域和绿化都应位于私有财产地区。如果在公共所有地区,这些财产应该由业主协会所有和维护。”(拉斯维加斯分区法规,18.12.570款,细分C)。分区法规的19章规定住宅规划开发区域,“所有的有12个或者更多的住宅单元的房产地必须提供15%的可用开阔空地作为动态和静态的娱乐用途。 城市的设计指导方针和 标准 excel标准偏差excel标准偏差函数exl标准差函数国标检验抽样标准表免费下载红头文件格式标准下载 是相似的,均规定,“所有必需的绿化应当由财产所有者和/或业主协会提供的永久预算,或者市政府批准的一个合理的代替者在基于绿化常规标准上被正当地保养。”我被一个南内华达州建造商协会的代 表 关于同志近三年现实表现材料材料类招标技术评分表图表与交易pdf视力表打印pdf用图表说话 pdf 告知,协会的合理代替者到目前为止也没有被批准过。指导方针和标准同样规定“开发商可以在公共或者私人街道中间提供或者设置路面安全岛,只要他们有永久的业主协会的支持。”还有其他地方,在必须由业主协会控制的公共开放场地,要求:“私人和公共开放场地是建在住宅规划开发区域和多户家庭房产区域内。” 城市分区法规的标题19规定业主协会控制的私人街道和门控入口:“私人街道开发的部分必须要有一个强制的财产所有者协会,它包括了私人街道的所有财产。这个协会应当拥有并负责私人街道以及它的附属物的维护。所有私人街道的入口出都要用一个表明那是私人街道的标记标出来。警卫房,访问控制大门和交叉臂也许会修建起来。(章节19A.04) 附近的正急速发展的亨德森城有类似的要求。首先,开发法规中的统筹小区开发规定绿化:“周边地区绿化的最低深度达到25英尺的,应当与主干道相邻保持100英尺或更长的距离。周边地区绿化的最低深度达到20英尺的,应当与主 干道相邻保持小于100英尺的距离。”(亨德森开发法规,19.5.4款,p.88)。还有,“可用的公共开放场地应该设置在容易通达到所有场地的中心位置。”然后,法规还规定,“所有的公共区域都应当由开发商按照市政府批准的清单来安置。它的维护是财产所有者协会的责任。”法规继续如下规定: 17. 财产所有者协会。每一个RS-6 统筹开发小区应当建立或者维持一个财产所有者协会作为一个独立的部分或者业主协会的一部分。这个协会应当负责维护和保养所有的公共区域,同时也要负责 协议 离婚协议模板下载合伙人协议 下载渠道分销协议免费下载敬业协议下载授课协议下载 的执行和开发的限制。(亨德森开发法规,19.5.17章节) 拉斯维加斯州的州长奥斯卡?格迪曼被迫作出回应,他对那些愤怒的建造商和房主说道:“1997年出台的的法令明文规定所有新的开发区都可以建立业主协会。大家对这项法令的控诉我们会予以考虑,看看能否作出一些调整。”(城市生活,2000)。但是这样的调整既不是唾手可得的也是没有希望的。拉斯维加斯不仅在新开发地需要业主协会,并且鼓励那些已经存在的但是没有业主协会的街区来组织业主协会。在1998年,拉斯维加斯议会一致通过了一项措施,引导城市的工作人员与街区的“社区协会”在“各具特色的发展规划指导”方面一起合作。通过街道服务部门,这个城市已经催生了超过150个不同街区协会的形成。 还有另外一个主要的因素驱动着现在拉斯维加斯的政治经济,那就是拉斯维加斯城与克拉克郡旅游业收入的竞争。拉斯维加斯的市中心被称作“金沟银壑”那是最原始的拉斯维加斯赌场的故乡。但是在过去的20年里,拉斯维加斯林荫大道上雄伟壮观的“大型赌场”,或者城市限制之外的“脱衣舞表演”使原来那些赌场黯然失色。这些大型赌场靠近市中心和较大的机场。但是在克拉克郡,他们使用来自城市的旅游业收入,创造了一个独特的城市郊区商业竞争的极端版 本,这就是美国大都市的典型。在20世纪90年代,拉斯维加斯城已经通过巨大的市中心重建努力来抵抗大型赌场。发展资金中有超过5亿美金通过中央城市发展公司被引入。一个“公私伙伴关系”型的非盈利公司,模仿了这个实体应用,来重建加利福尼亚州的圣地亚哥市中心。 在市中心重建的其他努力方面,在与那个郡的竞争中,贫穷的人挡在了这个城市经济复苏之路上。这个城市最近强迫其中最大的一个流浪人员避难所搬出了拉斯维加斯,否认多达10英亩的土地上曾经发生的事情,就在市中心的南部。正如市长和议会成员说的,“我不想看到拉斯维加斯成为这个山谷中的流浪人员的唯一中心,”拉斯维加斯市长奥斯卡?古德曼说,“这是一个关于整个地区必须共同承担的问题。”拉斯维加斯议员劳伦斯?维克利说他不需要一个“无家可归的泰姬陵”建筑在这个土地上,这个土地上曾经有一个避难所,医疗诊所,危机干预机构还有一个就业辅导中心在运作,自从立基于圣地亚哥的慈善团体扩大到拉斯维加斯后。摩勒 2001 议员维克利的行政区不仅包括他所说的表示怜悯的无家可归的泰姬陵,还包括幸运村庄。我们将会看到,幸运村庄这段插曲符合之前描述的动态。 公共利益住宅和私人封闭式社区的未来在很大程度上取决于一些政治变数。许多人认为大部分这些社区在主要建筑部件损坏时没有足够的储备资金来进行必要的修补。更不用说当负责人或者管理人不称职或渎职而产生较大的金融负债时。城市,保险公司和房地产开发商在想方设法使自己免除这些费用方面变得越来越聪明了。那就意味着他们业主本身经常发现自己在取消抵押品赎回权上被迫支付巨额的特殊摊款,如果他们不想失去家园的话。如果这种不曾预料到的成本估价增加的话,几乎可以肯定的是,这将变成一个或许会以意料之外的方式显 著地改变调整局面的政治问题。会不会有这种情况,比如说,私人社区被政府要求收回?或者他们会不会像达尔文实验一样被允许成功或失败? 一个相关的问题是关于不断增加的激进主义业主用选举抗议形式的可能性,就像在1978年加利福尼亚发生的著名的财产税抗议。对于庞大的政府组织,高额的税收以及将要消失的加州之梦,选民们倍感愤怒。而阿诺德?施瓦辛格就像一个终结者,他带着选民们的盛怒,渐渐进入公众视野,极有可能成为下一任加利福尼亚州州长,由此我们不能排除一切可能性。现在我们所能够确定的是,美国城市未来的规划必须要考虑到那数百万公民居住着的私人社区。我们可以肯定地说的事情是:如果不把私人社区已经成为数百万人的家的选择这个事实考虑进去的话,美国城市地区的未来是不可能被描绘出来的。 出处:埃文 麦肯齐.2006.“美国私人社区的国家调控的新兴趋势” 地学杂志. 66册, 数字1-2,89-102,工业部,10.1007/s10708-006-9019-y