Chapter 4

In large measure, rather than using impact fees as a means of correcting externalities, local governments have tended to use the fees purely as a source of _________.

revenue

Building codes Multiple select question. began to be adopted by US communities around 1900 originally were prompted primarily by the threat of fire were the earliest form of police power regulation of land use were recognized as necessary in rural areas first change only in response to changing technology

were the earliest form of police power regulation of land use began to be adopted by US communities around 1900 originally were prompted primarily by the threat of fire

Three forms of traditional land use controls are ______, ______, ______ and regulations.

zoning, building codes, and subdivision regulations

Which of these possible zoning categories would exemplify the idea of form-based zoning? Multiple choice question. Free standing, single occupant structures Mixed use Free standing offices single family residential

Free standing, single occupant structures

An example of incomplete construction information potentially contributing to market failure is Multiple select question. toxicity of some chemicals commonly applied to lawns Inability to examine roof nails for wind resistance once a roof is complete the tendency of sidewalks and driveways to crack Inability to examine plumbing under a concrete slab

Inability to examine roof nails for wind resistance once a roof is complete Inability to examine plumbing under a concrete slab

Some challenges to the expansion of land use planning include: Multiple select question. It requires a large and expensive staff It challenges traditional U.S. notions of democracy It favors housing too much There are conflicting ideas of best practice

It challenges traditional U.S. notions of democracy There are conflicting ideas of best practice

Which is the clearest example of a positive externality? Multiple choice question. Excess demand for parking generated by a health club Sounds created by a dance club The effect on a neighborhood from good lawn maintenance Trash generated from food trucks

The effect on a neighborhood from good lawn maintenance

The source from which property tax revenue can be obtained is the value of the total tax ____________ less the value of property that is ____________ from property taxes.

base, exempt

The amount of revenue that a jurisdiction must raise from property taxes is the difference between its total ________ and its revenues from _________ sources.

budget, other

The legal procedure through which eminent domain is exercised is called ___________.

condemnation

The theoretic idea of impact fees is that they can "internalize" __________.

externalities

True or false: developers normally regard the site plan review process as a friendly and predictable procedure.

false

In condemnation proceedings for eminent domain the amount of compensation to the owner must be based on ________ and ________ use of the property at the time it is condemned.

highest, best

common examples of partial exemptions for property taxes include exemptions for Multiple select question. historic property widows veterans disabled persons apartments

historic property widows veterans disabled persons

The largest partial exemption for property taxes is the ______________ exemption.

homestead

Proposed changes in a zoning ordinance must Multiple select question. initially be presented to a planning or zoning commission finally be submitted to community referendum go before the elected officials for final judgment or ratification always be reviewed by a state level official

initially be presented to a planning or zoning commission go before the elected officials for final judgment or ratification

Conflicting views of best practice in urban planning include the choice between separation of residential from non-residential and ________ ________.

mixed use

Eminent domain is the right of government to acquire ________ property, without the owner's __________, for public use, in exchange for _________ ________.

private, consent, just compensation

To find the property tax amount for a property multiply the taxable value by the total __________ __________.

tax rate

Events that triggered the "revolution in land use controls" included Multiple select question. the truce that ended the Korean War the Love Canal disaster publication of Rachel Carson's Silent Spring the environmental movement

the Love Canal disaster publication of Rachel Carson's Silent Spring the environmental movement

Perceived threats to destabilize a single family, owner oriented neighborhood have included Multiple choice question. too many children living in the houses of a neighborhood the presence of apartments or commercial activity in the neighborhood too many high income households in a neighborhood too many senior households in a neighborhood

the presence of apartments or commercial activity in the neighborhood

Planned unit development (PUD) allows residential density to range from single family detached to multifamily, and often include supporting commercial development.

true

Failure to pay property taxes eventually leads to foreclosure sale for all types of property except: Multiple choice question. No exceptions for taxable properties Homestead residences Property leased to the government Property leased to a religious organization

No exceptions for taxable properties

An example of negative externalities is: Multiple choice question. The effect on surrounding properties of outstanding architecture The effect on nearby house values of a successful public park The effect on nearby house values of a high quality elementary school Reflective glass or roof material deflects light and heat onto adjacent properties

Reflective glass or roof material deflects light and heat onto adjacent properties

Characteristics of building codes include Multiple select question. they specify materials but say nothing about design address safety, health and sanitation continue to change with changing technology generally are regional rather than strictly local are less important in the coastal south of the US than elsewhere

continue to change with changing technology address safety, health and sanitation generally are regional rather than strictly local

Counter-arguments to zoning as a solution to real estate market failure include that zoning Multiple select question. contributes to excessively low density of land use creates inefficiency by separating residential from commercial activities creates boring landscapes is expensive for government to implement and administer

contributes to excessively low density of land use creates inefficiency by separating residential from commercial activities

In contrast to property taxes, which are based on property value, special assessments are based more on equally ________ the total cost of improvements.

distributing

The planning or zoning commission is appointed as an advisory board by the Multiple choice question. local court state government officials community referendum elected governing body

elected governing body

To derive taxable value of a property from assessed value, subtract any applicable ________.

exemptions

An example of conflicting notions of best practice in urban planning is Multiple select question. grid street patterns vs cul-de-sac streets individual wells vs community water supply septic tanks vs community sewers uniform residential densities vs mixed residential densities

grid street patterns vs cul-de-sac streets uniform residential densities vs mixed residential densities

Modern alternatives (generally adopted after 1970) to traditional land use controls include Multiple select question. condemnation impact fees form-based zoning planned unit development performance standards

impact fees form-based zoning planned unit development performance standards

Zoning has been called a poor solution to land use market failure because it Multiple select question. may be unconstitutional restricts the supply of lower priced housing forces supporting business services away from the neighborhoods they serve allows too much variation in structures and their uses

restricts the supply of lower priced housing forces supporting business services away from the neighborhoods they serve

A site plan review board will Multiple select question. prohibit citizen input in the procedure make recommendations to the elected officials review proposed subdivisions review site plans for apartments or other commercial or industrial sites follow a rigorously formal, judicial-like procedure with each review

review proposed subdivisions review site plans for apartments or other commercial or industrial sites make recommendations to the elected officials

The main attraction of performance standards is that they can address the problematic effects (externalities) of a land use more flexibly and efficiently than the approach of conventional zoning, which is _______ of land uses.

separation

In recent decades the "public purpose" concept of eminent domain is claimed to have allowed misuse: encouraging local governments to use eminent domain to replace older private land uses with new ones simply to generate higher __________ ___________.

tax revenue

Zoning was determined by the United States Supreme Court to be a legitimate use of police powers to regulate land use in the interest of health, safety and welfare in: Multiple choice question. Pennsylvania Coal Co. v. Mahon, 1022 Kelo v. City of New London, 2005 Berman v. Parker, 1954 village of Euclid v. Ambler Realty, 1926

village of Euclid v. Ambler Realty, 1926

Police power is the power of any government to regulate in the interest of the general health, ________, and _______ of the citizens.

welfare, safety

Components that typically are in a community comprehensive plan include Multiple select question. a map of various land uses within the community sources of revenue to fund the plan allocation of land to various uses plans for schools and other public facilities

a map of various land uses within the community allocation of land to various uses plans for schools and other public facilities

True or false: developers normally regard the site plan review process as a friendly and predictable procedure. True false question. True False

false

Zoning has been called a poor solution to land use market failure because it Multiple select question. may be unconstitutional forces supporting business services away from the neighborhoods they serve restricts the supply of lower priced housing allows too much variation in structures and their uses

forces supporting business services away from the neighborhoods they serve restricts the supply of lower priced housingA

Failure to pay property taxes ultimately can lead to ________ and sale of the property at public auction.

foreclosure

Examples of market failure due to incomplete information about construction quality include Multiple select question. inability to examine plumbing under a concrete slab floor deteriorating paint non-visible electrical systems once walls are closed in gradual deterioration of roof shingles

inability to examine plumbing under a concrete slab floor non-visible electrical systems once walls are closed in

If government activity or government restrictions reduce the value of a private property sufficiently, it is possible for the property owner to sue the government to force the government to acquire the property through eminent domain. This process is known as ________ _________.

inverse condemnation

Form-based zoning Multiple select question. is only relevant to residential land use replaces zoning of land use with zoning of development configuration or character is really just a minor change from conventional zoning is the most recent alternative to conventional zoning

is the most recent alternative to conventional zoning replaces zoning of land use with zoning of development configuration or character

True statements about the legality of zoning include Multiple select question. zoning classifications and other features must be uniform across localities within a given state it must be at the county level where counties exist It must be based on a comprehensive plan it must provide for a range of housing types and income levels it was upheld as a use of police power by the USSC in Euclid v. Ambler Realty, 1922

it was upheld as a use of police power by the USSC in Euclid v. Ambler Realty, 1922 It must be based on a comprehensive plan it must provide for a range of housing types and income levels

In condemnation, the amount of compensation that restores the property owner to a financial position equivalent to that existing before the property was taken is called ___________ compensation.

just

A type of land use that has often been viewed as a threat to destabilize a single family, owner oriented neighborhood is Multiple choice question. any type of renter household in the neighborhood large numbers of student rental households in the neighborhood large numbers of senior households in the neighborhood large numbers of households with children in the neighborhood

large numbers of student rental households in the neighborhood

Types of property that commonly are exempt from property taxes include Multiple select question. other property of religious organizations schools and universities hospitals private entertainment facilities places of worship

other property of religious organizations schools and universities hospitals places of worship

The power of state and local governments in the United States to regulate in the interest of the health, safety and welfare of citizens in general is known as: Multiple choice question. legislative powers police powers community powers welfare powers

police powers

The success of land owners in the U.S. in using inverse condemnation to obtain relief from severe regulation that devalues their property is: Multiple choice question. generally good poor but recently improved Very irregular poor and declining

poor but recently improved

Standard features of traditional zoning include Multiple select question. bulk limits for buildings provision for special use districts noise standards emission standards minimum lot dimensions

provision for special use districts minimum lot dimensions bulk limits for buildings

The narrowest notion of eminent domain limits its scope to "public use," that is, for _________ facilities only, while the more common and broader view allows eminent domain to be use for "public purpose," meaning any use of clear public _________.

public, benefit

Which of these types of property generally is exempt from property taxation? Multiple choice question. Office building leased to a church Private school Office leased to local government Unprofitable hotel

school

performance standards have been implemented for a wide variety of externalities in land use, including Multiple select question. storm runoff tax revenue effect of a land use social impact of a land use air quality effects from a land use traffic generation by a land use

storm runoff air quality effects from a land use traffic generation by a land use

An example of a "holdout" monopolist is: Multiple choice question. A city refuses the request of owners for it to purchase a group of parcels affected by a new city land fill A small remaining percent of condominium owners demand higher prices from a developer who wants to tear down and rebuild the property Walmart buys up a group of parcels by paying a generous premium above market prices A water company owns all the water distribution lines in a city

A small remaining percent of condominium owners demand higher prices from a developer who wants to tear down and rebuild the property

Which of these are natural monopolies? Multiple select question. Wells Fargo Walmart Electrical utility Water company

Electrical utility Water company

True statements about special assessments include: Multiple select question. The use of assessments has declined in popularity relative to property taxes. They are used to fund public improvements affecting a limited set of properties. Common applications are for sidewalks, street improvements, sewer extensions, etc. The assessments often are proportional to front footage of the lots involved.

They are used to fund public improvements affecting a limited set of properties. Common applications are for sidewalks, street improvements, sewer extensions, etc. The assessments often are proportional to front footage of the lots involved.

Aspects of subdivision regulations include requirements for Multiple select question. adequate quality of streets adequate provision of water and sewers coordination of streets with surrounding subdivisions the type of uses allowed in the subdivision

adequate quality of streets adequate provision of water and sewers coordination of streets with surrounding subdivisions

Features of the "revolution in land use controls" included a shift Multiple select question. from a perception of unlimited space and environment to a concept of "spaceship earth" from rural land use controls to urban land use controls from the view that land is private property to the notion that it belongs strictly to the community from little interest in land use controls to broadly requiring land use controls

from a perception of unlimited space and environment to a concept of "spaceship earth from little interest in land use controls to broadly requiring land use controls

The main economic problem with uneven assessment for property taxes is Multiple choice question. it arbitrarily shifts the tax burden onto properties with high assessments. it is confusing to all concerned. it raises the cost of administering the property tax. it reduces overall tax revenue for all tax jurisdictions.

it arbitrarily shifts the tax burden onto properties with high assessments.

Public land use planning may have a weak foundation because Multiple select question. it has a relatively very short history and base of experience the need for urban planning has declined in the last half century there are too few persons interested in and trained for urban planning the notions of "best practice" are unsettled and changing

it has a relatively very short history and base of experience the notions of "best practice" are unsettled and changing

Steps to creating a comprehensive plan typically include Multiple select question. projecting population growth determining how long the community will exist projecting demand for natural resources projecting demand for public services

projecting demand for natural resources projecting demand for public services projecting population growth

Important methods for maintaining quality and fairness in administration of the property tax include Multiple select question. requirements for standard valuation procedures imposed by state oversight offices. appeals by owners of high value properties Interventions by legislators prompted by real estate oriented supporters. education programs offered by organizations of property tax officials.

requirements for standard valuation procedures imposed by state oversight offices. education programs offered by organizations of property tax officials.

A major reason for subdivision regulations is that usually the responsibility for maintaining streets and sewers eventually falls to Multiple choice question. the local government the development lender the homeowners the original developer

the local government

Three conditions for a zoning variance are Multiple select question. neighbors must concur with the variance the condition must be unique to the particular lot the variance must not change the character of the neighborhood elected officials must concur with the variance the owner must show true hardship

the owner must show true hardship the condition must be unique to the particular lot the variance must not change the character of the neighborhood

Three types of traditional land use controls are: Multiple select question. performance standards zoning impact fees building codes subdivision regulations

zoning building codes subdivision regulations