SUBURBAN MULTIFAMILY VACANCY RATES AND FEDERAL INCOME TAX POLICIES

Though urban planning issues continue to be created largely by local problems, urban theorists have become sensitive to the indirect modifying effects of federal urban policy on the local land-use structure. Federal tax policies on income derived from multifamily real estate appear to have generated excessive apartment construction during the 1968–73 period in Minneapolis-St. Paul suburbs. The consequence of these policies is evident in high multifamily suburban vacancy rates for Twin City apartments built during this period.     

THE “HIDDEN'’POPULATION: WASHINGTON ALLEY DWELLERS IN THE LATE NINETEENTH CENTURY∗

Though urban planning issues continue to be created largely by local problems, urban theorists have become sensitive to the indirect modifying effects of federal urban policy on the local land-use structure. Federal tax policies on income derived from multifamily real estate appear to have generated excessive apartment construction during the 1968–73 period in Minneapolis-St. Paul suburbs. The consequence of these policies is evident in high multifamily suburban vacancy rates for Twin City apartments built during this period.     

Segmentation of the Housing Market and its Determinants: Seoul and its neighbouring new towns in Korea

This study identifies the spatial pattern of housing price changes and their determinants in Seoul and its neighbouring new towns. The results of a cluster analysis show that the spatial pattern of housing price change rates is nor correlated with housing prices. It is found that housing price change rates vary with the Chonse price index and money supply, building permit area, stock price index, and yield on 3 year corporate bonds. It is also shown that the more apartment units that are built in a region, the lower the housing price change rate.     

韩国公寓更新中的居住形式与居民政治倾向关系研究

韩国首尔江南区是富有中产阶层主要聚集区,是政府主导、公众参与的城市空间变化的典型。在韩国,房地产政策是韩国各党派政府维护执政合法性的主要手段,城市更新与公寓重建是提高房价的重要手段,并对不同社会阶层的居住和生活产生不同影响。公寓重建是韩国阶层、党派之间尖锐政治斗争的对象。首尔江南区住民基于自身阶级身份与利益组成利益共同体,参与推动或阻碍公寓重建的活动。每四年一度的国会议员选举中,江南区呈现按住房价格而选择政党的阶级投票的规律。江南区案例表明虽然政府主导了江南区的城市更新与公寓重建,但当重建侵犯到地区住民的利益时,住民社会驱动力随时出现,并以选票形式对其进行反向干预。因此韩国社会团体与政府的互动塑造了江南区特有的阶层分化与住房分布形式。     

推广村民公寓 加快城市边缘区小城镇城市化进程

总结了位于佛山市边缘区的张槎镇的经验，以人文地理学理论为基础，归纳出推广村民公寓对加快城市化进程的意义，以及当前遇到的如思想认识落后，住宅既是生活用品又是生产工具的两重性，规划滞后，建设管理不力等问题。以可持续发展理论为指引，提出了村民受益、宣传发动与行政手段相结合、分步实施等原则及具体措施来加快村民公寓在边缘镇的推广。     

New dynamics of rent gap formation in New York City rent-regulated housing: privatization,financialization, and uneven development

ABSTRACT

To explain newfound investor interest in rent-regulated multifamily housing in New York City since 2001, this paper analyzes the transformation in ownership and management of the Riverton Houses, a large rent-regulated housing complex in northern Manhattan. The paper finds new dynamics of rent gap formation at work; rather than depressed capitalized rent attracting investment, increasing potential rent provides a new mechanism for opening rent gaps. The Riverton Houses case shows how three factors increase potentials rents: 1) changes in rent control law that provide new avenues to increase rents, 2) new financial actors and institutions that have higher expectations for risk and return, and 3) longer-term processes of uneven development at the urban scale. Altered rent gap dynamics under processes of privatization, financialization, and uneven urban development complicate the geography of reinvestment beyond a reinvested core and gentrifying periphery. Instead, the urban frontier is drawn recursively within urban space.     

Implications of Nontraditional Housing Arrangements for Urban Water Management in the United States Intermountain West

Homeowners living in single-family detached housing have dominated the literature exploring drivers of residential water use. Meanwhile, rentals, multiunit buildings, and residences governed by private associations are an increasingly important component of the American residential landscape. We used data from a large sample of households in northern Utah cities to explore the effects of these nontraditional housing arrangements on water use decision-making, attitudes and behaviors, and their implications for urban water management. After accounting for the sociodemographic characteristics of respondent households, we found that residents of nontraditional housing arrangements are much less likely to have authority over key water use decisions, and differ significantly from residents of traditional housing in regards to water use perceptions and concerns, self-reported water behaviors, and support for various local water policy options. Traditional approaches to urban residential water management should be adapted to renters, residents in multiunit buildings, and members of community associations.     

广州长租公寓租赁意向的影响机制 ——基于计划行为理论的扎根研究

对21位有过广州长租公寓租赁经历的租客进行深度访谈,运用扎根理论研究方法对访谈资料进行逐级编码,基于计划行为理论分析框架构建了广州长租公寓租赁意向影响机制模型.研究表明:租客在长租公寓租赁过程中,其租赁行为会受到租赁意向的驱动,租赁意向受到租赁态度、主观规范、知觉行为控制的共同影响.租赁态度由住房情感需求、住房品牌偏好...     

转型期中国城镇居民住房类型分化及其影响因素——基于CGSS (2005) 的分析

转型时期我国城镇居民主要通过市场竞争机制和科层分配体制来获取个人住房,获取稀缺的住房资源的途径和机会的差异在一定程度上反映了住房不平等和社会分化。处于体制转型时期的中国城镇,制度、市场和家庭因素等多重因素相互交织,共同影响中国城镇居民住房选择。以覆盖全国88 个城镇的《中国综合社会调查(CGSS)》(2005 年城镇部分) 调查资料为基础,本文分析了转型背景下中国城镇居民住房类型分化及其影响因素,研究发现：改革 开放30 多年以来,中国城镇的住房自有率大幅度提高,其主要原因从1998 年前的公房房改政策向1998 年后住房市场化政策转变。家庭生命周期、家庭收入、户籍、单位性质、职业等变 量显著影响住房选择,体现市场与制度对住房资源分配的双重影响。经济发达地区由于住房资源紧缺、住房价格高,居民住房承受能力差异较大,工作单位性质、户籍和家庭生命周期变量对住房选择的影响更显著。随着住房市场化进一步发展和住房制度改革的逐步深入,地方政府应逐步放宽社会住房的享受标准,尤其是户籍限制条件;开发商应更关注社会经济快 速转型背景下的家庭结构变化及其对居住偏好的影响。     

北京市住房价格和租金的空间分异与相互关系

当前中国住房销售市场、住房租赁市场发展不平衡,研究住房价格、租金的空间分异与相互关系,对建立“租售并举”的住房制度具有重要参考价值。利用2016年北京市各住宅小区的住房价格、租金数据,及2006—2016年北京市逐月住房销售价格指数、住房租赁价格指数,从时空尺度剖析了住房价格、租金的空间分异与相互关系,并剖析了背后的差异机制。结果表明：① 北京市住房价格和租金的空间格局均呈多中心圈层递减结构,且南北差异明显,但租金的空间分异程度弱于住房价格。② 住房价格具有中等程度的空间相关性,受政策等随机性因素影响相对较大,而租金具有强烈的空间相关性,受区位交通等确定性因素影响相对较大。③ 住房价格和租金的价格剖面线并不相同,住房价格易受学区、大型公园等的影响,而租金更易受就业所在地、建筑年龄等的影响。售租比呈混乱斑驳、相对均质的扁平化分布特征,且小区越高档,售租比越高。④ 北京市住房销售市场和住房租赁市场基本相对独立发展,更符合双重市场的特征。产生上述差异的主要原因在于住房销售市场和住房租赁市场的市场特征、服务人群以及市场发育程度不同。     

城镇化进程中的空间扩张和土地利用控制

随着中国快速大规模的城镇化进程,城镇人口和产业集聚带来的就业岗位、基础设施、住房和公共服务设施的矛盾日益加剧,而城镇空间的快速扩张和蔓延式发展又成为众多矛盾的焦点。本文从规划理论和经济学理论出发分析了城镇空间扩张的内在动因,通过综述英美日等国家针对城镇空间扩张而采取的土地利用控制政策的经验提出了对策建议,并通过比较研究探讨了城市土地利用的合理标准问题。研究表明,资源环境条件是城镇密度的先决条件,基于亚洲大部分国家的资源环境基础和发展中国家的实际情况,集约化的城镇空间是我国最现实、最合理的选择;交通模式、土地开发模式、住宅开发模式、道路交通税制等是影响城镇密度的关键因素,因此,公共交通比例、住宅开发形式的选择等是对城镇空间密度进行调控的重要手段;城镇密度(人均土地利用指标)的最佳标准应根据交通模式、土地开发模式、住宅开发模式等条件的不同而区别确定。欧美研究学者提出的紧凑型发展模式下的城镇合理人口密度大致在70~150人/hm²之间。基于分析和比较,本研究建议集合住宅比例在80%以上的我国大中城市的人均城镇土地利用指标采用人均80~105 m²的标准,并应在实施过程中从严控制。     

House broken: homelessness,housing first,and neoliberal poverty governance

Housing First (HF) is the new orthodoxy when dealing with the small, long-term, visible and recalcitrant fraction of the greater homeless population. Unlike more traditional, “treatment first” models that expect “self-sufficiency” before clients should achieve housing, this markedly cost-effective program/policy rapidly places homeless people who “consume” the most state resources into their own subsidized apartment. Many conclude that such an upending renders HF an exceptionally progressive program that ousts the disciplinary, paternalist traditions of poverty governance. Using evidence from two programs in metropolitan Phoenix, AZ, however, I argue that housing indeed comes first, but paternalism is right there behind it. Further, I argue that the program’s apartment lease – in what remains commodified housing – is no benign social relationship. It is, rather, a lever of market discipline. In HF, the abstract compulsions of the market significantly but incompletely replace the older, more paternalistic and personal models of disciplinary case management. As such, HF exemplifies a form of neoliberal poverty governance despite its relatively “progressive” platform.     

THE GEOGRAPHY OF HOUSING VALUES IN THE TRANSFORMATION TO A MARKET ECONOMY: A CASE STUDY OF MOSCOW

Rapid progress of the market-oriented reform in Russia has led to the emergence of urban housing markets. The intraurban spatial differentiation in market valuation of housing suggests a conceptually new insight into the internal structure of the socialist city. This paper demonstrates that apartment prices in Moscow are largely determined by accessibility to the center of the city, social status of the neighborhood residents, and proximity to certain amenities such as recreational facilities or disamenities such as noxious industries.     

Effects of accessibility and environmental health risk on housing prices: a case of Salt Lake County,Utah

While transportation infrastructure can increase housing price by improving accessibility to opportunities, it generates environmental health risks, such as noise and air pollution, which may have negative effects on housing price. However, the combined effects of accessibility and environmental health risk on housing price have not been well examined in the literature, especially in the auto-oriented urban context of the United States. In this study, we use assessed housing value data and the hedonic model to examine the single-family housing market's reaction to accessibility and environment health risks in Salt Lake County, a growing metropolitan area in Utah experiencing significant air pollution. Three regression models are employed with the consideration of spatial effects: ordinary least squares (OLS), spatial lag regression (SLR), and hierarchical linear modeling (HLM, or multilevel modeling/MLM). By controlling for the influences of structural attributes and socioeconomic conditions, we find that the negative impacts (traffic noise and air pollution) of transportation systems on single-family housing prices are greater than the positive impact (accessibility). Single-family residents in Salt Lake County are willing to pay more to reduce environmental health risks than to get better accessibility. These findings are different from what have been found in some dense and compact urban areas in the literature. These findings suggest that people's willingness to pay for minimizing environmental health risks varies across different urban contexts.     

Variations of the Treescape in Relation to Urban Development in a Chinese City: The Case of Nanjing*

Urban trees, as prominent and pertinent landscape elements of cities, are increasingly studied by both practitioners and academics. Trees in Chinese cities have hitherto received little detailed analysis from the viewpoint of urban forestry or landscape analysis. This study attempts a comprehensive evaluation of the tree population in Nanjing, focusing on the association between urban development and treescape attributes. Six districts, covering the main built‐up area of 130 km², formed the study area. Nine land‐use types with varied urban morphology and three urban zones with different development history were identified, within which subareas and trees were sampled for field study of tree dimensions, tree performance, and site characteristics. Statistical analyses on the 6,527 surveyed trees verify that tree performance is significantly associated with land use, site condition, and related human activities. Treescape is associated with housing ownership, town planning, and the history of urban expansion. The relationship between treescape and urban landscape units can furnish hints for improved urban forest planning and management and better coordination between planners and landscape professionals.     

Compact,concurrent, and contiguous: smart growth and 50 years of residential planning in the Toronto region

In this article, we use parcel-based land-use data to analyze 50 years of residential development in the Toronto region. We test two hypotheses: (1) Toronto’s form does not conform to conventional definitions of suburban sprawl and (2) Toronto’s suburban development shows high levels of continuity over time with relatively high densities and mixed housing types. Contrary to recent research suggesting a convergence of urban forms among North American metropolitan regions, Ontario’s robust planning system has created a distinctive, highly consistent pattern of residential development that has, for half a century, achieved many of the core goals of smart growth including relatively compact, contiguous, and concurrent development. This form continues to be automobile dependent, however, and is not producing many of the benefits ascribed to smart growth. Rather than continuing to adopt United States-inspired smart growth policies, a more ambitious set of initiatives will be required to address current regional challenges.     

Local population and housing changes associated with destination redevelopments in Detroit (1990-2010): a geographically weighted shift-share analysis

The aim of this research is to utilize a novel approach called geographically weighted shift-share (GWSSA) analysis to estimate the degree and manner to which recent destination redevelopments have played a role in changing the characteristics of the nearby population and housing in Detroit between 1990 and 2010. The main benefit of geographically weighted shift-share analysis is that this technique isolates the local changes due to such projects while simultaneously controlling for the amount of the change expected for unrelated factors (e.g., the exodus of people leaving Detroit due to its overall negative reputation). Results suggest that such destination redevelopments in Detroit seem to be connected to a number of surprising positive local impacts during this period related to total population, 18-to-29-year-olds, non-Hispanic whites, employed civilians, unemployed civilians, households earning between $50,000 and $100,000 in annual income, total housing units, occupied housing units and vacant housing units.     

长三角地区住宅售租比时空格局演变及影响机制

中国住宅租赁市场与住宅买卖市场的不对称发展,使住宅租金与住宅价格过度偏离,不利于住宅市场的健康发展,从住宅售租比视角切入住宅研究对解决“住有所居”问题具有重要意义。以长三角三省一市县级单元为研究区域,利用LISA时间路径和时空跃迁等方法,分析2008—2018年长三角住宅售租比的时空格局及演化特征,运用地理探测器模型探究住宅价格与住宅租金的驱动因素,进而提炼售租比演变的影响规律及效应。研究发现：① 长三角住宅售租比呈快速上涨态势,售租比及其涨幅总体呈现出由东至西、由南至北递减的空间格局。② 长三角售租比空间结构具有较强的稳定性、依赖性和整合性,其中稳定性由东至西呈减弱态势,路径依赖和锁定特征逐渐强化。③ 经济、社会、人口和预期因素对住宅价格和住宅租金的影响依次降低,各特征变量对住宅价格和住宅租金相对影响程度基本一致。④ 经济增长的稳定性使住宅售租比空间格局具有较强的固化效应,人口流动作用下产生传导效应,社会因素的影响具有保障作用,预期因素作用下使住宅市场具有较多的投机性。     

2000-2010年广州市居住空间结构演变及机制分析

首先运用因子生态分析方法对广州市2010年的居住空间结构与居住人口特征进行分析,提取出6个主因子并划分为9类居住区,得出广州市居住空间具有明显的分异性。然后与2000年的居住空间结构进行比较,归纳出广州市居住空间演变具有历史延续性、市场及政策因素影响突出、空间拓展与城市发展同步、整体居住空间呈现“圈层+扇形”融合发展等特征。根据不同的空间层次特征,概括出四种演变模式：中心区稳定发展模式、近郊区商品房拓展模式、远郊区糅合发展模式和特定区保障房镶嵌模式。探讨了广州市居住空间结构的演变机制,包括历史发展惯性、房地产发展带动、住房保障影响、城市规划引导等四个方面。最后结合国内其他大城市相关研究推导出转型期中国大城市的居住空间结构。     

长江沿线样带农村宅基地转型

利用样带这一综合与集成研究的工具,选取无论是在社会经济发展程度还是自然环境要素变化等方面都存在明显梯度的长江沿线样带为研究区,采用横向比较的研究方法,基于一定的理论假设,研究了区内的农村宅基地转型。研究表明：1987~2001年研究区根据土地利用变化的聚集度指数划分的各区段农村宅基地在建设用地增加中所占比例总体上看,从上游至下游,从甘孜-玉树区到泸州-迪庆区、恩施-重庆区、铜陵-宜昌区直至上海-巢湖区,这一比例逐渐降低;长江沿线样带各区段所处的农村宅基地转型阶段与样带内各区段所处的经济发展水平相吻合,基本上验证了此前的理论假设。据此,目前由各省 (区、市) 自行制定农村宅基地标准不利于实现土地的集约利用,国家应根据区域经济发展水平和自然条件的差异分区、分类制定农村宅基地标准。针对研究区目前农村宅基地的发展现状,根据区域农村宅基地转型阶段提出了相应的管理对策。