Urban and Regional Planning and Design Theses and Dissertations
Permanent URI for this collectionhttp://hdl.handle.net/1903/26355
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Item A LOOK AT COHOUSING: WHY BABY BOOMERS ARE SELF DEVELOPING ALTERNATIVE HOUSING OPTIONS(2019) Matthews, Georgeanne Nabrit; Howland, Marie; Dawkins, Casey; Urban and Regional Planning and Design; Digital Repository at the University of Maryland; University of Maryland (College Park, Md.)An interdependent community with shared amenities and resources, like ‘cohousing’, is one solution to the challenges Baby Boomers face in finding suitable housing options to age in place. Cohousing developments are on the rise in the U.S., more often lead by a committed group of Baby Boomers who seem to be getting around existing public policy hurdles at great emotional and financial costs on the front end of development. This in an indicator that certain barriers exist in the public policy arena that make it difficult to get zoning approval for a cohousing development, and in turn to access traditional financing options to get these projects built. This dissertation looks at why and how Baby Boomers are self-developing their own alternative housing options as they face their retirement years. Over the next 20 years, the Census Bureau anticipates an increased national demand for moderate to middle-income housing posed by the retirement of 80 million Baby Boomers by the year 2031. This paper will highlight: 1) The demographic issue of the rapid growth in the retirement age population; 2) The social considerations that occur with family members living further afield than in previous generations, and therefore leaving the elderly without a built-in network to depend on. In addition, this generation is accustomed to independence and is looking for alternatives that support their ability to remain independent; and 3) The public policy gap highlighting the lack of affordable housing that meets the needs of Baby Boomers, who are ill prepared to shoulder the costs of retirement according to the Social Security Administration. Architects Schreiner and Kephart draw attention to the need for Baby Boomers to have safe, moderately affordable, amenity intensive housing with built-in community and safety nets (2010). The Harvard Journal on Housing (2008) acknowledges the challenge of providing quality housing across a broad income spectrum and points to population shifts indicating a future need for more cost effective, densely clustered housing that is smaller and more sustainable than the typical American dream home. Baby Boomers will be the largest group in this demand shift, accompanied by other groups like single parent headed households, individuals who live alone and Millennials. However, due to the sheer size of the Baby Boomer generation, this group has the potential to be a catalyst for the creation of new housing initiatives. This trend will require changes in land-use zoning for multi-family housing, and the creation of new financial options that support group living. Baby Boomers seem to be investigating various collective living options in order to offset the financial and social challenges that can come with the aging process. The cohousing model will be used as a case study for its claim that it offers luxury amenities, homeownership, community, cultural activities and a built-in social network by design.Item Assessing User Understanding of Heritage in the Environment: Preservation Strategies for the Use of Place(2019) Semmer, Johnna; Linebaugh, Donald W; Urban and Regional Planning and Design; Digital Repository at the University of Maryland; University of Maryland (College Park, Md.)While places often derive associations with heritage from distinctive land uses or patterns of activity, the historic preservation planning tools commonly available in the U.S. are limited in their ability to sustain those associations. The active and evolving aspects of a location’s character are challenging to reflect in the point-in-time historic property documentation that typically serves as the basis for preservation planning decisions. This study explored methods to illuminate the qualities residents and users associate with a community’s distinctive local character, or sense of place, and how those qualities relate to local history and heritage. Two case studies in Nashville, Tennessee, the urban Music Row neighborhood and rural Bells Bend community, were examined through mixed research methods, including document-based research, field observation, online survey, and interviews, to achieve a more holistic understanding of sense of place and to ascertain which features and qualities meaningful to members of the community align with place characteristics that can be regulated by local planning tools. Older and historic places were among those associated with the sense of place of both cases. Continuity of locally-distinctive uses emerged as important, as did social interactions and relationships. Uses may be sustained with the help of planning tools beyond those commonly thought of as preservation strategies, such as land use zoning and economic incentives. Social aspects of place are harder to address but can be recognized through expanded definitions of heritage and interpretive efforts. Though a limited response rate constrained interpretation of some results, elements of the methodology show promise for enabling direct input from place users in practice. Defining what heritage-related qualities are most meaningful to community character can yield better informed preservation planning processes.Item THREE ESSAYS ON URBAN TRANSPORTATION STUDIES IN WASHINGTON D.C.: SAFETY EFFECT OF ALL-WAY STOP CONTROL, SAFETY EFFECT OF REVERSIBLE LANE AND LOADING ZONE ALLOCATION(2019) Deng, Zuxuan; Knaap, Gerrit-Jan; Urban and Regional Planning and Design; Digital Repository at the University of Maryland; University of Maryland (College Park, Md.)Systematic data-driven and evidence-based urban transportation policy making and evaluation become increasingly important for public agencies to ensure transparent and efficient services. This dissertation, consisting of three essays on urban transportation studies, focuses on two issues (safety and asset management) that are broadly related with urban transportation policy making and evaluation in Washington D.C. In Chapter One, I evaluate the safety effect of All Way Stop Control (AWSC) conversion with an observational treatment group and a randomly selected control group from stratified samples. Selection bias and time trend are controlled using empirical strategies such as Multiway ANOVA and Difference-in-Differences analysis. The study reveals statistically significant reductions of right angle crashes upon AWSC conversions. However, for all the other collision types, including right turn, left turn, rear end, sideswipes and bicycle crashes, none of the estimated coefficients were statistically significant. In addition, the study quantified a statistically significant increase of straight hit pedestrian crashes upon AWSC conversion. In Chapter Two, I study the safety effect of removing reversible lane operations along urban arterials. Taking advantage of the termination of three reversible lane arterials in 2010, the evaluation is performed using the Before-After (BA) study with a control group and the Empirical Bayes (EB) method, respectively. I estimate Crash Modification Factors (CMF) for all crashes, fatal/injury crashes, property damage only (PDO) crashes, rear-end crashes, left turn crashes and sideswipe crashes. My findings suggest a clear tradeoff between safety and the gain of peak direction capacity by operating reversible lanes along urban arterials. In Chapter Three, I propose an innovative procedure for allocating scarce curbside space for loading zones in an equitable, quantifiable and repeatable manner. Freight Trip Generation (FTG) models are used to estimate the delivery needs for business establishments at a block face level. The current numbers of loading zones per block face are regressed against the Gross FTG (GFTG) per block face and other block face characteristic variables using zero-truncated Negative Binomial models to establish a baseline. Curbside spaces are then assigned as loading zones in an iterative process.Item A Micro-Level Examination of the Impact of Rail Transit Investments on the Patterns of Firm Dynamics(2018) Saeed, Basheer A.; Iseki, Hiroyuki; Urban and Regional Planning and Design; Digital Repository at the University of Maryland; University of Maryland (College Park, Md.)Transit-oriented development has been increasingly implemented at stations of both existing and new fixed transit systems across the U.S. to stimulate local economy and create livable communities. A common belief among planners in favor of transit-oriented development is that the provision of passenger rail systems promotes urban development around rail stations. There is a lack of empirical evidence, however, that supports this presumption. To address the gap in relevant literature, this dissertation examines the impact of passenger rail stations on the four different patterns of firm dynamics in the State of Maryland—firm birth and inward relocation as positive impacts, and firm closure and outward relocation as negative impacts. This dissertation uses both standard and propensity-score-weighted negative binomial regression methods to analyze the dependent variables of firm dynamics constructed from the National Establishment Time Series (NETS) panel data of the State of Maryland from 1990 to 2010. By examining both positive and negative impacts of firm dynamics, this dissertation estimates the likelihood of firm retainment and net relocation for areas in proximity of the passenger rail stations, while controlling for a number of potentially confounding factors. Positive and statistically significant relationships are found between proximity to the passenger rail stations and the rates of firm births and inward relocating firms in Maryland, regardless of differences in the level of maturity of stations. From 1990 to 2010, the areas of passenger rail stations in Maryland experienced a wide range of rates of growth in firm density, depending on the year of station opening. The results of the four different patterns of firm dynamics suggest that areas near passenger rail stations gain belated economic benefits, well after the introduction of rail stations, shown by higher likelihood of firm retainment and net relocation around the mature rail stations opened before 1990. In comparison, areas near the less mature stations that opened after 1990 had predominantly lower likelihood of firm retainment and net firm relocation. Planners and policymakers should be proactive in directing development near rail stations by adopting a variety of measures and policies that support or at least consistent with transit-oriented development.Item IMPACT OF GREEN BUILDING CERTIFICATIONS ON THE ECONOMIC PERFORMANCE OF REAL ESTATE OFFICE ASSETS: NET OPERATING INCOME, AND MARKET VALUE(2018) Sadat Lavasani Bozorg, Hossein; Howland, Marie; Urban and Regional Planning and Design; Digital Repository at the University of Maryland; University of Maryland (College Park, Md.)Following the existing line of inquiry on green buildings economic performance, this study hypothesizes that LEED and Energy Star green building certifications contribute to premiums in net operating income (NOI) and higher market value (MV) in commercial real estate office assets when compared to their broader conventional market competition. This study utilizes two of the most comprehensive propriety databases in the U.S.: Real Capital Analytics (RCA) data on commercial asset sale prices and Trepp Inc. data on property income and expense information. Employing the hedonic regression analysis, and controlling for several building attributes including location, height, size, age, market perception of quality, transit score, walk score, etc., the study finds significant NOI and MV differentials across metropolitan statistical areas of five major U.S. gateway cities. The findings are encouraging and informative and may significantly contribute to the investment communities’ understanding of how investing in green buildings can positively improve companies’ economic bottom line.Item Do industrial clusters encourage establishment innovation?(2018) Fang, Li; Knaap, Gerrit; Urban and Regional Planning and Design; Digital Repository at the University of Maryland; University of Maryland (College Park, Md.)Industrial clusters are geographical concentrations of related industries. They foster innovation, job creation and business formation. Previous studies find that firms in clusters on average are more innovative than firms outside. They interpret this as evidence that clusters encourage firms to innovate. This interpretation is misleading because two different mechanisms can lead to the same result. On the one hand, firms in clusters improve innovativeness through knowledge spillovers and network building. On the other, less innovative firms are forced out of clusters by tough competition. Most studies fail to differentiate these two mechanisms. I separate these mechanisms and examine their variations across industries and establishments. I also search for the optimal spatial scale of industrial clusters to maximize their effect on innovation. In this dissertation, I match establishment data with patent data for the state of Maryland from 2004 to 2013. I improve the methodology of quantifying the causal relationship between clusters and innovation, and apply this method to employment centers. Employment centers on average encourage establishments to file for 8% to 11% more patents. This effect is maximized within a one- to two-mile radius region. I also compare how much clusters encourage innovation across different industries, and find significant heterogeneity. In Metalworking Technology, the effect of clusters peaks at a three-mile radius region and increases patent applications by 18%. In contrast, in Business Services, the effect is essentially zero, even when it is maximized in a one-mile radius region. These differences can be explained by industrial characteristics, such as the different level of reliance on tacit knowledge. Finally, I examine how industrial clusters shape the originality of small versus large establishments. I find that small in-cluster establishments improve innovation numerically more than large establishments, but their differences are statistically insignificant. This dissertation can provide guidance to the design of industrial policies. It helps to more precisely evaluate the benefit of cluster policies. Policymakers can also implement cluster policies targeting at the most beneficiary industries and the optimal spatial scales.Item Three Essays on Agglomeration and Firm Dynamics(2017) Qiao, Yu; Ding, Chengri; Urban and Regional Planning and Design; Digital Repository at the University of Maryland; University of Maryland (College Park, Md.)Agglomeration economy has long been proposed to account for an individual firm’s favor for denser environments. Previous strides have linked firm creation and productivity growth to the magnitude of agglomeration. This dissertation addresses three aspects of agglomerative impact on firms’ dynamic that have not been adequately emphasized in the literature. Specifically, the research provides an understanding of how agglomeration affects firms’ decisions on R&D investment, closure and relocation. In Chapter 2, I develop a simple Cournot type, two-stage competition model that reveals firms tend to reduce their R&D investment more in denser locations than in less dense ones with the presence of knowledge spillover. This implies that local agglomeration strengthens the negative relationship between knowledge spillover and R&D efforts. I then use firm-level data from China to test this theoretical prediction. The Tobit model yields estimated results that are consistent with the theoretical prediction. That is, the R&D effort is negatively correlated with knowledge spillover and the magnitude of the negative relationship increases along with localization agglomeration. The impact of geographic concentration on firm survival is studied in Chapter 3. Agglomeration economy encourages firm birth and growth, while agglomeration diseconomy accelerates firm death. The net impact of agglomeration on firm survival depends on the relative strength of agglomeration economy and diseconomy. Drawn upon an establishment-level data from Maryland, the essay finds empirical evidence supporting the claim that urbanization negatively affects survival, while specialization, diversity and employment centers reduce hazards for some industries. The finding indirectly evidences that the firm selection effect contributes to the productivity advantage of big cities. Firms frequently make spatial adjustments to accommodate their change in operation over time. Agglomeration economy could be one essential influence on a firm’s relocation decision-making. Chapter 4 delves into the relocations of service firms within the Baltimore Metropolitan Region. The nested logit model shows a higher probability for firms choosing a location with a high level of agglomeration. The estimates suggest diversity might be more important than specialization at the margin for intra-metropolitan relocation. Also identified is a more prominent localization effect than urbanization effect on firm intra-metropolitan relocation.Item A BETTER NEIGHBORHOOD FOR HOUSING VOUCHER HOUSEHOLDS: OBSTACLES AND OPPORTUNITIES(2017) Jeon, Jae Sik; Dawkins, Casey J; Urban and Regional Planning and Design; Digital Repository at the University of Maryland; University of Maryland (College Park, Md.)Since the 1970s, the emphasis of federal housing policy has shifted from place-based subsidies to tenant-based subsidies that are provided directly to low-income households for the purpose of renting in the private market. Although many hoped that the Housing Choice Voucher, a tenant-based housing assistance program, would be a new tool in the fight against concentrated poverty and its associated problems, housing voucher recipients still face obstacles when trying to secure housing in high-opportunity neighborhoods over the long-term. The growing body of evidence linking neighborhood conditions to household outcomes points to the need for a better understanding of how housing vouchers improve access to opportunities. While previous studies have explored neighborhood outcomes of housing voucher recipients, it still remains unclear what factors play a significant role in their residential location choices. My dissertation examines the constraints that housing voucher households face in neighborhood choices. Drawing upon data from the Moving to Opportunity experiment, it specifically analyzes trends in affordable housing inequality, estimates the effect of vehicle access on locational attainment, and explores social networks as a determinant of mobility behavior. The results of these analyses show that obstacles such as affordable housing inequality across the metropolitan area, strong social networks in the initial, poor neighborhood, and a lack of access to vehicles negatively affect the likelihood of moving to neighborhoods in which opportunities are expanded for low-income households. My findings shed light on the dynamics of residential mobility and neighborhood improvements for low-income households. The expansion of the Housing Choice Voucher program, supported by localized payment standard, connection to automobile subsidies, and extensive housing search services that provide information about the opportunities available in across all geographic units, may have a significant impact on poverty de-concentration and access to opportunity over time. These findings are also expected to bridge the gap between research and policy with regard to how housing voucher program could be improved in the context of the federal government’s charge to Affirmatively Further Fair Housing (AFFH).Item The Power of Synthesis: the Pursuit of Environmental Sustainability and Social Equity Through Design Practice(2017) Kedar, Boaz Ahi Omri; Rockcastle, Garth C; Howeland, Marie; Urban and Regional Planning and Design; Digital Repository at the University of Maryland; University of Maryland (College Park, Md.)The paradigm of architecture and design is changing. Centuries of industrialization and rapid urbanization have placed profound stress on the earth’s natural systems, presenting new challenges for architects and urban planners. As our collective awareness towards these challenges increases, designers are increasingly called upon to partake in the global transition towards a low-carbon future. These professionals are re-assessing their priorities and practices, striving for better ecological and social scenarios. This dissertation explores how architects and designers successfully integrate environmental sustainability and social equity deliberations into architectural design practice by implementing more holistic sustainable design approaches. It advocates for a future reality where these considerations are naturally incorporated into the design process of any architectural project, and suggests a framework for their more effective integration. The dissertation opens with a review of current sustainable design approaches and practices in the architectural design profession, focusing on the tools and methods commonly used for their integration in the design process. Next, it presents three case studies of exemplary architectural projects, each demonstrating a progressive design approach that successfully integrates both environmental and social sustainability agendas within the design process. Data collection methods included a series of semi-structured interviews with designers, architects, developers, clients and other stakeholders in the respective projects, as well as site visits. In each case study project, the process of its inception, development, settings, and design methodologies were explored, aiming to evaluate the potentialities and effectiveness of these attributes for better integration of socially and environmentally sustainable design agendas. Synthesis of the collected data ultimately offers a framework for more effective integration of these virtues within architectural design processes. The conclusions point to a multivariate threshold containing a combination of external conditions, recommended processes and design-based tactics to achieve such projects. The conclusions underscore the method for application of these factors, not as isolated deliberations but as parts of a holistic, integrated process. When applied concurrently, these factors perform synergistically to produce holistic, well-rounded living environments that foster environmental stewardship alongside social and cultural wellbeing, empowering a community to flourish.Item ESTIMATING THE IMPACTS OF CAPITAL BIKESHARE ON METRORAIL RIDERSHIP IN THE WASHINGTON METROPOLITAN AREA(2017) Ma, Ting; Knaap, Gerrit J.; Urban and Regional Planning and Design; Digital Repository at the University of Maryland; University of Maryland (College Park, Md.)Demographic changes and shared-mobility technology have redefined the urban transportation fabric. Bike share, a public short-term bicycle rental program, has emerged around the world. Many users find bike share to be a convenient, healthy, and smart transportation option that solves first- and last-mile issues. But some are concerned that it may challenge existing rail transit systems and reduce ridership. Hence, it is important to understand the impacts of a bike share program on rail transit ridership. The Washington metropolitan area lends itself well to studying this topic. Both the bike share and rail transit systems in this area, Capital Bikeshare (CaBi) and Metrorail, are the largest in the United States. According to the Washington Metropolitan Area Transit Authority (WMATA), which operates Metrorail service, CaBi services may challenge Metrorail ridership, especially for the short-distance trips. Based on WMATA’s concern, I explore whether CaBi substitutes for Metrorail and reduces its ridership. An exploratory analysis finds evidence that CaBi can complement Metrorail trips in some cases and substitute for rail in others. To estimate CaBi’s impacts more precisely, three regression models—the Direct Ridership Model (DRM), the Difference-in-Difference (DID) model, and the Station-Specific Dummies (SSD) model—were applied. The results of the three models consistently demonstrate CaBi’s mixed impacts. CaBi may complement some Metrorail trips, but substitute for others, depending on the type and time. More importantly, the SSD results found that CaBi’s impacts vary by Metrorail station locations, whether a station is a downtown D.C. core station or a non-core station in peripheral and suburban communities. CaBi reduces core Metrorail station ridership by 4,814.4 per month for the number of AM peak exits and by 4,886.9 per month for the number of PM peak entries, but increases ridership at non-core stations by up to 2,781.2 per month, at a high statistical significance level. The finding that CaBi can complement Metrorail ridership is contrary to WMATA’s concern that a bike share program poses challenges for Metrorail. Policy suggestions are provided to help WMATA maximize the benefits of CaBi’s complementary effects.