Chapter 4

an example of negative externalities is

reflective glass or roof materials

positive externality

effect on a neighborhood from good lawn maintenance

in contrast

sharing

zoning has been called a poor solution to land bc

-forces -restricts

features of the "revolution in land use controls" included a shift

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

types of property

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

in condemnation, the amount of compensation that restore the property owner

just

toxic substances

leaking underground storage leaks -mold -asbestos -radon

major reason for subdivision regulations is that usually the responsibility for maintaining streets and sewers eventually falls to

local government

An ad valorem tax is levied at rates between 1.0 and 4.0 percent of a property's tax

market value

all of the environmental laws enacted by the us

EPA

The property tax is a form of ad ________ tax that is the primary source of revenue for almost all forms of local government in the United States.

valorem

common examples of partial exemptions

veterans historic property disabled persons widows

main economic problem

it arbitrarily

In most states, the computation property value must derive from ________ value

market

Characteristics of building codes include

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

important process for any investor

-air samples -water samples -property history -property surface

Three types of conventional land use controls are

-building codes -subdivision regulations -zoning

true statements about special assessments include

-common applications are for sidewalks, street improvements, sewer extensions -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

counter arguments to zoning as a solution to real estate market failure include that zoning

-creates inefficiency by seperating residential from commercial activites -contributes to excessively low density of land use

The planning or zoning commission is appointed as an advisory board by the

-elected governing body

events that triggered

-environmental movement -the love canal disaster -publication of rachel carsons silent spring

Examples of market failure due to incomplete information about construction quality include

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

Proposed changes in a zoning ordinance must

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

form-based- zoning

-is the most recent alternative to conventional zoning -replaces zoning by land use with zoning by development configuration

public land use planning may have

-it has a relatively very short history and base of experience -the notions of best practice

true statements about the legality of zoning include

-it was upheld as a use of police power -it must provide for a range -it must be based on a comprehensive plan

A type of land use that has often been viewed as a threat to destabilize a single family, owner oriented neighborhood is

-large numbers of student rental households in the neighborhood

Standard elements of zoning include

-map -setback requirements -land use classifications

Standard features of traditional zoning include

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

legality of zoning

-must be based on a comprehensive plan -it was upheld as a use of police power -it must provide for a range

in zoning a non-conforming use

-must have existed before the zoning was enacted -cannot change in use or structure -cannot be discontinued more than a limited time

Modern alternatives (generally adopted after 1970) to traditional land use controls include

-performance standards -form-based zoning -planned unit development -impact fees

Components that typically are in a community comprehensive plan include

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

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 in known as:

-police powers

steps to creating a comprehensive plan typically include

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

Three conditions for a zoning variance are

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

performance standards have been implemented

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

an example of conflicting notions

-uniform residential densities vs mixed -grid street patterns

important process for any investor

-water samples -air samples -property history -the property itself

building codes

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

Assessed value typically is _____ percent of market value, reflecting such factors as cost of selling a property

85-90

An example of market failure due to externalities is

A water bottling plant consumes so much well water that it lowers the water table on neighboring land

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

Three forms of conventional land use controls are

building codes, zoning, and subdivision regulations

The legal procedure through which eminent domain is exercised is called

condemnation

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

exemptions

developers normally regard the site plan review process as a friendly and predictable procedure

false

failure to pay property taxes

foreclosure

condemnation proceedings

highest & best

the largest partial exemption for property taxes is the ______ exemption

homestead

An example of incomplete construction information contributing to market failure is

inability to examine roof nails for wind resistance once a roof is complete -need for expert knowledge about safety requirements

government activity or government restrictions

inverse condemnation

in government activity or government restrictions

inverse condemnation

conficting views best practice in urban planning include the choice between seperation of residential from non-residential and ______ _________

mixed use

narrowest view concerning

public & benefit

an example of negative externalities is:

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

Police Power is the power of any government to regulate in the interest of the general health ------ and ----- of the citizens.

safety & welfare

main attraction

seperation

example of holdout monopolist is

small remaining percent of condominium owners demand higher prices

in recent decades the "public purpose" concept

tax revenues

the public purpose concept of eminent domain is claimed to have

tax revenues

Perceived threats to destabilize a single family, owner oriented neighborhood have included

the presence of apartments or commercial activity in the neighborhood

Property tax rates typically are stated not in percent but in mills, which are dollars per ______ dollars in value

thousand

Planed unit development allows residential density to range from single family detached to multifamily, and often include supporting commercial development.

true

The primary means that economists advocate to "internalize" externalities is by charging compensating fees

true