Hedonic pricing approach to estimate flood damage in. Tokyo Metropolitan Area
|
|
- Helena Douglas
- 6 years ago
- Views:
Transcription
1 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 wth regard to napproprate selecton of flood rsk varables and omtted varable bas n estmatng flood damage. In ths paper, we estmate a Hedonc land prce model by employng two-step procedures to correct the omtted varable bas on flood hazard. The flood rsk s estmated to lower the land prce by 10.24% and the flood damage s estmated to be 1,200,000 yen/m2. Ths estmate s farly large compared wth the estmate by Tokyo Metropoltan Government, whch ndcates that the ndrect damage cost s lkely to be much hgher than the drect damage cost. Keywords: Flood hazard, Perceved externalty, Hedonc approach, Self-selecton bas JEL: Q51, Q54 1
2 1. Introducton Recent studes report that future clmate change s lkely to brng ncreased frequency of natural dsaster ncludng floodng events (Parry et al. (2007)). Thus, much attenton has been pad to adaptaton polcy aganst floodng such as the constructon of levee and dam and the extenson of the capacty of sewage system to reduce flood damage. In order to mplement cost effectve polcy, the cost and beneft of the polcy measures should be examned. Prevous studes analyze Hedonc model to estmate perceved cost of flood damage usng a varable representng flood hazard, such as nformaton on Specal Flood Hazard Areas provded by the Federal Emergency Management Agency (Hallstrom and Smth (2005)), mappng data of floodplans that would flood n a 100-year flood event (Bn and Polasky (2004)) and so on, and fnd that flood hazard reduce land prce. However, concerns about omtted varable bas and/or seemng correlaton on a flood hazard varable exst n prevous studes. For example, flood hazard s affected by not only clmate n the area n queston but also development of nfrastructure such as constructon of levee and dam, network of sewage system, geographc characterstcs, whch are also lkely to nfluence the land prce. If some of these factors are omtted n the analyss, the estmaton on the varable representng flood hazard s based. The purpose of ths study s to estmate Hedonc land prce model correctng the bas due to omtted varable and to explore how flood hazard s valued. Our man fndng s that the estmaton wthout correcton of the bas underestmates the value of flood hazard. Secton 2 descrbes the model and the data and Secton 3 reports estmaton results. Fnely, concludng remarks are summarzed n Secton Estmaton model and data 2.1 Estmaton model (Hedonc Land Prce Model) Followng the standard hedonc prcng approach, we formulate the Hedonc Land Prce model as follows: ln LP = α + X β + γdrsk + u (1) where LP, X,, DRsk, and u denote land prce, a vector of the attrbutes such as the elevaton, the dstance to the nearest staton, value of floor-to-area rato (FAR) regulaton, etc., flood rsk dummy and error term of the ste, respectvely. The varables used n ths 2
3 model are defned n Table 1. [Insert Table 1] DsStaton and Tme are used as the proxes of the transportaton cost. Thus, the more DsStaton and Tme are expected to lower the land prce. FAR, BLR and Fre capture strength of the regulatory varables. The hgher values, weaker regulaton, are expected to rase the land prce due to hgher land productvty. Elevaton s expected to capture the effect of the amenty on the land prce. The hgher elevaton and the shorter dstance are expected to ncrease the resdent s utlty because of good vew and better amenty. The zonng dummes are expected to capture how the land-use regulatons affect the land productvty. Tokyo 23 specal ward dummes (W) are expected to capture regon specfc effect such as the dfference n the polcy and publc servces among 23 local authortes. Ralway lne dummes (R) are expected to capture the characterstc of the area such as the accessblty to the popular shoppng area; the ralway lne whch accesses to popular shoppng area are convenent s lkely to rase the land prce of the area where the lne s used. The flood rsk dummy, DRsk, s constructed based on the flood hazard map made by the local governments as s explaned n the data secton. The dummy s equal to one, f the ste n queston s located n the area desgnated as one exposed to the flood rsk, otherwse zero. If the ste s located n the hazardous area, ts land prce s expected to decrease, whch means the negatve parameter of the flood rsk dummy. We should note that flood rsk dummy varable cannot be treated as exogenous, because some unobservable attrbutes of a ste are lkely to affect not only ts land prce as well as the flood hazard at the ste n queston. For example, whle the constructon of the levee along the nearest rver s lkely to reduce the flood hazard, t s also lkely to lower the land prce because of bad landscape. If ths s the case, the perceved damage of flood could be estmated wth bas, whch s a type of omtted varable bas. In order to correct for a self-selecton bas due to the omtted varables n estmaton of equaton (1), we use the two-step procedure suggested by Lee and Trost (1978) and Barnow et al. (1981). Rsk = δ + Y θ + (2) e ln LP = α + X β + γprsk + u, (3) where PRsk = Prob(DRsk = 1 Y ) = 1 Φ( δ θy ) (4) 3
4 In the frst step, we construct the model to determne the flood hazard, whch s expressed n equaton (2), usng the probt model and calculate the predcted probablty, PRsk, of the ste to be ncluded n the flood hazard area, whch s expressed n equaton (4). In the second step, after replacng DRsk n equaton (1) wth PRsk, we estmate equaton (3) by lnear least squares. (Flood Hazard Model) We apply the probt model to determnant of the flood hazard. Whether the ste s ncluded n the hazardous area depends on the degree of the flood rsk of the ste, Rsk, whch s specfed as follows: ln LP = α + X β + γprsk + u (3) where e s normally dstrbuted wth mean 0 and standard devaton of 1, and we denote Y as a vector of the attrbutes of the ste such as the elevaton of the ste, the straght-lne dstance between the ste and the nearest rver and 23 specal ward (admnstratve dstrct n Tokyo) dummes. The varables used n ths model are defned n Table 1. In ths model, we expect that DsRver, Snk and Tokyo 23 specal ward dummes (W) are determnants of the flood hazard. The flood hazard s lkely to be ncreased, as the ste s closer to the rver. Thus, the coeffcent of DsRver s expected to be negatve. Tokyo 23 specal ward dummes are expected to capture the regonal specfc effect on the flood hazard. Snk s defned as the mnmum value of the elevatons of the representatve ponts n grds surroundng the ste mnus Elevaton. As s shown n Fgure 1, the grd where ste locates are surrounded by eght grds (Grd 1 to Grd 8). SSSS = mn EEEEEEEEE n, EEEEEEEEE, where n = 1, 2, 8 If Snk s postve, whch means mnmum value of the elevatons of the representatve ponts n surroundng grds s larger than the elevaton of ste, ste locates n the bottom of the snk. As the results, the floodng water s lkely to be backed up at ste. On the other hand, f Snk s negatve, ste does not locate at the bottom of the snk and the floodng water s not lkely to be backed up. Therefore, the parameter on Snk s expected to be postve. It should be noted that Snk s expected to affect the flood hazard but not the land prce, though the elevaton s lkely to affect the land prce. Thus, Snk s expected to be an nstrumental varable. 1 Wthout loss of generalty, we normalze =1. 4
5 In practce, Rsk s unobservable but whether ste s n the hazardous area s observable. Thus the followng relaton s consdered to be held: DRsk=1 f Rsk>0 DRsk=0 otherwse Gven ths specfcaton, the probablty that the ste s ncluded n the flood hazard area s gven by: PRsk = Prob(DRsk = 1 Y ) = 1 Φ( δ θy ) (4) where Φ denotes the cumulatve normal functon. It should be noted that we consder the mnmum value among elevatons of the surroundng stes mnus the elevaton of the ste as an nstrumental varable n equaton (3). Because the elevaton of the ste s lke to affect the land prce, snce the ste wth the hgher elevaton s lkely to have a good vew. However, the dfference between the maxmum value among elevatons of the surroundng stes and the elevaton of the ste n queston rather than the elevaton of the ste n queston s lkely to affect the flood hazard. For example, f the maxmum value mnus the elevaton of the ste n queston s negatve, the ste s lkely to face less flood hazard. On the other hand, t s lkely to face more flood hazard, f t s postve. 2.2 Data We construct the flood rsk dummy based on the flood hazard map publshed by the Tokyo Metropoltan Government n (Fg 2) The rsk nformaton on the hazard maps s derved from the result of flood smulaton on the assumpton of the equvalent heavy ran under the Toka Flood Dsaster 2 n September, Durng September 11-12, 2000, a heavy storm by the typhoon attacked the Toka area of Japan, the metropoltan area of Nagoya, and resulted n one of the most severe flood dsasters n Japan. Ths has been wdely studed n varous academc felds as a model megalopoltan flood. (Zha & Sato(2002))- The maxmum amount of ranfall per hour and the maxmum daly ranfall n Nagoya were 97 mm and 428 mm respectvely. The maxmum daly ranfall was two tmes as average monthly ranfall. The Shnkawa and the Shona Rvers burst ther banks and submerged many offce buldngs, subway statons and neghborng houses. (Takao, et al (2002)) Thus, total economc loss was 270 bllon yen (approxmately 32 bllon US dollar) caused by overflow, blackout, transportaton and dstrbuton stops. 5
6 We used offcal land prce 3 reported by Mnstry of Land, Infrastructure, Transport and Toursm (MLIT, hereafter) n The data set of the offcal land prce provded by MLIT ncludes not only land prce but also the attrbutes of the ste address, land shape, land-use zonng, accessblty to the gas, water and sewerage utltes, the name of the nearest staton, the dstance from t, lot percentage regulaton, floor-to area rato regulaton and so on. All the attrbutes we used n our regresson are lsted n Table 1. The objectve area are 19 specal wards of 23, excludng Sumda, Arakawa, Katsushka and Shbuya whose hazard maps are not avalable on the nternet web ste. We plot the locaton of 1516 stes on Fg 3. We collected the nformaton on accessblty to the nearest central busness dstrcts (CBDs), elevaton and dstance to the nearest rver. The CBDs of Tokyo metropoltan area are often defned as some gateway statons of JR Yamanote loop lne 4. The accessblty to CBD s measured as the tme dstance from the nearest staton of the subway, the prvate or the other JR lne to Shnjuku, Ikebukuro, Tokyo, Shnagawa or other termnal statons whch connect to the Yamanote loop lne. We calculated the tme dstance n September 2009 usng the Yahoo! route search ( 5. Table 2 shows the summary statstcs. The mean and maxmum values of Snk ndex are -1.34m and 0.81m, respectvely, whch means that most of stes are not the bottom of snk of surroundng 8 grds. [Insert Table 2] 3. Estmaton results (Flood Hazard Model) Man estmaton results are reported n Table 3. 3 The offcal land prce s land prce apprased by Land Apprasal Commttee under MLIT. Snce t s dffcult to obtan transacton land prce data n Japan, the offcal land prce s wdely used for the analyss of hedonc land prce functon n Japan (for example, Nakagawa et al. (2009)). It s well known that ths prce s correlated wth the transacton land prce. Detaled nformaton on the offcal land prce s avalable at 4 The Yamanote Lne s Tokyo's most mportant tran lne whch connects major gateway statons to CBD, such as Shnjuku, Tokyo, Shbuya and so on. A trp around the whole crcle takes approxmately one hour. (japan-gude.com( 5 When names of a departure staton and an arrval staton are entered, the Yahoo! Route search shows route, fare, travel tme by tran between these statons and so on. 6
7 [Insert Table 3] The parameter on DsRver s sgnfcant wth a negatve sgn, whch means that the hgher flood hazard rsk s, the closer the ste s from a rver. The parameter on Snk s also sgnfcant wth a postve sgn, whch means that the ste locates further from the bottom of the snk wth hgher Snk and face lower rsk of flood hazard. (Hedonc Land Prce Model) In ths study, we estmate Hedonc Land Prce Model not only by two stage procedure, equaton (2) and (3), but also by least square method, equaton (1) for comparson. Man estmaton results are reported n Table 4. The model 1 s the basc model. We added cross terms between the flood rsk and strength of the regulatory varables n the model 2 and 3 as the flood damage mght be larger f the total floor space sze s larger. As the result of a Sargan test, the equaton s completely dentfed. The Hausman test for endogenety rejects the null hypothess that the dummy varable of flood hazard s an exogenous varable. [Insert Table 4] The parameter on flood hazard s sgnfcant wth a postve sgn n the case of two stage procedure, whch means that hgher rsk of flood hazard reduces land prce. On the other hand, the parameter on flood hazard s nsgnfcant n the case of OLS. The parameter on flood hazard s negatve, but s nsgnfcant n the model 2. However, the parameter on cross term between FAR and flood rsk s sgnfcant wth negatve sgn. Ths means that the flood damage s larger where FAR s larger. Usng the mean value of land prce, we derved the flood damage effect on land prce. Table 5 shows the reducton rate of land prce wth flood hazard area s % n the model 2. Both parameters on flood rsk and cross term between flood rsk and heght are sgnfcant wth negatve sgns. Ths means that people who lve or work on upper floor also suffer from flood. As n the case of model 2, we calculated the average reducton of land prce by flood rsk s % (Table 5). The other varables are sgnfcant wth expected sgn. Elevaton, Lot Sze and FAR have a postve sgn. Ths ndcates that the hgher the elevaton of a ste s, the larger the lot sze s or the weaker the regulaton s, the hgher the land prce s. Ths s because the ste wth hgher elevaton has a better vew and the land productvty of the ste wth larger lot sze and weaker regulaton s hgher due to more effcent land use. On the other 7
8 hand, DsStaton and Tme have a negatve sgn. Ths ndcate that the closer the ste s from the nearest staton or the closer the nearest staton s from Yamanote lne, the hgher the land prce s. Ths s because of hgher transportaton costs. Usng the estmated parameter on Flood Hazard and the equaton (1), we estmate how the land market values zero rsk of flood hazard as follows. land prce of the ste wth zero rsk V = land prce of the ste wth flood hazard = (e γ 1) 100 = (e ) 100 = (%) From the above calculaton, the flood rsk s estmated to lower the land prce by 10.24% whch ndcates that the average reducton n land prce s 143,946 yen/m 2 (approxmately 1,137 Euro), usng means of the observatons locatng n flood hazard area. Fnally, from the above dscusson, we would lke to estmate the perceved flood damage cost. The present value of the expected flood damage should be equal to reducton n the land prce, f the land owner s rsk neutral. Therefore, the followng equaton holds by gnorng the present value of the flood damage after hundred years. 100 (Reducton n Land Prce) = d(1 d)99 D (1 + ρ) t t=0 where d, D and ρ denote probablty of occurrence of the Toka Flood Dsaster n each year, perceved flood damage and dscount rate. It should be noted that d s equal to , snce the flood rsk nformaton on the hazard maps are calculated under the assumpton of the Toka Flood Dsaster whch s expected to occur once n every 100 years. D = (Reducton n Land Prce) = 1,196,209 From the above equaton and estmated average land prce reducton, the average flood damage s estmated to be 1,196,209 yen/m 2 (approxmately 9,446 Euro/m 2 ), when we use 3% for the assumpton of the dscount rate, whch s often used the calculaton of present value n the context of long term envronmental ssues such as global warmng. Tokyo Metropoltan government estmated that the flood damage could be 50,000 yen/m 2 n 2007 based on the smulaton of the physcal damage. However, although the 6 d meets the followng equaton; 0.01=100C1*d*(1-d) 99. 8
9 complete recovery tme could be long n the case of the large scale dsaster, t dd not nclude the ndrect damage such as loss of lfe, loss of the proft whch the companes would earn, f the flood dd not occur, long term mental damage, and so on. Thus, the estmates employed by the government could be farly low. We note that we may underestmate the land prce reducton caused by the flood damage f the people expect the government to mplement any balout polcy when severe dsaster. 4. Concluson Future clmate change s lkely to brng ncreased frequency of natural dsaster ncludng floodng events. Thus, much attenton has been pad to adaptaton polcy aganst floodng. From the perspectve of the cost effectve polcy, estmaton of the beneft of reducton n the flood damage s an mportant research topc. However, prevous studes suffer from the concern on the omtted varable bas n estmatng flood damage. We estmate Hedonc land prce model by employng two step procedures to correct ths bas on flood hazard and we fnd that the prevous studes are lkely to underestmate the perceved flood damage. The flood rsk s estmated to lower the land prce by 10.24% whch reduces 143,946 yen/m 2 (approxmately 1,137 Euro) on average and the perceved flood damage s estmated to be 1,196,209 yen/m 2 (approxmately 9,446 Euro/m 2 ). Ths estmate s farly larger than the estmate by Tokyo metropoltan government, whch ndcates that the ndrect damage cost s lkely to be much hgher than the drect damage cost (cost estmaton based on the physcal damage). 9
10 Fg 1 Snk ndex of ste Grd 1 Grd 2 Grd 3 Elevaton 1, Grd 4 Ste Elevaton 3, Grd 5 Observaton pont 50m Grd6 Grd 7 Grd 8 50m 10
11 Fg 2 The Flood Hazard Map publshed by the Tokyo Metropoltan Government Tokyo 23 specal wards Shnjuku staton area Tsukj area 11
12 Fg stes used for estmatons 12
13 Table 1 Defnton of Varables and data source Flood Land Prce Varables Defnton Data Source Hazard Hedonc Model Model Eq. (2) Eq. (3) Land General LP Land prce n January 1 st, 2009 of Informaton System ste (Yen /m 2 ) ( No Yes Flood hazard dummy: Equal to DRsk one, f the ste s located n the area desgnated as one exposed Flood Hazard map Yes No to the flood rsk, otherwse zero. Lot sze Lot sze of ste (m 2 ) Land General Informaton System No Yes DsStaton Dstance from ste to the Land General nearest ralway staton (m) Informaton System No Yes Tme dstance from the nearest Tme staton of ste to the Yahoo! Route search No Yes Yamanote lne (mnute) Fre Fre protecton dstrct dummy: Equal to one, f the ste s Land General located n the fre protecton Informaton System No Yes dstrct, otherwse zero. Floor-to-area rato regulaton FAR appled to ste (%): Upper lmt Land General of total floor space area per unt Informaton System No Yes lot sze BLR Buldng-to-land rato regulaton Land General appled to ste (%) Informaton System No Yes Elevaton Elevaton of ste (m) Geographcal nformaton database No Yes DsRver Dstance from ste to the Geographcal nearest rver (m) nformaton database Y Yes Snk Mnmum value of the elevaton Geographcal of grds surroundng the ste nformaton database Yes No 13
14 mnus Elevaton (m) Insde of JR Yamanote lne Central Tokyo dummy: Center of Tokyo metropoltan area. Equal to one, f the ste s located n the Yes No center area, otherwse zero. Tokyo 23 specal ward dummes: Equal to one, f the ste n queston s located n W ward, W otherwse zero. (W=Chuo, Mnato, Shnjuku, Bunkyo, Tato, Koto, Shnagawa, Meguro, Ota, Land General Informaton System No Yes Setagaya, Nakano, Sugnam, Toshma, Kta, Itabash, Nerma, Adach, Edogawa) Ralway lne dummes: Equal to R one, f the nearest ralway lne from the ste n queston s R ward, otherwse zero. (R=Chuo, Land General Informaton System No Yes Kehn Tohoku,..) Zonng dummes: Equal to one, f the ste locates n Z dstrct, otherwse zero. (Z=Resdental zone, Exclusve Md-hgh Resdental Z zone, Exclusvely Low-story Resdental zone, commercal zone, Land General Informaton System No Yes Industral zone, Lght Industral zone, Exclusvely Industral zone, Neghborhood Commercal zone, and Quas-Resdental zone) 14
15 Table 2 Man Descrptve statstcs Mean Medan Max Mn Std. dev Land prce (yen) Elevaton (m) DsRver (m) Snk ndex (m) Lot sze (m 2 ) DsStaton (m) Tme (mn) BLR (%) Heght (FAR/BLR) (%) FAR (%)
16 Table 3 Man estmaton results : Flood Hazard Model Coef Std error Constant DsRver (m) *** Snk ndex (m) ** Chuo dummy ** Mnato dummy ** Shnjuku dummy Bunkyo dummy ** Tato dummy *** Koto dummy *** Shnagawa dummy ** Meguro dummy Ota dummy Setagaya dummy Nakano dummy Sugnam dummy Toshma dummy ** Kta dummy Itabash dummy Nerma dummy Adach dummy *** Edogawa dummy *** Lklhood rato test Note: *, ** and *** ndcate sgnfcant at the 10% level, the 5% level and the 1% level, respectvely. 16
17 Table 4 Man estmaton results of Land Prce Hedonc Model Model 1 Model 2 Model 3 2-stage OLS 2-stage OLS 2-stage OLS Coef Std Error Coef Std Error Coef Std Error Coef Std Error Coef Std Error Coef Std Error Constant *** *** *** *** *** *** Flood rsk *** ** *** FAR (%) x Flood rsk *** ** BLR (%) x Flood rsk *** *** Heght x Flood rsk *** DsRver (m) *** ** * * Elevaton (m) *** *** *** *** *** *** Lot sze (m 2 ) *** *** *** *** *** *** DsStaton (m) *** *** *** *** *** *** Tme (mn) *** ** *** *** *** *** Centeral Tokyo dummy ** *** ** ** * ** FAR (%) *** *** *** *** *** *** Adjusted R-squared Test for endogenety Accepted Accepted Accepted Note: *, ** and *** ndcate sgnfcant at the 10% level, the 5% level and the 1% level, respectvely. The results of Ralway dummes, 23 specal ward dummes and Zonng dummes are excluded n the table. The results of the full verson are provded upon request. 17
18 Table 4 Land prce reducton and flood damage 2-stage OLS Land prce reducton Flood damage Flood damage Land prce reducton (yen/m 2 ) (yen/m 2 ) Model % -1,196, % -256,008 Model % -1,726, % -269,833 Model % -1,560, % -154,977 18
19 Reference: O. Bn and S. Polasky (2004) Effects of flood hazards on property values: evdence before and after hurrcane Floyd, Land Economcs, vol.80, pp Danel G. Hallstrom and V. Kerry Smth (2005) Market responses to hurrcanes, Journal of Envronmental Economcs and Management, vol.50, pp Masayuk Nakagawa, Makoto Sato and Hsak Yamaga (2009) Earthquake Rsks and Land Prces: Evdence from the Tokyo Metropoltan Area, The Japanese Economc Revew, Vol. 60, pp M.L. Parry, O.F. Canzan, J.P. Palutkof, P.J. van der Lnden and C.E. Hanson (eds) (2007) Contrbuton of Workng Group II to the Fourth Assessment Report of the Intergovernmental Panel on Clmate Change, Cambrdge Unversty Press, Cambrdge, Unted Kngdom and New York, NY, USA. Kenj Takao, Tadahro Motoyosh, Teruko Sato, Kam Seo, Saburo Ikeda and Teruk Fukuzono (2002) Influences of the Flood Dsaster Experence and the Threat of Flood Dsaster on Preparedness. The Toka Flood Dsaster Case, Report of the Natonal Research Insttute for Earth Scence and Dsaster Preventon, No.63, pp (n Japanese wth Englsh abstract) L. Lee and R. P. Trost (1978) Estmaton of Some Lmted Dependent Varable Models wth Applcaton to Housng Demand, Journal of Econometrcs, Vol. 8, pp Guofang Zha and Teruko Sato (2002) Structural Analyss of the Toka-Flood Dsaster of 2000 n Japan, Proceedngs of Second Annual IIASA-DPRI Meetng INTEGRATED DISASTER RISK MANAGEMENT: Megacty Vulnerablty and Reslence Towards Establshng a Framework for Megalopoltan Flood Rsk Analyss ( 19
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 informationImpact 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 informationResidential 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 informationHenley 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 informationTHE 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 informationPREDEVELOPMENT 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 informationAn 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 informationWORKING 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 informationReal 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 informationEffect 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 informationModeling 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 informationA 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 informationLong-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 informationEnvironmental 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 informationOptimal 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 informationOwn 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 informationLAND 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 informationOn 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 informationKey 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 informationThe 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 informationOFFICES 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 informationResearch 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 informationLand 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 informationContiguous to CHS Blue Ridge Hospital BURKE PRIMARY CARE PHIFER WELLNESS CENTER. Bush Drive EXIT 105 EL PASO MEXICAN QUALITY MART QUICK MART
1.3 ACRES I-40 VISIBILITY Ext n Morganton, NC (828) 665-9085 WhtneyCRE.com 125 Bush Drve, Morganton, NC 28655 Contguous to CHS Blue Rdge Hosptal $550,000 1.3 Acres Hgh vsblty from I-40 wth 44,000 cars
More informationHOUSEHOLD 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 informationIntegrating Farmer Decision-Making to Target Land Retirement Programs
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,
More informationMedical 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 informationNOTICE 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 informationESTIMATING 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 informationLand 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 informationEfficiency 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 informationComment 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 informationDevelopment 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 informationBreaking 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 informationWhat 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 informationDevelopment 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 informationSTRATA 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 informationLand 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 informationSmall 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 informationORDINANCE 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 informationVALUATION 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 informationInternational 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$495,000 ($ / SF)
Hstorc Waynesvlle B&B: Bank-Owned, Reduced 4,224 SF on 0.42 Acre Ste, Beautful Insde & Out (828) 665-9085 WhtneyCRE.com 94 East Street, Waynesvlle, NC 28786 Turnkey Bed & Breakfast wth Industral Ktchen
More information$530,000 ($ / SF)
Hstorc Waynesvlle B&B: Bank-Owned, Reduced 4,224 SF on 0.42 Acre Ste, Beautful Insde & Out (828) 665-9085 WhtneyCRE.com 94 East Street, Waynesvlle, NC 28786 Turnkey Bed & Breakfast wth Industral Ktchen
More informationHILLIARD 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* 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 informationAgenda Item # Page # r-ir APPLICATION BY SIFTON PROPERTIES LIMITED PORTION OF 1851 SHORE ROAD DRAFT PLAN OF SUBDIVISION 39T-04511
r-r------ 11 FROM: R. W. PANZER GENERAL MANAGER OF PLANN~NG AND DEVELOPMENT SUBJECT: APPLCATON BY SFTON PROPERTES LMTED PORTON OF 1851 SHORE ROAD DRAFT PLAN OF SUBDVSON 39T-04511 MEETNG.. - ON -.. MONDAY,
More informationTargeting 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$545,500 4,224 SF on.42 Acres
(828) 665-9085 WhtneyCRE.com FOR SALE: Hstorc Waynesvlle B&B Herrren House One Block From Man St., H HOSPITALITY Turnkey Bed & Breakfast wth Industral Ktchen Only One Block From Downtown: Lve/Work Busness,
More informationSOAR: 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 informationIntegrating 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 informationNeighborhood Effects of Foreclosures on Detached Housing Sale Prices in Tokyo
Neighborhood Effects of Foreclosures on Detached Housing Sale Prices in Tokyo Nobuyoshi Hasegawa more than the number in 2008. Recently the number of foreclosures including foreclosed office buildings
More informationTHE 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 informationA 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 informationDefinitions. 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 informationSales Value of Residential Property
Sales Value of Resdental Property y = b X D2 +b D3 +b A2 1 2 3 4 5 y = sales value of the property (dollars) X = square feet of lvng space D1=dummy vble for one bedroom home D2=dummy vble for two bedroom
More informationThe 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 informationAgenda Item # Page # PORTION OF 801 SARNIA ROAD (33M-442 BLOCKS ' 8 71) MEETING ON MONDAY, APRIL 25,2005 RECOMMENDATION
~~ ~ ~~~~ Agenda tem # Page # N. Pasatc R. W. PANZER GENERALMANAGEROFPLANNNGANDDEVELOPMENT PORTON OF 801 SARNA ROAD (33M-442 BLOCKS 69.70 ' 8 71) MEETNG ON MONDAY, APRL 25,2005 RECOMMENDATON That, on the
More informationVnnEA, 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 information1.. 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 informationWest 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 informationIndustrial/Flex in Airport Area
Industral/Flex n Arport Area Wth Tenants n Place Ideal for Investor, User, or New Tenant (828) 665-9085 WhtneyCRE.com Chrstel, Arden NC Just Off Arport Road n Ashevlle Arport Plaza Area, Ths Property Works
More informationSECOND 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 informationPattern 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 informationREZONING APPLICATION AN APPLICATION TO AMEND THE OFFICIAL ZONING MAP OF GWINNETT COUNTY, GA. NAME: Annie C. Rawlins. ADDRESS: 5143 Meadowlake ln.
Last Updated 12/20 S REZONNG APPLCATON AN APPLCATON TO AMEND THE OFFCAL ZONNG MAP OF GWNNETT COUNTY, GA. APPLCANT NFORMATON NAME: Montecito Development LLC ADDRESS: 2607 Vineville Ave, Ste 205 CTY: Macon
More informationPALM 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 informationNOW 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 informationCALIFORNIA ERIC GARCETTI MAYOR
BOARD OF BUILDING AND SAFETY COMMISSIONERS VAN AMBATIELOS PRESIDENT E. FELICIA BRANNON VICE PRESIDENT JOSELYN GEAGA-ROSENTHAL GEORGE HOVAGUIMIAN JAVIER NUNEZ Cty of Los Angeles CALIFORNIA ERIC GARCETTI
More informationAgenda Item # Page # CHAIR AND MEMBERS - PLANNING COMMITTEE RECOMMENDATION
~~~~ Agenda tem # Page # 2-6748 TO: FROM: SUBJECT: CHAR AND MEMBERS - PLANNNG COMMTTEE R. W. PANZER GENERAL MANAGER OF PLANNNG AND DEVELOPMENT APPLCATON BY: URBAN PROPERTY SERVCES (LONDON) NC. 409 SUNNNGDALE
More informationCITY 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 informationWeinberg 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 informationNHBC 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 informationCITY 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 informationCadastral 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 informationStately Living In An unparalleled Community
Stately Lvng In An unparalleled Communty The Courts The Courts at Wetherburn Commons, a brand-new rental communty wthn Manhem Townshp s newest mxed-use development, provdes luxury apartment homes wth a
More informationRECITALS. 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 informationThe 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 informationFOR SALE Historic 1897 Herren House in Downtown Waynesville Presents a Variety of Opportunities
FOR SALE Hstorc 1897 Herren House n Downtown Waynesvlle Presents a Varety of Opportuntes (828) 665-9085 WhtneyCRE.com 94 East St., Turnkey Bed & Breakfast wth Industral Ktchen; A Lve/Work Busness or Co-Workng
More informationFOR LEASE 1.25 Miles to I-40, Exit 44
West Ashevlle Offce/Warehouse FOR LEASE 1.25 Mles to I-40, Ext 44 (828) 665-9085 WhtneyCRE.com 5 Woodland Drve, Ashevlle NC Offce Only -OR- Offce + 5,203 SF Warehouse Offce: $8.00 / SF* NNN Offce + Warehouse:
More informationForest 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 informationA 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 informationForest 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 informationo. 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 informationAGREEMENT OF PURCHASE AND SALE OF REAL PROPERTY AND ESCROW INSTRUCTIONS ARTICLE 1
! I AGREEMENT OF PURCHASE AND SALE OF REAL PROPERTY AND ESCROW INSTRUCTIONS ARTICLE 1 1. Partes 1.1. Ths Agreement of Purchase and Sale of Real Property and Escrow Instructons (the "Agreement"), dated
More informationZONING RESOLUTION JACKSON TOWNSHIP SENECA COUNTY, OHIO. Revised May 27, 2014
ZONING RESOLUTION JACKSON TOWNSHIP SENECA COUNTY OHIO wwwjacksontwp-senecacom Revsed May 27 204 Ths prntng supersedes all prevous prntngs and copes of Zonng Resolutons Table of Contents ARTICLE I TITLES
More informationPREAPPLICATION MEETING. Agenda Topics. February 24, Meeting called by: Commercial Dog Kennel. 9:00 am (Pre-App ) Wednesday 9:00 AM
PREAPPLICATION MEETING Wednesday 9:00 AM Conference Room 40 9TH Street N.W. STE A East Wcnatchee, Wa. 98802 Meetng called by: LAND SERVICES CENTER Date: February 24, 206 9:00 am (Pre-App-6-004) 9:45 Agenda
More informationWHEREAS, 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 information2.1 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 informationORDINANCE 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 informationCUMBERLAND 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, 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 informationO Sullivan s HALRB Application
Contents 2 historic photos 3 historic photos 4 proposed context 5 existing exterior photos 6 new entrance washington blvd / north irving 7 east elevation north irving st 8 south elevation washington blvd
More informationHedonic Pricing Model Open Space and Residential Property Values
Hedonic Pricing Model Open Space and Residential Property Values Open Space vs. Urban Sprawl Zhe Zhao As the American urban population decentralizes, economic growth has resulted in loss of open space.
More informationI.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 informationAND 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 informationOPINION AND ORDER. hearings, ending on May 26,2011. The ALJ issued his decision on June 27, A timely appeal!
N THE MATTER OF FVE M, LLC/AKA THE RDGE AT OLD COURT HOH FLE NO. : 03-490 SS OLD COURT ROAD; E OF SPRNGBRAR LANE 3 RD ELECTON DSTRCT 2ND COUNCLMANC DSTRCT * BEFORE * * * * BOARD OF APPEALS OF BALTMORE
More informationTable of Contents. MLS Home Price Index (MLS HPI) Methodology Page 1 of 24
MLS HPI Methodology Table of Contents Introducton... 2 Partnersh... 2 Hghlghts... 2 MLS HPI... 2 Benchmark Prces... 3 Relatve Benchmark Prces... 3 Markets... 4 Market Segmentaton... 4 Data nclusons and
More informationTHE 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 informationTREE 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 informationTexas Township Zoning Ordinance. Effective: December 13, 2010
Texas Townshp Zonng Ordnance Effectve: December 3, 200 May 8, 207 (Intentonally Blank) Formattng, organzaton, graphcs & desgn 200 Clearzonng, Inc. All rghts reserved. Texas Townshp Zonng Ordnance clearzonng
More information