1、中文 3750 字 本科毕业设计（论文） 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 Americas fastest growin
2、g 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 priva
3、tism characteristic of the neoliberal consensus. Specifically, the CID revolution is driven by three main forces. Developers pursue higher density in order to maintain profits despite rising land costs. Local governments seek growth and increased tax revenues with minimal public expenditure. And man
4、y middle and upper class home-buyers, fearful of crime and disenchanted with government, are in search of a privatized utopiaor, as I call it, privatopia-offering security, a homogenous population, and managerial private government. This transformation resembles the construction of a physical and in
5、stitutional 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
6、placing tourism at the center of the urban economy and reshaping the spatial, social, and political order accordingly. Las Vegas area local governments require developers to construct virtually all new housing in CIDs, and gated security developments are popular. So popular, in fact, that non-CID ne
7、ighborhoods come under pressure to emulate CIDs. One 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 redevelop
8、ment. This 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 res
9、idential development is especially dramatic in the Las Vegas area. Nearly all new construction is in planned residential subdivisions with homeowner association private governments. In order to maintain low taxes with an astronomical growth rate, Las Vegas and Clark County promote CID housing, which
10、 offers those who can afford it a range of privatized services, and minimizes demands on local government. As 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
11、In short, they seek services and protection they can no longer expect from municipal government. Thus, 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.
12、 (Gottdeiner 1999, 153) While there is clearly a demand for such locations, their proliferation is no mere byproduct of market forces. The City of Las Vegas virtually mandates that new development be done with homeowner associations. This is a two-step process. First, the citys Zoning Code and Devel
13、opment Code are administered to require that all new development contain certain features, including a landscaping plan, open spaces, and often security walls. Then, elsewhere in these codes, the city requires that if such features are includedwhich they must bethen there must be a homeowner associa
14、tion to maintain them. For 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 in
15、tegral part of subdivision design. Such 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,
16、 paving materials, street furniture； and subdivision entrance statement； common area landscaping and other open space areasWhere 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 landsca
17、ping. The code further provides that “All walls, setback areas and landscaping created to accommodate these regulations shall be located on private property. If in common ownership, the property shall be owned and maintained by a Homeowners Association.” (Las Vegas Zoning Code, Section 18.12.570, su
18、bsection C. And 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 Citys Urban Design Guidelines and Standards are similar
19、, stating, “All required landscaping shall be properly maintained, based on standard landscaping practices, by the property owner(s) and/or supported by a perpetual Homeowners Association budget, or a reasonable alternative approved by the City.” I am informed by a representative of the Southern Nev
20、ada Builders Association that no such “reasonable alternative to an association has been approved to date. The 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 Homeowners Association
21、.” 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
