Integrating Farmer Decision-Making to Target Land Retirement Programs

Size: px
Start display at page:

Download "Integrating Farmer Decision-Making to Target Land Retirement Programs"

Transcription

1 Paper Selected for Presentaton at the 2003 AAEA Annual Meetng, July 27-30, Montreal, Quebec Integratng Farmer Decson-Makng to Target Land Retrement Programs Wanhong Yang 1 and Murat Isk 2 1. Assstant Professor, Department of Geography, Unversty of Guelph, 2. Assocate Scentst, Center for Agrcultural and Rural Development, Iowa State Unversty,. All correspondence should be addressed to Wanhong Yang, Department of Geography, Unversty of Guelph, Guelph, Ontaro, Canada N1G 2W1; Tel: Ext Fax: Emal: wayang@uoguelph.ca May 6, 2003 Copyrght 2003 by Yang and Isk. All rghts reserved. Readers may make verbatm copes of ths document for non-commercal purposes by any means, provded that ths copyrght notce appears on such copes.

2 Integratng Farmer Decson-Makng to Target Land Retrement Programs Abstract Ths paper develops a model to examne the mpacts of uncertanty about crop producton and rreversblty of program partcpaton on determnng land rental payments and least-cost land retrement targetng n the Conservaton Reserve Enhancement Program. Results show that under rsk averson only, the margnal cost of abatement and the average land rental payment are less than those under rsk neutralty. However, under uncertanty and rreversblty, the margnal cost and the average land rental payment are consderably hgher than those under rsk neutralty or rsk averson only. It s mportant to ncorporate uncertanty and rreversblty nto the desgn of land rental payments and n determnng partcpaton constrants. Key Words: land retrement, CREP, rreversble decson, rental payments, targetng, uncertanty. 1

3 I. Introducton Snce md-1990s the Conservaton Reserve Program (CRP) has gradually movng towards a multfaceted envronmental mprovement program through the ntroducton of an envronmental beneft ndex (EBI) 1 (USDA 1997). Wth a bddng system, the CRP targets the retrement of cropland that exhbts hgh envronmental benefts relatve to economc costs (Feather, Hellersten and Hansen). In addton, the contnuous CRP and the Conservaton Reserve Enhancement Program (CREP) have been establshed to encourage land retrement for specfc conservaton practces such as flter strps and rparan buffers, and n areas of envronmental sgnfcance 2. The contnuous CRP and the CREP accept submtted contracts as long as the contracts address mportant conservaton needs such as proposng conservaton practces on the land to be retred or locatng n the program defnton area. Furthermore, ample program payments ncludng sol rental payments and addtonal ncentve payments are provded to encourage program partcpaton (Smth). As a result, program payments n the contnuous CRP and the CREP are hgher than those of the regular CRP and local cash rental rates. For example, n Illnos, the average CREP payment from 1998 to 2002 was $158 per acre n contrast to the average local cash rental rate $114 per acre (USDA 2003a, 2003b). Whle ths pattern can be explaned by addtonal ncentves for promotng conservaton practces contrbutng more envronmental benefts n the contnuous CRP and the CREP, a crtcal polcy queston remans: are the sgnfcantly hgher program payments economcally justfable? Theoretcally, rental payments n the land retrement programs should be desgned to compensate the losses of farmers expected returns from crop producton on the land to be retred. However, the determnaton of land rental payments requred for partcpaton s complcated for several reasons. Frst, farmers make ther partcpaton decsons under 2

4 uncertanty about croppng returns due to fluctuatons of crop yelds and output prces. Second, partcpaton n land retrement programs requres farmers to enter nto 10- to 15-year bndng contracts wth the USDA. Program partcpants are allowed to termnate ther contracts before the expraton date only f they pay back all government payments receved ncludng rental payments, cost-share payments and ncentve payments, plus nterests and a lqudatng cost calculated as 25% of the annual rental payments tmes the number of acres beng termnated 3 (Scott). Furthermore, farmers who ext the program wll lose ther nvestments on establshng conservaton covers and must bear addtonal costs for convertng conservaton covers nto cropland. From an economc perspectve, partcpaton n land retrement programs nvolves an rreversble decson because such a decson s very costly to reverse, as explaned n Dxt and Pndyck. Hence, the land rental payments requred for partcpaton depend on how farmers make ther partcpaton decsons. Understandng the role of uncertanty and rreversblty n determnng land rental payments and consequently, n targetng of a least-cost land retrement program s an mportant polcy queston that needs to be addressed. The purpose of ths paper s to develop a model to examne the mpacts of alternatve farmer decson-makng on determnng land rental payments and least-cost land retrement targetng n conservaton programs. By takng nto account uncertanty about crop producton and rreversblty of program partcpaton, t analyzes the mplcatons of desgnng approprate land rental payment schemes that compensate farmers losses of expected returns from crop producton on the land to be retred. The model s emprcally appled to an agrcultural watershed n the Illnos CREP regon and relevant polcy mplcatons are dscussed. From a socal planner s perspectve the typcal decson problem n land retrement programs s to select a small set of land to be retred from a large set of elgble land n order to 3

5 acheve specfed envronmental objectves whle mnmzng program payments. In addressng ths decson problem, a number of studes proposed a targetng approach for mprovng the cost effectveness of such programs. It has been shown that the CRP benefts could be mproved through better targetng based on off-ste benefts (Rbaudo, 1986, 1989; Hemlch and Osborn) or beneft to cost crtera (Babcock et al. 1996, 1997). Whle these studes examned CRP targetng at the regonal or natonal level, Khanna et al. developed a watershed-level land retrement targetng scheme to dentfy land parcels for retrement for achevng water qualty objectves at least costs. However, the costs of land retrement n these studes are typcally represented by forgone croppng returns that are estmated based on crop yelds, output prces and producton costs. In partcular, all of these studes dd not ncorporate how farmers make ther partcpaton decsons n examnng the cost effectveness of land retrement programs. Approprate assessment of the cost effectveness of land retrement programs requres ncorporatng farmer decson-makng nto the socal planner s land retrement targetng. Several studes have examned the mpacts of farmers rsk atttudes on the requred land rental rates for program partcpatons. Hope and Lngard revealed that ncreasng rsk averson would make land retrement more attractve to farmers for the set-asde program n the UK. Ths mples that lower program premum would be acceptable for hgh rsk-averse farmers. Consstently, several other studes also found that n the set-asde program addtonal ncentves could generate more land retrement for hgh rsk-averse farmers (Fraser; Roberts, Froud and Fraser). However, rsk averson would not justfy why the land rental payments n the contnuous CRP or the CREP are sgnfcantly hgher than the local cash rental rates. Consderng uncertanty about crop producton and rreversblty of program partcpaton s mportant n analyzng the requred land rental payments and the cost 4

6 effectveness of land retrement programs because farmers partcpaton n the programs s smlar to technology adopton decson under uncertanty. Studes on nvestment under uncertanty show that decson makers could delay ther nvestment decsons to learn more about the value of technology or economc condtons before makng rreversble decsons (Dxt and Pndyck). A number of studes have recently appled the theory of rreversble nvestment to analyze the adopton of agrcultural technologes. The value of watng was shown to be very hgh and the farmers would delay nvestment decsons to learn more about the value of new technology and economc condtons (Purvs et al.; Wnter-Nelson and Amegbeto; Isk, Khanna and Wnter-Nelson; Carey and Zlberman). In ths paper, we extend the applcaton of the theory of rreversble nvestment to examne the mplcatons of farmer decson-makng for partcpaton n land retrement programs under uncertanty. We provde a framework for understandng the mpacts of uncertanty about crop producton and rreversblty of program partcpaton on determnng land rental payments and least-cost land retrement targetng. The next secton presents the theoretcal framework. Secton III descrbes the emprcal applcatons and data. The results of the emprcal applcatons are n Secton IV followed by the conclusons and polcy mplcatons. II. Theoretcal model The model s based on the socal planner s decson problem n targetng least-cost land retrement n an agrcultural watershed. Land parcels are dentfed to acheve an off-ste polluton abatement goal whle mnmzng program costs n terms of land rental payments to farmers. Assume that a watershed has N elgble land parcels, each parcel s of sze X acres, where = 1,, N. All other land parcels n the watershed are assumed to be unchanged n the 5

7 land retrement program. For smplcty we only consder off-ste sedment abatement as the envronmental benefts acheved by land retrement. The off-ste sedment abatement due to the land parcel taken out of crop producton s denoted by S ( C, O ), where C ndcates land characterstcs whch nclude land use, land qualty, dstance to the water body and other attrbutes, and O ndcates the mpacts of off-ste sedment generaton from other land parcels n the same surface runoff channel. The off-ste sedment abatement s the dfference n off-ste sedment loadng between when the land parcel s n crop producton and when t s n the land retrement program. The off-ste sedment abatement due to retrng of a land parcel depends not only on the sol characterstcs and land use of that parcel but also on the volume of runoff flowng n from upslope parcels; ths volume n turn depends on land use decsons and ste-specfc characterstcs of upslope parcels. The socal planner needs to compensate farmers losses due to the retrement of agrcultural land from crop productons. Let R ( η) be the mnmum per-acre land rental payment that needs to be provded to farmers for compensatng ther losses of expected returns on the land parcel from land retrement, dependng on ther decson-makng crtera (η ). Alternatve farmer decson-makng crtera that determne partcpaton constrants n the program wll be dscussed below along wth ther mplcatons for desgnng ncentve mechansms to nduce farmer partcpaton n the land retrement program. The socal planner s decson problem C The socal planner s problem s to dentfy land parcels to be retred to acheve a gven level of sedment abatement ( A ) n an agrcultural watershed whle mnmzng the total cost of the program n terms of land rental payments 4. Let θ be the proporton of the land parcel to be retred 5. The model s represented as follows: 6

8 (1) Mn mze θ X s.t. (2) θ X N θ = 1 N = 1 (3) θ 1. S( C, O ) A R( C η) The Lagrangan of the optmzaton model can be wrtten as: (4) L= N N θ X R( C η) + λ { A - = 1 = 1 θ X S( C, O ) }+ µ ( 1) where λ and µ are the Lagrange multplers assocated wth (2) and (3), respectvely (λ 0). The frst-order condtons are as follows: N = 1 θ (5) L L = X ( η ) R C -λ X S( C, O ) + µ 0 and θ = 0 θ θ. After rearrangement, (5) can be wrtten as: (6) λ X S( C, O ) - X R( C η) µ. On the left-hand sde of equaton (6) the margnal cost of sedment abatement λ, multpled by sedment abatement X S C, O ) from the retrement of land parcel, represents ( the socal benefts of land retrement. R ( η) could be consdered as the per-acre costs of the C retrement of the land parcel to the government. The dfference between the two, µ, ndcates the net socal benefts provded by land parcel f retred. Because the margnal cost λ s a constant at a gven sedment abatement constrant, equaton (6) also mples that a land parcel wth hgher beneft to cost rato, S C, O ) / R ( η), would be selected for land retrement. ( C 7

9 An mportant ssue n solvng the socal planner s problem above s to determne an ncentve mechansm that nduces farmer partcpaton n the land retrement program. Most of the prevous studes consder R ( η) as the opportunty cost of crop producton or croppng C returns on the land parcel to be retred. However, land rental payments requred for partcpaton n the program, R ( η), could also depend on how farmers make ther partcpaton decsons C n the land retrement program and ther rsk preferences. Thus, solvng the decson problem n (1) (3) requres ncorporatng farmer decson-makng nto the model, whch determnes partcpaton constrants. In other words, the socal planner must determne approprate value of R ( η) that makes farmers ndfferent between partcpatng n the land retrement program C and contnung ther rsky farmng operatons. We now ncorporate alternatve farmer decson-makng represented by η nto (1) and analyze mplcatons of those decson-makng scenaros for the margnal cost of sedment abatement. The expected returns from the land currently n crop producton depend on varous factors such as land characterstcs and how farmers make ther partcpaton decsons. Gven uncertanty about crop producton and rreversblty of program partcpaton, R ( η) would depend not only on the opportunty costs of crop producton but also on the farmer s decsonmakng crtera (η ). If the farmer s rsk neutral, R ( η) s the expected returns from crop producton on the land parcel to be retred, that s, R ( η) = ER C ). If the farmer were rsk averse, he would reduce the varablty of returns by partcpatng n the land retrement program and would requre less for land retrement. To determne the mnmum rental payments requred for partcpaton, we assume for smplcty that the utlty C C ( C functon s represented by a negatve exponental functon U φr = e, where φ s the absolute 8

10 rsk averson coeffcent. Wth a negatve exponental utlty functon and normally dstrbuted R ( C ), the certanty equvalent of expected returns under rsk averson for X acres land s 2 φx represented as X ER( C ) Var( R), where Var (R) s the varance of the returns and 2 φx 2 2 Var( R) s the rsk premum. Thus, under rsk averson only, X R( η) wll be replaced by C 2 φx X ER( C ) Var( R) n solvng the socal planner s decson problem gven n (1). 2 When the rreversblty of program partcpaton s taken nto account, farmers would requre the rental payment at least be Γ ER C ) to compensate ther losses of croppng returns for ( partcpaton n the land retrement program, where Γ > 1 s the opton value multpler (see Appendx). The extent to whch uncertanty and rreversblty affect the farmer partcpaton depends on the value of Γ (Dxt and Pndyck). Thus, uncertanty and rreversblty causes farmers to be compensated at least Γ ER C ) n order to partcpate n the land retrement ( program and therefore, R ( η) = Γ ER C ) n (1). C Margnal cost of sedment abatement under alternatve models ( Under rsk neutralty only, the condton for least-cost land retrement s λ X S( C, O ) µ X ER C ). We denote the margnal cost of sedment abatement under rsk ( neutralty as λ RN. Under rsk averson only, the condton for least-cost land retrement s 2 φx λ X S( C, O ) µ [ X ER( C ) Var( R)]. The margnal cost of sedment abatement 2 under rsk averson s defned as λ RA. Because Var(R) > 0, RN RA λ > λ. Under uncertanty and rreversblty, the condton for the least-cost land retrement s gven by 9

11 λ X S( C, O ) µ Γ X ER C ). The margnal cost of sedment abatement under uncertanty ( IR and rreversblty s denoted as λ. Snce Γ >1, λ > IR RN RA > λ λ. The model shows that when only rsk averson s consdered n land retrement programs, the margnal cost of sedment abatement s less than that under rsk neutralty, and ths would lead to lower program costs n terms of land rental payments. However, when rreversblty of program partcpaton s consdered, the margnal cost of abatement s hgher than that under rsk neutralty or rsk averson only. In addton to the margnal cost of abatement, solvng the above model emprcally would generate total costs of the program and the least-cost land retrement patterns. It s reasonable to expect that elgble land parcels n an agrcultural watershed are heterogeneous. How land heterogenety, n conjuncton wth uncertanty and rreversblty, mpact on determnng the changes n the magntude of land rental payments and least-cost land retrement pattern s an emprcal queston that wll be examned further. III. Emprcal applcatons and data We develop an emprcal model to apply the above theoretcal model to the Otter Creek Watershed n Fulton County of the Illnos Conservaton Reserve Enhancement Program (CREP) regon (Fgure 1). The Illnos CREP s a supplementary program of the CRP for mprovng water qualty n the Illnos Rver Basn. Wth about $500 mllon budget, the program ams at retrng 232,000 acres of cropland out of over 5 mllon acres of elgble land n order to acheve envronmental objectves such as reducng sedment loadng n the rver by 20% and ntrate loadng by 10%. To acheve these goals the Illnos CREP lmts enrollment prmarly to a narrow buffer zone adjacent to rvers and streams, 85% of whch are to be selected from rparan areas (defned as the 100-year floodplans of the Illnos Rver and ts trbutares and streams and wetlands). The remanng 15% could be selected from hghly erodble cropland adjacent to 10

12 enrolled rparan areas. These crtera make over 5 mllon acres of cropland elgble for enrollment n the program and CREP does not specfy any mechansm for dentfyng the land parcels that should be retred (Khanna et al.). The Otter Creek Watershed has 68,314-acre land, of whch 47% s cropland, 25% s grassland, 25% s woodland, and the remanng 3% s urban, water and mscellaneous land. The watershed s also relatve flat, wth 71% of the land under 5% slope. We parttoned the watershed nto 300-by-300 foot parcels (2.07 acres per parcel), resultng about 33 thousand parcels for the entre watershed. Ths parcel sze s chosen because t leads to relatve homogeneous land unts from avalable data sources. Because the Illnos CREP s essentally a buffer program n whch cropland on floodplans or adjacent slopng land s elgble, we defne cropland wthn 900-foot buffer of water bodes as elgble land n the emprcal model, beng consstent wth the program defnton. Ths leads to 4,691 elgble land parcels or 9,710 acres, whch s 30% of all the cropland n the watershed. The on-ste eroson and off-ste sedment generated by elgble land parcels are estmated wth the Agrcultural Nonpont Source Polluton (AGNPS) model, a hydrologc model that s wdely appled to smulate movements of sedment and nutrents n agrcultural watersheds. The AGNPS model requres fve parameters at watershed level and twenty-three parameters at the parcel level 6 (Young et al.; Young, Onstad, and Bosch). In the model, we use a typcal 5-year storm event wth 3.73 nches of ranfall wthn 12 hours based on ranfall data from Huff and Angle. Remote sensng data (Illnos Department of Natural Resources) s used to dentfy land use n each land parcel. Elevaton data (U.S. Geologcal Survey) s used to create flow paths or channels that drect runoff from upland parcels to nearest water body. Sol erodblty factor, texture and hydrologc sol group are derved from the sol data obtaned from Illnos Natural 11

13 Resources Conservaton Servce. All the other AGNPS parameters are obtaned from the USDA publcatons (1972, 1986). Input data for all AGNPS nput parameters are adjusted n consultaton wth the Unversty of Illnos hydrologsts n order to ft nto the condtons wthn the study area. The AGNPS model run shows that a typcal 5-year storm event (3.73 nches of ranfall wthn 12 hours) would cause about 30,000 tons of sedment beng loaded nto water bodes n the watershed gven exstng pattern of land use. Summary statstcs for the elgble land parcels n the watershed s shown n Table 1. The land parcels dffer consderably n ther dstance from water bodes, slope, erodblty ndex, upland sedment nflow and on-ste eroson. The dstance from water bodes reflects the poston of all elgble land parcels wthn the watershed. The elgble land parcels wthn the watershed have an average dstance from water bodes 392 feet. The elgble land parcels are relatvely flat wth an average slope of 3.3%. However, relatve landscape varatons stll exst wth a slope rangng from 0.5% to 21%. The sol erodblty ndex ranges from 0.04 to 0.49 wth an average of 0.39, whch represents modest erodblty condton. The amount of upland sedment nflow vares from 0.0 to 133 tons per acre wth an average of 4 tons per acre. Whle some parcels generate as low as 0.3 tons on-ste eroson per acre, others could generate on-ste eroson as hgh as 162 tons per acre. The average on-ste eroson rate s 12 tons per acre. A dffculty n estmatng off-ste sedment abatement acheved by retred land parcels s to handle the nterdependence of land parcels n determnng off-ste sedment abatement benefts. In order to solve ths problem, we consder flow chans wthn the elgble regon, 900- foot buffer of water bodes, as decson unts, and each flow chan conssts of at most three 300- by-300 parcels. Of the runoff channels that cover the watershed, 2,594 runoff channels contan elgble cropland wthn 900 feet of water bodes. We defne all possble eght (=2 3 ) alternatve 12

14 land retrement optons for each flow chan wthn a surface runoff channel, those are CCC, GCC, CGC, CCG, GGC, CGG, GCG, and GGG, where C denotes crop producton and G denotes land retrement wth grass cover 7. Land uses of all the other parcels outsde the elgble regon are assumed to be unchanged n the land retrement program. The AGNPS model s run for the eght land retrement optons to obtan off-ste sedment abatement for each flow chan and each land retrement opton, denoted as A mp, where m = 1,,M denotes flow chans n the elgble regon and p denotes the eght land retrement optons. Whle the deposton rato for each parcel s stll dependent on ts own characterstcs and upslope runoff n the same runoff channel, by changng decson-makng unts from the land parcels to the flow chans we crcumvent the computatonal dffcultes arsng from the dependency of sedment deposton coeffcents of ndvdual land parcels. We obtan correspondng croppng returns for the eght land retrement optons n each flow chan, denoted as R mp. The estmaton of croppng returns s based on a crop budget model (FaRM Laboratory). Wthn the model, a typcal 700-acre farm wth corn-soybean rotaton and reduced tllage 8 s assumed. The returns are defned as total revenue mnus total varable costs, whch nclude machnery use, fertlzer and pestcde costs, crop nsurance premum, and nterests pad for captals. We obtan crop yeld nformaton based on sol productvty (Olson and Lang). The machnery use costs n terms of mantenance, repar and fuel and labour costs are estmated from a machnery program (Semens). The use of fertlzers, pestcdes and other chemcals s based on Illnos Agronomy Handbook (Cooperatve Extenson Servce). The crop nsurance premum s calculated based on the data from Rsk Management Agency. The nterest rate s based on average loan rates n 1998, whch s 5%. Based on above justfcaton croppng returns are estmated for each sol type and then assgned to elgble land parcels through GIS. 13

15 The elgble land s hghly productve n nature wth an average return of $145 per acre. However, sgnfcant dfferences n productvty exst across the land parcels. The mnmum of returns s $31 per acre whle the maxmum s $216 per acre (Table 1). Based on the theoretcal model the estmaton of expected returns depends on two key parameters: rsk averson coeffcents, φ, and the factor that affects the magntude of uncertanty and rreversblty, Γ. There s no consensus regardng the magntude of rsk averson coeffcents φ n the lterature (Babcock, Cho, and Fenerman; Weersnk, Dutka, and Goss). In ths study we choose low rsk averson coeffcent at and hgh rsk averson coeffcent at 0.01, beng consstent wth the range of rsk averson coeffcents evaluated by Lambert. The varance of the returns s estmated for each land parcel based on the sample of all elgble land parcels. The varances of the returns for each flow chan and land retrement opton are standardzed by coeffcent of varaton, CV. In ths study, CV = 0.38, whch s estmated from the croppng returns data n Fulton County of Illnos (USDA 2001). Thus, the mnmum rental rates requred for retrng an acre-land from crop producton for flow chan m and land retrement φ 2 opton p under rsk averson s [ Rmp ( CV * R mp ) ]. Usng the returns receved by farmers n 2 Fulton County, we also estmated the rreversblty factor β 1 Γ =, where β < 0 s the β 2 smaller root of 0.5 β ( β 1) αβ ρ = 0 σ (see Appendx). The drft parameter α s estmated as 2 = µ ( 0.5) σ, where µ s the mean of the seres ln( t 1 / Rt ) α + R + and σ s the standard devaton of the seres (Forsyth). We assume a 5% dscount rate n the estmaton of β. Usng the hstorcal data on the average crop returns from corn and soybean productons over the perod of n Illnos (USDA 2001), we estmate the rreversblty factor Γ =1. 45 for Fulton 14

16 County 9. The mnmum land rental rate requred to partcpate n the CREP under uncertanty and rreversblty s then represented as Γ Rmp. The socal planner s problem s to select a land retrement opton p n each flow chan m M 8 A mp m= 1 p= 1 to acheve the 20% off-ste sedment abatement goal A n the watershed, that s A, whle mnmzng the program costs n terms of land rental payments compensatng the losses of expected returns on the land parcels to be retred. Ths model s solved for each scenaro of rsk averson and rreversblty to obtan margnal cost of sedment abatement, total cost of the program, and the least-cost land retrement pattern n the watershed. IV. Results The emprcal model s run for dfferent scenaros of alternatve farmer decson-makng and partcpaton constrants to dentfy the least-cost land retrement patterns for achevng the 20% sedment abatement goal n the Otter Creek Watershed and the results are presented n Table 2. In the base scenaro under rsk neutralty, 451 land parcels or 934 acres of cropland need to be retred n order to acheve the 20% off-ste sedment abatement n water bodes of the watershed. The targeted acreage for land retrement s about 10% of the elgble land n the watershed. The program cost n terms of land rental payments for compensatng farmers croppng return losses s about $114,000 per year. The margnal cost of sedment abatement s $36 per ton and the average land rental payment that should be provded to the farmers n the watershed s $123 per acre. When farmers are assumed to be rsk averse or face an rreversble decson of partcpatng n conservaton programs, the requred land rental payments for compensatng farmers losses of expected croppng returns are dfferent dependng on the scenaros of rsk averson and rreversblty. When only rsk averson s consdered n modelng farmer 15

17 partcpaton, the program cost n terms of land rental payments s less than that n the scenaro of rsk neutralty. Ths s because rsk-averse farmers requre less compensaton for ther losses of expected croppng returns than that for rsk-neutral farmers. In the low rsk averson scenaro, 448 land parcels or 927 acres of the cropland need to be retred to acheve the 20% sedment abatement goal, whch s close to the land retrement acreage under the rsk neutralty scenaro. However, the program cost n terms of land rental payments s less than that under rsk neutralty, whch s about $102,000 per year. Correspondngly, the margnal cost of sedment abatement s $32 per ton and the average land rental payment to the farmers s $111 per acre. Under the scenaro of hgh rsk averson, 539 land parcels or 1,116 acres of cropland need to be retred n order to acheve the 20% sedment abatement goal. Whle the land retrement acreage s ncreased by 20% compared to the rsk neutralty scenaro, the program cost decreased by 25%, whch s about $86,000 per year. The correspondng margnal cost of sedment abatement s $26 per ton and the average payment to the farmers s $77 per acre. Because the rsk premum could vary across heterogeneous land parcels, land retrement patterns under rsk averson are dfferent from those under rsk neutralty (Table 2). In the scenaro of low rsk averson, 11 land parcels or 2% of the targeted land parcels are not overlappng wth the targeted land parcels n the rsk neutralty case. On the other hand, n the hgh rsk averson scenaro, the non-overlappng parcels reach 153 or 28% of the total selected parcels n the watershed. The cause of the spatal shft s that the beneft to cost ratos of elgble land parcels change when rsk averson factor s consdered, and the land retrement s moved towards the land parcels that have hgher beneft to cost ratos. Under uncertanty and rreversblty, land retrement patterns are smlar to those under the rsk neutralty scenaro because the rreversblty factor scales up the rental payments 16

18 requred to partcpate n the program. As a result, the program cost n terms of rental payments that need to be provded to the farmers ncreases consderably. Under uncertanty and rreversblty, the land retred s 451 land parcels, whch s the same as the scenaro under rsk neutralty. However, the total cost of the program reaches about $166,000 per year, whch s 45% hgher than that under the scenaro of rsk neutralty only. The correspondng margnal cost of sedment abatement s $52 per ton and the average land rental payment to the farmers s $178 per acre. As expected, the total cost of land retrement and margnal cost of abatement under uncertanty and rreversblty are also consderably hgher than those under rsk averson only. These results may provde a justfcaton for the sgnfcantly hgher program payments n the contnuous CRP or the CREP. For example, n Fulton County where the Otter Creek Watershed s located, the average sol rental rate was $87 per acre n 1998 for the 5-year Illnos CREP. However, the actual average program payments n 1999, 2000 and 2001 were $142, $152 and $167 per acre, respectvely, representng ncreases rangng from 63% to 92% (USDA 2003a, 2003b). Although the actual program payments are consderably hgher than the average sol rental rate, these payments are below the average land rental payment estmated under the scenaro of uncertanty and rreversblty ($178 per acre). Ths ndcates that when the rreversblty of the program partcpaton s consdered, the actual land rental payments n the CREP are reasonable n compensatng the losses of farmers expected croppng returns. Implcatons of a unform bd cap n the scenaro of uncertanty and rreversblty Whle a bddng cap s currently not applcable to the contnuous CRP or the CREP, the emprcal model s also appled to examne the mplcatons of a unform bddng cap that s practced n the regular CRP sgnups. It s mportant to examne the potental polcy mplcatons of ntroducng such a land rental nstrument for the contnuous CRP or the CREP. Typcally n 17

19 regular CRP sgnups, a sol-based bd cap s set at the county level and land parcels wth hgher EBI scores relatve to bds would be accepted to the program. Apparently, the bd cap could be set dfferently dependng on the alternatve farmer decson-makng crtera examned above. Then, an mportant queston would be how a unform bd cap determned assumng rsk neutralty would work when farmers actually make ther partcpaton decsons under uncertanty of crop producton and rreversblty of program partcpaton. We frst determne a unform bd cap requred to acheve the 20% sedment abatement goal n the watershed assumng that farmers are rsk neutral. A heurstc procedure s bult nto the least-cost targetng model to dentfy the unform bd cap that would nduce land retrement n order to acheve the 20% sedment abatement goal. In the begnnng a low bd cap s set, land parcels wth croppng returns below the cap are selected, and the sedment abatement acheved by these parcels s summarzed. The bd cap s ncreased by small ncrements untl the envronmental goal n the watershed s acheved. The model ndcates that a unform rental rate of $140 per acre would acheve the 20% sedment abatement by enrollng farmlands wth the expected returns at most $140 per acre. We examne the mpacts of ths unform bd cap set assumng rsk neutralty when farmers actually make an rreversble decson of land retrement under uncertanty. The unform bd cap under rsk neutralty scenaro s appled to the scenaro of uncertanty and rreversblty to dentfy land parcels that would be retred, and the sedment abatement and the cost of abatement are estmated. As a result, 493 acres of cropland are selected for retrement. The acheved sedment abatement s only 42% of the abatement target 6,000 tons (Table 3). The sedment abatement acheved under uncertanty and rreversblty s sgnfcantly lower than the program goal. The result strongly suggests that f a unform bd cap s determned 18

20 wthout consderng uncertanty and rreversblty, then applyng the polcy nstrument would not acheve the program goal. Otherwse, the unform bd cap needs to be rased. These results provde nsghts for settng approprate level of bddng caps for nducng farmers partcpaton n land retrement programs. The results also mply that the programs lke CREP does not mpose bd caps because they encourage farmer partcpaton by provdng addtonal ncentves n order to meet the program goals. V. Conclusons and polcy mplcatons Ths paper develops a model to examne the mpacts of alternatve farmer decsonmakng on determnng land rental payments and least-cost land retrement targetng n agrcultural conservaton programs. It takes nto account uncertanty about crop producton and rreversblty of program partcpaton to analyze the economc ncentves necessary for nducng farmer partcpaton n land retrement programs. The model s emprcally appled to the CREP n the Otter Creek Watershed n Illnos. Results show that n achevng the 20% sedment abatement goal n the watershed, the margnal cost of sedment abatement and the average land rental payment under rsk averson are less than those under rsk neutralty. However, when rreversblty of the program partcpaton s consdered, the margnal cost of sedment abatement and the average land rental payment are consderably hgher than those under scenaros under rsk neutralty or rsk averson only. Furthermore, the model results show that f a bddng system were ntroduced, a unform bd cap determned under the assumpton of rsk neutralty would acheve far less sedment abatement than the program goal when t s appled to the scenaro of uncertanty and rreversblty. The success of land retrement programs hghly depends on approprate desgn of land rental payment nstruments to compensate the losses of farmers expected returns. Statstcs 19

21 reveals the land rental payments n the contnuous CRP or the CREP are sgnfcantly hgher than the local cash rental rates. The results from ths paper ndcates that when rreversblty of the land retrement program partcpaton s consdered, the land rental payments needed for nducng farmers partcpaton n the program should be hgher than the payments determned under the assumpton of rsk neutralty only. Furthermore, f a bddng system were mplemented, the unform bd caps determned wth the assumpton of rsk neutralty would not be attractve to many farmers who make program partcpaton decson under uncertanty and rreversblty. As a result, the bd caps need to be rased n order to encourage more farmers to partcpate n the program. The results have mplcatons for the desgn of polcy nstruments n land retrement programs. Gven that uncertanty about crop producton and rreversblty of program partcpaton, ncentve payments n addton to the land rental payments based on local land markets should be provded to farmers to account for the value of watng. Currently, only contnuous sgn-ups n the CRP or the CREP provde addtonal ncentves to farmers for mplementng conservaton practces that provde more envronmental benefts such as flter strps and buffers or for retrng land n areas of envronmental sgnfcance. In lght of our modelng results, the bddng system and payment level of regular sgn-ups n the CRP need to be re-examned. 20

22 Footnotes 1. The EBI s composed of sx envronmental factors: wldlfe, water qualty, eroson, endurng benefts, ar qualty, and state or natonal conservaton prorty area. 2. The contnuous CRP s dfferent from the general CRP and provdes producers the opportunty to enroll acreage n specfc conservaton practces and areas year-around. The CREP s a jont federal-state program to address envronmental problems of state sgnfcance. Enrollment s usually conducted under the contnuous CRP wth ncentves from both federal and state governments. 3. The Federal Agrcultural Improvement and Reform Act of 1996 allowed partcpants wth contracts sgned before 1995 to wthdraw from the CRP wthout penalty. However, certan envronmentally senstve CRP acres were nelgble for early termnaton. The purpose was to release those CRP acres that contrbuted less envronmental benefts through the sgn-ups wth sol eroson crtera. 4. The socal planner s problem could also be formulated as maxmzaton of envronmental benefts subject to a budget constrant. However, the budget constrant s typcally set at the natonal, state, or regonal level. In a specfc watershed, the budget constrant s unknown because program funds are not further allocated at the watershed level. Therefore, we model the socal planner s problem as mnmzng program costs subject to the envronmental objectves set by the programs. 5. It s possble to assume that θ s a bnary decson varable, takng the values one f a parcel partcpates and zero f t does not. Snce t s theoretcally possble to enroll some proportons of a parcel to the program, we do not restrct θ to be one or zero n theoretcal model. 21

23 6. The fve parameters at the watershed level are watershed name, cell area, total number of cells, precptaton, and ranfall energy-ntensty value. The twenty-three parameters at the parcel level are cell number, flow drecton, recevng cell number, channel ndcator, runoff curve number, slope, slope length, slope shape, channel slope gradent, channel sde slope, Mannng s roughness coeffcent, sol texture, sol erodblty, croppng management factor, conservaton practce factor, surface condton coeffcent, fertlzaton applcaton level, fertlzaton ncorporaton level, chemcal oxygen demand factor, pont source ndcator, eroson from other sources, terrace mpoundments and feedlots. 7. For example, GCG ndcates the frst and thrd parcels from a water body are n grass cover and the second parcel s n crop producton. 8. Reduced tllage has less ntensve operaton on sol than conventonal tllage such as smaller cultvaton equpment. 9. In realty, the value of Γ could vary across heterogeneous sol characterstcs and therefore across R mp. Because we do not have the hstorcal data at the sol type level n ths county and the study area s relatvely small, we smplcty assume that the value of Γ are on average the same for all the land parcels consdered here. 22

24 References Babcock, B.A., E.K. Cho, and E. Fenerman. Rsk and Probablty Premums for CARA Utlty Functons. Journal of Agrcultural and Resource Economcs 18(1993): Babcock B.A., P.G. Lakshmnarayan, J. Wu, and D. Zlberman. The Economcs of a Publc Fund for Envronmental Amentes: A Study of CRP Contracts. Amercan Journal of Agrcultural Economcs 78, no.4 (1996): Babcock B.A., P.G. Lakshmnarayan, J. Wu, and D. Zlberman. Targetng Tools for the Purchase of Envronmental Amentes. Land Economcs 73, no.3 (1997): Carey, M.J. and D. Zlberman. A Model of Investment under Uncertanty: Modern Irrgaton Technologes and Emergng Markets n Water. Amercan Journal of Agrcultural Economcs 84, no. 1(2002): Cooperatve Extenson Servce. Illnos Agronomy Handbook. Department of Crop Scences, Unversty of Illnos at Urbana-Champagn, Dxt, A. K., and R.S. Pndyck. Investment under Uncertanty. Prnceton, NJ : Prnceton Unversty Press, FaRM Laboratory. Crop and Lvestock Budgets: Examples for Illnos AE Department of Agrcultural and Consumer Economcs, Unversty of Illnos at Urbana-Champagn, Feather, P., D. Hellersten and L. Hansen. Economc Valuaton of Envronmental Benefts and the Targetng of Conservaton Programs: The Case of the CRP. Agrcultural Economc Report No. 778, ERS, USDA, Forsyth, M. On Estmatng the Opton Value of Preservng Wlderness Areas. Canadan Journal of Economcs 33 (2000), Fraser, R. Nce Work f You can Get It: An Analyss of Optmal Set-Asde. Oxford Agraran Studes 19, no.1 (1991): Hemlch, R.E. and C.T. Osborn. After the Conservaton Reserve Program: Macroeconomcs and Post-Contract Program Desgn. A Task Force Report to the Great Plans Agrcultural Councl, Rapd Cty, South Dakota, Hope, J. and J. Lngard. The Economcs of Set-Asde: Lnear Programmng Analyss. Farm Management 7, no. 6 (1990): Huff, F.A. and J. R. Angel. Frequency Dstrbutons of Heavy Ranstorms n Illnos. Crcular 172. Illnos State Water Survey, Champagn, IL,

25 Illnos Department of Natural Resources. Illnos Geographc Informaton System. CD ROM, Illnos Natural Resource and Conservaton Servce. Illnos Watershed Boundares. CD ROM, Isk, M., M. Khanna, and A. Wnter-Nelson. Sequental Investment In Ste-Specfc Crop Management Under Output Prce Uncertanty. Journal of Agrcultural and Resource Economcs 26 (2001): Khanna, M., W. Yang, R. Farnsworth and H. Onal. Cost-Effectve Targetng of CREP to Improve Water Qualty wth Endogenous Sedment Deposton Coeffcents. Amercan Journal of Agrcultural Economcs (Forthcomng). Lambert, D.K. Rsk Consderatons n the Reducton of Ntrogen Fertlzer Use n Agrcultural Producton. Western Journal of Agrcultural Economcs 15, no.2 (1990): Olson, K.R., and J.M. Lang. Productvty of Newly Establshed Illnos Sols, , Supplement to Sol Productvty n Illnos. Department of Agronomy, Unversty of Illnos at Urbana-Champagn, Purvs, A., W. G. Boggess, C. B. Moss, and J. Holt. Technology Adopton Decsons under Irreversblty and Uncertanty: An Ex Ante Approach. Amercan Journal of Agrcultural Economcs 77 (1995): Rbaudo, M. O. Consderaton of Offste Impacts n Targetng Sol Conservaton Programs. Land Economcs 62, no.4 (1986): Rbaudo, M. O. Targetng the Conservaton Reserve Program to Maxmze Water Qualty Benefts. Land Economcs 65, no.4 (1989): Rsk Management Agency Crop Insurance Partcpaton Data. Onlne. Avalable at December Roberts, D., J. Froud and R.W. Fraser. Partcpaton n Set Asde: What Determnes the Optng n Prce? Journal of Agrcultural Economcs 47, no.1 (1996): Scott, L Termnaton of CRP contracts. Personal communcaton wth staff n Illnos FSA. Semens, J. Machnery Cost Program. Department of Agrcultural Engneerng, Unversty of Illnos at Urbana-Champagn, Smth, M. Agrcultural Resources and Envronmental Indcators: Land Retrement. Ag Handbook No. AH722. ERS, USDA,

26 USDA. Natonal Engneerng Handbook, Secton 4, Hydrology. Washngton D.C., USDA. Urban Hydrology for small Watershed. Washngton D.C. Sol Conservaton Servce (SCS), USDA, FSA. The Conservaton Reserve Program. Onlne. Avalable at USDA. Agrcultural Statstcs, Annual Issues, Onlne. Avalable at 81/pedb/, Natonal Agrcultural Statstcs Servce, Washngton D.C., June USDA. CRP Monthly Actve Contract Fle Upload - Project Summary - Payment Summary for Actve CREP Contracts by Program Year. Onlne. Avalable at a. USDA. Agrcultural Land Values and Agrcultural Cash Rents. Onlne. Avalable at b. U.S. Geologcal Survey. USGS Geographc Data Download: 1:24,000 Scale Dgtal Elevaton Model SDTS Format. Onlne. Avalable at ndcdb.html, September Weersnk, W., C. Dutka, and M. Goss. Crop Prce and Rsk Effects on Farm Abatement Costs. Canadan Journal of Agrcultural Economcs 46 (1998): Wnter-Nelson, A., and K. Amegbeto. Opton Values to Conservaton and Agrcultural Polcy: Applcatons to Terrace Conservaton n Kenya. Amercan Journal of Agrcultural Economcs 80 (1998): Young, R.A., C.A. Onstad, D.D. Bosch, and W.P. Anderson. AGNPS User Gude Young, R.A., C.A. Onstad, and D.D. Bosch. AGNPS: An Agrcultural Nonpont Source Model. In Computer Models of Watershed Hydrology, ed., V.P. Sngh, pp Hghlands Ranch, CO: Water Resources Publcatons,

27 Appendx We model a rsk-neutral farmer s optmal partcpaton decson n the land retrement program under uncertanty and rreversblty. Let V be the rental rate to be determned, whch nduces the farmer s partcpaton n the land retrement program. We assume that net farmng returns R s stochastc and evolve accordng to the followng geometrc Brownan moton process: dr = α Rdt + σrdz (A.1) where dz s the ncrement of a Wener process wth mean zero and unt varance; α s the expected growth rate; and σ s the volatlty n the growth rate. A number of studes show that returns from agrcultural producton or output prces can be represented by a geometrc Brownan moton process (Purvs et al., 1995; Isk et al., 2001; Carey and Zlberman, 2002). By ncorporatng uncertanty and rreversblty of the land retrement program partcpaton, the farmer s partcpaton decson n the land retrement program s modeled usng dynamc optmzaton technques. The farmer s decson problem s to maxmze the net returns from partcpaton n the land retrement program by choosng an optmal tme t to partcpate n the land retrement program subject to (A.1) as: F ( V R ) ρ t ( R) = max E t t e dt t 0 (A.2) where ρ s the dscount rate. Dynamc optmzaton technques are used to derve the optmal partcpaton rule. The Bellman equaton s ρ F ( R) dt = E[ F( R) ]. Usng Ito s Lemma to expand the rght-hand sde of ths expresson, F (R) can be shown to satsfy 26

28 ( σ R F ) + αrf ρr = 0. We solve ths dfferental equaton wth respect to the boundary R R condtons: F ( 0) = 0, F( R) = V R, and F R ( R) = 1. Solvng the dfferental equaton subject to the boundary condtons reveals that the threshold return to be receved at whch t s optmal to partcpate at year 0 s gven by (Dxt * β 1 and Pndyck): V0 = ΓR0, where Γ = > 1 β wth β < 0 beng the smaller root of 2 0.5σ β ( β 1) αβ ρ = 0. The magntude of ths factor determnes the extent to whch uncertanty and rreversblty affect the partcpaton decson. Ths factor ncreases wth an ncrease n σ and/or a decrease n α. Ths decson rule requres the farmer to be compensated at least Γ R0 to partcpate n the land retrement program today. 27

29 Table 1. Summary Statstcs of Elgble Land n the Otter Creek Watershed Varables Mean (Std.Dev) Mn. Max Dstance From Water Bodes (Feet) (242.2) Slope (%) 3.3 (2.8) Erodblty Index 0.39 (0.06) Upland Sedment Inflow (Tons/Acre) 4.0 (6.3) On-Ste Eroson (Tons/Acre) 12.2(13.3) Quas-Rent ($/Acre) 145.2(29.7) Total No. of Elgble Land Parcels 4,691 Elgble Acres 9,710.4 Total Sedment Loadng (Tons) 29,996.3 Table 2. Characterstcs of Land Retrement under Dfferent Scenaros of Rsk Averson and Irreversblty Scenaros Varables Certanty Low Rsk Hgh Rsk Irreversblty Averson Averson Number of Parcels Enrolled Land Enrolled (Acres) , Percentage of Overlappng Parcels Compared to Certanty Case (%) Total Cost of Abatement a ( $) 114, , , ,013.9 Average Cost of Abatement ($/Ton) Margnal Cost of Abatement ($/Ton) Average Payment to Farmers ($/Acre) a. Total cost of abatement s represented by the total rental payments made to farmers to retre ther land. Table 3. Impact of a Unform Bd Cap under Rsk Neutralty on Land Retrement and Cost of Abatement under Irreversblty Varables Irreversblty Unform Bd Cap under Rsk Neutralty ($/acre) Land Enrolled (Acres) Abatement Acheved (Tons) Percentage of Abatement Target Acheved (%)

30 Fgure 1. The Otter Creek Watershed n Illnos Watershed boundary Elgble land 0 5 km 29

Impact of post-2013 CAP reform on land markets: evidence from farm surveys and farm-level modelling

Impact of post-2013 CAP reform on land markets: evidence from farm surveys and farm-level modelling Impact of post-2013 CAP reform on land markets: evdence from farm surveys and farm-level modellng D. Vagg 1 F. Bartoln 2 M. Puddu 1 M. Ragg 3 1 Unversty of Bologna, Department of Agrcultural Scences, Bologna,

More information

Integrating Farmer Decision Making to Target Land Retirement Programs

Integrating Farmer Decision Making to Target Land Retirement Programs Integrating Farmer Decision Making to Target Land Retirement Programs Wanhong Yang and Murat Isik This study develops a model to examine the impacts of uncertainty about crop production and irreversibility

More information

Modeling the Impacts of Vacancy Taxes on the Taiwan Housing Market

Modeling the Impacts of Vacancy Taxes on the Taiwan Housing Market Proceedngs of the Natonal Scence Councl, ROC Part C: Humantes and Socal Scence 00,Vol.,No. Modelng the Impacts of Vacancy Taxes on the Tawan Housng Market Yen-Jong Chen Department of Urban Plannng Natonal

More information

PREDEVELOPMENT PLAN REVIEW OF A 90-UNIT RESIDENTIAL CARE FACILITY AT 995 SOUTH FAIR OAKS AVENUE (ARLINGTON REGENCY PARK SENIOR LIVING)

PREDEVELOPMENT PLAN REVIEW OF A 90-UNIT RESIDENTIAL CARE FACILITY AT 995 SOUTH FAIR OAKS AVENUE (ARLINGTON REGENCY PARK SENIOR LIVING) Agenda Report TO: FROM: SUBJECT: Honorable Mayor and Cty Councl Plannng & Communty Development Department PREDEVELOPMENT PLAN REVEW OF A 90-UNT RESDENTAL CARE FACLTY AT 995 SOUTH FAR OAKS AVENUE (ARLNGTON

More information

An Empirical Investigation of the Linkages between Government Payments and Farmland Leasing Arrangements

An Empirical Investigation of the Linkages between Government Payments and Farmland Leasing Arrangements An Emprcal Investgaton of the Lnkages between Government Payments and Farmland Leasng Arrangements Feng Qu Barry K. Goodwn Jean-Phlppe Gervas Department of Agrcultural and Resource Economcs North Carolna

More information

Residential Development

Residential Development Resdental Development Polcy Type: Local Plannng Polcy Polcy Owner: Drector Urban Plannng Polcy No. LPP3.1 Last Revew Date: 15 November 2016 Background Many physcal attrbutes combne to defne local resdental

More information

Targeting Conservation Investments in Heterogeneous Landscapes: A distance function approach and application to watershed management

Targeting Conservation Investments in Heterogeneous Landscapes: A distance function approach and application to watershed management Targetng Conservaton Investments n Heterogeneous Landscapes: A dstance functon approach and applcaton to watershed management Water Polcy Workng Paper # 2002-011 Prepared by Paul J. Ferraro Andrew Young

More information

Comment to The English Translation of The Legislation on the Automatic Balance Mechanism

Comment to The English Translation of The Legislation on the Automatic Balance Mechanism Workng Papers n Socal Insurance 2001:3 Comment to The Englsh Translaton of The Legslaton on the Automatc Balance Mechansm Ole Settergren The Natonal Socal Insurance Board OLE SETTERGREN THE NATIONAL SOCIAL

More information

Land sharing versus land sparing to protect water from pesticide pollution?

Land sharing versus land sparing to protect water from pesticide pollution? Land sharng versus land sparng to protect water from pestcde polluton? Sophe Legras Elsa Martn Vrgne Pguet CESAER UMR INRA AgroSup Djon Very prelmnary verson Summary: In ths paper we nvestgate the concept

More information

Integrating Biophysical and Economic Information to Guide Land. Conservation Investments. Paul J. Ferraro. Department of Economics

Integrating Biophysical and Economic Information to Guide Land. Conservation Investments. Paul J. Ferraro. Department of Economics Ferraro, P.J. Forthcomng. Integratng Bophyscal and Economc Informaton to Gude Land Conservaton Investments. In Economc Advances n Land Use Polcy: Implcatons of Emergng Research for Conservaton of Farm,

More information

Henley Business School

Henley Business School Henley Busness School School of Real Estate & Plannng Workng Papers n Real Estate & Plannng 07/09 The copyrght of each Workng Paper remans wth the author. If you wsh to quote from or cte any Paper please

More information

Environmental Economy and Policy Research

Environmental Economy and Policy Research UNIVERSITY OF CAMBRIDGE Department of Land Economy Envronmental Economy and Polcy Research Dscusson Paper Seres Land Tenure Arrangements and Rural-Urban Mgraton n Chna by Katrna Mullan, Paulne Grosjean

More information

THE IMPACT OF AIRCRAFT NOISE ON HOUSE PRICES

THE IMPACT OF AIRCRAFT NOISE ON HOUSE PRICES S. Huderek-Glapska, R. Trojanek. The mpact of arcraft nose on house prces. Internatonal Journal of Academc Research Part B; 2013; 5(3), 397-408. DOI: 10.7813/2075-4124.2013/5-3/B.60 THE IMPACT OF AIRCRAFT

More information

Hedonic pricing approach to estimate flood damage in. Tokyo Metropolitan Area

Hedonic pricing approach to estimate flood damage in. Tokyo Metropolitan Area Hedonc prcng approach to estmate flood damage n Tokyo Metropoltan Area Abstract There exsts a great deal of lterature on economc losses from flood dsasters. However, examnaton of the lterature rases concerns

More information

Land Markets in Transition: Theory and Evidence from Hungary. Liesbet Vranken and Johan F.M. Swinnen

Land Markets in Transition: Theory and Evidence from Hungary. Liesbet Vranken and Johan F.M. Swinnen Land Markets n Transton: Theory and Evdence from Hungary Lesbet Vranken and Johan F.M. Swnnen Research Group on Food Polcy, Transton, and Development Katholeke Unverstet Leuven Workng Paper 2003/1* www.prgleuven.be

More information

NOTICE OF SALE OF PUBLIC OWNED PROPERTY TOWNSHIP OF SALISBURY LEHIGH COUNTY PENNSYLVANIA

NOTICE OF SALE OF PUBLIC OWNED PROPERTY TOWNSHIP OF SALISBURY LEHIGH COUNTY PENNSYLVANIA NOICE OF SALE OF PUBLIC OWNED PROPERY OWNSHIP OF SALISBURY LEHIGH COUNY PENNSYLVANIA Notce s hereby gven that the ownshp of Salsbury, Lehgh County, Pennsylvana s offerng for sale a tract located n the

More information

Effect of Pension Reform on Pension-Benefit Expectations and Savings Decisions in Japan

Effect of Pension Reform on Pension-Benefit Expectations and Savings Decisions in Japan RIETI Dscusson Paper Seres 11-E-065 Effect of Penson Reform on Penson-Beneft Expectatons and Savngs Decsons n Japan OKUMURA Tsunao Yokohama Natonal Unversty USUI Emko Nagoya Unversty and IZA The Research

More information

The Economics of Asset Values and Current Income in Farming

The Economics of Asset Values and Current Income in Farming The Economcs of Asset Values and Current ncome n Farmng Robert D. Rensel and Edward. Rensel n March 1979land values n the Unted States averaged three tmes ther 1970 level. The ncreases n ths decade surpassed

More information

A Closer Review and Strategic Implications of the Comparative Market Analysis in Setting the List Price

A Closer Review and Strategic Implications of the Comparative Market Analysis in Setting the List Price A Closer Revew and Strategc Implcatons of the Comparatve Market Analyss n Settng the Lst Prce Chu V. Nguyen Unversty of Houston-Downtown Luclle L. Ponter Unversty of Houston-Downtown Charles Stran Unversty

More information

A Spatial Multi-Criteria Model for the Evaluation of Land Redistribution Plans

A Spatial Multi-Criteria Model for the Evaluation of Land Redistribution Plans ISPRS Int. J. Geo-Inf. 2012, 1, 272-293; do:10.3390/jg1030272 Artcle OPEN ACCESS ISPRS Internatonal Journal of Geo-Informaton ISSN 2220-9964 www.mdp.com/journal/jg/ A Spatal Mult-Crtera Model for the Evaluaton

More information

Real estate ownership and the demand for cars in Denmark. - A pseudo-panel analysis

Real estate ownership and the demand for cars in Denmark. - A pseudo-panel analysis Real estate ownershp and the demand for cars n Denmark - A pseudo-panel analyss Abstract Jens Erk Nelsen, Dansh Transport Research Insttute Ths paper examnes how real estate ownershp, ncreasng real estate

More information

HOUSEHOLD INCOME, LAND VALUATION AND RURAL LAND MARKET PARTICIPATION IN ECUADOR

HOUSEHOLD INCOME, LAND VALUATION AND RURAL LAND MARKET PARTICIPATION IN ECUADOR HOUSEHOLD INCOME, LAND VALUATION AND RURAL LAND MARKET PARTICIPATION IN ECUADOR By MARIA JOSE CASTILLO A DISSERTATION PRESENTED TO THE GRADUATE SCHOOL OF THE UNIVERSITY OF FLORIDA IN PARTIAL FULFILLMENT

More information

Key words: Land tenancy, market participation, transaction cost, selection bias, Ethiopia

Key words: Land tenancy, market participation, transaction cost, selection bias, Ethiopia Factor Market Imperfectons and Rural Land Rental Markets n Northern Ethopan Hghlands By Hosa ena Ghebru and Sten Holden Department of Economcs and Resource Management Norwegan Unversty of Lfe Scences P.O.

More information

LAND TENURE AND SOCIOECONOMIC INTERACTIONS

LAND TENURE AND SOCIOECONOMIC INTERACTIONS LAND TENURE AND SOCIOECONOMIC INTERACTIONS Jame s Ssemam bo, James O. Bukenya and M arb el M ojca* Selected Paper to be presented at the Amercan Agrcultural Economcs Assocaton s Annual Meetng. Long Beach,

More information

Efficiency and Equity Impacts of Rural Land Rental Restrictions:

Efficiency and Equity Impacts of Rural Land Rental Restrictions: Publc Dsclosure Authorzed Publc Dsclosure Authorzed Publc Dsclosure Authorzed Publc Dsclosure Authorzed Polcy Research Workng Paper 434 Effcency and Equty Impacts of Rural Land Rental Restrctons: Evdence

More information

The Nexus between Labor Wages and Property Rents in the Greater China Area

The Nexus between Labor Wages and Property Rents in the Greater China Area The Nexus between Labor Wages and Property Rents n the Greater Chna Area by Terence Ta-Leung Chong, Kenny Ch-Wa Shu and Vvan Wong Workng Paper No. 17 July 2013 Insttute of Global Economcs and Fnance The

More information

Research Paper No. 2006/137. Juliano Assunção*

Research Paper No. 2006/137. Juliano Assunção* Research Paper No. 2006/137 Land Reform and Landholdngs n Brazl Julano Assunção* November 2006 Abstract Land and wealth are closely related n rural Brazl, a country characterzed by hgh levels of nequalty

More information

WORKING COPY: DO NOT CITE WITHOUT PERMISSION

WORKING COPY: DO NOT CITE WITHOUT PERMISSION Estmatng the Effect of Crme Rsk on Property Values and Tme on Market: Evdence from Megan s Law n Vrgna Raymond Brastow Federal Reserve Bank of Rchmond Raymond.Brastow@rch.frb.org Phone: 804-697-8668 Fax:

More information

International Journal of Development and Sustainability Vol.3 No.9 (2014): Introduction

International Journal of Development and Sustainability Vol.3 No.9 (2014): Introduction Internatonal Journal of Development and Sustanablty ISSN: 2186-8662 www.sdsnet.com/jds Volume 3 Number 9 (2014): Pages 1862-1877 ISDS Artcle ID: IJDS14032304 Reverse tenancy and dstress contractng among

More information

SOAR: Strategy-Proof Auction Mechanisms for Distributed Cloud Bandwidth Reservation

SOAR: Strategy-Proof Auction Mechanisms for Distributed Cloud Bandwidth Reservation SOAR: Strategy-Proof Aucton Mechansms for Dstrbuted Cloud Bandwdth Reservaton Yang Gu, Zhenzhe Zheng, Fan Wu, Xaofeng Gao, and Guha Chen Shangha Key Laboratory of Scalable Computng and Systems Department

More information

WHEREAS, Chapter 312 of the Texas Tax Code authorizes the City of McKinney, Texas, to participate in tax abatement agreements; and

WHEREAS, Chapter 312 of the Texas Tax Code authorizes the City of McKinney, Texas, to participate in tax abatement agreements; and RESOLUTON NO. 203-0- 0 ( R) A RESOLUTON OF THE CTY COUNCL OF THE CTY OF MCKNNEY, TEXAS, APPROVNG A COMMERCAL- NDUSTRAL TAX ABATEMENT AGREEMENT WTH MANNER PLASTCS, L. P.; AUTHORZNG THE CTY MANAGER TO EXECUTE

More information

Definitions. 5 Standards. Charter Township of West Bloomfield clearzoning

Definitions. 5 Standards. Charter Township of West Bloomfield clearzoning than ten (0) feet to a street rght-of-way lne. E. Satellte televson dsh antennas are permtted subject to the provsons of Secton 26-5.9 and requre a buldng department permt pror to placement on any resdental

More information

Optimal Density for Municipal Revenues

Optimal Density for Municipal Revenues Optmal Densty for Muncpal Revenues Soj Adelaja and olcy nsttute 305 Manly Mles Buldng 1405 south arrson Road East ansng M 4883 USA. e-mal: adelaja@msu.edu Tel: 517-43-8800 10 Fax: 517-43-8769 Malka Chaudhur

More information

Breaking up the Collective Farm:

Breaking up the Collective Farm: Breakng up the Collectve Farm: Welfare Outcomes of Vetnam s Massve Land Prvatzaton Martn Ravallon and Domnque van de Walle 1 World Bank, 1818 H Street NW, Washngton DC, 20433, USA 12 November, 2001 Abstract:

More information

ESTIMATING TAX INCIDENCE, MARKET POWER AND MARKET CONDUCT: THE EUROPEAN CIGARETTE INDUSTRY. Sophia Delipalla and Owen O Donnell.

ESTIMATING TAX INCIDENCE, MARKET POWER AND MARKET CONDUCT: THE EUROPEAN CIGARETTE INDUSTRY. Sophia Delipalla and Owen O Donnell. ESTIMATING TAX INCIDENCE, MARKET POWER AND MARKET CONDUCT: THE EUROPEAN CIGARETTE INDUSTRY Sopha Delpalla and Owen O Donnell January 999 Abstract Recent theoretcal work has shown that the ncdence of ad

More information

BETWEEN THE CITY OF LOS ANGELES FOR THE DEPARTMENT OF AIRPORTS AND DENNY S INC.

BETWEEN THE CITY OF LOS ANGELES FOR THE DEPARTMENT OF AIRPORTS AND DENNY S INC. FRST AMENDMENT TO LEASE AGREEMENT No. LAA-8758 BETWEEN THE CTY OF LOS ANGELES FOR THE DEPARTMENT OF ARPORTS AND DENNY S NC. AT 5535 WEST CENTURY BOULEVARD, LOS ANGELES, CA 90045 AT LOS ANGELES NTERNATONAL

More information

PALM BEACH COUNTY BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY

PALM BEACH COUNTY BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY PALM BEACH COUNTY BOARD OF COUNTY COMMSSONERS AGENDA TEM SUMMARY Agenda tem #: 31-l-fo Meetng Date: Department: May 6, 2014 [X] Consent [ ] Regular [ ] Ordnance [ ] Publc Hearng Facltes Development & Operatons.

More information

VnnEA, the Planning Commission of the City of Issaquah has

VnnEA, the Planning Commission of the City of Issaquah has ;~ - VOY"! ORDNANCE NO. f? g S AN ORDNANCE ADPTNG A COMPREHNSVE PLAN FOR THE DEVEOPMENT OF THE CTY OF SSA;UAH AS AUTHORZED BY CHAPTER 35.63 RfVSED CODE OF WASHNGTON. WHEA Revsed Code of Washngton chapter

More information

NHBC Sheltered Housing Code. For Builders and Developers registered with NHBC

NHBC Sheltered Housing Code. For Builders and Developers registered with NHBC NHBC Sheltered Housng Code For Bulders and Developers regstered wth NHBC Defntons Applcable to sheltered housng n England and Wales only Some of the words n these Rules have specal meanngs. They are prnted

More information

SECOND SUPPLEMENTAL ASSESSMENT METHODOLOGY FOR DOWNTOWN DORAL SOUTH COMMUNITY DEVELOPMENT DISTRICT. Assessment Area One.

SECOND SUPPLEMENTAL ASSESSMENT METHODOLOGY FOR DOWNTOWN DORAL SOUTH COMMUNITY DEVELOPMENT DISTRICT. Assessment Area One. SECOND SUPPLEMENTAL ASSESSMENT METHODOLOGY FOR DOWNTOWN DORAL SOUTH COMMUNITY DEVELOPMENT DISTRICT Assessment Area One November 17, 2017 Prepared by Governmental Management Servces-South Florda, LLC 5385

More information

Own or Lease All or Part

Own or Lease All or Part Own or Lease All or Part Entre Center or Indvdual Sutes For Sale R INVESTMENT (828) 665-9085 WhtneyCRE.com 2560 Ashevlle Hghway, Hendersonvlle, NC 28791 Below Market Prcng, wth Great Exposure on Major

More information

CITY OF DAbE CITY. James D. Class, City ClerkIFinance Ditor Camille Hernandez, Commissioner

CITY OF DAbE CITY. James D. Class, City ClerkIFinance Ditor Camille Hernandez, Commissioner CTY OF DAbE CTY "Proud Hertage, Promsng FutureN P. Hutchson "Hutch" Brock, 4 Mayor Harold R. Sample, Cty Manager Steve Van Gorden, Mayor Pro-Tern Karla S. Owens, Cty AttorneyCommunty Dev. Dtor Scott Black,

More information

Long-run Equilibrium and Short-run Adjustment in U.S. Housing Markets

Long-run Equilibrium and Short-run Adjustment in U.S. Housing Markets Long-run Equlbrum and Short-run Adjustment n U.S. Housng Markets Huran Pan Department of Economcs, Calforna State Unversty, Fullerton, Fullerton, CA 92834, USA. Phone: 657-278-8694 (offce), 657-278-3097

More information

THE ROLE OF SPATIAL INFORMATION SYSTEMS IN DECISION-MAKING PROCESSES REGARDING INVESTMENT SITE SELECTION

THE ROLE OF SPATIAL INFORMATION SYSTEMS IN DECISION-MAKING PROCESSES REGARDING INVESTMENT SITE SELECTION THE ROLE OF SPATIAL INFORMATION SYSTEMS IN DECISION-MAKING PROCESSES REGARDING INVESTMENT SITE SELECTION Monka Sejka, PhD Department of Land Surveyng, Unversty of Agrculture n Krakow e-mal: rmwech@cyf-kr.edu.pl

More information

STRATA SUBDIVISION APPLICATION FOR A PREVIOUSLY OCCUPIED BUILDING

STRATA SUBDIVISION APPLICATION FOR A PREVIOUSLY OCCUPIED BUILDING REGONAL DSTRCT of NORTH OKANAGAN PLANNNG DEPARTMENT NFORMATON REPORT STRATA SUBDVSON APPLCATON FOR A PREVOUSLY OCCUPED BULDNG Date: March 20, 2017 Fle No.: OwnerApplcant: 16-0494-CSS-SUB Mark Jones Legal

More information

Cadastral Triangulation: A Block Adjustment Approach for Joining Numerous Cadastral Blocks

Cadastral Triangulation: A Block Adjustment Approach for Joining Numerous Cadastral Blocks Nordc Journal of Surveyng and Real Estate Research Specal Seres Vol. 4, 2009 Nordc Journal of Surveyng and Real Estate Research, Specal Seres, Vol. 4 (2009) Receved November 25, 2008 Accepted after revson

More information

1.. PURPOSE & DISCLAIMER.

1.. PURPOSE & DISCLAIMER. Resoluton # 13-01 HLL FARM HOMEOWNERS ASSOCATON An Arzona nonproft corporaton RESOLUTON OF THE BOARD OF DRECTORS REGARDNG PERMETER EASEMENTS At a meetng of the Board of Drectors of Hll Farm Homeowners

More information

Pattern Recognition Techniques applied to Evaluation Engineering Problem

Pattern Recognition Techniques applied to Evaluation Engineering Problem 90 IJCSNS Internatonal Journal of Computer Scence and Network Securty, VOL.9 No., November 009 Pattern Recognton Technques appled to Evaluaton Engneerng Problem Mara Teresnha Arns Stener*; Anselmo Chaves

More information

Small area estimation under a Fay-Herriot model with preliminary testing for the presence of random area effects

Small area estimation under a Fay-Herriot model with preliminary testing for the presence of random area effects Catalogue no. -00-X ISSN 49-09 Survey Methodology 4- Sall area estaton under a Fay-Herrot odel wth prelnary testng for the presence of rando area effects by Isabel Molna J.N.K. Rao and Gaur Sankar Datta

More information

MEMBERSHIP POLICY ALTERNATIVES FOR AMERICAN COTTON GRO~/ERS EXECUTIVE SUMMARY

MEMBERSHIP POLICY ALTERNATIVES FOR AMERICAN COTTON GRO~/ERS EXECUTIVE SUMMARY MEMBERSHP POLCY ALTERNATVES FOR AMERCAN COTTON GRO~/ERS EXECUTVE SUMMARY _: - J ':',)" ~ ~ U \ ~ 11 'i!,l j}) :', VERNON THOMAS L. SPORLEDER AND E. SCHNEDER* A,RESEARCH PROJECT CONDUCTED FeR AMERCAN COTTON

More information

Land Allocation in Vietnam s Agrarian Transition

Land Allocation in Vietnam s Agrarian Transition Land Allocaton n Vetnam s Agraran Transton Martn Ravallon Development Research Group World Bank, 1818 H Street, N.W. Washngton, DC 20433 mravallon@worldbank.org Domnque van de Walle Development Research

More information

RECITALS. WHEREAS, City and Lessee previously entered into Lease No. LAA-8637, commencing August 31,2012 and expiring August 30, 2017; and

RECITALS. WHEREAS, City and Lessee previously entered into Lease No. LAA-8637, commencing August 31,2012 and expiring August 30, 2017; and FRST AMENDMENT TO LEASE NO. LAA-8637 BETWEEN THE CTY OF LOS ANGELES DEPARTMENT OF ARPORTS AND VRGN ATLANTC ARWAYS LMTED FOR PREMSES LOCATED AT 5758 CENTURY BLVD. AT LOS ANGELES NTERNATONAL ARPORT THS FRST

More information

West Bengal Industrial Infrastructure Development Corporation

West Bengal Industrial Infrastructure Development Corporation Industral Infrastructure Development Corporaton Block DJ, Plot No. 10, Sector II, Saltlake Cty, Kolkata 700 091 APPLICATION FORM FOR ALLOTMENT / ASSIGNMENT OF PLOT OF LAND / SHED / SDF BLDG. IN INDUSTRIAL

More information

o. Randall Stokes, Esq. Lew~s and Ro-:a. When recorde1, return to: West Wasuington, 23rd Floor. Phoenix, Arizona

o. Randall Stokes, Esq. Lew~s and Ro-:a. When recorde1, return to: West Wasuington, 23rd Floor. Phoenix, Arizona :j 1610-641 When recorde1, return to: 1 2 ' 3 4,, 5 ' 61 1! 8. 9, 10 11 : 12 13 ' 14! 15 1 o. Randall Stokes, Esq. Lew~s and Ro-:a 100 West Wasungton, 23rd Floor Phoenx, Arzona 85003-1899 AMENDED AND RESTATED

More information

ANNEXATION Frequently asked questions

ANNEXATION Frequently asked questions ANNEXATION Frequently asked questons Q. What s the extraterrtoral jursdcton (ETJ) and how s the ETJ determned? The ETJ of a muncpalty s the unncorporated area that s contguous to the corporate boundares

More information

* KNOW ALL PERSONS BY TIIESE PRESENTS: COUNTY OF GALVESTON *

* KNOW ALL PERSONS BY TIIESE PRESENTS: COUNTY OF GALVESTON * FOREST COVE SECTON HOMEOWNERS ASSOC.'S GUDELNES FOR SUBMTTNG CONSTRUCTON PLANS POLCY THE STATE OF TEXAS * * KNOW ALL PERSONS BY TESE PRESENTS: COUNTY OF GALVESTON * WHEREAS, Forest Cove Secton Homeowners

More information

OFFICES TO LET OLD HALL FARMHOUSE WHITESTITCH LANE, MERIDEN

OFFICES TO LET OLD HALL FARMHOUSE WHITESTITCH LANE, MERIDEN PACKINGTON ESTATE ENTERPRISES LIMITED Packngton Hall, Merden, Warwckshre CV7 7HF Telephone 01676 522020 Facsmle 01676 523399 AGRICULTURAL, SPORTING AND COMMERCIAL PROPERTY OFFICES TO LET OLD HALL FARMHOUSE

More information

What is the impact of non-contributory pensions on poverty? Estimates from Brazil and South Africa

What is the impact of non-contributory pensions on poverty? Estimates from Brazil and South Africa What s the mpact of non-contrbutory pensons on poverty? Estmates from Brazl and South Afrca Armando Barrentos * Insttute for Development Polcy and Management, Unversty of Manchester Harold Hankns Buldng,

More information

A l p i n e P l a n n i n g, L L C P.O. Box 654 Ridgway, CO mail.com

A l p i n e P l a n n i n g, L L C P.O. Box 654 Ridgway, CO mail.com A l p n e P l a n n n g, L L C P.O. Box 654 Rdgway, CO 81432 970.964.7927 alpneplannngllc@g mal.com December 1, 2017 Mountan Vllage Town Councl & Desgn Revew Board 455 Mountan Vllage Blvd., Ste. A Mountan

More information

Development Economics and Public Policy WORKING PAPER SERIES

Development Economics and Public Policy WORKING PAPER SERIES Development Economcs and Publc Polcy WORKING PAPER SERIES Paper No. 1 What s the mpact of noncontrbutory pensons on poverty? Estmates from Brazl and South Afrca Armando Barrentos IDPM, Unversty of Manchester

More information

The Application of Intelligent Techniques for Massreal Estate Appraisal

The Application of Intelligent Techniques for Massreal Estate Appraisal Kuburæ, M. Ærovæ, G.: The Applcaton of Intellgent Technques, Geod. lst 2012, 1, 39 58 39 UDK 528.4:347.214.2:332.74:510.6:519.86 Struèn èlanak The Applcaton of Intellgent Technques for Massreal Estate

More information

q q DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR CANDLEWOOD SUBDIVISION SECTION I PHASES 3-E AND 3-F

q q DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR CANDLEWOOD SUBDIVISION SECTION I PHASES 3-E AND 3-F q q STATE OF SOUTH CAROLNA COUNTY OF SPARTANBURG DEE-2011-28572 Recorded 4 Pages on 8/16/2011 11 :30:05 AM Recordng Fee: $10.00 Documentary Stamps: $0.00 Offce of Regster of Deeds, Spartanburg, S.C. Dorothy!"#$%&'()*+,-./

More information

ORDINANCE NO

ORDINANCE NO ORDINANCE NO. 010-18 AN ORDINANCE OF THE CITY OF ORT ORCHARD, WASHINGTON, ADOTING MINOR REVISIONS AND CORRECTIONS TO TITLE 20 OF THE ORT ORCHARD MUNICIAL CODE; ROVIDING FOR SEVERABILITY AND CORRECTIONS;

More information

2.1 Motion to Confirm Agenda THAT the agenda for the Committee of Adjustment meeting of July 20, 2016 be confirmed.

2.1 Motion to Confirm Agenda THAT the agenda for the Committee of Adjustment meeting of July 20, 2016 be confirmed. The Corporaton of the County of Prnce Edward Agenda Commttee of Adjustment July 20, 2016 @ 6:30p.m. Councl Chambers, Shre Hall Ths meetng wll be lve streamed, recorded and avalable on the nternet by vstng

More information

ORDINANCE NO

ORDINANCE NO ORDNANCE NO. 046-17 AN ORDNANCE OF THE CTY OF PORT ORCHARD, WASHNGTON, ESTABLSHNG A MXED-USE PLOT PROGRAM AND DEVELOPMENT REGULATONS, PROVDNG FOR SEVERABLTY AND PUBLCATON; AND SETTNG AN EFFECTVE DATE.

More information

The Effect of HVTLs on Property Values: An Event Study

The Effect of HVTLs on Property Values: An Event Study Effect of HVTLs on Property Value 1 INTERNATIONAL REAL ESTATE REVI The Effect of HVTLs on Property Values: An Event Study Charles Thomas Black Swan Realty Advsors, 14 Monarch Bay Plaza, Sute 293, Monarch

More information

Authors' copies of Sensors & Transducers journal and articles published in it are for personal use only.

Authors' copies of Sensors & Transducers journal and articles published in it are for personal use only. Copyrght 2013 IFSA Publshng. All rghts reserved. Ths journal and the ndvdual contrbutons n t are protected under copyrght by IFSA Publshng, and the followng terms and condtons apply to ther use: Photocopyng:

More information

CITY OF DELAND, FLORIDA REQUEST FOR COMMISSION ACTION. FEBRUARY 15, 2016 Attachments: X] Ordinance X ] Staff Report ] Location Map.

CITY OF DELAND, FLORIDA REQUEST FOR COMMISSION ACTION. FEBRUARY 15, 2016 Attachments: X] Ordinance X ] Staff Report ] Location Map. Department: Plannng Subject: A- 6-0; Abandonment of Rght-of- Way Located Wthn a Porton Co. Plat X of the Blue Lake Celery CITY OF DELAND, FLORIDA REQUEST FOR COMMISSION ACTION FEBRUARY 5, 206 Attachments:

More information

The Municipality of Thames Centre hereby gives NOTICE OF A PUBLIC MEETING in the matter of Section 51 of the Planning Act RSO, 1990, c. p.

The Municipality of Thames Centre hereby gives NOTICE OF A PUBLIC MEETING in the matter of Section 51 of the Planning Act RSO, 1990, c. p. 111'. The Muncpalty of Thames Centre hereby gves NOTCE OF A PUBLC MEETNG n the matter of Secton 51 of the Plannng Act RSO, 1990, c. p. 13 n Consderaton of a Proposed Plan of Subdvson N THE MATTER OF an

More information

Weinberg v Sultan 2016 NY Slip Op 30272(U) February 10, 2016 Supreme Court, New York County Docket Number: /2013 Judge: Cynthia S.

Weinberg v Sultan 2016 NY Slip Op 30272(U) February 10, 2016 Supreme Court, New York County Docket Number: /2013 Judge: Cynthia S. Wenberg v Sultan 2016 NY Slp Op 30272(U) February 10, 2016 Supreme Court, New York County Docket Number: 652273/2013 Judge: Cyntha S. Kern Cases posted wth a "30000" dentfer,.e., 2013 NY Slp Op 30001(U),

More information

AGENDA ITEM 1 O Consent Item. Acceptance of an Irrevocable Offer of Dedication for a portion of the future Bass Lake Hills Park and Ride.

AGENDA ITEM 1 O Consent Item. Acceptance of an Irrevocable Offer of Dedication for a portion of the future Bass Lake Hills Park and Ride. AGENDA TEM 1 O Consent tem MEMORANDUM DATE: Aprl 5, 2018 TO: FROM: SUBJECT: El Dorado County Transt Authorty Mndy Jackson, Executve Drector Acceptance of an rrevocable Offer of Dedcaton for a porton of

More information

CUMBERLAND TOWNSHIP PENNSYLVANIA GREENE COUNTY I ZONING ORDINANCE

CUMBERLAND TOWNSHIP PENNSYLVANIA GREENE COUNTY I ZONING ORDINANCE CUMBERLAND TOWNSHP GREENE COUNTY PENNSYLVANA ZONNG ORDNANCE ... TABLE OF CONTENTS PART 1 GENERAL PROVSONS A. Prelmnary Provsons: 101 Short Ttle 102 Communty Development Objectves 103 nterpretaton 104 Severablty

More information

TREE FARM MPUD MIXED-USE PLANNED UNIT DEVELOPMENT

TREE FARM MPUD MIXED-USE PLANNED UNIT DEVELOPMENT TREE FARM MPUD A MXED-USE PLANNED UNT DEVELOPMENT REGULATONS AND SUPPORTNG MASTER PLAN GOVERNNG THE TREE FARM MPUD, A PLANNED UNT DEVELOPMENT PURSUANT TO PROVSONS OF THE COLLER COUNTY LAND DEVELOPMENT

More information

BROWARD COMMUNITY COLLEGE

BROWARD COMMUNITY COLLEGE BROWARD COMMUNTY COLLEGE We keep you thnkng. Offce of the presdent To: From: Date: Place: Members of the Board of Trustees J. Davd Armstrong Jr., Presdent December 3, 2008 Regular Meetng of the Board of

More information

, 703, 713, 714, 732

, 703, 713, 714, 732 2664 9-18-2018 9-28-2018 801 2668 12-04-2018 3-22-2019 702, 703, 713, 714, 732 2669 12-04-2018 3-22-2019 102, 200, 300, 402, 409, 412, 414, 437, 440, 602, 603, 704, 709, 801 2670 12-04-2018 3-22-2019 302

More information

THIRD AMENDMENT TO THE MASTER DEED FOR UBER 355 PAGE 712 CONDOMINIUM HOMES OF NORTHBAY POINTE. THIS INSTRUMENT OF AMENDMENT to the Master Deed for

THIRD AMENDMENT TO THE MASTER DEED FOR UBER 355 PAGE 712 CONDOMINIUM HOMES OF NORTHBAY POINTE. THIS INSTRUMENT OF AMENDMENT to the Master Deed for ~- :;. ~ THRD AMENDMENT TO THE MASTER DEED FOR UBER 355 PAGE 712 CONDOMNUM HOMES OF NORTHBAY PONTE THS NSTRUMENT OF AMENDMENT to the Master Deed for -_.; -.: ~--... -.~... f ' {! \... j l j r \. ) ' CONDOMNUM

More information

? 1" Q. UCEN 'E AG~EtlENT

? 1 Q. UCEN 'E AG~EtlENT 26042 051968 2? 1" Q UCEN 'E AGEtlENT b/j/8f 943067 TEXAS UTlTES ELECTRC COMPANY (herenafter called Ucensor), hereby grants permsson to Parker College of Chropractc (herenafter called Ucensee) to use the

More information

HILLIARD AVE. MLS# Karnes/CPE: Loopnet:

HILLIARD AVE. MLS# Karnes/CPE: Loopnet: Downtown Ashevlle Land FOR SALE or JOINT VENTURE on Prme Corner Zoned CBD (828) 665-9085 WhtneyCRE.com 357 Hllard Avenue, Ashevlle, NC 28801 Corner Lot at Hllard and Clngman Avenues s Surrounded by Sold

More information

I I I ARCHAEOLOGICAL ASSESSMENT I I I "BETHANIA" POTTS POINT. June WendyThorp

I I I ARCHAEOLOGICAL ASSESSMENT I I I BETHANIA POTTS POINT. June WendyThorp ARCHAEOLOGCAL ASSESSMENT "BETHANA" POTTS PONT June 1997 WendyThorp -r Archaeologcal Assessment CONTENTS OF THE REPORT 1.0 Precs of the Report.... 2.0 Parameters of the nvestgaton 2.1 The Ste...... 2.2

More information

DECLARATION OF UNIT OWNERSHIP ESTATES FOR COLONY COVE INDEX DEFINITIONS... 2 DESCRIPTION OF IMPROVEMENTS... 6 TOWNHOME OWNERSHIP 6

DECLARATION OF UNIT OWNERSHIP ESTATES FOR COLONY COVE INDEX DEFINITIONS... 2 DESCRIPTION OF IMPROVEMENTS... 6 TOWNHOME OWNERSHIP 6 DECLARATON OF UNT OWNERSHP ESTATES FOR COLONY COVE NDEX PAGE NO. ARTCLE. ARTCLE. ARTCLE. ARTCLE V. ARTCLE V. ARTCLE V. ARTCLE V. ARTCLE V. DEFNTONS............................................ 2 DESCRPTON

More information

Development Site has 3,100 LF of River Frontage, 8.3 Miles to Downtown SITE. Moffitt Branch Road. Tunnel Road

Development Site has 3,100 LF of River Frontage, 8.3 Miles to Downtown SITE. Moffitt Branch Road. Tunnel Road 31 ACRES FOR RESIDENTIAL PROXIMITY TO US 70 / I-40 EAST ASHEVILLE, NC (828) 665-9085 WhtneyCRE.com 423 Mofftt Rd, Ashevlle, NC 28805 Development Ste has 3,100 LF of Rver Frontage, 8.3 Mles to Downtown

More information

VALUATION ANALYSIS DATE OF VALUATION. October 11, Commonwealth of Massachusetts Division of Fisheries & Wildlife. Town of Ipswich PREPARED BY

VALUATION ANALYSIS DATE OF VALUATION. October 11, Commonwealth of Massachusetts Division of Fisheries & Wildlife. Town of Ipswich PREPARED BY NARRATIVE APPRAISAL REPORT AND VALUATION ANALYSIS PROPERTY Pony Express Farm 128.94 Acre Property Candlewood Road, Essex Road, Chebacco Road Ipswch, Massachusetts PROPERTY OWNER Pony Express Farms Inc.,

More information

CITY OF AURORA *0125K TOWN OF BENNETT K 12/17/2010 :,;,., 12/17/2010. HUC~ "' '" (:l. Kiowa "" " 1i; ~ J3 ELBERT COUNTY

CITY OF AURORA *0125K TOWN OF BENNETT K 12/17/2010 :,;,., 12/17/2010. HUC~ ' ' (:l. Kiowa   1i; ~ J3 ELBERT COUNTY TY OF GLENDALE 8247 TYOF AURORA TY OF 82 HLLS VLLAGE *5K 81 3 TY OF SHERDA N 818 TY OF *55K *SK Second *8K reek *85K TY OF AURORA 82 *125K BENNETT 83 HU8 11912 Mddle South Platte- Sterlng ADAMS OUNTY BOW

More information

AND SUBDIVISION OF LAND, REGULATING SALE

AND SUBDIVISION OF LAND, REGULATING SALE ORDNANCE NO. 1-86 AN ORDNANCE REGULATNG THE SUBDVSON OF LAND AND LAND DEVELOPMENT N TEE TOWNSHP OF PACKER, PROVDNG FOR THE PREPARATON OF PRELMNARY AND FNAL PLANS FOR SUCH PURPOSES REQURNG CERTAN MPROVEMENTS

More information

THE INSTITUTE OF CHARTERED ACCOUNTANTS OF INDIA (ICAI)

THE INSTITUTE OF CHARTERED ACCOUNTANTS OF INDIA (ICAI) THE INSTITUTE OF CHARTERED ACCOUNTANTS OF INDIA (ICAI) EXPRESSION OF INTEREST FOR PURCHASE OF LAND / BUILDING / PREMISES AT THANE FOR INSTITUTIONAL PURPOSES THE INSTITUTE OF CHARTERED ACCOUNTANTS OF INDIA

More information

I.2ESOTO CITY COUNCIL AGENDA

I.2ESOTO CITY COUNCIL AGENDA 0-2- 4 PUBLC HEARNGS E..2ESOTO CTY COUNCL AGENDA MANAGEMENT REPORT AGENDA TEM: CONDUCT THE FRST ANNEXATON PUBLC HEARNG TO CONSDER A PETTON FROM US REAL ESTATE LP ASKNG THE CTY OF DESOTO TO ANNEX A 3. ACRE

More information

The industrial legacy of the river has brought about

The industrial legacy of the river has brought about Protectng a Natural Legacy: Scenc Hudson, Inc. and the Hudson Rver Valley Seth McKee ts From source at Lake Tear of the Clouds n the Adrondack Mountans of upper New York State, the Hudson Rver flows over

More information

Chapter 135. Ths Ordinance shall be known and cited as the "Snow Shoe Township Zoning Ordinance."

Chapter 135. Ths Ordinance shall be known and cited as the Snow Shoe Township Zoning Ordinance. SNOW SHOE TOWNSHP ZONTNG ORDNANCE Chapter 135 5135-1 SHORT TTLE AND PURPOSES. 100 101 Ths Ordnance shall be known and cted as the "Snow Shoe Townshp Zonng Ordnance." The ntent of ths Ordnance s to establsh

More information

Medical Office Investment. Well-Established Practice in East Asheville at I-40 and US74

Medical Office Investment. Well-Established Practice in East Asheville at I-40 and US74 Medcal Investment Long-Term Lee to Park Rdge Health I INVESTMENT (828) 665-9085 WhtneyCRE.com 333 Ghes Creek Road, Ashevlle, NC 28803 Well-Establshed Practce n Et Ashevlle at I-40 and US74 16,363 SF on

More information

On Cul-de-Sac Lot at the Top of Premier Class A Office Park. SITE i. All utilities contiguous to or on site Zoning allows for use flexibility

On Cul-de-Sac Lot at the Top of Premier Class A Office Park. SITE i. All utilities contiguous to or on site Zoning allows for use flexibility 1.92 Acres Rdgefeld Busness Center I-26, Ext, Ashevlle (828) 665-9085 WhtneyCRE.com 2500 Heart Drve, Ashevlle, NC 28806 On Cul-de-Sac Lot at the Top of Premer Class A Offce Park Rdgefeld Blvd $379,900

More information

977303' DECLARATION OP CONDOMINIUM OF PARKWAY 103 CONDOMINIUM 103rd and Nall Overland Park, Kansas. MADE this 2tr..22day of January, 1974, by

977303' DECLARATION OP CONDOMINIUM OF PARKWAY 103 CONDOMINIUM 103rd and Nall Overland Park, Kansas. MADE this 2tr..22day of January, 1974, by -or., PLED 9 NS. OtAHE, KAN= 977303' DECLARATON OP CONDOMNUM OF PARKWAY 03 CONDOMNUM 03rd and Nall Overland Park, Kansas 4- MADE ths 2tr..22day of January, 974, by LAW OFF C! ANDERSON. GRANGER AND NAGELS.CAPTOL

More information

The neighbor is king: Customer discrimination in the housing market

The neighbor is king: Customer discrimination in the housing market Te negbor s kng: Customer dscrmnaton n te ousng market Perre-Plppe Combes y Bruno Decreuse z Benoît Scmutz x Alan Trannoy { June 200 Abstract Ts paper provdes a way to detect customer-based dscrmnaton

More information

Forest City Industrial/Distribution. 111,128 SF Warehouse & Office Space. 486, 490 Vance Street, Forest City, NC 28043

Forest City Industrial/Distribution. 111,128 SF Warehouse & Office Space. 486, 490 Vance Street, Forest City, NC 28043 (828) 665-9085 WhtneyCRE.com Forest Cty Industral/Dstrbuton 111,128 SF Warehouse Offce Space, Vance Street, Forest Cty, NC 28043 I Industral Sale or Lease Multple Sale Lease Optons For Adjacent Industral

More information

D NONE (No reportable positions.)

D NONE (No reportable positions.) Hnojosa, Rcardo H. Report Requred by lhe Ethcs AOJO n Gol'crmnent Act of 1978 Rev. 1!20JO FOR CALENDAR YEAR 2009 {5 U.S.C. app. 101-/llj 1. Person Reportng Uast name, frs.t. mddle ntal) Court or Organzaton

More information

City of Ruston Zoning Ordinance

City of Ruston Zoning Ordinance Cty of Ruston Zonng Ordnance Effectve November 5, 202 Amended August, 206 clearzonng Clear and connected www.clearzonng.com (Intentonally Blank) Formattng, organzaton, graphcs & desgn 202 Clearzonng, Inc.

More information

Forest City Industrial/Distribution. 111,128 SF Warehouse & Office Space. 486, 490 Vance Street, Forest City, NC 28043

Forest City Industrial/Distribution. 111,128 SF Warehouse & Office Space. 486, 490 Vance Street, Forest City, NC 28043 (828) 665-9085 WhtneyCRE.com Forest Cty Industral/Dstrbuton 111,128 SF Warehouse Offce Space, Vance Street, Forest Cty, NC 28043 I Industral Sale or Lease Multple Sale Lease Optons For Adjacent Industral

More information

ORDINANCE NO

ORDINANCE NO ORDINANCE NO. 2016-3 4 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, ESTABLISHING THE ORANGE BLOSSOM GROVES COMMUNITY DEVELOPMENT DISTRICT LOCATED IN UNINCORPORATED COLLIER

More information

NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF DES MOINES, IOWA, AND SITTING AS THE LOCAL BOARD OF HEALTH:

NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF DES MOINES, IOWA, AND SITTING AS THE LOCAL BOARD OF HEALTH: * Roll Call Number Agenda tem Number B.D.H..~.J.H Date...M~X~h)~)QQ!... WHEREAS the property located at 2018 E. 40th Court Des Mones owa was nspected by representatves of the Cty of Des Mones who determned

More information

PLANNING COMMISSION APPLICATION

PLANNING COMMISSION APPLICATION PLANNNG COMMSSON APPLCATON City of Fairlawn, Ohio 3487 S. Smith Road Fairlawn, OH 44333 3366895 Fax: 336689546 Email: bldg_zoning@ci. fairlawn.oh.us www.citvoffairlawn.com Date: December 23, 213 The undersigned

More information

RESOLUTION NO PASSED by the City Council this 22nd day of April ATTEST: W ody Edvalson, Pro Tern City Clerk APPROVED AS TO FORM:

RESOLUTION NO PASSED by the City Council this 22nd day of April ATTEST: W ody Edvalson, Pro Tern City Clerk APPROVED AS TO FORM: RESOLUTION NO. 1098 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BONNEY LAKE, PIERCE COUNTY, WASHINGTON, AUTHORIZING AN INTERLOCAL AGREEMENT AND EASEMENTS FOR STORMWATER AND WELLHOUSE WITH SUMNER SCHOOL

More information