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Pages 269-285

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From page 269... ... In some cases, rather than assessing each of the various effects discussed in this guidebook individually, an environmental justice analysis might focus on the total impact of the highway by examining impacts on property values. On the negative side, like many summary measures, a property value analysis can obscure information on specific effects of the highway. Read the entire page →
From page 270... ... SELECTING AN APPROPRIATE METHOD OF ANALYSIS Certain special issues must be considered when performing any environmental justice assessment of property values. These topics are described below. Read the entire page →
From page 271... ... What will likely be more important for an environmental justice analysis is to distinguish between benefits and costs that are borne differentially by landlords and tenants. In a simple situation, negative property value impacts on owners (landlords) Read the entire page →
From page 272... ... Because environmental justice studies will sometimes need to understand the impact of highways on both residential and commercial properties, we recommend looking at both markets when that is appropriate. The analyses of the residential and the commercial markets will likely use different data and might yield different findings. Read the entire page →
From page 273... ... Market studies and expert opinion This method can be the simplest and least data intensive of the methods described in this chapter. The application of this method can be as simple as having a real estate expert advise on the likely property value impacts of a highway project and then incorporating that assessment into an environmental justice analysis. Read the entire page →
From page 274... ... This method can be used as a preliminary stage in the analysis, to identify the location of possible positive or negative impacts. If, for example, the use of expert opinion suggests that the property value impacts might lead to importantly large environmental justice concerns, the other two methods (appraisals or hedonic regression) Read the entire page →
From page 275... ... they believe their analysis to be. Overall, this method is best used either when the scope of the project or the expected environmental justice implications are of a small enough magnitude that large resource investments are not justified or when the agency does not have the means to conduct a study using the other methods described below. Read the entire page →
From page 276... ... The method utilizes a wide range of data to estimate how a change in a given factor increases or decreases house prices. Environmental justice analyses of new highway projects can be carried out by applying this method to forecast the highway-induced changes in prices of houses that are owned or rented by people in protected population groups. Read the entire page →
From page 277... ... Environmental justice analyses for highway projects can be carried out as follows. First, identify and quantify changes in independent variables that result from the project. Read the entire page →
From page 278... ... GIS software can be used to match house locations to school district boundaries. Similarly, GIS software can match house locations to other jurisdictional boundaries, so that data available from various jurisdictions can be used, often as control variables, in an environmental justice analysis of highway projects. Read the entire page →
From page 279... ... Moreover, some effects, such as visual quality, cannot be easily quantified, and thus are difficult to analyze using hedonic regressions.5 5 Rough measures, such as dummy variables for visually blighted areas, can be used as independent variables. For example, a dummy variable for visual blight can be specified, such that it takes a value of 1 if a highway can be seen from a house and 0 otherwise. Read the entire page →
From page 280... ... 286 ADDITIONAL INFORMATION The following four tables provide information useful in performing the methods presented in this chapter. Table 12-2 provides a summary of findings from recent studies on house prices and local amenities and disamenities. Read the entire page →
From page 281... ... more, on average. 3 The gradients are for single-family housing units in urban areas. Read the entire page →
From page 282... ... 288 House price gradients that were obtained from various studies on transportation and residential property values are listed in Table 12-3. We note that some of these studies are quite dated. Read the entire page →
From page 283... ... 289 Table 12-5. Property value increases near BART stations (1997 dollars) Read the entire page →
From page 284... ... 290 • Web sites in many states provide summaries of home sales data. For example, the Texas A&M Real Estate Center provides data for Texas metropolitan areas from 1979 to present. Read the entire page →
From page 285... ... 2000. "Evidence of the Effects of Water Quality on Residential Land Prices." Journal of Environmental Economics and Management, Vol. Read the entire page →

From page 269...

... In some cases, rather than assessing each of the various effects discussed in this guidebook individually, an environmental justice analysis might focus on the total impact of the highway by examining impacts on property values. On the negative side, like many summary measures, a property value analysis can obscure information on specific effects of the highway.