chapter 4

an example of negative externalities is:

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

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

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

form-based zoning

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

characteristics of building codes include

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

components that typically are in a community comprehensive plan include

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

toxic substances that have posed problems to property owners in the last two decades include:

- asbestos - leaking underground storage tanks - radon - mold

in zoning a non-conforming use

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

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

- creates inefficiency by separating residential from commercial activities - contributes to inefficiency by separating residential from commercial activities

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

- 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

common examples of partial exemptions for property taxes include exemptions for

- historic property - disabled persons - veterans - widows

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 for gas furnaces

true statements about the legality of zoning include

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

a site plan review board will

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

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

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

types of property that commonly are exempt from property taxes include

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

steps to creating a comprehensive plan typically include

- projecting demand for natural resource - projecting population growth - projecting ...

standard features of traditional zoning include

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

events that triggered the "revolution in land use controls" included

- publication of rachel carson's silent spring - the love canal disaster - the environmental movement

zoning has been called a poor solution to land use market failure because it

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

standard elements of zoning include

- setback requirements - map - land use classifications

public land use planning may have a weak foundation because

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

an important process for any investor in property that could possibly contain toxic substances is a phase 1 environmental assessment. this procedure examines

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

three conditions for a zoning variance are

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

performance standards have been implemented for a wide variety of externalities in land use, including

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

which of these are natural monopolies

- water company - electrical utility

building codes

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

all of the environmental laws enacted by the united states are administered by one agency, which makes the agency extremely important to land owners. this is the (three letter acronym) _____.

EPA

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

three forms of conventional land use controls are _____ _____, _____, and _____ regulations.

building codes, zoning, and subdivision regulations

the theoretic idea of impact fees is to charge compensating fees so that a developer can "internalize" _____.

externalities

failure to pay property taxes ultimately can lead to _____ and sale of the property at public auction

foreclosure

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

the largest partial exemption for property taxes is the _____ exemption.

homestead

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

the main economic problem with uneven assessment for property taxes is

it arbitrarily shifts the tax burden onto properties with high assessments

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

the narrowest view concerning the reach 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

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

separation

an example of market failure due to incomplete information is:

the buyer of a house doesn't know that the electrical wiring is aluminum, and prone to cracking

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

the local government

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 of value.

thousand

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

true

true or false the primary means that economists advocate to "internalize" externalities is by charging compensating fees.

true

the property tax is a form of ad _____ tax that is the primary source of revenue for almost all forms of government in the united states.

valorem

a national law that has imposed permitting requirement on millions of acres of land has been brought to the united states supreme court, and that continues to stir great controversy, is the clean _____ act.

water

police power is the power of any government to regulate in the interest of the general health, _____, and _____ of the citizens.

welfare & safety