Interesting that I see major bits of truth being written in this thread by people from both sides of the street.

I'd like Trophymac and FP to describe what will work, but first I'll allege that FP's imperfect lassiez-faire does also result in corruption and its own form of centralized planning, albeit by the wealthiest, most powerful, and greediest industrialists and developers. Local zoning doesn't do what Trophymac alleges either; local councils and commissions routinely waive requirements, in part because said councils are commonly populated with developers, realtors, and business interests that trump environmental protection. And if private property owners actually were conserving and preserving or otherwise protecting private property, no one would have ever deemed it necessary to legislate such protection. So with these qualifications, please describe a viable alternative to GMA that actually achieve the environmental protection goals of GMA. Show your work; the legislature is in session, and remember, a good idea doesn't care who has it.

Sg