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I. EXTERNALITIES AND SYSTEMS FOR THEIR INTERNALIZATION  683 II. CRITERIA FOR EVALUATING LAND USE CONTROL SYSTEMS  687 III. AN EVALUATION OF ZONING  691 A. Zoning and Efficiency  693 B. Zoning and Equity  699 C. Reforming Zoning  705 IV. COVENANTS, MERGER, AND OTHER CONSENSUAL SYSTEMS OF LAND USE REGULATION 711 V. ASSIGNING RIGHTS AMONG LANDOWNERS: A REFORMULATION OF NUISANCE LAw .. 719 A. Existing Nuisance Law as a Land Use Control System  719 B. Nuisance Law: The Prima Facie Case  722 1. Assigning Rights to Promote Efficiency: A Preliminary General Rule .. 724 2. Toward a Tripartite System of Internalization: The Unneighborliness Requirem ent  728 3. Compensable Damage: The Problem of Aesthetics  733 4. Measuring Damage: Bonuses for Consumer Surplus  735 5. The Requirement of Substantial Harm  737 6. Remedies: The Plaintiff's Choice between Damages and Purchasing an Injunction  738 C. Nuisance Law: Defenses  748 1. The Defense of Freedom of Expression  748 2. The Defense of Equality of Opportunity  750 3. The Defense of Hypersensitivity  751 4. The Defense of Failure to Mitigate Damages  758 VI. A TENTATIVE SKETCH OF A MORE PRIVATIZED SYSTEM OF LAND USE REGULATION 761 A. The Superiority of Nuisance Law for Localized Harm  762 B. The Necessity of More Collective Internalization Systems for Pervasive H arm  772 VII. CONCLUSION   779

Alternatives to Zoning: Covenants, Nuisance Rules, and Fines as Land Use Controls