As distance from a house to retail sites decreases the price of a house should increase, ceteris paribus, because of increased shopping convenience. On the other hand, as distance decreases price should also decrease because the house is exposed to increased spillover of disamenities – noise, light, traffic, etc. – from the retail use. The study uses Computer Assisted Mass Appraisal data and a parcel level Geographic Information system map from King County (Seattle) Washington. An hedonic process is used to estimate the price effects of both the expected positive and negative price effects. Travel distance is a proxy for convenience and Euclidian distance is a proxy for negative spillovers. Standard hedonic housing price variables are used for control along with distance to other classes of non-residential uses and indexes of neighborhood street layout and connectivity. In traditional gridiron neighborhood, both convenience and negative spillovers have the expected effect on housing price. The net effect is a price effect curve with a net decrease in price at very short distances between houses and retail sites. But, beyond a short distance to the extent of convenient walking distance (about ¼ mile) the net effect is positive. In a non-traditional edge city type neighborhood, there is no effect, either positive or negative. This is due to the much greater distances between residential uses and retail uses in this type neighborhood that result from zoning that segregates land uses and long travel distance resulting from curvilinear street layout.

Water conservation is one of the important policy concerns. However, most water conservation practices have focused primarily on reducing use by customers. Since a large amount of water lost in supply systems causes water providers to lose money, resources, and reliability, and the current passive approach cannot deal with water losses effectively, a proactive approach is necessary for water-loss management. The goal of this study is to help policymakers and water utilities develop strategies that proactively solve water losses. To develop strategies for water-loss management, it is essential to identify key factors that determine the level of water losses as well as the factors that encourage the adoption of the innovative control practices. Using three different datasets and statistical methodology, this study analyzed the factors associated with water losses and utilities responses to the problems. Based on case studies, this study explored managers perceptions about the adoption of water-loss management and identified organizational characteristics that may influence managements decisions to adopt such strategies. Operational and Maintenance (O and M) factors had the most significant impacts on water losses. In particular, system size, represented by total production or population served, and infrastructure rehabilitation were crucial factors. The effects of some internal factors on water losses were predicted but those of several internal factors were rather unclear and relatively complicated. This study confirmed that utilities were more likely to be motivated to combat water losses if certain external conditions, such as higher water demand, limited resource availability, and institutional pressure exist. This study found several internal and external factors associated with the adoption of proactive water-loss management; however, internal factors seemed to dominate in the decision-making processes over such adoption. The utilities that have already adopted proactive water-loss management seem to be more amenable to adopt new practices because they have certain characteristics and their managers have more positive perspectives. The findings suggest several policy implications and recommendations for the water industry. Finally, this study discussed limitations of the study, and suggestions for further studies.

An adoption model was proposed to examine the influence of four types of organizational factors- organizational capacity, organizational structure, operating environment and grantmaking orientation- on the adoption of four effectiveness best practices, formal evaluation, knowledge management, leadership development and operating grants in philanthropic foundations. Data were collected from a national survey of foundations and the Foundation Center database. The results indicate that the grantmaking orientation of a foundation is the greatest indicator of adoptive behavior. Furthermore, capacity constraints are most relevant to the adoption decision when the adopting practice requires significant investments of time, money and expertise. Given the social and political context in which the effectiveness best practices are associated, this dissertation research has broad relevance for the ways in which foundation behavior is perceived and the means by which that behavior is shaped through policy and practice.

As charter schools continue to proliferate across United States, their impact on the public education system is becoming an increasingly important public policy question. Charter school proponents argue that combined pressures of consumer choice and market competition will induce traditional public schools to respond by providing higher quality education and promoting innovation and equity. Skeptics worry that charter schools pose risks of segregating students by race and economic level, and reducing per-pupil resources available to traditional public schools. This dissertation provides a comprehensive evaluation of the effects of charter schools on regular public schools by addressing the following questions: 1) How do the charter schools affect the racial, ethnic and cosio-economic distribution, student-teacher ratios and achievement of traditional public schools? 2) How do the size and scope of competitive effects vary according to different measures of competition? Using two-period panel data from the National Center of Education Statistics (NCES) Common Core Data (CCD) for traditional public schools in Florida, New Jersey, Texas and Ohio, I compare changes in racial and ethnic distribution, student-teacher ratios and achievement in public schools that do and do not face competition. I use a variation of the difference-in-differences (DD) estimation strategy to study the effect of charter schools on the outcome measures. The findings from the study suggest that introduction of charter schools in the educational landscape has affected student distributions, and at least in some cases, student-teacher ratios and the performance of traditional public schools. Charter schools seem to contribute to declines in the share of non-Hispanic white students in traditional public schools in all four states. The results show variation in other outcome areas across states and competition measures. The findings highlight the importance of monitoring what will happen to non-choosers in traditional schools as well as the role of considering state context and empirical measures while generalizing from charter school studies.

This dissertation project examines the effect of various state regulations such as Certificate-of-Need (CON) regulation, uncompensated care pools and community benefit requirement laws on hospital provision of uncompensated care and analyzes both for-profit and non-profit hospitals¡¯ responsiveness to the regulatory environment. The analysis of these regulations uses panel data econometric methods for a sample of hospitals in 17 states from 2002 to 2004. This study overcomes the limits of previous research that focused primarily on the effect of a single regulation in a given state. It uses three estimation methods: pooled Ordinary Least Squares (pooled OLS), random effects generalized least squares (GLS) and Hausman Taylor instrumental variable (HTIV) to obtain the parameter estimates. Weighing the advantages and disadvantages of each method, we interpret results based on the cross-validation of the GLS and HTIV estimates. Findings suggest that nonprofit and for-profit hospitals respond to some policy instruments similarly and others differently. For example, both nonprofit and for-profit hospitals respond to CON laws by increasing their uncompensated care provision. However, they respond to policy incentives such as community benefit requirement laws differently. Furthermore, regulatory interactions are found to significantly influence the uncompensated care provision by both nonprofit and for-profit hospitals. The dissertation helps policy makers formulate strategies to create incentives to enhance access to care for the economically disadvantaged. For example, implementing CON and providing public subsidies at the same time may offer better access to care for the uninsured than implementing either regulation alone. However, community benefit requirement laws do not appear to expand the amount of uncompensated care provided by nonprofit hospitals.

Unanticipated economic fluctuations exert pressure on state governments to adjust their discretionary fiscal policies to accommodate the changing fiscal situation. Even though states adjust fiscal policy as the economy fluctuates, the typical cyclical economic factors are not the sole determinant of such adjustments. State governments budgeting systems in the United States operate under a variety of budgetary institutions. The most prominent state government budgetary institutions include balanced budget rules (BBRs), tax and expenditure limits (TELs), and supermajority voting requirements for tax increases. This dissertation examines how these budgetary institutions affect state government choices of fiscal policy under different economic conditions. To better understand the effect of state level TELs, a stringency index of state level TEL is constructed considering the major structural features. The fixed-effect panel regressions are used for the analysis of impact of TEL and BBR and tax changes and the fixed-effect Tobit is adopted to test the impact of TEL and BBR on spending cuts after the budget is adopted. The result suggests that TEL plays a more important role affecting states discretionary fiscal adjustment from the tax side, while BBR plays a more important role affecting states discretionary fiscal adjustment from the expenditure side. Results of this research show that TEL exerts pressure on states that hinder state ability to deal with volatile fiscal situations, especially in the case of periods of budget crises.

The dissertation explores how distinctive institutional factors related to property rights determine urban development patterns and housing tenure modalities in a developing economy context. The first part proposes a choice-theoretic model that explains the existence of the Antichresis contractual arrangement as a way to temporarily divide property rights. The model explains why the Antichresis contract dominates the Periodic-Rent contract in terms of landlord profits for certain types of property in which the gains in expected profits from solving the problem of adverse selection of tenants offset the loss of expected profits created by the moral hazard in landlords investments. The empirical section of the dissertation provides evidence in support of the model. Using data from Bolivia, I find that property types that require less landlord maintenance investment have higher capitalization rates under Antichresis contracts than they would under Monthly-Rent contracts and vice-versa. Additionally, the model shows that the Antichresis contract has limited capacity for helping the poor as suggested by recent literature. On the contrary, it can be hurtful for the poor in markets were landlords have limited information about tenants, in markets with inefficient court systems, or in markets with tenant-friendly regulations. The second part of the dissertation explores the issue of squatter settlements in the developing world. The theoretical model presented in this part explains how the landlord squatter strategies based on credible threats drive capital investment incentives and ultimately shape urban land development in areas with pervasive squatting. The model predicts that squatter settlements develop with higher structural densities than formal sector development. This prediction explains why property owners of housing that originated in squatter settlements take longer periods of time to upgrade than comparable property owners who built in the formal sector even after they receive titles to their property. The higher original structural density increases the marginal benefit of waiting in the redeveloping decision creating a legacy effect of high-density low-quality housing in these types of settlements. Geo-coded data from Cochabamba, Bolivia, support the hypotheses proposed by the theoretical model and raise questions about the unintended consequences of current policies affecting informal development.

Organizational development is a central purpose of evaluation. Disasters and other emergency situations carry with them significant implications for evaluation, given that they are often unanticipated and involve multiple relief efforts on the part of INGOs, governments and international organizations. Two particularly common reasons for INGOs to evaluate disaster relief efforts are 1) accountability to donors and 2) desire to enhance the organization's response capacity. This thesis endeavors briefly to review the state of the evaluation field for disaster relief so as to reflect on how it needs to go forward. The conclusion is that evaluation of disaster relief efforts is alive and well. Though evaluation for accountability seems fairly straightforward, determining just how the evaluation influences the organization and beyond is not. Evaluation use has long been a central thread of discussion in evaluation theory, with the richer idea of evaluation influence only recently taking the stage. Evaluation influence takes the notion of evaluation use a few steps further by offering more complex, subtle, and sometimes unintentional ways that an evaluation might positively better a situation. This study contributes to the very few empirical studies of evaluation influence by looking at one organization.

This dissertation investigates the impact of intrinsic and extrinsic job factors on overall employee job satisfaction for two generation cohort groups, Baby Boomers and Generation X, in a small rural healthcare organization. Eight job factors were selected for the study, reflecting popular characteristics associated with the two groups. The job factors were classified as intrinsic or extrinsic using Hertzberg’s two-factor theory. Intrinsic factors studied were: work itself, promotion, and recognition. Extrinsic factors studied were: pay, supervision, people, technology, and work-family balance. The Job Descriptive Index (JDI) scale was used to assess employee satisfaction with certain job factors; work itself, promotion, pay, supervision, and people. Scales similar to the JDI were created and used to measure satisfaction with technology, work-family balance, and recognition. The Job In General (JIG) scale was used to assess overall job satisfaction for each generation group. Multiple regression analysis was used to determine which of the job factors predicted of overall job satisfaction for each group. Results of the study indicate that overall satisfaction is influenced a discreet combination of intrinsic and extrinsic factors for each group. Generation X’s overall job satisfaction is predicted by extrinsic job factors, (work-family balance, and supervision) as well as intrinsic job factors, (work itself). Baby Boomers’ overall job satisfaction is predicted by an intrinsic job factor, (recognition) as well as an extrinsic job factor (supervision). Smaller than optimal sample size reduces applicability of the results and implies the need for extended research in this area to confirm findings of this study.

Succession planning is perhaps one of the hottest topics today as a result of ethical issues, compensation, development and implementation. Global organizations faced with fast-paced change can no longer afford long, lengthy internal development of an heir apparent. However, those organizations who seek faster, external executive hires have found it no panacea as organizational culture often trumps talent and industry experience. Recent research points to those who do internal succession well, with little disruption and ready change depend on their ability to execute plans (Charan & Colvin, 1999, 2001). A qualitative study was conducted with 30 participants of executive and mid-level managers from a large, Fortune 500 company to investigate the influence of organizational culture on the succession planning process. The results indicate that the founder has tremendous influence on organizational processes (i.e., succession planning) via the culture which he or she created early on. According to Schein (1992), succession planning processes serve as secondary embedding mechanisms to perpetuate existing cultural values; as a result they are difficult to change. The vast majority of research to date has utilized quantitative, positivistic methods in the study of succession planning resulting in a multiplicity of variables furthering functionalist pursuits of predictability and generalizability rather than furthering our understanding of the process itself, situated in its natural environment. This study contributes significantly to current research in that it reveals organizational values, purpose, roles, decision-making criteria, selection, development and promotion of potential heir-apparents and how these variables play out in the implementation of a succession plan. Furthermore, previous research suggests that the CEO has primary control over the succession planning process and its results. Although their role is indeed important, this study suggests that it is the trust, identification and commitment of an organization’s members (i.e., employees) and the cultural alignment of organizational processes which ensure that the execution of the succession plan results in a “successful” successor. Human Resource Development is therefore poised to make a bigger impact than ever before as a strategic partner to executive levels of organizations today. Exemplary development and implementation initiatives will need to be managed throughout the ranks.