Upzoning and value capture: How U.S. local governments use land use regulation power to create and capture value from real estate developments

The public sector can harness its authority to control land uses to secure valuable public benefits from real estate developments. This paper investigates how five major U.S. cities—Boston, Chicago, New York, San Francisco, and Seattle—are using their land use regulation powers to create and capture value for the public benefit. An analysis of the zoning and entitlement processes of the 20 largest real estate development projects in each city reveals that value has been captured from all 100 projects. Furthermore, these cities implicitly differentiated value capture into two distinct components: value creation and value capture. Among the 100 projects, cities created value for 90 projects by allowing greater density and height—a practice often referred to as “upzoning.” Distinguishing such upzoning incidences from traditional land use exaction tools is important because the added value gives local governments greater legitimacy in asking for public benefits. The experience of the five cities further revealed that value capture strategies can be customized to adapt to unique regulatory, political, and cultural contexts. Lastly, despite the fact that the majority of the upzoned projects increased density and height through project-specific negotiations, none of the cities had clear standards or evaluation frameworks for determining: how much value was created, what can be asked for in return, and who should benefit from the value captured. Cross-national scholarship on value capture can be leveraged to address these important questions.     

Implementing a land value tax: Considerations on moving from theory to practice

A land value tax is a recurrent tax on landowners based on the value of unimproved land. There is a widely held view that a land value tax is an economically efficient means of taxing wealth and of encouraging land development. The arguments presented in the policy and academic literature tend to concentrate on the compelling theoretical case, but most do not consider the detail of how such a tax might be implemented. Indeed, land value taxation is not widely implemented as a standalone real estate tax despite the strong theoretical rationale for its use. We explore why this might be by identifying key practical, political and economic factors surrounding the implementation and operation of land value taxation in six countries. We examine the various rationales for the introduction of land value tax, reasons for its continued use or abolition (where applicable) as well the particular practical and political issues which policymakers need to consider prior to introducing land value taxation. These include the need for a comprehensive up-to-date land registry and forward planning of land use at plot level; the provision of a well-resourced and informed valuation profession; resources to undertake robust valuations which separate the value of land from the value of improvements for developed plots and do so on the basis of highest and best use; and the need for widespread political support for the introduction of a new tax (which may be difficult to secure). These issues present significant uncertainty in comparison with already-existing forms of land and property taxation. We conclude that these issues may therefore provide some explanation as to the lack of widespread adoption of land value tax despite the economic theoretical arguments in its favour.     

Land use for transport projects: Estimating land value

Transportation projects are typically characterized by increased land use, which is a scarce resource of economic value. However, there is a tendency to ignore land value during feasibility studies of transportation projects. This may lead to a reduction in the economic efficiency of a project and to increased land use. This paper presents an economic model, based on the relationship between the elasticity of land price with respect to density, and estimating the future value of land designated for various uses, including transportation projects. The model was applied to transactional data from Israel, and was used for examining the value of land designated for two transport projects within Israel. The conclusions of the study indicate that taking the land value during a feasibility analysis of transportation projects into account, may lead to the consideration of other alternative plans, which may prevent the excessive use of land.     

Effects of land urbanization and land finance on carbon emissions: A panel data analysis for Chinese provinces

The rapid urbanization in China comes with several economic, social, and environmental issues, most of which are related to land use. This study contributes to research on the land–growth–environment nexus by investigating the effect of land urbanization and land finance on carbon emissions in China from 2004 to 2013 using the Stochastic Impacts by Regression on Population, Affluence, and Technology (STIRPAT) model. Results show that land finance and land urbanization significantly affect carbon emissions. The rate of land urbanization contributes to the reduction of carbon emissions; however, it has less impact compared with other determinants. The effect of land finance and land urbanization on carbon emissions indicates that a local government’s willingness to lease land for revenue aggravates carbon emissions. Economic growth and industrial structure also influence carbon emissions. Furthermore, the land requisition system and rural land conversion market should be enhanced through the guidance provided by the 13th Five-Year Plan (2016–2020) to promote the diversification of land transfer, fully consider regional differences, and establish a distinct policy focus that can contribute to emission reduction and land use.     

Tidal river management for sustainable agriculture in the Ganges-Brahmaputra delta: Implication for land use policy

The tidal river management (TRM) approach is an indigenous management practice in the Southwest part of the Ganges-Brahmaputra delta in Bangladesh. This approach has a high potential for extending area under agriculture with a positive impact on sustainable production and consequently on sustainable land use planning. Until recently, no studies provide a quantitative assessment on agricultural benefits of TRM operation. In this study, we aim to assess the benefits of TRM operation by using innovative approaches such as comparing land use change, agricultural production and economic cost-benefit analysis for two scenarios (with and without TRM) in the Hari-Teka-Bhadra catchment. We found that the financial benefit of TRM operation was 85.5 million US dollar per year from the agriculture sector. The results are useful for promoting land use policy through TRM approach in achieving greater sustainability in the area.     

ZonAgri: A modeling environment to explore agricultural activities and water demands on a regional scale

To design integrated water management for a whole region, all agricultural activities need to be taken into account together with their irrigation water requirements and agricultural outputs. The aim of this paper is to present a modeling environment, called ZonAgri, that allows agricultural activities to be represented at regional scale and enables prospective scenarios concerning these activities to be tested. The modeling of agricultural activities is based on typologies of farms and production units (i.e. plant cropping systems) using a simple framework. A region is designated as a set of “sectors” that correspond to geographical spaces; each sector is designated as a weighted (by strength) sum of “farms”. A “farm” is designated as a weighted (by size) sum of “production units” that can be linked with specific geographical “sites” in the region. Each “production unit” consumes inputs and produces outputs that can have prices. This framework allows the aggregated calculation of inputs and outputs, as well as of the incomes of farms, sites or sectors. Scenarios can be built to change the original values or to envisage changes that may occur over a period of several years. The results of multi-year simulations make up the database. The information contained in the database can be requested by area or by sector, and can be mapped and exported to be used in a GIS. Maps of agricultural activities or water demand can then be superimposed on maps of water resources and hydraulic facilities to check if they are consistent.     

Land suitability evaluation for development using a matter-element model: A case study in Zengcheng, Guangzhou, China

Land suitability evaluation can assist in the efficient use of land resources at a regional level. This is an important issue because of the pressures that an increasing population and economic growth have put on limited land resources. Matter-element theory, which was first put forward by the Chinese mathematician Cai Wen, has shown potential for solving incompatibility problems. Based on the matter-element model, this paper uses land use, roads, water bodies, population density, distance from center of the city, geodetic height, and slope as factors in modeling land suitability for development. Zengcheng, an urban-rural administration was used as a case study for applying the matter-element model to assessing the suitability of land for development. The model was cross referenced with local urban plans for verification and the results of this study show that the model constructed was effective at assessing the suitability of land for development. According to both the classification map created using the matter-element model and the statistics on the of land suitability classes, the study area was found to have a considerable amount of land which is highly suitable for development. After the category ‘highly suitable’, the next largest total land area was in the category of ‘not suitable’ for development, while there was relatively little land classified as moderately and marginally suitable. The percentage of the total land area of each class of suitability was 41.80%, 34.22%, 16.35% and 7.64%, respectively. Apart from this, the study also demonstrated the advantage of matter-element models over fuzzy theory, as they provide much more information. For example, all integrated degree of all classes in the paper had ranges from −1 to 1, but differed from each other by percentage. In the category of ‘highly suitable’ only 45.51% of matter-elements fully conformed to the criteria (those within a range of 0-0.5925), while the remainder (54.49%) did not corresponded to the requirements of the category, but did have the potential to do so with relatively few changes (those within a range of −0.3923-0 degrees). This data provides us with an understanding of the potential and limitation to development of the land in the region.     

Systems approach to pro-poor land reforms: A concept paper

There has been renewed interest in the academic discourse on land reforms due to recent high profile works suggesting a positive correlation between reforms and poverty reduction. Land is held under different tenure regimes in different regions, countries and communities. These are often in the form of community tenure, state tenure, individual tenure or a mixture of two or three of them. However, land reformers are in constant debate as to which of the three offers the most appropriate pathway to poverty reduction. The policy outcomes of such debates have been to superimpose one tenure option over the other in differing situations. This article conceptualises a metaphorical approach to land reforms grounded on general systems theory. It advocates for contextualised methodological rigour and an approach to land reforms reliant on the influencing variables of alternative land tenure regimes as opposed to wanton superimposition of one form of tenure over the other.     

Public health in linkage to land use: Theoretical framework,empirical evidence,and critical implications for reconnecting health promotion to land use policy

The increasing health burdens pose great challenge for planners and policy makers to create a more livable city. Recent literature has linked land use to a wide range of illness and death causes in developed nations. It therefore requires evidence-driven and replicable frameworks to inform land use decisions that integrate with health promotion. This paper proposes a theoretical framework for the mechanistic links between neighborhood land use and public health; and then quantifies their associations at district level, using the case of Shenzhen in developing China. Data for 15 health indicators in 2010 are collected at district level; and a set of standardized land use variables (individual land use type, general land use mix, and physical street conditions) are proposed to comprehensively reflect the neighborhood land use characteristics. Spatial regression is employed to analyze the relationships between health outcomes and land use variables. Results show that the land use exploratory variables vary with health indicators, but several key land use determinants are identified: green land abundance, green land morphology, institutional land proximity, industrial land proximity, blue land abundance, street walkability and street connectivity. Structural equation modeling is further applied to examine the possible mediators and it demonstrates that the casual pathways between land use and public health are quite complex. The developed set of standardized land use variables can serve as practical tools to facilitate land use decisions with health considerations. In practice, several complexities at governance levels challenge the efforts to reconnect land use policies and public health promotion. We put forward three useful solutions to enhancing health connection with land use policy across different international settings. This study captures the nuanced health disparities varied with districts and indicators, and therefore produces some more generalized knowledge that ultimately helps develop land use policies aimed at promoting public health at home and abroad.     

Environmental land use conflicts: A threat to soil conservation

Soil vulnerability and environmental land use conflicts were quantified and cross tabulated in the Sordo River basin (Trás-os-Montes Province, NE Portugal) to provide insights about the risk of soil degradation within that basin. Soil vulnerability was assessed by algorithms of multi criteria analysis and weighted linear combination, whereas environmental land use conflicts were described by an original approach. Three vulnerability scenarios were considered, enhancing the importance of topographic slope, soil class and use and occupation of soils, respectively, as vulnerability factors. Regardless the scenario, approximately two-thirds to the basin was defined as areas with high vulnerability. Fortunately, only 10.9% of the basin is in environmental conflict, where actual land uses deviate from natural uses determined by soil characteristics. The cross tabulation of high vulnerability areas with conflict areas, which defines the areas at risk of soil degradation, reveal that risk areas account for approximately 3.2–8.4% of the basin, depending on the scenario, being concentrated in steep slope hillsides suited for forest or mixed forest and pasture occupations but actually used for irrigated crop lands, vineyards and olive yards. Some conservation practices are implemented in the vineyard and olive yard areas, namely through the construction of terraces. These structures minimize soil erosion but are potentially unstable beyond given intervals of terrain slope. On the other hand, the maintenance of terraces is costly and for that reason eventually unaffordable for many farmers, and they also entail a mischaracterization of the historical and architectural heritage of the Douro Wine Region (UNESCO World Heritage). In this context, it was suggested the approval of legislation as regards the design, construction and maintenance of terraces, while in a broader perspective it was recommended the appreciation of a European Directive for soil protection and its subsequent transposition to the national legislation.     

Evaluating land administration systems: A comparative method with an application to Peru and Honduras

This article develops a comparative methodology for the evaluation of national land administration systems. We propose a set of quantitative and qualitative indicators with benchmarks for each one of them that signal possible venues to improve the administration's structure and budgetary/management arrangements, in order to bring about the following goals: (1) to contribute to public sector financing through taxes; (2) to encourage the productive and sustainable use of land, and (3) to facilitate access to land for low-income citizens. This methodology was applied to the cases of Honduras and Peru in order to refine our draft evaluation indicators, while evaluating the systems of both countries. Here we present the final refined indicators and benchmarks, and the conclusions from both case studies.     

Institutions for improving access to land for settler-housing: Evidence from Papua New Guinea

This paper provides household level evidence of the institutions that are developing to provide security of access to land for housing within the settlements of Port Moresby, the capital of Papua New Guinea. Data collected from a survey of 441 randomly selected households shows that households organise around regional, family, and professional cleavages to provide security to person and property. Further, some households pay rent to landlords and keep evidence of the above to legitimise their claims to the land settled upon. In one case, a community has formed an organisation to mediate between the settlers and the customary landowning group. The above is evidence of the maturation of institutions to provide tenure security. It also provides the opportunity for policymakers to adopt and then adapt (migrate) the existing institutions into the formal system as part of ongoing reforms.     

A conceptual framework and its software implementation to generate spatial decision support systems for land use planning

In a context where several sectors of society compete for space, land use types must be carefully designed and spatially allocated to guarantee a sufficient level of relevant ecosystem services (ES) in a territory of interest. In this respect, contemporary land use planning involves multiple, often conflicting objectives and criteria. Consequently, major benefits can be expected from spatial decision support systems (sDSS) designed to deal with complex spatial allocation problems.This paper presents the generic conceptual framework ‘OSMOSE’ and its free and open source software implementation, for the generation of specific sDSSs for spatial land use planning. The specific sDSSs generated with OSMOSE are meant to (i) identify land units which meet multiple predefined ES-attribute values for a specific land use type (LUT) and (ii) rank land units for a given LUT according to these multiple ES-attributes. A complementary purpose is to (i) identify and (ii) rank LUTs for a given land unit. Whereas ‘identification’ is done by means of a threshold query, ‘ranking’ is based on the Iterative Ideal Point Thresholding (IIPT) method. The proposed framework is extremely flexible as it can accommodate differentially weighted, continuous and/or ordinal attributes with, for the latter, equal or unequal number of classes, alternative land unit definitions and land use types. Moreover, assessments cannot only be made using ES-levels for the land unit/LUT combinations but also in terms of changes in ES-levels after a particular change of LUT.The OSMOSE framework is illustrated by means of the specific sDSS BoLa which is generated to support land use planning in the region of Flanders (Belgium) with focus on soil protection. Four cases are presented in which the decision support varies between the available approaches (threshold – selection, threshold – ranking, IIPT – selection, IIPT – ranking).     

Integrated planning for landscape diversity enhancement,fire hazard mitigation and forest production regulation: A case study in central Portugal

Forest fires and forest biodiversity are related issues of major concern in Mediterranean countries and require an integrated approach to landscape planning. The aim of this study was to develop a GIS approach for regulating forest production while promoting landscape diversity and mitigating fire hazard. A study area located in the centre of Portugal was chosen. The area was primarily occupied by maritime pine and had a high fire hazard, low tree species diversity and an extensive protection area. The classical area control method was used to assist in forest production regulation. Species suitability maps were produced for 21 recommended species for afforestation in the study area. Maritime pine management compartments were defined, and a 50-year harvesting plan was proposed. In each harvested compartment, protection areas were identified for species conversion (e.g., native oaks and/or broadleaves). Afforestation species were proposed according to the species suitability maps produced earlier. Low flammability species that produce high-quality wood, non-wood products and landscape enhancement were preferred. A comparison of the land cover in the study area in 2007 to that anticipated in 2064 via the proposed plan showed that a more fragmented landscape structure could be achieved by introducing 16 species of lower flammability than maritime pine into the study area. This study proved the usefulness of this methodological approach for guiding sustainable changes in homogeneous, unmanaged forest landscapes prone to fire. Further research is needed regarding integrated planning approaches that incorporate environmental, economic and social dimensions (e.g., human desertification of rural areas).     

Changes of livelihood due to land use shifts: A case study of Yanchang County in the Loess Plateau of China

Studies of land use policies are commonly based on the environmental impacts or on people's direct responses to the policies. However, research on the impact of policy implementation on people's livelihood and activities and the subsequent economic development of an area is incomplete. We selected Yanchang County as an example to track land use changes and their effects on the livelihood of the local population following the implementation of a new land use policy known as the Grain for Green Project (GGP). The data were collected from statistical yearbooks, questionnaire surveys, and satellite imagery from 1990, 2000, and 2008. We found that dramatic land use changes have occurred in Yanchang County. The vegetation coverage improved significantly from 1990 to 2008, as the grassland and forest areas increased from 44.1% to 60.1% and from 17.7% to 18.4% of the total land area, respectively. The cultivated land declined from 37.3% to 20.7%. With the agricultural area and grain production decreasing from 64 × 10³ tons to slightly over 20 × 10³ tons per year, an increasing number of local people sought employment in towns and cities. The non-farm income increased, and the local income structure shifted. Migrant and orchard worker income contributed the most to the balance of the total household income. We narrowed our focus to discuss how the GGP accelerated the changes in the participants’ lifestyles and what might be done to sustain the long-term effects of the GGP. While the GGP has brought about considerable environmental benefits, a comprehensive study of environmental–social systems is still needed to achieve a more efficient land use policy. The research results presented in this paper demonstrate that changes in land use and people's activities were triggered by policy changes. We aim to pave the way for studies on the “policy-land-use-social development” chain and to provide references for new policies.     

Use of fuzzy cognitive maps to develop policy strategies for the optimization of municipal waste management: A case study of the land of fires (Italy)

This paper applies an analytical method for developing policy strategies to optimize municipal waste management systems (MWMSs) to the case of the Land of Fires (LoF). The LoF is an area of Italy’s Campania region that is characterized by a legacy of authoritarian environmental governance and the improper dumping and burning of waste. In this paper, we employ the fuzzy cognitive maps (FCM) method, which draws on a participatory approach. Specifically, the complexity of the investigated system was determined from the causal relations identified by relevant stakeholders and experts. The results show that the most effective policy strategies to improve the LoF MWMS, as identified by informants, include: fostering social innovation (e.g. communication and information campaigns); promoting technological innovation (e.g. material and process design); and supporting scientific and technological cooperation among actors. The overall diversity of the identified policy strategies suggests that policy makers must move beyond a simple “best option” approach, given the systemic complexity of the waste management sector.     

Impacts of land leases in Oromia,Ethiopia: Changes in access to livelihood resources for local people

Large-scale land deals have attracted considerable attention for various reasons, including their implications for local livelihoods. While some view the phenomena as a development opportunity, encompassing improvement in the livelihoods of local people, others argue that it is an impoverishing scheme. Ethiopia ranks among the top in terms of the size of land leased out over the last decade. Land is a major resource of state control and investment in Ethiopia. As the foundation of their livelihoods and identity, it is simultaneously a vital resource for the local people. Highlighting the importance of land for local livelihoods and state-society relations and employing a political-ecological approach, this paper analyzes the outcomes of two land lease cases for the local people in Bakko Tibbe district of Oromia, Ethiopia. The findings show that the land leases induced a significant decline in local people’s access to land, resulting in a significant reduction in crop production and livestock husbandry. The land leases also dismantled longstanding land-based social relations in both production systems. Based on empirical evidence from specific localities and contextualizing the local livelihood dynamics within broader political-economic conditions, this study contributes to the ongoing debate on livelihood impacts of global land deals.     

Determining strategies for the cadastre 2034 vision using an AHP-Based SWOT analysis: A case study for the turkish cadastral and land administration system

This study aimed to identify the current land management and cadastre system in Turkey and determine the most appropriate strategy for integrating the current structure with the principles of the Cadastre 2034 vision. In this work, the legal, institutional, and technical (LIT) status of the existing land management and cadastre system in Turkey was determined using a method based on Strengths, Weaknesses, Opportunities, and Threats (SWOT) and Analytic Hierarchy Process (AHP). Initially, the advantages or weaknesses of the existing land management and cadastre system in Turkey in terms of LIT aspects, opportunities, and threats arising from the external environment were determined by the SWOT matrix. Then, the information obtained concerning the existing land management and cadastre system in Turkey using this matrix was integrated into AHP and the most appropriate strategy was determined in terms of LIT aspects. For the existing land management and cadastre system in Turkey, from the legal point of view, the best strategy with a weighting of 30% was to ‘update the land administration legislation according to the conditions of the day’. The best strategy in terms of institutionalization was to ‘disseminate in-vocational training for the training of qualified personnel (28% weighting)’ and the best strategy from the technical perspective was identified as, ‘the use of technical and technologically advanced measurement techniques in spatial data collection (38% weighting)’. The goal in implementing the AHP-Based SWOT method is to improve the quantitative information basis of strategic planning processes. So, SWOT provides the basic outline within which to perform an analysis of the decision situation, and the AHP assists in carrying out SWOT more analytically and in elaborating the analysis so that alternative strategic decisions can be prioritised.     

From the Holocene to the Anthropocene: A historical framework for land cover change in southwestern South America in the past 15,000 years

The main forest transitions that took place in south-central Chile from the end of the last glaciation to the present are reviewed here with the aim of identifying the main climatic and socio-economic drivers of land cover change. The first great transition, driven primarily by global warming, is the postglacial expansion of forests, with human populations from about 15,000 cal. yr. BP, restricted to coastlines and river basins and localized impact of forest fire. Charcoal evidence of fire increased in south-central Chile and in global records from about 12,000 to 6000 cal. yr. BP, which could be attributed at least partly to people. The subsequent expansion of agriculture led to much clearing of forests and the spread of weeds and other indicators of open habitats. The Spanish colonial period in America may have been followed by a transient expansion of forest cover into abandoned land, as indigenous population declined rapidly due to disease and slaughter. The 18th and 19th centuries brought about extensive loss of forests due to the massive impact of lumber extraction for mining operations both in central Chile and in western North America. Two centuries of intensive deforestation, coupled to grazing by cattle and extremely variable rainfall had long-lasting effects on forest cover in south-central Chile, which persist until today. The transition from a preindustrial to an industrial society brought about the “golden age” of timber harvest, assisted by mobile sawmills and railway transportation since the late 1800s. These advances led to the exhaustion of native commercial timber by the late 20th century in south-central Chile. In North America, harvestable stands were exhausted in New England and the Midwest around 1920. Settlement of the independent territories in the late 1800s and early 1900s implied vast burning and clearing of land and mounting soil erosion. Industrial forestry, based on government-subsidized massive plantations of short-rotation exotic trees, developed in the late 20th century, in connection with postindustrial displacement of exploitative activities from developed to third-world nations. In the last two decades, economic globalization and free trade promoted the expansion of new crops and further decline of woodlands, despite modest increases in forest cover. These patterns are repeated in many Latin American countries. To prevent further depletion of native forest resources and to provide an insurance against climate change, in the 21st century developing nations should aim at: (1) relocating subsidies from fiber farms to restoring diverse forest cover, (2) promoting ecosystem management of diverse forest and crops within landscapes, and (3) fostering diverse cultural relationships between people and their land.