Made available in DSpace on 2017-06-01T18:18:24Z (GMT). No. of bitstreams: 1 rodrigo_ferreira_santos.pdf: 785696 bytes, checksum: f15410e4bd0e903ad02ff469282b3e5d (MD5) Previous issue date: 2013-12-18 / The ownership of public property is the subject that, although of great importance, has not been parsed with the necessary care by doctrine and national courts. This study start of an essential distinction between the various kinds of public buildings, that guides the analysis of possession and its consequences. Possession will exist whenever there is factual power over good, provided there is no pre delete warning clause of jurisdicidade. In a second step, evaluates the effectiveness of ownership over that property public, taking into account the characteristics of the possession and the subjects involved. Existing ownership, its consequences (legal effect) will vary according to the class to which that public good fits and this condition will affect the judicial protection of ownership. You can't conceive a wayward material law possessory supervision that governs the situation being addressed. In the case of dominicias, it is possible a full guardianship of private ownership, which inexistirá in the case of goods of special use. / A posse dos bens públicos é tema que, embora de grande relevância, não tem sido analisado com o necessário cuidado pela doutrina e pelos tribunais do país. No presente estudo, parte-se de uma distinção essencial entre as diversas espécies de bens públicos, o que norteia a análise da posse e de suas consequências. A posse existirá sempre que houver poder fático sobre o bem e desde que não exista cláusula de pré-exclusão de jurisdicidade. Configurada a posse, avalia-se a eficácia da posse sobre aquele bem público, tendo em conta as características da posse e os sujeitos envolvidos. Existindo posse, suas consequências (efeitos jurídicos) variarão conforme a classe a que aquele bem público se enquadre, e essa circunstância afetará a tutela jurisdicional da posse. Não se pode conceber uma tutela possessória desgarrada do direito material que rege a situação a ser tutelada. No caso dos bens dominicas, é possível uma tutela completa da posse do particular, o que inexistirá no caso dos bens de uso especial.

I marknadsrapporter går att läsa att samhällsfastigheter är en lågriskplacering där investerare söker säker hamn när det börjar blåsa. I Catella Property Forecast (2019) bedöms samhällsfastigheter som låg risk med medel-till-hög avkastning. Den underliggande efterfrågan på samhällsfastigheter i Sverige drivs av den demografiska utvecklingen och framgent behövs stora investeringar för att möta behovet bland landets kommuner och landsting. Hos investerarkollegiet har samhällsfastigheter seglat upp som ett alltmer populärt segment och i en marknadsrapport från Pangea Property Partners kommuniceras att samhällsfastigheter är den mest eftertraktade produkten bland institutionella investerare på fastighetsmarknaden i Sverige (Pangea Institutional Outlook, 2019). På grund av dess beskaffenhet bedöms risk och osäkerhet för investeringar i samhällsfastigheter som relativt låg under kontraktsperioden där ekonomiskt stabila hyresgäster säkerställer ett kassaflöde under långa hyresförhållanden. Hyresgästrisken och vakansrisken är i princip obefintlig under de långa hyreskontraktens löptid. Dock behäftas fastigheterna alltid, likt alla fastigheter, med en viss risk som kan härledas till exempelvis teknisk risk och miljörisk. Utöver dessa tillkommer även politisk risk samt juridiska risker. Specifikt för samhällsfastigheter är att de, per definition, är specialanpassade för verksamheten vilket kraftigt begränsar dess alternativa användning. Alla ovan nämnda parametrar ska speglas i en marknadsvärdesbedömning utförd av en registrerad värderare. Marknadsvärdesbedömningar är centrala i beslutsfattandet vilket föranleder att det är av största vikt att de är rättvisande. Då investerare känner komfort för de förhållanden som råder under löptiden för de långa avtalen är det intressant att granska synen på dessa fastigheter då kontrakten har löpt ut. Syftet med denna fallstudie är att genomlysa hur restvärdet för samhällsfastigheter bedöms av värderare med hänsyn till osäkerhet och risk. Värdering av fastigheter sker vanligen med kassaflödesmetoden som bygger på att framtida driftnetton under en given kalkylperiod diskonteras. Till detta värde adderas ett diskonterat restvärde som ska motsvara fastighetens värde vid slutet av kalkylperioden vilket ofta sammanfaller med att hyreskontraktet löper ut. Metoden bygger till stor del på prognostisering av framtiden. Följaktligen är värderingar behäftade med osäkerhet. Hur riskerna och osäkerheterna behandlas i värderingen kommer att framgå av resultatet. Studien visar att värderanas syn på restvärdesrisken för samhällsfastigheter är nästintill enhetlig och bygger ur teoretisk synvinkel på en objektiv bedömning av värderingsobjektets egenskaper och förutsättningar vid kalkylperiodens slut. Här bedöms ingående parametrar så som geografiskt läge, fastighetens kvalitet och standard men även politisk risk och vad byggnaden är anpassad till i dagsläget. Det framkommer även hur centralt sambandet mellan initial direktavkastning, exit yield och marknadens avkastningskrav är i bedömningen. Studien visar även att värderare bedömer att investerare inte fullt ut tar hänsyn till restvärdesrisken på de nivåer som transaktioner sker till i dagsläget. / Currently, there is strong investor demand for public property in Sweden with yields declining for both prime and secondary segments of the market. The underlying demand for properties relating to education and elderly care is expected to be high for years to come as a result of a growing population and other demographic changes. Investments in public property is considered low risk due to the long-term leases with financially strong and stable tenants. The occupancy rate for public property is high, partly due to the fact that single tenant properties are a regular occurrence and partly because the high demand. All investments are associated with risk, the character of which varies depending on the type of property and various other factors. Technical risk, political risk and environmental risks to name a few. Public properties are, per definition, properties that primarily houses tax-financed operators and that is customized for public services. Because of the specialized nature of these assets and the fact that they are difficult to convert to other uses the question of risk and uncertainty arise at the end of the lease period. When valuing a property using the discounted cash flow method this moment in time in when the terminal value is evaluated. The aim of this case study is to examine how valuers assess the risk and uncertainty associated with the terminal value of public property in Sweden. Through analysis of the external valuations that have been undertaken at one of Sweden’s largest owner of public properties for the end of year 2018 the objective is to find factors related to the terminal value that differ between properties intended for educational purposes and those for elderly care. By conducting interviews with external valuers, the report will outline what aspects of a property valuers examine in determining the terminal value. Information gathered in the interviews will be used to analyze the valuations that were carried out for the end of year reporting of Sweden’s largest owner of public property. The report starts with a review of the fundamentals of valuation which later in the report will be applied to the empirical data to create a framework from which determination of the risk associated with the terminal value of public property can be judged. Furthermore, the report will seek to understand the bridge between theory and practice in the subject.

Le droit public des biens est en pleine mutation. Les mouvements affectent principalement la définition de lapropriété publique et celle du domaine public. Au cœur de ces notions se trouve l’affectation des biens à l’utilitépublique. En effet, cette dernière est directement liée au domaine public puisqu’elle constitue un critère dereconnaissance de l’appartenance d’un bien au domaine public. Le premier remède à la crise fut l’adoption de laréforme législative de 2006 aboutissant au Code général de la propriété des personnes publiques.L’affectation est relativement mise en avant au sein de ce Code. La réforme demeure, cependant, superficielle. Eneffet, une logique différente de celle de la propriété aurait dû prévaloir pour résoudre les enjeux majeurs de cettecrise. C’est en démontrant que la notion d’affectation, autonome par rapport à celle de la propriété publique, doitrester un élément fondamental de reconnaissance du domaine public, ce dernier devant être réduit à l’essentiel. Mais,elle doit surtout conduire, une fois libérée du critère organique, à une meilleure valorisation des propriétés publiques.Aujourd’hui, des biens affectés à l’utilité publique appartiennent à des personnes privées. Ils ne font certes pluspartie du domaine public mais demeurent pourtant soumis à l’application d’un régime juridique protecteur,assimilable aux règles de la domanialité publique.In fine, la protection de l’affectation s’envisage en dehors de la propriété publique, tout en conciliant la satisfactionde l’intérêt général avec les impératifs économiques. / The public law of the properties is in full transformation. The movements affect mainly the definition of the publicproperty and that of the public domain. In the heart of these notions is the affectation of the properties in the publicutility. Indeed, this last one is directly bound to the public domain. The first remedy in the crisis was the adoption ofthe legislative reform of 2006 ending in the general Code of the property of the public persons.The affectation is relatively emphasis within this Code. The reform remains, however, superficial. Indeed, a logicdifferent from that of the property should have prevailed to resolve the major stakes in this crisis. Whiledemonstrating the notion of affectation, autonomous with regard to that of the public property, has to remain afundamental element of recognition of the public domain, this last one that must be reduced to the main part. But, itespecially has to lead, once freed from the organic criterion, in a better valuation of the public properties.Today, properties allocated to the public utility belong to private persons. They are not certainly a part any more ofthe public domain but remain nevertheless subdued with care of a protective legal regime, comparable to the rules ofthe public domaniality.At the end, the protection of the affectation envisages except the public property, while reconciling the satisfactionof the general interest with the economic imperatives.

Depuis une dizaine d’années, les personnes publiques prennent conscience du potentiel économique que représente leur "patrimoine immatériel". A l’analyse, celui-ci présente une grande diversité dans sa composition et comprend ainsi tout à la fois des éléments non appropriés et des éléments appropriés, qualifiables de "propriétés publiques immatérielles". Les personnes publiques doivent impérativement trouver un équilibre entre différents impératifs dans la valorisation qu’elles opèrent de leur "patrimoine immatériel". Elles doivent en effet pouvoir en tirer de nouvelles ressources financières en les exploitant tout en en assurant une protection adéquate. Les éléments non appropriés du "patrimoine immatériel" font souvent l’objet de régimes juridiques autonomes qui, dans l’ensemble, permettent aux personnes publiques d’en envisager une valorisation équilibrée. Quant aux propriétés publiques immatérielles, la démonstration se concentrera sur les difficultés rencontrées pour les faire bénéficier du régime de la domanialité – qu’elle soit publique ou privée –, puis sur les options envisageables pour mettre un place un régime juridique susceptible d’en assurer une valorisation optimale. / Over the past decade, public entities have become aware of the economic potential of their "intangible assets". Upon analysis, such assets are highly diversified and include both irrelevant and relevant items, which can be described as "intangible public properties". It is critical for public entities to achieve a balance between different constraints when promoting their "intangible assets". They must be able to generate new financial resources from such assets by exploiting them while ensuring its adequate protection. Irrelevant elements usually included in the "intangible assets" are often subject to autonomous legal regimes which, taken altogether, allow public entities to contemplate a balanced valuation. As for intangible public properties, the analysis will focus on the challenges faced while incorporating them into the domain regime - whether public or private - and then on the available options to implement a legal regime capable of ensuring an optimal valuation.

Submitted by admin tede (tede@pucgoias.edu.br) on 2016-09-05T13:42:51Z No. of bitstreams: 1 AGEU CAVALCANTE LEMOS JÚNIOR.pdf: 978581 bytes, checksum: 03ea7704706148b7921db7fb5c2eca51 (MD5) / Made available in DSpace on 2016-09-05T13:42:51Z (GMT). No. of bitstreams: 1 AGEU CAVALCANTE LEMOS JÚNIOR.pdf: 978581 bytes, checksum: 03ea7704706148b7921db7fb5c2eca51 (MD5) Previous issue date: 2013-11-12 / This paper aims to discuss the real meaning of the social function of property provided for in the Federal Constitution, especially taking into account the position of the state, which requires the individual to take a social destination property, including subjecting him to loss right which has on the well if it fulfills its social function, but ultimately does not fulfill the same role, leaving many lands of their property without a specific destination. Thus we sought to demonstrate the impact on society at such negligence, given the various social differences existing in our country, which are constituted as fuel for the emergence of permanent land conflicts. In the content analysis was made substantially of the legal nature of the social function of property and effects arising from it, analyzing it in many ways and if there is a concern and debate about the issue or if there is prospect for a better use of idle properties. An analysis was made of the issue of the rational use of the property as much as the particular state, checking if the competent authorities are fulfilling their role, namely to seek to achieve social justice through rational distribution of land and assign the role social that it is intended. This publication also alternatives for a better policy on the institute, and used as research techniques, secondary sources, ie literary duly cited, and inductive and deductive methods to achieve a positive result and easy to understand this study. / O presente trabalho busca discutir o real significado da expressão função social da propriedade prevista na Constituição Federal, sobretudo levando-se em conta a postura do Estado, o qual exige do particular que dê uma destinação social à propriedade, inclusive sujeitando-o a perda do direito real que possui sobre o bem, caso não cumpra sua função social, porém, acaba por não cumprir o mesmo papel, deixando diversas terras de sua propriedade sem destinação específica. Desta forma buscou-se demonstrar o impacto causado na sociedade ante tal desídia, haja vista as diversas diferenças sociais existentes em nosso país, as quais se constituem como combustível para o surgimento de conflitos de terras permanentes. No conteúdo foi feita uma análise de forma substancial da natureza jurídica da função social da propriedade e os efeitos dela decorrentes analisando-a sob vários aspectos, se está havendo uma preocupação e um debate acerca do tema, ou, se existe perspectiva para um melhor aproveitamento das propriedades ociosas. Foi feita ainda uma análise da questão da utilização racional da propriedade, tanto pelo particular quanto pelo Estado, verificando se as autoridades competentes estão cumprindo seu papel, qual seja, o de buscar alcançar a justiça social através da distribuição racional da terra e atribuir a função social a que esta se destina. Apresentam-se ainda alternativas para uma melhor política a respeito do instituto tendo utilizado como técnicas de pesquisa, fontes secundárias, isto é, obras literárias oportunamente citadas, além de métodos dedutivos e indutivos para se alcançar um resultado positivo e de fácil compreensão do presente estudo.

Vingt-cinq ans après la ratification de la Convention de l'Unesco de 1970 et un an après celle de la Convention d'Unidroit de 1995 par l’État colombien, il est pertinent de réaliser un état des lieux du droit du patrimoine culturel colombien et de son appréhension des problématiques liées à la circulation des biens archéologiques et à leur transfert de propriété. Si ces vestiges appartiennent incontestablement à la Nation depuis 1991, leur protection constitutionnelle ne suffit pas à satisfaire la politique nationaliste que ce pays-source souhaiterait mener. Le questionnement est donc double : d'une part, celui du régime juridique auquel les biens archéologiques sont soumis sur le territoire national et, d'autre part, celui des possibilités d'application de ce dispositif protecteur lorsqu'ils se trouvent à l'étranger. Il s'agit donc de s'interroger sur la clarté et la précision du régime juridique auquel ces vestiges sont soumis en droit colombien pour permettre à l’État de fonder des demandes en restitution ou de retour susceptibles de réussir et, aussi, de définir dans quelle mesure ce dispositif national peut être appliqué par les autorités et les tribunaux étrangers. Par ailleurs, les traités internationaux spécialement adoptés en la matière depuis la seconde moitié du XXe siècle semblent insuffisants en vue de répondre aux attentes colombiennes de restitution et de retour de ses biens archéologiques. La pratique a démontré que la lutte internationale contre le trafic illicite reste étroitement liée aux législations nationales, tant celle de l’État requérant que celle de l’État requis. Les stratégies contentieuses susceptibles d'être mises en œuvre devant les autorités et les tribunaux français ont été étudiées à titre d'exemple. Plusieurs acteurs sont au centre de ces disputes : les États, les peuples autochtones, les marchands d'art et les musées. La diversité de leurs intérêts révèle la complexité des rapports qui peuvent se tisser autour de ces vestiges considérés, selon les différents points de vue, comme des objets identitaires, sacrés, artistiques ou scientifiques.Enfin, au regard de l'évolution récente du droit du patrimoine culturel colombien, les conditions semblent présentes pour revisiter le rapport que ce pays entretient vis-à-vis des vestiges archéologiques d'origine colombienne qui se trouvent à l'étranger. / It has been more than twenty-five years since Colombia State ratified the 1970 Unesco Convention and one year later it ratified the 1995 Unidroit Convention. It is now relevant to evaluate Colombia’s cultural heritage law and its perception of the issues surrounding the international trade of archaeological objects and ownership transfer. If archaeological antiquities belong unmistakably to the Nation since 1991, their constitutional protection does not satisfy the nationalistic policy this source country would like to lead.The evaluation of cultural heritage law is a double issue. On the one hand, there is the problem of how the domestic laws are applied to archaeological objects within the national territory. On the other hand, there is the difficulty of implementing domestic legislation when the antiquities are abroad. It is therefore a question of assessing if Colombia’s cultural heritage legislation has a framework that is clear and precise enough to allow the State to succeed in its claims and of defining to what extent it can be reinforced by foreign authorities and courts.Furthermore, international treaties adopted in this field since the second half of the twentieth century seem insufficient to meet Colombia´s concerns. Practice has shown that the international fight against illicit trade is closely bound to domestic laws, either that of the requesting State or of the requested State. The litigation strategies that can be brought before French authorities and courts have been studied as an example.These conflicts concern several actors: States, indigenous people, art dealers and museums. Their different level of interests reveal the complexity of the relationships that can be built among these antiquities considered, according to the stakeholders’ point of view, as identity, sacred, artistic or scientific objects.Finally, the recent development of Colombia’s cultural heritage legislation seems to challenge the country’s relation with its archaeological objects abroad.

Au-delà des simples données chiffrées, l'étude du financement du service public intègre une double perspective. D'un côté, l'idéologie et le droit du service public ont eu un effet structurant sur son organisation financière. De l'autre, et par une sorte de choc en retour, les nécessités d'un financement adéquat du service public ont redessiné certains des principes de l'organisation administrative. L'analyse se concentre ainsi sur le processus de fertilisation croisée entre le droit du service public et les finances publiques. Reste que cette étude est potentiellement perturbée par un principe de séparation de la légalité administrative ordinaire et de la légalité budgétaire. Le constat peut toutefois être dépassé en considérant que le financement n'est pas qu'une donnée budgétaire, mais aussi un fait économique. À ce titre, sa prise en compte a été accentuée par l'augmentation de la pénétration de l'analyse et des théories économiques en droit des services publics. L'étude se propose ainsi d'appréhender dans quelle mesure ces règles se sont adaptées aux besoins de financement du service public. / Beyond financials datas, the study of public services financing deploys two different dimensions. On one hand, the public services ideology and law have framed its financial organization. On the other hand, by a sort of return shock, financial liabilities have redesigned such well established principles of public services. So, analysis leads to focus on interrelations between public finance and public services law. Moreover, the study could be disturbed by the assumption of administrative and budgetary law separation. This affirmation could be outpassed if it's considered that funding operations are economical facts. By the way, the growing influence of finance inclusion on public service law has been highlited by penetration of economic theory in law. The study put forward to admit the adaptation ability of adminstrative law to attract private investors from contracts law to public property law.

Made available in DSpace on 2014-07-29T15:25:11Z (GMT). No. of bitstreams: 1 Dissertacao Roberto Elito dos Reis Guimaraes.pdf: 2788451 bytes, checksum: c2fbd88afbf2662f0cd2f738836144cb (MD5) Previous issue date: 2012-02-27 / The Item III of art. 20 of the Federal Constitution of 1988 prescribes that belong to the Union lakes, rivers and streams in any of its land area, or bathing more than one state, that serve as boundaries with other countries, or extending or come from a foreign country, referring also to marginal lands. However, INCRA, in fulfillment of its institutional role, over the past decades, many homeowners expropriated rural areas which are bounded by water bodies federal domain, indemnifying the land that tangent referred to water resources. Aiming to analyze the performance of INCRA in the State of Goiás, it was a collection of data and information before the Regional Heritage Management in Goiás Union concerning the federal rivers that bathe the State and their marginal lands. He got up data also at the regional superintendents of INCRA in the State of Goiás (SR-04 and SR-28/DFE) in order to identify the property expropriated, whose areas have focused on marginal lands and rivers federal compensation if there was this track marginal. The research was conducted under a qualitative approach, resorting to the legal sources, doctrine and jurisprudence relating to the object of study, having as the main landmark constitutional parental rights, past and current, moving also infra corresponding standards. In light of legal dogmatics in its contemporary design, the equalization of legal antinomies and collision of principles evident in the rulings sympathetic to the issue came to the conclusion that the criterion of the navigability of water bodies is no more restrictive element to indicate the dominion Union on marginal lands mentioned in the section III, art. 20, CF/1988. Likewise, it is not the INCRA indemnify the particular strip of land of rivers federal marginal land taken by expropriation in such land, as such land under the 1988 Constitution came into the realm of the Union The case study indicated that 41 of the Settlement Projects in Goiás Incra forming limits with federal bodies of water such marginal land water bodies were not excluded from the amount of compensation to the expropriated owner / O Inciso III, do art. 20, da Constituição Federal de 1988 prescreve que são bens da União os lagos, os rios e quaisquer correntes de água em terrenos de seu domínio, ou que banham mais de um Estado, que servem de limites com outros países, ou que se estendam ou provenham de território estrangeiro, referindo-se também aos terrenos marginais. No entanto, o INCRA, no cumprimento de sua função institucional, ao longo das últimas décadas, desapropriou muitos imóveis rurais cujas áreas limitam-se com corpos d'água de domínio federal, indenizando os terrenos que tangenciam referidos recursos hídricos. Objetivando analisar a atuação do INCRA no Estado de Goiás, fez-se um levantamento de dados e informações perante a Gerência Regional do Patrimônio da União em Goiás referente aos rios federais que banham esse Estado e seus respectivos terrenos marginais. Levantou-se dados também junto às Superintendências Regionais do Incra no Estado de Goiás (SR-04 e SR-28/DFE) no sentido de se identificar os imóveis desapropriados, cujas áreas incidiram em terrenos marginais de rios federais e se houve indenização dessa faixa marginal. A pesquisa foi desenvolvida sob uma abordagem qualitativa, recorrendo-se às fontes legais, doutrinárias e jurisprudenciais referentes ao objeto do estudo, tendo como marco principal o ordenamento constitucional pátrio, pretérito e vigente, transitando também pelas normas infraconstitucionais correspondentes. À luz da dogmática jurídica, na sua concepção contemporânea; da equalização das antinomias jurídicas e colisão de princípios evidenciados nos normativos afetos ao tema chegou-se à conclusão que o critério da navegabilidade dos corpos d'água não é mais elemento restritivo para indicar a dominialidade da União sobre os terrenos marginais a que alude o inciso III, art. 20, CF/1988. No mesmo sentido, não cabe ao INCRA indenizar ao particular a faixa de terra marginal de rios federais nas desapropriações agrárias colhidas por tais terrenos, visto que referidos terrenos, por força da Constituição de 1988 passaram para o domínio da União. O estudo de caso indicou que dos 41 Projetos de Assentamento do Incra em Goiás que fazem limites com corpos d'água federais os terrenos marginais desses corpos d'água não foram excluídos do montante da indenização ao proprietário expropriado.

Dozens of major cities around the world have launched large-scale waterfront redevelopment projects over the past fifty years. Absent from this list of noteworthy achievements, however, is Toronto, a case of grand ambitions gone horribly awry. Despite three extensive revitalization plans in the second half of the 20th century, Toronto’s central waterfront, an area roughly double the city’s central business district, has remained mired in political gridlock for decades. The purpose of this dissertation is to explain why this came to pass. Informed by extensive archival and interview research, as well as geospatial data analyzed using Geographic Information Systems software, the thesis demonstrates that above and beyond political challenges typical of any major urban redevelopment project, in Toronto, issues of land ownership — specifically, public land ownership — were pivotal in defining the scope and pace of waterfront planning and implementation. Few, if any, waterfront redevelopment projects around the world have been attempted amidst the same degree of public land ownership and jurisdictional fragmentation as that which plagued implementation efforts in Toronto. From 1961-1998, no less than 81% of all land in the central waterfront was owned by one public body or another, dispersed across a patchwork of public agencies, corporations, and special purpose authorities nestled within multiple levels of government. Such fragmentation, specifically across public bodies, added a layer of complexity to the existing intergovernmental dynamic that effectively crippled implementation efforts. It created a “joint-decision trap” impervious to conventional resolution via bargaining, problem solving, or unilateral action. This tangled political history poses a considerable challenge to conventional liberal, structuralist, and regime-based theories of urban politics derived from US experiences. It also highlights the limits of conventional implementation theory in the study of urban development, and calls into question longstanding interpretations of federal-provincial-municipal relations and multilevel governance in Canada.

Dozens of major cities around the world have launched large-scale waterfront redevelopment projects over the past fifty years. Absent from this list of noteworthy achievements, however, is Toronto, a case of grand ambitions gone horribly awry. Despite three extensive revitalization plans in the second half of the 20th century, Toronto’s central waterfront, an area roughly double the city’s central business district, has remained mired in political gridlock for decades. The purpose of this dissertation is to explain why this came to pass. Informed by extensive archival and interview research, as well as geospatial data analyzed using Geographic Information Systems software, the thesis demonstrates that above and beyond political challenges typical of any major urban redevelopment project, in Toronto, issues of land ownership — specifically, public land ownership — were pivotal in defining the scope and pace of waterfront planning and implementation. Few, if any, waterfront redevelopment projects around the world have been attempted amidst the same degree of public land ownership and jurisdictional fragmentation as that which plagued implementation efforts in Toronto. From 1961-1998, no less than 81% of all land in the central waterfront was owned by one public body or another, dispersed across a patchwork of public agencies, corporations, and special purpose authorities nestled within multiple levels of government. Such fragmentation, specifically across public bodies, added a layer of complexity to the existing intergovernmental dynamic that effectively crippled implementation efforts. It created a “joint-decision trap” impervious to conventional resolution via bargaining, problem solving, or unilateral action. This tangled political history poses a considerable challenge to conventional liberal, structuralist, and regime-based theories of urban politics derived from US experiences. It also highlights the limits of conventional implementation theory in the study of urban development, and calls into question longstanding interpretations of federal-provincial-municipal relations and multilevel governance in Canada.