Land use regulation

Chapter 10: Conclusion ………………………………………………………….. Bibliography …………………………………………………………………… Carlos Waisman has been an inspiration for many years. I would like to thank him for teaching me so much, for guiding and supporting me through the Ph.D. process, and for always encouraging me to produce my best work. I have benefited greatly from many conversations with my co-chair, Aaron Cicourel. I admire his work and dedication. His insights on Argentinean issues have been very useful for my writing. Martha Lampland, Maria Charles and Akos Rona-Tas have been excellent professors who taught me xiii relevant theoretical and methodological elements that were crucial for my research process. Steve Erie kindly agreed to join my committee later in the process; I have appreciated his perspective as a fellow urban sociologist. Many scholars read parts of my dissertation and gave me important feedback. I am particularly thankful to Fortunato Mallimacci, Luis Beccaria, and Ruben Kaztman. Kaztman's insights and perspective deeply influenced my work. This dissertation has also required financial and logistical backing. CILAS at UCSD and Tinker Foundation Fellowships allowed me to conduct my field work in Buenos Aires. I am also grateful for funding throughout my Ph.D. from the UCSD Sociology Department, and Friends from the International Center. The CONICET, in Argentina, supported my throughout the different stages. Its' economic assistance was crucial. It goes without saying that I would not be here today without my family. I would like to thank my parents for instilling in me and sharing with me their love of learning. The most special thankful goes for my daughters, Sofia and Magdalena. They grew up following the stages of my research. Chapter 3, in part, has been submitted for publication for the material as it appears

The sales price and time to sell residential properties is a function of the interaction between buyers and sellers in the property market. The paper examines the average time it takes to market residential properties (undeveloped land and developed property) and the difference in the list price and the eventual sales price of the properties put up for sales in the study areas. Data for the analysis was collected from the past sales transactions of 20 estate surveying and Valuation firms in Akure, Nigeria. The number of estate surveying and valuation firms were gotten from the 2014 register of the Heads of firms of the Nigerian Institution of Estate Surveyors and Valuers, Ondo State Branch. The data were analysed using Mean time and Paired Sample t -test. The result of the study showed that undeveloped residential land are sold faster than develop residential properties. The result also revealed that the properties put up for sales in all the areas under study sold below their list prices. The study therefore, recommended that government should open up more land for development to individuals since undeveloped land were more favoured in the areas.

In the U.S., typically, poor and minority households are concentrated in central cities, which are ringed by middle class suburbs which contain a majority of the population of the metropolitan area. The resulting segregation is largely the outcome of public policy and institutional arrangements, rather than the excesses of a free market. Land use regulations have played a central role in creating segregation among the types of housing that are affordable to different income groups. Single family only zoning is a central institution in suburban areas; often multifamily housing is limited to a very tiny portion of the land zoned for housing. Land use policies regarding housing are formulated on a municipal level, in which states have only a minimal role and the federal government has no role. Decentralization of revenue sources and fiscal support for local services, including education, provides incentives for local zoning policies which exclude groups which are viewed as more costly to service, while decentralization of zoning powers make these policies possible. This article describes 1) the basic contours of the housing stock and population distribution in metropolitan areas, 2) the evolution of the single family only policy, and 3) recent efforts to counteract housing segregation patterns, which have had little success.

A ideologia utópica poderia influenciar a estrutura espacial das cidades a ponto de sobrepor-se aos princípios básicos de auto-organização, que se propunham praticamente universais? Neste artigo, defino o conceito de ideologia utó- pica como uma doutrina imposta por um governo, seja local ou central, e que anseia em alcançar um estado futuro de equilíbrio permanente. Sob minha definição, a teoria do liberalismo econômico é o oposto da ideologia utópica, pois, primeiramente, mercados são criados espontaneamente por indivíduos ou firmas, não podendo ser impostos por governos; e segundo porque o liberalismo econômico implica em ajustes constantes em direção ao estado de equilíbrio impossível de ser previamente conhecido. Os pontos principais desenvolvidos neste artigo são (i) em alguns casos a ideologia pode tornarse a maior determinante da forma urbana, (ii) o resultado espacial de ideologias opostas são constantemente idênticos e (iii) Cidades moldadas por princípios utópicos impõem ...

A city is a very complex object. Its complexity is compounded by its constantly evolving shape and structure. To try to understand a city's inner mechanisms we have to develop models that are simple enough to be easily understandable but accurate enough to be operationally useful. This paper attempts to present this type of simplification. Our objective is to provide a tool that planners can use to implement municipal development strategies. These strategies may concern the quality of the environment, the efficiency of infrastructure network, the growth of employment, or housing affordability. The job of the urban planner is to identify the type of spatial organization that is compatible with the municipal strategy, and the regulatory tools and infrastructure investments that will allow a city to evolve from its current spatial organization to the one implied by the strategy. The complex economic and social relations that gave rise to the emergence of large cities produce a physical outcome -the urban built-up space -which can be mapped and measured. While we may never know with precision the nature of the forces that produced the built-up space we are at least able to measure the end result. The new technology developed during the last 30 years -satellite imagery, digital mapping and geographical information systems -allow us to have a much better knowledge of the urban shape than was the case in the past. At the same time, because the number of megacities in the world is increasing rapidly, monitoring and managing their spatial expansion is much more complex than in the past. How to define a city's spatial structure?: The spatial structure of a city can be defined by two complementary components: first, the spatial distribution of population as recorded by census data and second, the pattern of trips made by people when they go from their residence to their place of work, to schools, shops, social gatherings and to any other places where they will have a productive or social activity. The spatial distribution of population is therefore a static representation of the city when its people are at home, while the pattern of trips is a schematic view of the complex trajectories that these same people will follow during the time they are not at home.

Land use regulation per se is neither good nor bad. What matters is the cost and benefit of specific regulations in specific market conditions. This paper presents a straightforward cost-benefit framework for analyzing land use and related regulations in such a context, and presents an application of the method to Malaysia. We use these results to illuminate several important issues, namely the effects of such land use regulations on housing markets, how to use such analyses to suggest revisions to common land use regulations, and what changes in higher-order incentives facing regulatory authorities might be required to encourage an appropriate regulatory environment for urban land.

We use unique store-specific data for a major UK supermarket chain to estimate the impact of planning, which restricts both the size and location of stores, on store output. Using the quasi-natural experiment of the variation in planning policies between England and other UK countries and a difference-in-difference approach, we isolate the impact of Town Centre First (TCF) policies. We find that space contributes directly to the productivity of stores and planning policies in England directly reduce output both by reducing store sizes and forcing stores onto less productive sites. Our results suggest that since the late 1980s planning policies have imposed a loss of total output of at least 18.3 to 24.9%. This is equivalent to more than a 'lost decade' of output growth in a major sector generated directly by government policy.

It has been argued that increases in land values do not generally result from the owner’s efforts, but rather from public investments and government decisions and are, therefore, “unearned.” This paper analyzes how Inclusionary Housing has been utilized as a land value recapture mechanism in different countries. We distinguish four distinct models: 1) Countries with explicit recapture (Spain and the UK); 2) A country, Ireland, with explicit but limited recapture; 3) Countries where recapture is implicit or ambiguous (Italy, France and Canada) and 4) A country, the Unites States, where value recapture has not been part of the planning culture.

We study the role of political parties as facilitators of intergovernmental cooperation regarding the development of coastal land. Slowing down this development has benefits (e.g., preservation of environmental amenities) and costs (e.g., job losses), not only for residents in the political jurisdiction but also for non-residents. Local governments may not consider the welfare of nonresidents and therefore may not choose the right amount of development. This paper investigates how political alignment between mayors of nearby municipalities enhances the incentives to cooperate and affect development in coastal areas. We rely on high-quality administrative data from the cadaster on the amount of built-up land along the Spanish coast. Using a close-elections regression discontinuity design, we find that municipalities with mayors belonging to the ideological bloc governing a majority of municipalities in the coastal area develop less land than other municipalities. The effect is larger for land close to the coastline and in places with a large share of environmentally valuable land. This suggests that negative externalities are dominant in this context and that political parties are a useful tool to internalize them.

This paper examines the extent to which landowners have preemptively destroyed habitat for the endangered red-cockaded woodpeckers (RCWs) in the forests of North Carolina in order to avoid potential land-use regulations prescribed under the Endangered Species Act (ESA). Under the ESA, it is illegal to kill an endangered species and it is also illegal to damage its habitat. By preventing the establishment of an old-growth pine stand, landowners can ensure that RCWs do not inhabit their land and avoid ESA regulations that limit or prohibit timber harvest activity. Data from 1984-90 on over 1,000 individual forest plots are used to test predictions about the probability of harvest and the age of timber when it is harvested. We find that increases in the proximity of a plot to RCWs increases the probability that the plot will be harvested and decreases the age at which the forest is harvested. [T]he highest level of assurance that a property owner will not face an ESA issue is to maintain the property in a condition such that protected species cannot occupy the property. . . . This is referred to as the "scorched earth" technique. [National Association of Home Builders, Developer's Guide to Endangered Species Regulation (1996)]

This article is the fourth in a series describing characteristics of nearly 900 Ohio fa.rm operators surveyed by The Ohio State University in 1988. The sampled farm households are intended to be representative of the 70-80,000 households operating farms in Ohio. Previous reports focused on the economic performance and financial condition of the sampled farms. This article reports farm operators 1 management practices relating to fertilizer use, chemical use, and weed control practices. Finally, farm operators 1 opinions regarding government regulation of chemical use are summarized. As in previous reports, "canmercial 11 farms are distinguished fran all farms or "average" farms. Commercial farms are defined as those farm households producing $100,000 or more in gross farm sales during 1987. While they number only 17 percent of Ohio farms, they are responsible for producing nearly two-thirds of Ohio's agricultural output. Average farms include data from all farms, regardless of farm size. Over 90 percent of all farms and 95 percent of canmercial farms use canmercial fertilizer (Figure ) . Livestock manure and cover crops or green manure also are used to enhance soil condition as well as to meet crop nutrient needs. About two-thirds of all farms and three-fourths of canmercial farms apply livestock manure to sane of their crop acreage. Crops with relatively high nitrogen requirenents, such as corn, are most likely to respond to manure application. Estimates are that livestock * The analysis of the Ohio Household Longitudinal Study is supported by the Ohio

HAL is a multidisciplinary open access archive for the deposit and dissemination of scientific research documents, whether they are published or not. The documents may come from teaching and research institutions in France or abroad, or from public or private research centers. L'archive ouverte pluridisciplinaire HAL, est destinée au dépôt et à la diffusion de documents scientifiques de niveau recherche, publiés ou non, émanant des établissements d'enseignement et de recherche français ou étrangers, des laboratoires publics ou privés.

We estimate the consumption values of urban agglomeration economies and social overhead capital for Japanese metropolitan areas. Following the pioneering work of Tabuchi and Yoshida (2000), our approach exploits the fact that consumers tolerate higher living costs if they benefit from urban agglomeration economies and/or better social overhead capital. This living cost approach requires an appropriate measure of the representative

From about 1950 Brazil experienced an accelerated urbanization together with strong agglomeration effects of industrial activities, this development was significant in the metropolitan region of São Paulo up to the 1970s, contributing São Paulo to be largest concentration of production in the country. In the

By forecasting overly optimistic revenues opportunistic governments can increase spending in order to appear more competent prior to elections. Ex post deficits emerge in election years, thereby producing political forecast cycles - as also found for US states in the empirical literature. In our theoretical moral hazard model we obtain three additional results which are tested with panel data for Portuguese municipalities. The extent of manipulations is reduced when (i) the winning margin is expected to widen; (ii) the incumbent is not re-running; and/or (iii) the share of informed voters (proxied by education) goes up.

Background: In France, soil is the last physical environment not to have any legal protection of their own considering its ecological functions. They are rather considered as land, and they are managed by Urban Law. The question answered is whether this urbanistic legal seizure is efficient to protect soil as a biological environment or if other public policies and/or legal tools are needed to address the issues of soil environmental management. Results: It appears that Urban Law could be a good legal tool to protect soils environmental functions through ancient and classic urban policies as urban planning or the new disruptive 'Zero Net Artificialization'. However, such laws are clearly insufficient to address the full scope of the threats caused by humans' activities on this very fragile environment. Conclusions: New legal tools are to be developed in France, and at the European Union level, to ensure a real and effective protection of soil as ecosystems: creation of a new title entitled 'Land and Soils within the Second Book 'Physical Environments' of the French Environmental Code, extension of environmental crimes to soil (pollution, ecocide, etc.), better bonding between the 'Zero Net Artificialization' urban policy and biodiversity conservation, etc.

This paper examines the extent to which landowners have preemptively destroyed habitat for the endangered red-cockaded woodpeckers (RCWs) in the forests of North Carolina in order to avoid potential land-use regulations prescribed under the Endangered Species Act (ESA). Under the ESA, it is illegal to kill an endangered species and it is also illegal to damage its habitat. By preventing the establishment of an old-growth pine stand, landowners can ensure that RCWs do not inhabit their land and avoid ESA regulations that limit or prohibit timber harvest activity. Data from 1984-90 on over 1,000 individual forest plots are used to test predictions about the probability of harvest and the age of timber when it is harvested. We find that increases in the proximity of a plot to RCWs increases the probability that the plot will be harvested and decreases the age at which the forest is harvested. [T]he highest level of assurance that a property owner will not face an ESA issue is to maintain the property in a condition such that protected species cannot occupy the property.. .. This is referred to as the "scorched earth" technique. [National Association of Home Builders, Developer's Guide to Endangered Species Regulation (1996)]

We often talk about ‘Town Centres’, but defining their location and extent is surprisingly difficult. Their boundaries are hard to pin down and intrinsically fuzzy. Nevertheless, the British government introduced very specific policies for them in 1996 – Town Centre First Policies (TCFP) – without defining them. The semi-official definitions introduced in 2004 did not cover Scotland, only England and Wales. Using a range of variables available for the whole of Great Britain that capture all the dimensions of ‘town centredness’, we start by replicating the definitions for England and Wales. Then, we use an alternative list of towns and cities and apply our estimated coefficients to predict their size. Our models yield high correlations between the semi-official DCLG values and our predicted values, so we then move on to identify Town Centres for all three countries of GB. Our method is a contribution in its own right but is also an essential step if there is to be a rigorous evaluati...

We present a method to evaluate the land-use zoning delineated by government of Acre for its territory during the first phase of the State ecological-economic zoning project. The method employs a landscape simulation model to project future land-cover changes under different scenarios of land-use regulation and recommendations and applies the simulation outputs to assess environmental outcomes probable to occur over the scenario trajectories. This study area encompasses a tract of land along BR-317 highway centered on Brasiléia county. The initial land-use map is a composite of a map produced from participatory mapping, which incorporated the local inhabitants' perception about their territory, and deforestation series from PRODES; it comprises 6 land-use classes (managed forest, degraded forest, pasture, annual and permanent agriculture, and regrowth) that can generate 21 transitions. Three scenarios were developed; the business-as-usual scenario depicts the traditional evolution of the Amazon frontier, reproducing the phases of initial settlement, when subsistence agriculture represents the major economic activity, decline of agriculture, followed by exodus to urban areas, and replacement by large cattle ranching with consequent agrarian concentration. The two alternative scenarios incorporate the land-use recommendations established by the ecological-economic zoning project for Acre state territory and the third also includes land-use restrictions determined by the Brazilian forest code. Whereas deforestation and logging follow the historical pace in the first scenario, the other two assume a declining deforestation trajectory and sustainable logging. All scenario assumptions were translated into the simulation software-DINAMICA-by using its modeling resources. After calibrating the model with historical data, we run each scenario for 36 years, starting in 2004. The model outputs allowed us to identify the most vulnerable areas around Chico Mendes reserve as a result of the deforestation trend and the proposed land-use zoning as well. The comparison of the two alternative scenarios demonstrated that the strict abidance of the forest code may lead to a more fragmented landscape, with higher transportation costs, although presenting better environmental services. These results illustrate the usage of simulation modeling as a tool for environmental planning.

Persistent trends in overweight and obesity have resulted in a rapid research effort focused on built environment, physical activity, and overweight. Much of the focus of this research has been on the design and form of suburbs. It suggests that several features of the suburban built environment such as low densities, poor street connectivity and the lack of sidewalks are associated with decreased physical activity and an increased risk of being overweight. But compared to suburban residents, inner city populations have higher rates of obesity and inactivity despite living in neighborhoods that are dense, have excellent street connectivity and who's streets are almost universally lined with sidewalks. We suggest that the reasons for this apparent paradox are rooted in the complex interaction of land use, infrastructure and social factors affecting inner city populations. Sometimes seemingly similar features are the result of very different processes, necessitating different poli...

using-co sts-land-use-regulatio ns/ Cre d it: wo o d le ywo nd e rwo rks (Cre ative Co mmo ns BY) In desirable cities, property owners and developers influence tighter land use regulations, which can lead to substantially higher urban and housing costs. In the US and elsewhere, zoning policies and other land use regulations are now widespread. Christian Hilber and Frédéric Robert-Nicoud look at the reasons behind these policies, finding that, driven by lobbying from developers and property owners, places that are more developed tend to adopt tighter land use regulations. With land regulations operating as a form of 'shadow tax', of over 50 per cent of housing value in some cities, land regulations may now have become too much of a barrier to development in urban areas. Land use regulations vary tremendously in shape and scope across space and have become more widespread and stringent over time. Although land use regulations have a long history dating back to the 17 th century at least, they were initially pro-growth. Only one century ago, hardly any country regulated land use systematically in a restrictive manner. T he f irst comprehensive zoning law in the United States, f or example, dates back to 1916 (in New York). In contrast, nowadays all modern states regulate land use intensively in an overwhelmingly restrictive way. Land use planning policies can, in principle, raise welf are by correcting market f ailures. Recent evidence, however, casts doubt on this proposition and suggests that such regulations have strong adverse net ef f ects: Turner, Haughwout, and van der Klaauw (2012) estimate the net cost of land use regulations as a proportion of land value to reach a hef ty 38% in their sample of residential plot transactions across the United States. An earlier study by Cheshire and Sheppard (2002) estimates the net costs of land use planning policies in the UK to amount to as much as 3.9% of annual household incomes. So we are talking about big numbers.

is an independent institute for applied research with a unique combination of knowledge and experience in the field of water, subsurface and infrastructure. Deltares is frontrunner in the development and application of knowledge to meet the short-and long-term challenges in the physical planning and management of vulnerable deltas, coastal areas and river basins. The majority of its projects are interdisciplinary to address the multiple interests in management of water resources. Deltares plays a central role in the Dutch national climate adaptation programme-the Deltaprogramme-both in direct policy supportive research and associated scientific research programmes (e.g. Knowledge for Climate, Building with Nature, Flood Control) viii

In this paper we examine the role of the interaction between labour productivity and the use of factors in explaining the recent (1998-2007) 11% decline in wheat production in China. We employ a non-neutral stochastic production frontier approach that enables us to identify the interaction and non-neutral e¤ects of factors that are used in wheat production. For regional level wheat production in China we …nd that identifying the technical ine¢ ciency e¤ects and the non-neutral e¤ects of factors assist big time in explaining the recent decline in wheat production. A higher level of labour productivity can stimulate e¢ ciency gains in production, but adding more labour to the workforce or adding to the stock of machinery power can depress this potential marginal e¢ ciency gain. We also …nd signi…cant marginal e¢ ciency gain of land reforms that add to the stock of cultivable land. Our results indicate that future agricultural reforms in China should address the incentive scheme for labour.

It does not take great economic insight to realise that Britain, especially south east England and above all London, faces a crisis of housing affordability; a crisis that threatens to turn into a wider financial crisis up the line as loan to value ratios increase, with house prices already accelerating ahead of incomes and rising interest rates waiting to jump out of the bushes in maybe less than a year. The underlying problem-as several SERC researchers have argued over the years-is the restriction on the supply of land our planning system imposes, which has led to a progressively more pathetic rate of house construction, with supply becoming less and less responsive to price changes. For at least 10 years we have known that we need to build about 250,000 homes a year-of the type people want to buy and in locations where people want to live. We have not approached that number since the 1960s and have been averaging about 100,000 a year for the last several years. This rate is the lowest since before WWI. A reason why our planning system has not responded to the growing crisis of land supply-evident since the 1970s-is that it has not just ignored the impact of land supply on prices and affordability, but until 2010 it was legally obliged to do so. Under the 1947 Town and Country Planning Act and its successors prices were not a 'material consideration'. The National Planning Policy Framework (NPPF) of 2012 changed this situation by suggesting that when allocating land, local planners should pay attention to price signals in the market. Prices are an immensely efficient signal of complex information on both demand and supply. Where we observe discontinuities in land prices at the boundary of one permitted use and another, markets are trying to tell us that the higher priced land is in relatively short supply. We should not always obey such signals because there may be social, environmental or amenity benefits in preventing a change of use. Public policy protects National or Urban Parks and Sites of Special Scientific Interest for good social and environmental reasons. But when we observe intensively farmed land fetching £10,000 per ha whereas if it could be used for building houses on its value would jump to £8,000,000 a ha, prices are not just signalling a shortage; they are screaming a shortage. There needs to be a very strong reason indeed in terms of environmental or social benefit to justify policy preventing the change of use. This simple insight underlay the proposal Steve Sheppard and I made in our 2005 paper arguing for using price signals to help with land allocation decisions. So it was great delight to read the newly issued guidance in relation to the NNPF: "Land values are determined by the demand for land in particular uses, relative to the supply of land in those uses. The allocation of land supply designated for each different use, independently of price, can result in substantial price discontinuities for adjoining parcels of land (or land with otherwise similar characteristics). Price premiums provide direct information on the shortage of land in any locality for any particular use.

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The vast majority of municipalities in the United States regulate land use and development to some degree. Land-use regulations come in many forms, ranging from traditional zoning and density restrictions to newer "smart growth" policies designed to limit urban sprawl. While these rules have some benefits, they can also restrict housing supply and inflate housing prices. Land-use regulations may then be an important factor in the skyrocketing housing costs in some of America's largest cities.

Cette thèse vise à rendre intelligible l’organisation des acteurs publics en charge de développer les politiques foncières locales sur la côte basque française, en analysant ce système d’action foncier public au fil de la décentralisation, depuis les années 1970 jusqu’à aujourd’hui. L’étude de ce territoire donne à voir les conséquences du repositionnement progressif de l’Etat, et notamment la manière dont les collectivités locales se sont emparées de la compétence de régulation foncière. Le rôle d’expertise foncière assurée auparavant par l’Etat s’incarne aujourd’hui dans une multitude de structures qui contribue à complexifier le jeu d’acteurs local. En parallèle, la société civile basque s’est mobilisée autour des questions foncières, au départ agricoles, et s’est structurée sous la forme d’un système foncier alternatif. La question foncière renvoie alors au modèle de développement territorial souhaitable, ainsi qu’à la question de l’institutionnalisation du Pays basque.This thes...

The current paper investigates the influence of demography, geographical constraints, and land regulation on house price in Malaysia based on the developers’ perspective. A survey questionnaire was distributed among the real estate developers in the country and for the demographical factors, population growth, income, standard of living, and household confidence on future prices are identified to be important determinants. Meanwhile, in terms of land regulations, a majority of the developers believed that the cost of land acquisition, zoning regulations, and land statuses are important on house price setting. Apart from that, geographical constraints including land reclamation, forest clearing, and hillslope stripping are also considered by the developers. In ensuring that the house price remains affordable, land regulations on real estate development should be more relaxed to stimulate housing projects at lower costs. In addition, price speculation should also be monitored if not c...

Stafne will present two arguments at this hearing:

The first will be that Snohomish County had no authority under the
United States Constitution, including its Separation of Powers
structure, see e.g. Article III, and its Federalism Structure, see e.g.
Tenth Amendment, and Washington statutory law (Chapter 36.70C
RCW) to change the boundaries of his real property.


Stafne is aware that this Board asserts it has no jurisdiction to hear
such arguments. Stafne disagrees; contending this Board is required to
consider its constitutional authority to rule on these matters. And
accordingly, respectfully, presents the following facts to this Board
pursuant to ER 201 for purposes of preserving his record for appeal.


Stafne will not attempt to make any further argument to this Board on
this first argument, but will be prepared to answer questions Board
Members may have with regards to that argument.


Stafne’s second argument is that the assessed value of the real property
created by Snohomish County is too high under the circumstances;
which include; (a) the house on the adjacent property is in disrepair,
likely a nuisance, and will likely have to be demolished or repaired (if
possible); (b) the septic system for damaged the house is on the property
the property the County has created for me and has a negative value for
that; (c) I have no legal access to the property and therefore cannot
provide legal access to this property by way of a sale of the property;
and also because of my new properties close proximity to my old and
disintegrating home.

Just yesterday Stafne’s partner went out to the property and observed
that the pipes from the well house had burst and that the well house
was falling into the ground. Additionally Stafne and his partner
recently took photos of the house, which Stafne will send to this Board
before the hearing commences.

It is Stafne’s position that in light of the facts, including without
limitation that this property has a negative value because of its
condition, that this Board should assess only a nominal value to the
properties he has been awarded by Snohomish County, i.e. an assessed
value of one to ten dollars.

Stafne also requests this Board refer this matter to one of its sister
agencies or departments at Snohomish County so as to determine
whether maintenance is required by the owner of the property under
the circumstances of this case so that no one gets hurt and the nuisance
the house has created is abated.

As many countries pursue private financing for urban public infrastructure, the tools for public value capture (PVC) gain prominence. This paper analyses Polish PVC tools in general, and spotlights a specific type: developer obligations (DOs). The authors conclude that the tools are ineffective for a series of reasons: negligence in the elaboration of pragmatic rationales (to mitigate the negative impacts of urban development), a lack of feasible (affordable) coercive land policy tools, and legislation (which puts Poland in sharp contrast to other countries) that prohibits municipalities from requiring DOs in exchange for approval of a land-use plan or planning permit, as well as the general ban on securing such obligations in a planning agreement (except for specific situations introduced by recent laws that have not yet been applied). As a consequence, new urban development in Poland neither includes sufficient urban public infrastructure, nor does it provide for social/affordable...

The Aim of the Study: This study is a preliminary assessment of the conditions in the housing sector and the status of housing policy in Argentina at the present time. Its practical and immediate goal is to inform and facilitate the current negotiations between the Government of Argentina and the Inter-American Development Bank (IDB) on a National Housing Program for Argentina: (a) a loan of $500 million to be transferred to the Federal Government, subject to agreed-upon housing-sector reforms, and (b) a housing investment loan of $150 million, to be accompanied by $100 million counterpart funds from the Government of Argentina, for implementing the agreed-upon reforms in a National Housing Program. The Specific Objectives: The five specific objectives of this study are: (a) to examine the economic, social and demographic context of the housing sector; (b) to assess the current conditions in the sector; (c) to evaluate the status of housing policy and the housing programs undertaken by the Government; (d) to propose a preliminary matrix of the guidelines for action necessary to secure the $500 million sector loan; and (e) to propose a set of housing sector studies in preparation for the National Housing Program. The Structure of the Report: The report is divided into five sections: (a) the economic, social, and demographic context of the housing sector; (b) conditions in the housingsector; (c) the status of housing policy; (d) proposed guidelines for the National Housing Program; and (e) proposed terms of reference for six housing sector studies. 1 The preparation of this paper was financed by the Government of Argentina and by the Inter-American Development Bank (IDB). The paper is based on documentation and information provided by officials in the Ministry of Infrastructure and Housing and the Ministry of Economy of the Government of Argentina, and by interviews conducted in Argentina in February, 2001. A separate yet similar document, based in part on an earlier draft of this paper, and entitled "El Sector de Vivienda y La Politica de Vivienda en Argentina: Una Evaluación Expeditiva," was prepared by the Ministry of Infrastructure and Housing and the Ministry of Economy in June, 2000. The author is solely responsible for the views expressed in this final draft and for any remaining errors. The author wishes to thank the following persons for their suggestions and contributions to this report:

Prior studies suggest that Black and Hispanic minority populations are exposed to greater concentrations of alcohol outlets, potentially contributing to health disparities between these populations and the White majority. We tested the alternative hypothesis that urban economic systems cause outlets to concentrate in low-income areas and, controlling for these effects, lower demand among minority populations leads to fewer outlets. Method: Market potential for alcohol sales, a surrogate for demand, was estimated from survey and census data across census block groups for 50 California cities. Hierarchical Bayesian conditional autoregressive Poisson models then estimated relationships between observed geographic distributions of outlets and the market potential for alcohol, income, population size, and racial and ethnic composition. Results: Market potentials were significantly smaller among lower income Black, Hispanic, and Asian populations. Block groups with greater market potential and lower income had greater concentrations of outlets. When we controlled for these effects, the racial and ethnic group composition of block groups was mostly unrelated to outlet concentrations. Conclusions: Health disparities related to exposure to alcohol outlets are primarily driven by distributions of income and population density across neighborhoods.

Conserving grassland birds in farmed landscapes requires the maintenance of favourable agricultural land uses over a range of spatial and temporal scales. Here we examined the field and landscape-scale habitat requirements of the calandra lark (Melanocorypha calandra), an obligate grassland bird often associated with open Mediterranean farmland. Breeding and wintering lark densities were assessed in 42 fallow fields in southern Portugal, and related to three sets of variables reflecting field, landscape and neighbourhood effects. Variation partitioning was used to isolate the unique and shared contributions of sets of variables to explained variation in lark distribution and abundance models. At the field scale, the presence of trees and shrubs showed the strongest negative effects on calandra lark. At the landscape scale there were strong positive response of larks to the amount and patch size of open farmland habitats, and negative responses, albeit weaker, to drainage and road densities. Calandra lark distribution and abundance was also positively related to that of conspecifics in surrounding fields, particularly in spring. Results suggest that calandra larks are highly sensitive to habitat fragmentation, requiring fallow fields with no shrubs or trees, embedded in large expanses of open farmland. This supports the view that grassland bird conservation in Mediterranean agricultural landscapes may require a combination of land-use regulations and agri-environment schemes preventing ongoing shrub encroachment and afforestation of marginal farmland.

As urban areas across the U.S. grow, open space lands providing wildlife habitat and ecosystem services are lost to development. In response, many communities have experimented with local regulations to encourage land conservation, but little is known about how these policies affect the rate of land use change or housing supply. Wetlands protection bylaws are a potentially important and highly controversial form of local land use regulation in Massachusetts. This paper uses variation in the timing of adoption of these bylaws across communities to analyze their effects on rates of land use change and housing growth from 1971 to 1999. We find that bylaws reduced land conversion to residential uses but did not significantly impact the number of housing units, housing prices, or housing density. Our analysis suggests that the potential supply constraint imposed by bylaws was mitigated by shifts in development sites within communities; we do not find strong evidence for displacement across communities. Attempts to offset reductions in land supply by increasing density within the same jurisdiction may have been hampered by zoning constraints, but it is possible that regional supply constraints encouraged higher density development in the communities where it was allowed.

The current paper investigates the influence of demography, geographical constraints, and land regulation on house price in Malaysia based on the developers' perspective. A survey questionnaire was distributed among the real estate developers in the country and for the demographical factors, population growth, income, standard of living, and household confidence on future prices are identified to be important determinants. Meanwhile, in terms of land regulations, a majority of the developers believed that the cost of land acquisition, zoning regulations, and land statuses are important on house price setting. Apart from that, geographical constraints including land reclamation, forest clearing, and hillslope stripping are also considered by the developers. In ensuring that the house price remains affordable, land regulations on real estate development should be more relaxed to stimulate housing projects at lower costs. In addition, price speculation should also be monitored if not curbed so that the house price remains affordable particularly for the medium and low-income earners.

The current paper investigates the influence of demography, geographical constraints, and land regulation on house price in Malaysia based on the developers' perspective. A survey questionnaire was distributed among the real estate developers in the country and for the demographical factors, population growth, income, standard of living, and household confidence on future prices are identified to be important determinants. Meanwhile, in terms of land regulations, a majority of the developers believed that the cost of land acquisition, zoning regulations, and land statuses are important on house price setting. Apart from that, geographical constraints including land reclamation, forest clearing, and hillslope stripping are also considered by the developers. In ensuring that the house price remains affordable, land regulations on real estate development should be more relaxed to stimulate housing projects at lower costs. In addition, price speculation should also be monitored if not curbed so that the house price remains affordable particularly for the medium and low-income earners.

Wilmington, Delaware, has undergone economic transformation in the past decade. Although the city has no formal growth policy, zoning inherently operates to promote or limit growth. This paper explores how community attitudes toward growth are reflected in zoning decisions and seeks to determine whether neighborhood organizations are effective in influencing them. The disposition of zoning applications between 1962 and 1989 was analyzed to determine how progrowth and no-growth sentiments affected the zoning process, particularly when neighborhood organizations were involved. The findings suggest that opposition to upzoning may be effective in challenging growth. While growth demands, as measured by applications for upzoning, have dominated the zoning process, there is evidence that an antigrowth trend after 1975 may have mobilized the frequency of opposition to upzoning.

This paper analyses land-use patterns in a closed a ;ty wk : ~1 experiences a discontinuous population change that is anticipated by developers. AI ._ach location, developers choose among five development strategies: constructing a building a~ .&me zero which is left standing forever, constructing a building at time zero and replacing it 3t the date z of the population change, farming the land until t, with residential development thereafter, and vice-versa, farming the land continuously. By deriving admissible spatial patterns for these Ike strategies, the analysis is able to characterize the spatial and temporal pattern of land-use in a closed city. Brueckner and B. uon Rabenau, Dynamics of land-use for a closed city 'The budget line y-cx = m + p(x, u)q is tangent to the u indifference curve at y = y (x, 14). 0 JK. hccckncr und 6. POII Rohmuu. Dynamics cflond-usejiir u closed city

Florida’s growth management policies require all of Florida’s local governments to have a local comprehensive plan that complies with the state’s 1985 Growth Management Act. A required part of every plan is a land use map that shows allowable uses of all land within the jurisdiction. In effect, the land use map creates an urban growth boundary by delineating where growth is allowed. Nevertheless, 28 of Florida’s 67 counties have drawn up an explicit urban growth boundary, which might be viewed as redundant or unnecessary in light of the fact that all allowable land uses are already specified in the required land use map. This Policy Brief reports the results of an empirical study that examined factors that would motivate counties to adopt an urban growth boundary. Three different types of factors were considered when looking at what causes counties to adopt urban growth boundaries. First, population factors that tend to cause growth pressures were considered. Second, differences in ...