This study was undertaken as a beginning of an analysis of "zoning in action." Henrico County, Virginia, has had a rural zoning ordinance in force for over a third of a century. During this period, the County was transformed from a rural locality to an urban-suburban one. The study had as one of its objectives the tracing of rural zoning in response to population growth in Henrico County. The study sought to probe the types of requests sought, the manner in which they were sought, and whether or not they were granted. The consequences of zoning on real estate values were also probed. The study has shown how the initial, rather broad Ordinance has evolved in 35 years into a complex, quite restrictive ordinance. In 1933, there were four use districts. Today there are 16. Building regulations have been strengthened by the "beefing up” of older regulations and the addition of many new ones. As new problem uses have appeared, they have been incorporated into the Ordinance. Population pressures and the advent of unforeseen situations were responsible for most changes. Variance requests have been similar since the inception of the Ordinance. Sideyard and setback requests have predominated. As the Ordinance has become more restrictive, other requests have become more frequent. The vast majority of requests continue to be granted. Public interest in variance requests is for the most part dormant. The granting of variance requests affect assessed real estate values significantly only if the variance renders the property useful, where previously it was not. Zoning requests, over time, have changed markedly, however. Prior to urbanization of the County, most zoning requests were from an agricultural designation. Today agricultural requests trail business and residential requests in number. Most importantly, the ratio between zoning changes recommended by the advisory board and granted by the Board of Supervisors has changed. As requests have increased in size and in value, and as opposition has become more prevalent, professionals have dominated the presentation of requests. Rezoning of a tract to a more intensive use usually results in a doubling of its assessed value. / Master of Science

No / The emergence of paid sex markets is a product of various locational economies. By this it is meant that coherent paid sex markets are intimately linked with various economies of agglomeration, synergy, complementarity and 'laddering' whereby an entrant to paid sex consumption may progress from low intimacy/low value added products to those of higher intimacy/higher value added. Physical clustering of traded sex commodities can also enhance the progression of the consumer's ladder by heightening the stimulus to enter such markets for the first time. This paper discusses the above factors in the context of the economic theory of clubs with particular reference to the use of zoning ordinances to control the location of adult entertainment providers

published_or_final_version / Real Estate and Construction / Doctoral / Doctor of Philosophy

We examine the working mechanisms and efficiencies of zoning (regulation of floor area ratios and land-use types) and fiscal instruments (tolls, property taxes, and income transfer), and extend the instrument choice theory to include the congestion of road and nonroad infrastructure. We show that in the spatial model with heterogeneous households the standard first-best instruments do not work because they trigger distortion of spatial allocations. In addition, because of the household heterogeneity and real estate market distortions, zoning could be less efficient than, as efficient as, or more efficient than pricing instruments. However, when the zoning enacted deviates from the optimum, zoning not only becomes inferior to congestion charges but is also likely to reduce welfare. In addition, we provide a global platform that extends the instrument choice theory of pollution control to include various types of externalities and a wide range of discrete policy deviations for any reasons beyond cost–benefit uncertainties.

Thesis (M. Sc.)--University of Hong Kong, 1999. / Includes bibliographical references (leaves 151-156).

Thesis (M.Sc.)--University of Hong Kong, 1999. / Includes bibliographical references (leaves 151-156) Also available in print.

The private companies are to a large extent accountable for the residential construction. Plan monopoly means however that it is the municipality that determine land use. This can lead to uncertainty among the companies, which could mean inertia in the development of housing. Furthermore is this problematic because there already is a shortage of housing in Sweden. This thesis aims to explain companies’ thoughts when choosing land to purchase based on current zoning plan and ownership. Representatives from different companies were interviewed in order to clarify their thoughts. When investigating ownership this work has focused on whether the owner is municipal or private. The interviewed have been asked if they prefer acquiring land with a finished plan or land in the early stages of planning. Furthermore participation in the development of zoning has been treated. In these respects, a comparison between large, medium and small companies has been made. The result of the study show that the small companies focus on land with zoning plan and owned by the municipally. The medium and large companies prefer land that is not yet planned and the owner of the land varied. Acquisition of land is a complex process that is influenced by a variety of factors. It is therefore difficult to determine how much a specific factor affects the choice of land to purchase. The study has shown that the municipality's work procedure and in which municipality the land is located greatly affects the choice. / Idag ansvarar främst privata aktörer för bostadsbyggandet. Planmonopolet innebär emellertid att det är kommunen som bestämmer markanvändningen, vilket kan leda till osäkerhet hos aktörerna och innebära en tröghet i framtagandet av bostäder. Detta är problematiskt då det redan finns en bostadsbrist i Sverige. Examensarbetet syftar till att redogöra aktörers tankar vid markförvärv för bostadsbyggande, baserat på rådande detaljplaneförhållande och ägarförhållande. Representanter från byggbolag har intervjuats för att redogöra detta. Vad gäller ägarförhållande har detta arbete fokuserat på om aktörerna inriktar sig på kommunal eller privatägd mark. Företagsrepresentanterna har fått besvara frågan om bolagen förvärvar mark med en färdig detaljplan eller om de hellre köper mark i ett tidigt skede av planläggningen. Även deltagandet i framtagningen av detaljplan har behandlats. I dessa hänseenden har en jämförelse mellan stora, medelstora och små företag gjorts. Studiens resultat visar att de små aktörerna i större utsträckning köper mark som redan är detaljplanelagd och kommunalt ägd. Hos de stora och medelstora var det en stor spridning på vilket ägandeförhållande som rådde och den mest attraktiva marken, utvecklingsmässigt, var den som ej var detaljplanelagd än. Förvärv av mark är en komplex process som påverkas av en mängd olika faktorer. Det är därför svårt att fastställa hur mycket en specifik faktor påverkar val av mark. I studien har det visat sig att hur kommunen väljer att sälja marken samt i vilken kommun marken ligger i påverkar detta val i hög grad.

Zoning map of downtown Elizabethton, TN and the surrounding area. Legend includes notations of type of dwelling. Originally published in 1953 by the Elizabethton Planning Commission, the color portions were filled in by hand using colored pencil and correspond to the different zoning areas. It is unclear when the color was added. As you can see in the top left quarter of the map, this was before the creation of Sycamore Shoals State Park which was established in 1975 along the Watauga RIver and is located just northwest of downtown. Physical copy resides in the Government Information, Law and Maps Department of East Tennessee State University’s Sherrod Library. / https://dc.etsu.edu/rare-maps/1001/thumbnail.jpg

published_or_final_version / Business Administration / Master / Master of Business Administration

published_or_final_version / Urban Planning / Master / Master of Science in Urban Planning