THE FLOOD HAZARD AND DYNAMICS OF THE URBAN RESIDENTIAL LAND MARKET1

ABSTRACT: Literature on the flood hazard/residential land market relationship is full of contradictory findings, many of which are counter-intuitive to the belief that flooding has a negative impact on house prices. This research advances a conceptual framework through which these relationships might be re-examined. Based on the expected utility model, the theoretical framework integrates the economic notion of capitalization with spatial and temporal characteristics of the flood hazard. Four communities with different flood regimes are used to test the effect of flooding on the residential real estate market. Results show that, (1) there is an identifiable relationship between characteristics of the flood hazard and changes in house values; (2) the length of the recovery period is dependent on characteristics and expectations of flooding, attributes of the real estate market, and availability of capital to fuel recovery; and (3) dynamics of the urban market and spatial extent of the flood hazard influence these relationships. Further research is now necessary to examine these findings under different spatial, temporal, hydrological, and socio-economic conditions.     

Trajectories of zooplankton recovery in the Little Rock Lake whole-lake acidification experiment.

Understanding the factors that affect biological recovery from environmental stressors such as acidification is an important challenge in ecology. Here we report on zooplankton community recovery following the experimental acidification of Little Rock Lake, Wisconsin, USA. One decade following cessation of acid additions to the northern basin of Little Rock Lake (LRL), recovery of the zooplankton community was complete. Approximately 40% of zooplankton species in the lake exhibited a recovery lag in which biological recovery to reference basin levels was delayed by 1-6 yr after pH recovered to the level at which the species originally responded. Delays in recovery such as those we observed in LRL may be attributable to "biological resistance" wherein establishment of viable populations of key acid-sensitive species following water quality improvements is prevented by other components of the community that thrived during acidification. Indeed, we observed that the recovery of species that thrived during acidification tended to precede recovery of species that declined during acidification. In addition, correspondence analysis indicated that the zooplankton community followed different pathways during acidification and recovery, suggesting that there is substantial hysteresis in zooplankton recovery from acidification. By providing an example of a relatively rapid recovery from short-term acidification, zooplankton community recovery from experimental acidification in LRL generally reinforces the positive outlook for recovery reported for other acidified lakes.     

From concept to practice: Implementing cumulative impact assessment in New Zealand

In 1991, provisions for environmental impact assessment in New Zealand were changed significantly with the enactment of the Resource Management Act. Among other provisions, this act requires consideration of cumulative impacts in environmental assessment activities undertaken by planners in newly created regional authorities and district and city councils. The institutional context in which the act is being implemented offers both opportunities and constraints to cumulative impact assessment. A lack of methods for CIA is a recognized problem. However, methods that have been developed for environmental impact assessments can be modified to incorporate second-, third-, and fourth-order impacts as well as to identify the direction and magnitude of additive and synergistic impacts. Layered matrices and combined networks are examples of such methods. While they do not allow for scientific prediction, they do provide the practitioner with the ability to consider the cumulative impacts of decisions. This is crucial in New Zealand, where statutory requirements are ahead of established methodologies.     

Reducing the environmental impact of coal-washing practice in Australia

All Australian coal for export is washed — that is, the low-grade high-ash material is separated out and disposed of at the washery site. The coarse rejects are generally placed in embankments and the tailings are pumped into settling ponds. These methods of waste disposal can create environmental problems. In addition, they represent a significant energy loss, because about one-third of the waste material is combustible and is thus a potentially valuable source of energy. Laboratory studies at the CSIRO Division of Fossil Fuels at North Ryde, New South Wales, have shown that energy can be successfully recovered from washery wastes by the process of fluidized-bed combustion. A pilot fluidized-bed combustor, with a capacity of 2 tonnes/hour, is undergoing prolonged trial at the Clutha washery near Camden, New South Wales, in a joint project between the Joint Coal Board and CSIRO. The results from the pilot plant tests have provided the basis for a conceptual design and feasibility study for a full-scale tailings treatment plant. This study has indicated that fluidized-bed combustion:

1. offers an environmentally attractive and economically competitive alternative to the disposal of tailings in settling ponds, and
2. can be used to generate large quantities of energy from the wastes, reducing the energy lost in coal washing from around 16% to 6% of the coal mined.

     

The effects of flooding on residential property values in three new zealand communities

Research on the effects of natural events on property values has focused primarily on experiences in the United States and has shown that these impacts must be evaluated in the context of both the hydrologic regime and local urban economic situations. It remains unclear if these relationships exist with different flood regimes and under different institutional arrangements. The research reported here analyzes the impacts of flooding on property values in Paeroa, Te Aroha, and Thames, New Zealand. The results indicate different experiences in the three communities, but suggest several common trends. Each community has distinct housing submarkets that exhibit different housing value characteristics, independent of hazardousness, which may either mask or exaggerate flood-related impacts. In addition, initial local impacts of events vary, but eventually differences in flooded and non-flooded properties decrease. Thus, at least over the long term, hazardousness is not a factor in housing value differentials.     

The spatial and temporal variability of residential real estate values in response to flooding

A relationship between residential property values and the incidence of flooding is represented, using a case study of two Californian communities that were flooded following a levee break. Analysis of the real estate market before and after the flood shows that the flood was capitalized into housing values, whereby both list and selling prices dropped immediately and have recently begun to recover. However, recovery of the market is not uniform throughout the floodplain. Houses that suffered eighteen inches of water recovered to near pre-flood values in less than one year. In contrast, houses that had approximately ten feet of water in them have not recovered to the same extent, indicating that capitalization and recovery do not occur evenly. These findings suggest that policies and programs should address these spatial and temporal differences in recovery, which are expected to vary with different flood frequencies and magnitudes.     

The inside story: timeline of events and communication leading up to superstorm sandy from the emergency manager perspective

During impending storms, emergency managers (EMs) are tasked with various decisions and challenges, particularly whether to issue evacuation orders for their area. This study aims to understand the timeline of decisions made and actions taken leading up to Superstorm Sandy’s landfall from the EM perspective. A total of 23 in-depth interviews was conducted in New Jersey and New York. All municipal EMs interviewed first heard about what would become Superstorm Sandy between one and two weeks prior to landfall. From then on, municipal EMs monitored the storm using a variety of sources. The communication and information trail is top-down, starting with higher EM levels (i.e. federal and state) and ending with municipal, or local, EMs. Typically, voluntary evacuation orders were issued on Friday or Saturday, while mandatory evacuation orders began being issued on Saturday, two days before landfall, and continued until the day of landfall. Who issued the various evacuation orders depended on location. In New York City, the Mayor has full control of whether an evacuation is ordered, while in New Jersey, the local EMs generally have the authority. Understanding the timeline of decisions is the first step into fully assessing the EM process during events such as Sandy.     

Flooding and the Distribution of Selected Metals in Floodplain Sediments in St. Maries, Idaho

The link between sediment contamination and flooding is not well established, since flooding may exacerbate problems by spreading pollutants throughout the floodplain, or alternatively may dilute contaminants in source areas. To determine the substance of such relationships, the pattern of sediment contamination was examined in a small Idaho town following flooding in 1996. Four heavy metals were tested, nickel, chromium, zinc and copper, in 97 soil samples obtained from sites across the floodplain of the St. Joe River. Flood history and land-uses at each sample site were noted. Results showed that contamination levels generally were not high, with flood areas having lower concentrations than non-flood areas. A stronger relationship could be argued for land-use, with higher concentrations of contamination associated with some industrial sites. High levels of contamination were also found in several samples taken from recreational areas. Further research looking at the potential sources of contamination in relation to characteristics of the flood hydrology would seem pertinent.     

Isolation and cultivation of mature oligodendroglial cells

CNS axons are ensheathed by myelin which is produced and maintained by oligodendrocytes. A disorder of this assembly results in functional disturbances, e.g., paralysis in multiple sclerosis. Methods are now available to isolate and cultivate oligodendrocytes in vitro. Thus, basic oligodendroglial properties can be now investigated: signals for oligodendroglial gene expression and their role in myelinogenesis and the interaction between oligodendrocytes and other neural cells by, e.g., the release of informational substances.     

Primary vegetative growth on an old tailings dam,Zawar mines

Tailings containing toxic qualities of heavy metals are a potential source of pollution. Stabilisation by vegetative methods have been found the most effective. In an attempt to vegetate tailings dams it has been noted that while certain milky latex containing plants can be grown without any preconditioning of the soil, almost any plant can be grown after proper conditioning. However, the plants grown there cannot be consumed by humans or cattle due to their high metal content.