Any analysis of U.S. progress toward meeting the goals of Agenda 21 must include a hard look at the political will and actions toward reforming our system of land use controls. Land development policies and decisions are inextricably intertwined with a significant number of items contained in Agenda 21, creating a perhaps unusual scenario requiring cross-disciplinary and interjurisdictional approaches to effectively implement strategies that will both promote and yield sustainable land development.

Through the post-World War II era the U.S. Congress, by an incremental process of experimentation and error, developed the knowledge and experience that led to the imposition of individual permits based on uniform technology-based effluent limitations to regulate industrial water pollution. The resulting permit system has gradually reduced the amount of industrial pollution that enters our national waterways.

Agricultural biotechnology has generated much debate about the environmental consequences of field trials and commercialization of transgenic crops. Thus far, the debate has focused on opponents' claims of alleged risks presented by transgenic crops and the proponents' responses to those asserted risks. To date, three issues have dominated the debate:

. the risk of gene flow;

. the risk of weediness; and

. the risk of insect-resistance.

In recent years, the western states have often struggled with the federal government over control and management of natural resources, particularly water. For its part, federal law defers to states in many matters of water resource allocation.

Editors' Summary: This Article addresses the effect of the U.S. Constitution's Takings Clause on the government's authority to protect environmental resources. An earlier Article, published in the May 1994 of ELR, analyzed bases for government regulation provided by limitations inherent in the property right itself. In contrast, this Article focuses on an emerging doctrine of sustainable use, rooted in background principles of nuisance law and the government's complementary police power.

Editors' Summary: Environmental regulation has come under increasing attack from those who argue that governmental limitations on property use violate constitutional restrictions on regulatory takings of property. The author addresses this controversy by focusing on the background limitations on owners' rights that are inherent in property law itself, as opposed to the external controls that government may impose under the doctrines of police power and nuisance.

Is an intentional temporary deprivation of the use of land not a "temporary taking"? This proposition was asserted by a panel of the U.S. Court of Appeals for the Ninth Circuit in Tahoe-Sierra Preservation Council, Inc. v. Tahoe Regional Planning Agency. The Ninth Circuit denied en banc review, despite a strong dissent by Judge Alex Kozinski. Perhaps because it had never explicated the meaning of "temporary taking," and perhaps in part because its interest was kindled by the Kozinski dissent, the U.S. Supreme Court recently granted certiorari. The question is limited to: