Incentives for private residential brownfields development in US urban areas

Public agencies in the US have committed resources to encourage private investment in reusing contaminated sites. With public funds in short supply, the effectiveness of their efforts matters both to the agencies and the development community. This paper draws on a mail survey of private developers that uses conjoint choice experiments to investigate the relative attractiveness of incentives to promote residential infill on contaminated property. Results suggest protection from third party liability offers the most value, with protection from cleanup liability and relief from public hearing requirements also important. The findings indicate several opportunities for planners to promote infill on contaminated sites in a socially and environmentally appropriate manner.     

What are the effects of contamination risks on commercial and industrial properties? evidence from Baltimore,Maryland

Using the hedonic pricing approach, this paper investigates how the information released on public registries of contaminated and potentially contaminated sites affects nearby commercial and industrial properties in Baltimore, Maryland. The study found that industrial properties are virtually unaffected by proximity to a site with a history of contamination, while commercial properties do suffer an external cost due to the proximity to a contaminated site. This external cost is not cleared once the site has been cleaned up or has been pronounced to be harmless. It also found that the impacts of urban economic development policies, such as Empowerment Zones and Enterprise Zones, have had positive effects on industrial property values, but less so on commercial properties. In sum, brownfield properties in Baltimore are not particularly attractive investments for developers, and there is little potential for self-sustaining clean-up based on appropriate fiscal incentives, such as Tax Increment Financing. It is doubtful that ‘one size fits all’ measures to encourage the clean-up of contaminated sites can be successful in this context.     

Valuing the benefits of the urban forest: a spatial hedonic approach

This paper measures the benefits of the urban forest by examining its effect on housing prices. A Geographic Information System is used to develop a measure of the urban forest, the Normalised Difference Vegetation Index, from satellite imagery and to construct other variables from a variety of sources. Spatial hedonic housing price models for the Indianapolis/Marion County area are estimated. The models indicate that greener vegetation around a property has a positive, significant effect on housing price, holding everything else constant. This effect is dominated by measures at the neighborhood level. These findings indicate that property owners value the urban forest, at least in part, by the premium they pay to live in neighborhoods with greener, denser vegetation. These findings also indicate that public action to maintain and enhance the urban forest may be warranted. Planners and urban foresters can use these findings to inform public and policy debates over urban forestry programs and proposals.     

A THEORETICAL FRAMEWORK OF FLOOD INDUCED CHANGES IN URBAN LAND VALUES1

ABSTRACT: By integrating literature from flood hazard research and urban economics a theoretical structure is developed to explain changes in residential land values following flood events. The negative aspects of the flood hazard are shown to be capitalized in the value of the property. It is further suggested that land values (i.e., capitalization) will vary both spatially across the floodplain and temporally depending on the frequency, severity and spatial characteristics of the flood event. Previous work in this area has not addressed the capitalization process explicitly and has not specifically examined the ability of the land market to recover. This may account for the contradictory findings in the published literature.     

Use of Sediment Risk and Ecological/Conservation Value for Strategic Management of Estuarine Environments: Sydney Estuary,Australia

Sediment mantling the floor of Sydney estuary contains a wide range of chemicals at highly elevated concentrations over extensive areas. Appropriate sediment management decisions are urgently required to prevent further degradation of sediment quality and to minimize resulting adverse ecological effects. The objective of the present work was to provide a systematic, estuary-wide assessment of sediment risk and ecological/conservation value throughout the harbor to guide sediment management decisions. Sediment risk is the likelihood of sediment chemistry causing adverse biological effects to bottom-dwelling animals and was conducted using national sediment quality guidelines (SQGs) for single contaminants and the mean SQG quotient approach to assess chemical mixtures. Sediment risk was negligible at the mouth of the estuary, but increased strongly landwards. The ecological/conservation value assessment was conducted to identify sites that warrant different levels of protection and was conducted using the value of ecological communities and priority waterway use. Consideration of these two parameters combined enabled the estuary to be prioritized for management attention. The prioritization and identification of appropriate management strategies were determined through the use of management matrices also based on sediment risk and ecological/conservation value. A computer package is being developed to provide managers with information on sediment risk, ecological/conservation value, the urgency and the type of management intervention required for any location in Sydney estuary, in real-time. This approach to estuarine management is unique and will greatly improve effective management of Sydney estuary, and other harbors in urgent need of management action and protection.     

Cost‐benefit analysis of soil remediation in Israeli industrial zones

Industrial zones are the main source of soil pollution in Israel. Due to the upcoming approval of the bill on soil contamination and remediation in Israel, it is important to assess the economic feasibility of soil remediation. This study examines the economic feasibility of an extensive remediation project of all contaminated industrial zones in Israel. The estimated economic benefits include both direct benefits, resulting from the increase in the land value of the contaminated site, and indirect benefits, arising from the increase in nearby property values. A cost‐benefit analysis showed a cost benefit ratio of 1:14. Nonetheless, the direct benefits were found to be lower than the costs. Thus, the question of funding requires collaboration between government and the private sector.     

Potential for rainwater use in high-rise buildings in Australian cities

Rainwater is a traditional but underutilized water resource that has today had a resurgence due to the worldwide water crisis. This paper demonstrates the outcomes of research on the feasibility of rainwater use in high-rise residential envelopes for four Australian cities of Melbourne, Sydney, Perth and Darwin. Different climate patterns and various levels of water demand management were established for determination of storage dimensions; annual tank water use; reduction in both imported water flow and stormwater disposal; and water spillage from tanks. High level water demand management was a profoundly effective tool for reducing potable water supply, especially in combination with rainwater use. The economic feasibility of rainwater use systems were estimated; with Sydney having the shortest payback period compared to other cities either both with 3A rated appliances (8.6 years) or 5A ones installed (10.4 years). That was due to the higher and more consistent rainfall in Sydney. An outcome of this study was that Sydney was likely most suited to rainwater use, followed by Perth, Darwin, and then Melbourne. The objective of this study was to fill in the gap in estimating feasibility of rainwater use in various Australian cities. This investigation endeavors to provide assistance to water authorities and urban planners of Australian cities with the consideration of the potential of rainwater harvesting.     

Investigating habitat value to inform contaminant remediation options: case study

Habitat valuation methods were implemented to support remedial decisions for aquatic and terrestrial contaminated sites at the East Tennessee Technology Park (ETTP) on the US Department of Energy (DOE) Oak Ridge Reservation in Oak Ridge, TN, USA. The habitat valuation was undertaken for six contaminated sites: Contractor's Spoil Area, K-901-N Disposal Area, K-770 Scrapyard, K-1007-P1 pond, K-901 pond, and the Mitchell Branch stream. Four of these sites are within the industrial use area of ETTP and two are in the Black Oak Ridge Conservation Easement. These sites represent terrestrial and aquatic habitat for vertebrates, terrestrial habitat for plants, and aquatic habitat for benthic invertebrates. Current and potential future, no-action (no remediation) scenarios were evaluated primarily using existing information. Valuation metrics and scoring criteria were developed in a companion paper, this volume. The habitat valuation consists of extensive narratives, as well as scores for aspects of site use value, site rarity, and use value added from spatial context. Metrics for habitat value were expressed with respect to different spatial scales, depending on data availability. There was significant variation in habitat value among the six sites, among measures for different taxa at a single site, between measures of use and rarity at a single site, and among measures for particular taxa at a single site with respect to different spatial scales. Most sites had aspects of low, medium, and high habitat value. Few high scores for current use value were given. These include: wetland plant communities at all aquatic sites, Lepomid sunfish and waterbirds at 1007-P1 pond, and Lepomid sunfish and amphibians at K-901 pond. Aquatic sites create a high-value ecological corridor for waterbirds, and the Contractor's Spoil Area and possibly the K-901-N Disposal Site have areas that are part of a strong terrestrial ecological corridor. The only example of recent observations of rare species at these sites is the gray bat observed at the K-1007-P1 pond. Some aspects of habitat value are expected to improve under no-action scenarios at a few of the sites. Methods are applicable to other contaminated sites where sufficient ecological data are available for the site and region.     

Redeveloping derelict and underused historic city areas: evidence from a survey of real estate developers

Are economic incentives and regulatory relief useful tools for encouraging reuse of abandoned or under-utilised urban sites with historic buildings? Answering this question is of key importance for many European cities and for older US cities, and has important implications in terms of urban sustainability and “smart growth” initiatives. This study uses conjoint choice experiments to explore the relative importance of economic incentives, regulatory relief, land use and property regime offerings at under-utilised historic sites in Venice, Italy. Real estate developers and investors were surveyed, and asked to choose between pairs of hypothetical projects in three Venice locations, as well as between one of these projects and the alternative to do a development project elsewhere. Statistical models of the responses to these choice questions indicate that respondents were sensitive to the price of acquiring the land (and hence to any policies that influence prices), and particularly sensitive to the property regime that would be granted to developers and investors and to the allowable land use. It is concluded that the city should focus on offering land uses and property regimes that are more in tune with developer demand.     

Contaminated sites: the Canadian situation in an international context.

Over the last 2 decades, policy-makers have been giving increasing attention to the remediation and redevelopment of contaminated sites, especially those located in urban areas commonly referred to as brownfields. Traditionally, private developers have tended to ignore these sites on account of a series of obstacles of a structural-political nature, including variability in regulatory processes, lack of information on soil quality, impractical clean up standards, fear of liability, and limited funding resources for clean ups. This paper examines the types of policy-making measures that are currently being taken in Canada to overcome these obstacles, comparing them to those being taken in the US and Europe. It is argued that the contaminated site-related policies and programs employed to overcome each obstacle, both within Canada and internationally, are converging in style and content as governments are becoming more aware of the types of costs and risks they must share in order to solve the problem effectively. It is also argued that this trend is unfolding in a relatively predictable way, and that policy-making in Canada is evolving more slowly than it is in the other jurisdictions examined.     

FLOOD PROTECTION BENEFITS AS REFLECTED IN PROPERTY VALUE CHANGES1

ABSTRACT: Measuring flood control benefits from estimated property damage in prior floods omits losses in the form of depressed values of land put to less valuable uses because of annual flooding. Covariance analysis of real property values in three urban areas differently situated around Lake Cumberland, Kentucky shows a much larger rate of increase, over a 15-year period, for the area receiving flood protection. This suggests that the economic benefits from a flood protection facility include these additional property value increases as well as the prevented property damage.     

Local Institutional Development and Organizational Change for Advancing Sustainable Urban Water Futures

This paper presents the local institutional and organizational development insights from a five-year ongoing interdisciplinary research project focused on advancing the implementation of sustainable urban water management. While it is broadly acknowledged that the inertia associated with administrative systems is possibly the most significant obstacle to advancing sustainable urban water management, contemporary research still largely prioritizes investigations at the technological level. This research is explicitly concerned with critically informing the design of methodologies for mobilizing and overcoming the administrative inertia of traditional urban water management practice. The results of fourteen in-depth case studies of local government organizations across Metropolitan Sydney primarily reveal that (i) the political institutionalization of environmental concern and (ii) the commitment to local leadership and organizational learning are key corporate attributes for enabling sustainable management. A typology of five organizational development phases has been proposed as both a heuristic and capacity benchmarking tool for urban water strategists, policy makers, and decision makers that are focused on improving the level of local implementation of sustainable urban water management activity. While this investigation has focused on local government, these findings do provide guideposts for assessing the development needs of future capacity building programs across a range of different institutional contexts.     

Chemistry of inorganic arsenic in soils: II. Effect of phosphorus, sodium, and calcium on arsenic sorption

There are more than 10000 arsenic (As) contaminated sites in Australia. The ability of soils at these contaminated sites to sorb As is highly variable and appreciable amounts of As have been recorded in the subsurface soils. The potential risk of surface and ground water contamination by As at these sites is a major environmental concern. Factors that influence adsorption capacity of soils influence the bioavailability and subsequent mobility of As in soils. In the present study we investigated the effect of PO4(3-) and Na+ and Ca2+ on the sorption of AsV and AsIII by an Oxisol, a Vertisol, and two Alfisols. The presence of P (0.16 mmol L(-1)) greatly decreased AsV sorption by soils containing low amounts of Fe oxides (<100 mmol kg(-1)), indicating competitive adsorption between P and AsV for sorption sites. In contrast, the presence of a similar amount of P had little effect on the amount of AsV adsorbed by soils with high Fe content (>800 mmol kg(-1)). However, AsV sorption substantially decreased from 0.63 to 0.37 mmol kg(-1) as P concentration was increased from 0.16 to 3.2 mmol L(-1) in selected soils. This suggests increased competition between P and AsV for soil sorption sites, through either the higher affinity or the effect of mass action of the increasing concentration of P in solution. A similar effect of P on AsIII sorption was observed in the low sorbing Alfisol and high affinity Oxisol. However, the amount of AsIII sorbed by the Oxisol was much greater than the Alfisol for all treatments. The presence of Ca2+ increased the amount of AsV sorbed compared with that of Na+ and was manifested through changes in the surface charge characteristics of the soils. A similar trend in AsIII sorption was recorded with changes in index cation, although the effect was not as marked as recorded for AsV.     

Brownfields: Risk, property, and community value

Brownfields have been the subject of intense interest across the United States. This paper attempts to look at some of the conceptual goal-oriented aspects of brownfields through the lens of risk to determine if it could serve as another way of exploring property use and community value. As such the paper is focused not on developing a theoretical framework to apply risk assessment techniques but rather on exploration of concepts. The context of brownfields is examined from several viewpoints: urban policy, federal/state government, city, property owner, redeveloper, community and individual. It is not a complete story but each viewpoint adds another dimension to the portrait of overall risk, which is composed of economic, environmental, social, health and political aspects.     

Evaluation of groundwater contamination beneath an urban environment: the Besòs river basin (Barcelona, Spain)

The urban groundwater of the central Besòs river basin (the La Llagosta aquifer) has become contaminated due to the infiltration of wastewater from septic tanks and sewage networks, and by industrial activities located in urban areas. The groundwater hydrogeochemistry of the La Llagosta aquifer was characterized using isoconcentration maps, hydrogeochemical diagrams (Piper, Schoeller-Berkaloff) and by analyzing hydrogeochemical changes along a flow-path that crosses an urban and peripheral industrial area in the main alluvial aquifer (the La Llagosta unit). The evolution of cations, anions and heavy metals along the flow path and the use of the PHREEQC numerical code indicate a complex set of geochemical processes, which result from the interaction between the sources of pollution, the groundwater flow and the mineral composition of the aquifer materials. The contaminated groundwater below the urban areas shows high contents of NO(3)(-) (90-100 mg/L) and an increase in the concentrations of Ca(2+) and Mg(2+) which coincides with a decrease in pH. The Eh shows greater variation than the pH along the flow line studied, with values ranging between 56 mV in the industrial area and 370 mV in the urban area. The area with the lowest Eh value coincides with the highest concentrations of dissolved Fe (4.7 mg/L) and Mn (0.22 mg/L).     

Quantifying Long-term Environmental Regulatory Risk for Brownfields: Are Reopeners Really an Issue?

Brownfields are potentially contaminated sites that often present economic development opportunities that require financing. State environmental voluntary clean-up programmes (VCPs) offer closure letters as a way for developers to obtain assurance that their clean-up was completed properly and is 'bankable'. However, there is still fear among lenders about the potential for these closed remediated sites to be reopened and therefore negatively affect the value of the real estate as collateral. While it is believed to be an infrequent act, there has been no comprehensive study of reopeners, and therefore of the effectiveness of VCPs available. This study seeks to quantify the incidence of reopeners in the USA through a systematic inventory of VCP administrators. The authors initially find that among the 46 states with VCPs, only 12 cases were reopened out of 11 497 closed environmental cases, a reopener rate of between 0.1% and 0.2%. However, reopener rates may increase with more vigorous enforcement and over the passage of time. This information means that brownfield deals can go forward with confidence, and that the risk of reopeners can now be quantified, allowing cheaper insurance and more assurance that negative outcomes can be avoided.     

高温干旱天气下长株潭地区PM_(2.5)的变化规律研究

以湖南省长株潭地区24个环境空气质量监测国控点数据为基础,对2013年6月~8月持续高温干旱天气条件下,长株潭地区城市PM2.5浓度的日、月变化规律,以及点位差异性分布等进行分析。结果表明,进入夏季持续高温干旱天气后,PM2.5质量浓度较冬季显著下降。受人为活动影响,位于商业区的监测站点的PM2.5较其他站点高;不同城市PM2.5的日变化规律基本一致,呈双峰型;夏季PM2.5上午出现最高值的时间比冬季提前1 h左右,商业区站点的PM2.5最高值出现的时间较其他类型站点早1~2 h。非工作日PM2.5的峰值出现在夜间和凌晨,而工作日则出现在上午9~11点。     

Remediation of contaminated land and groundwater: experience in England and Wales

Remediation of contaminated land and groundwater is of common international concern. The context and approach taken to the problem are, however, country-specific. A survey of remedial activity occurring within England and Wales over the period 1996-1999 was commissioned by the Environment Agency (for England and Wales) to establish a baseline against which future trends in remedial activity could be judged. This paper: explains the context of contaminated land and groundwater remediation in England and Wales (Britain); provides an overview of the 1996-1999 survey of remedial activity, discussing its findings within its legislative and institutional context; and, discusses the survey results of significance to the management of contaminated land and groundwater internationally. The survey obtained specific data from 367 remediated sites supplemented by general data from a further 1189 contaminated (not necessarily remediated) sites. The survey aimed to be, and was indicative of remediation practice, and did not seek to identify every remediation scheme operating. Previous anecdotal evidences were generally confirmed. Civil engineering-based techniques dominated and were used at 94% of sites with in situ techniques (predominantly vapour extraction-based) on 16% and ex situ on just 5%. Although disposal to landfill was dominant and occurred at over 80% of sites, integrated use of multiple techniques was common. Remediation was predominantly of soil (rather than water), development-based, designed to protect human health and reflected national development-led and 'suitable for use' policies. Lessons of international relevance from the survey and general British experience are drawn concerning remediation technique selection, regulatory and financial support of innovative remediation techniques and demonstration sites, competent use of risk-based approaches to allow pragmatic remediation and effective use of quality guidelines, need for effective guidance to highlight water quality issues, the necessity of post remediation monitoring to prove remediation effectiveness and the keeping of remediation databases.     

A Framework for Net Environmental Benefit Analysis for Remediation or Restoration of Contaminated Sites

Net environmental benefits are gains in value of environmental services or other ecological properties attained by remediation or ecological restoration minus the value of adverse environmental effects caused by those actions. Net environmental benefit analysis (NEBA) is a methodology for comparing and ranking net environmental benefits associated with multiple management alternatives. A NEBA for chemically contaminated sites typically involves comparison of several management alternatives: (1) leaving contamination in place; (2) physically, chemically, or biologically remediating the site through traditional means; (3) improving ecological value through onsite and offsite restoration alternatives that do not directly focus on removal of chemical contamination; or (4) a combination of those alternatives. NEBA involves activities that are common to remedial alternatives analysis for state regulations and the Comprehensive Environmental Response, Compensation, and Liability Act, post-closure and corrective action permits under the Resource Conservation and Recovery Act, evaluation of generic types of response actions pertinent to the Oil Pollution Act, and land management actions that are negotiated with regulatory agencies in flexible regulatory environments (i.e., valuing environmental services or other ecological properties, assessing adverse impacts, and evaluating remediation or restoration options). This article presents a high-level framework for NEBA at contaminated sites with subframeworks for natural attenuation (the contaminated reference state), remediation, and ecological restoration alternatives. Primary information gaps related to NEBA include nonmonetary valuation methods, exposure–response models for all stressors, the temporal dynamics of ecological recovery, and optimal strategies for ecological restoration.Published online     

THE EFFECT OF FLOOD PLAIN LOCATION ON PROPERTY VALUES: THREE TOWNS IN NORTHEASTERN NEW JERSEY1

ABSTRACT: The persistence of development and settlement in flood plains and continued damages from flooding, raises the question of how property owners respond to flood plain location and whether property values reflect this response. Existing studies disagree on the significance of flood hazard for property values. This study evaluates the effect of flood plain location on assessed valuation and home value in three towns in New Jersey. A t-test on mean assessed value and value of owner-occupied units at block levels showed no statistically significant variation for flood prone and nonflood prone lands. Possible explanations are that homeowners do not know or perceive the risk of living in flood plains, assessors do not incorporate flooding into assessment criteria, and the National Flood Insurance Program subsidies and broadened financial markets may equalize property values.