Rent Seeking in a Static Model of Zoning

This paper uses a traditional, static view of zoning to illustrate the costly, rent-seeking behavior that results from zoning. A simple graphical model is developed and used to illustrate the size of rent-seeking costs when various levels of development are permitted and when different schemes are used by zoning authorities to allocate development permits. The model shows that allocation schemes designed to minimize rent-seeking fail to allocate permits to the highest-valued users. Zoning models that ignore the costs of rent-seeking and misallocation are found to seriously overstate the potential gains from zoning.     

Tender Mercies: Efficient and Equitable Land use Change

A two-tiered, front-end-loaded tender offer system is shown to catalyze a market for partial property rights. This market would obviate any legitimate need for governmental zoning, and thus would put an end to zoning's inefficiency and inequity. The proposed system would facilitate development and redevelopment, cause nuisance producing zones to become more compact, stop the subversion of zoning for fiscal and exclusionary purposes, reduce the opportunities for corruption and end rent seeking as well as "not in my backyard" activities. The proposed tender offer system would fully compensate those who are injured by negative externalities, thereby eliminating adverse distributional effects.     

Land use Controls: The Case of Zoning in the Vancouver Area

This paper explores the relationship between rezoning and changes in observed property values and the ability of zoning to mitigate externalities. Three separate methodologies are used in three locations in metropolitan Vancouver to examine these issues. Our results imply that rezoning does not necessarily lead to changes in land use and value. Further, no evidence was found to support the assertion that there are significant negative externalities due to incompatible land uses in residential property markets. Based on these results, we feel it is reasonable to question the continued use of zoning in developed areas of urban regions.     

Factors Influencing the Value of Urban Land: Evidence from Halifax-Dartmouth, Canada

This study is a hedonic analysis of land values for Halifax-Dartmouth, Canada. The study has demonstrated that conventional, well-known urban explanatory variables such as zoning, lot size, centrality, neighborhood, and so on, found to determine values in the United States also work for a typical Canadian land market. The findings on effects of lot shape, and high traffic (in combination with other than single-family residential zones) is particularly interesting.     

Mixed Uses and the Redevelopment Option

This paper considers how the potential for mixing uses and redevelopment impact property value. Operating flexibility of this type is found to significantly increase property value when the correlation between payouts from different property types is low or when redevelopment costs are low. The ability to mix uses and redevelop over time is also shown to affect the timing of initial land development. The shape of the development boundary is shown to differ considerably depending on whether marginal revenue is constant or decreasing to scale. Both policy and empirical implications concerning the effects of multiple-use zoning are discussed.     

Zoning Policy Changes and the Urban Fringe Land Market

This paper examines the effect of a zoning change on the land market in McHenry County, Illinois. One question addressed is whether zoning "follows the market." It is found that, for agricultural land, zoning does tend to follow the market. In addition, the effect of land prices on land use is examined. The results here, however, are mixed. In the initial years after the zoning change, a high relative price of residential land increases the probability that a parcel will be zoned residential. However, several years later, a high relative price of residential land decreases the probability that a parcel is zoned residential. This result suggests that it may take some time for a zoning change to have a significant impact on the local land market.     

标准在实验室认可中的应用

分析了实验室认可中出现的不符合项是由于对标准的理解差异,论述了认可过程应做的基础工作,从而减少不符合项的产生,建立标准体系,提高实验室检验能力,顺利通过实验室认可。     

Zoning and Industrial Land Values: The Case of Philadelphia

This paper examines the market effects of zoning. Using the hedonic framework, we perform an empirical analysis that shows that lots zoned for industrial use in our study area are associated with a 58% price discount. The paper highlights the outcome of static zoning policies in a dynamic world. As the demand for industrial land in Philadelphia declined (resulting in vacancies), prices fell, but zoning was slow to adjust, therefore land conversion did not occur to re-equilibrate.     

An assessment of Thailand’s new telecommunications plan

Thailand’s master plan for telecommunications policy for 1997–2006 envisages cautious steps towards liberalization. Among the new policies, the establishment of an independent regulatory agency is proposed. Desirable characteristics of the agency are discussed. Two salient features of the master plan, a proposal to split the country into six zones for licensing private firms and a commitment to a type of universal access to the system, are also discussed. Introduction of non-linear pricing, which is more economically efficient, may be possible in Thailand. Furthermore, it may help the achievement of the goals inherent in universal access and zoning, as well as another goal of the master plan, of making the system more competitive.     

The Impact of Inclusionary Zoning on the Location and Type of Construction Activity

This paper models the impact of an inclusionary zoning ordinance on a local housing market. Markets are segmented spatially and by the mix of housing characteristics. The paper develops a framework which explains how households and builders make rational choices among alternative segments. This implies that they can react to inclusionary zoning by relocating away from the impacted sector. Therefore, the introduction of inclusionary zoning should be preceded by a study of alternative market segments. For example, the presence of attractive alternatives will allow developers and households to exit the market segments impacted by inclusionary zoning. This would cause a decline in construction activity in the covered sector.     

沿海城市对开发区经济发展的影响机制研究

开发区的经济发展依托于城市，其发展程度与城市诸多要素直接相关。本文以大连、广州、天津等16个沿海城市及其开发区为研究对象，构建城市对开发区经济发展影响因素指标体系，运用因子分析法和回归分析法，辨识主导因素，进而探究城市各要素对开发区经济发展的影响机制。研究结果表明，城市综合经济实力与城市化对开发区经济发展具有重要影响，其中城市经济规模、投资能力、科教水平、人力资源关系到开发区资金、技术、人才支持力度，城市产业结构调整与城市化方式转变为开发区发展创造了新的契机。因此，规划开发区时应充分考虑城市各要素发展情况及发展契机，合理规划和预测开发区的经济发展。     

The Antecedents and Consequences of Affordable Value Innovations for Emerging Markets

Emerging markets offer tremendous growth opportunities for firms. While established multinational firms typically focus on premium segments in emerging markets, they often fail to leverage additional growth opportunities in so‐called good enough or low‐income segments in emerging markets. Customers in these low‐income markets have substantially different requirements and are very price sensitive. Theoretical and case‐based research suggests that innovating for these low‐income segments in emerging markets differs significantly from innovating for premium or traditional Western markets. We argue that tapping successfully into low‐income segments in emerging markets requires the development of new products that meet the low price expectations while at the same time offering also value to customers in these segments. We refer to these new products as affordable value innovations. We analyze the antecedents of affordable value innovation for emerging markets. We draw on institutional theory to derive three potentially relevant antecedents of affordable value innovation for emerging markets. These are bricolage, local embeddedness, and standardization. We test our hypotheses using multiple informant data from 47 multinational corporations involving 103 innovation projects that target low‐income customers in emerging markets. Our empirical analysis shows that all three antecedents have significant effects on the level of affordable value innovation: while bricolage and local embeddedness are positively related to the level of affordable value innovation, standardization has a negative impact. We also examine the relationship between the level of affordable value innovation and performance. We find evidence for our basic assumption that a firm's capability to develop and launch affordable value innovations is key to success in emerging markets. It indicates that a firm's investments in affordable value innovations for emerging markets pay off financially. Finally, a cross‐regional comparison of our data shows that the key findings on antecedents of affordable value innovation and its impact on performance do not vary across various emerging markets. Overall, our findings offer important implications for research on and the practice of innovation for low‐income segments in emerging markets.     

An np control chart for monitoring the mean of a variable based on an attribute inspection

This article proposes a new np control chart, called the np_x chart, that employs an attribute inspection (inspecting whether a unit is conforming or nonconforming) to monitor the mean value of a variable x. The distinctive feature of the np_x chart is using the statistical warning limits to replace the specification limits for the classification of conforming or nonconforming units. By optimizing the warning limits, the np_x chart usually outperforms the X¯ chart on the basis of same inspection cost. In addition, the np_x chart often works as a leading indicator of trouble and allows operators to take corrective action before any defective is actually produced.     

基于JACK的气压式EPB终端设计及人机工效评估

现有的EPB终端针对乘用车机械式EPB需求进行匹配设计,满足不了气压显示、气管故障报警等气压式EPB的显示需求。针对气压式EPB工作特性,应用人机工效学原理设计了一款EPB终端。运用3DS MAX与SolidWorks相结合的方式建立终端三维模型,利用JACK软件建立数字人和车辆模型,并进行合理布局。采用对数字人的舒适度分析方法,验证布局设置的合理性。采用视角、障碍域与视锥相结合的方式,从多角度对终端进行可视域分析。基于人体在驾驶的时候不能联合全身关节的工作特性,采用SAE Packaging Guidelines进行可达域分析。应用JACK软件从多角度对终端进行人机工效分析,验证总体设计方案的合理性,缩短了设计周期,降低了设计成本。     

Write Code,Save Lives: How a Community Uses Open Innovation to Address a Societal Challenge

This study explores how a community uses open innovation over time to tackle a global societal challenge. we conduct an in‐depth case study of OpenMRS, an open‐source software community providing affordable medical record‐keeping software in developing nations. We develop a process model that describes how inbound, outbound, and coupled open innovation influenced the community through four discrete phases of community development. We explain how the founders’ vision led to the creation of the community, and how increasing community participation and community governance facilitated its growth. Interestingly, we found that economic opportunities made possible by open innovation may paradoxically create challenges to community sustainability. Ultimately, this study expands our understanding of open innovation communities in different settings, and their role in addressing societal challenges.     

Realigning research and extension to focus on farmers’ constraints and opportunities

This paper argues that research and extension have failed to (1) develop technologies that take into account farmers’ resource constraints and risks; and (2) improve farmers’ capacity to adapt technologies to their own situations. The paper critiques continued use of blanket, high-dose fertilizer recommendations, arguing for approaches that teach farmers how to maximize returns from smaller, more affordable input purchases. Developing such technologies requires that researchers integrate a wider range of stakeholders (farmers, extension agents, agricultural exporters and processors) into research activities at an earlier point in time than has been the case. Although evidence that these new approaches are increasing the use of purchased inputs remains weak, a number of important lessons are emerging about how research and extension outcomes are influenced by institutional culture and incentives. The authors conclude that developing recommendations for small, affordable input doses and training farmers so they can adapt recommendations to their particular circumstances is as much an institutional challenge as a technology challenge.     

A Cynic's View of Zoning Reform

A review of the history of zoning and its reform suggests how changes are brought about by economic interests. If previous patterns continue to persist, and there is no evidence to suggest otherwise, zoning reform will continue to create new winners and losers thus creating incentives for further change. The "problem-solving" view of zoning is a myth.     

Temporary Buydowns and Affordability

This paper is directed to a neglected aspect of the problem of home ownership affordability: the impact on affordability of temporary buy downs. A temporary buydown is an option offered to home buyers to reduce the mortgage payment in the early years of the loan. The borrower allocates cash up front to an escrow account from which funds are withdrawn monthly to supplement the borrower's mortgage payment.
Temporary buydowns are underused partly because of the difficulty of determining whether, in any particular case, they will increase affordability. This paper develops a new instrument called the maximum affordable mortgage (MAX) which automatically allocates the buyer's available cash between buydown, down payment and other uses in a manner which maximizes affordability for the buyer, subject to whatever underwriting constraints the investor wishes to impose on payment graduation and/or the total size of the buydown.
The lender originating the MAX must be able to solve a complex algorithm at the point of sale, but the complexity is all behind the scenes. Using a computer, a loan officer can quickly find the cash allocation that maximizes affordability. The power of the MAX in increasing affordability may be enhanced if it is combined with a buyup wherein the lender trades off lower points against a higher rate.     

The Effect of Conforming Loan Status on Mortgage Yield Spreads: A Loan Level Analysis

The magnitude of the effect of government-sponsored enterprise purchases on primary mortgage market rates has been a difficult research question with differing data and competing methodologies producing varying results. Here we present a new approach using loan level data and controlling for credit risk differentials between conforming and nonconforming loans. Our method also addresses econometric problems of endogeneity and sample selection bias. We find that conforming loans have yield spreads about 5.5% lower compared to other loans on a risk-adjusted basis. This is lower than previous estimates appearing in the literature.     

人- 组织匹配对创新行为的内在影响机制研究

员工是企业创新活动的主要实施者,其创新行为决定了创新的成败,但现有研究对员工创新行为的内在影响机制仍缺乏清晰刻画。本文基于社会认知理论,从心理因素的视角出发,探索人 - 组织匹配对创新行为的内在影响机制。通过收集数据,应用层次回归分析验证所提出的理论假设。结果表明,人-组织匹配不仅能对创新行为产生直接影响,还能够通过内部动机对创新行为产生间接影响。本文从理论上丰富了创新行为的相关研究,实践上为提升员工创新行为提出了对策建议。