Land banks acquire distressed properties and hold them for future use or resale. They typically get properties through tax foreclosure, mortgage foreclosure, donations, or market transfers. Two successful land banks are highlighted - the Genesee County Land Bank Authority in Michigan and the Cuyahoga County Land Reutilization Corp. in Ohio. Rhode Island Housing also runs a land bank program that acquires properties and transfers them to developers to produce long-term affordable housing. The program has invested over $44 million since 2000, with purchases ranging from urban apartment buildings to rural land parcels.
Public Private Partnership in Affordable HousingJIT KUMAR GUPTA
Presentation is an attempt to showcase the need and methods of promoting public sector involvement in the Housing to achieve the goal of housing for all by 2022
Land use and land value theory ppt
William Alonso In location theory William Alonso (Location and Land Use: Toward a General Theory of Land Rent, 1964) built upon the Thünen model to account for intra-urban variations in land use. He attempted to apply accessibility requirements to the city centre for various types of land use (housing, commercial,…
land use and land value theory of william alonso ppt
william alonso
Public Private Partnership in Affordable HousingJIT KUMAR GUPTA
Presentation is an attempt to showcase the need and methods of promoting public sector involvement in the Housing to achieve the goal of housing for all by 2022
Land use and land value theory ppt
William Alonso In location theory William Alonso (Location and Land Use: Toward a General Theory of Land Rent, 1964) built upon the Thünen model to account for intra-urban variations in land use. He attempted to apply accessibility requirements to the city centre for various types of land use (housing, commercial,…
land use and land value theory of william alonso ppt
william alonso
Presentatio tries to bring out context of the cities in the overall development of communities and nations, and the manner cities are being subjected to devlopmental and population pressure. As engines of economic growth cities are known to have environmental, ecological and infrastructure implications besides becoming the major propeller of global warming and climate change. Looking at the role and importance of cities in alleviating poverty, pollution and numerous other growing dualitues and contradictions, presentation focusses on how to make growth and development of cities more rational, sustaianble, inclusive, safe abd resilient.
Growth pattern of towns Natural and Planned,
Types of zoning and importance,
various road networks(Grid iron pattern, shoe string development,
Surveys for data collection, physical survey, social survey, economic survey, civic survey,
Town aesthetics, landscape architecture,
Rehabilitation of slum and urban renewal,
Issues and options for housing the urban poor in indiaJIT KUMAR GUPTA
Paper looks at the current status of Housing in India, roadblocks which are hampering the supply of housing the poor and suggests few strategies for creating housing stock for them to achieve the objective of Housing for All by 2022
Planning and Urban Management-issues & challenges Subodh Shankar
With more and more people shifting to urban areas, the management issues of urban areas are getting complex day by day- posing serious challenges to urban planners and city managers. The slides, with the help of the case study of Curitiba(Brazil), discuss how an architect turned politician, through his innovative approaches solved the complex urban issues in most economical way.
Building Inclusive Cities: Planning Tools that promote the Right to the CityWellesley Institute
This presentation looks at the ways in which cities can be inclusive and examines interesting projects happening around the globe.
Carolyn Whitzman, Professor of Urban Planning
University of Melbourne
Neighborhood planning in capital city of chandigarh an appraisal JIT KUMAR GUPTA
Paper is an attempt to critically and objectively evaluate the application of Neighborhood planning in capital city of chandigarh along with its success and failure
Strategies for Development of Peri Urban Areas in a Developing Country A Case...ijtsrd
The world is experiencing a new phenomena – peri urbanism. As the population is increasing and cities are infrastructurally upgraded, there has been a gradual shift of the urban population from the more developed regions to the less developed ones, aimed at availing free open spaces to live, grow and setting up new communities. This movement of urban population in large numbers has led to formation of peri urban spaces. With no such boundary to define the peri urban spaces, these areas are the outskirts of the urban centres which are to be explored. A detailed understanding about the dynamics of urbanisation is necessary for coping with the negative effects poised by urban sprawling on the peri urban areas. Being designated as one of the first smart city of India, Bhubaneswar city is experiencing formation of urban sprawls around the major urban nodes. In order to further examine the need for policy formulation, a detailed study has been done to understand the demographic, economic and social profile of the inhabitants residing within the fringe areas of Bhubaneswar. The emperical approach of the paper is based on the study of the infrastructure and development issues of the area using remote sensing and GIS techniques. The final findings of the study includes the issues, problems and recommendations to be applicable for a planned and controlled development in the peri urban areas of Bhubaneswar. Leena Sahoo | Swapna Sarita Swain "Strategies for Development of Peri-Urban Areas in a Developing Country (A Case Study of Bhubaneswar)" Published in International Journal of Trend in Scientific Research and Development (ijtsrd), ISSN: 2456-6470, Volume-5 | Issue-4 , June 2021, URL: https://www.ijtsrd.compapers/ijtsrd42350.pdf Paper URL: https://www.ijtsrd.comengineering/architecture-and-planning/42350/strategies-for-development-of-periurban-areas-in-a-developing-country-a-case-study-of-bhubaneswar/leena-sahoo
National Policies & Programs for Slum Upgrading in India: Bridging the Gap between Policy & Practices - Rajiv Ranjan Mishra - Third Expert Meeting of the Regional Slum Upgrading Working Group (RSUWG) - 29th. of November to the 1st. of December 2015 in Laleh International Hotel, Tehran, I.R. of Iran
Globally cities are on the move. They are always evolving, devolving, never static and never finite. Accordingly, cities are being viewed, reviewed , redefined and renamed periodically, based on the changing needs of communities; objectives defined and pattern of planning; shape and size of the city; preserving, protecting and promoting resources, environment and ecology; making cities people, gender and technology centric etc. Cities in the past have accordingly been named as; planned cities, garden cities, linear cities, industrial cities, regenerative cities , eco-friendly cities, sustainable cities, inclusive cities, child/women/elders friendly cities, resilient cities, smart cities etc. Considering the fact that cities are fast emerging as major consumers of energy and resources; generators of waste and responsible for generating large carbon footprints, future typologies of cities now include; carbon neutral cities; energy efficient cities; zero water ; zero waste cities etc. In addition, majority of cities are also fast becoming hotbeds of disasters, both manmade and natural, accordingly safe cities is emerging another typology for urban settlements to make them disaster free. Looking at the context of cities getting flooded periodically due to heavy rains, breach of water channels, rivers, dams etc., leading to enormous loss to humans, social fabric, resources, environment, ecology, economy etc., Sponge city is the terminology now being deployed for cities, to make them safe against floods.
In the parlance of planning, Sponge city is defined, ‘As an urban area; which has been planned, designed and constructed to effectively and efficiently manage and cope with the challenges posed by excessive water/storm water caused by heavy rainfall, high tides , swollen rivers or other manmade/ natural activities, using a variety of techniques. Sponge city, has also been defined as, ‘the city that is designed to retain, clean, and reuse stormwater. Basically, sponge city in its approach, intent, content, planning, designing , construction and management, has focus on water and its effective and efficient management, without adversely impacting the operation and function of the city, which is subjected to challenge posed by excessive water. Sponge city model promotes, retaining the excess water within the city aquifer by creating options to eliminate concrete pavements that separate water from the natural ecosystem; utilize natural wetlands to absorb water into the soil; make city water-resilient and transform cities/communities/ neighbourhoods by helping in redefining urban landscape by working across different disciplines — hydrology, landscape, architecture, planning and engineering, to save human lives and property from the threat posed and damage caused by excess water.
Sponge city model, as an option and strategy, has been gaining currency and finding favour, both at local and global level with planners,
Presentatio tries to bring out context of the cities in the overall development of communities and nations, and the manner cities are being subjected to devlopmental and population pressure. As engines of economic growth cities are known to have environmental, ecological and infrastructure implications besides becoming the major propeller of global warming and climate change. Looking at the role and importance of cities in alleviating poverty, pollution and numerous other growing dualitues and contradictions, presentation focusses on how to make growth and development of cities more rational, sustaianble, inclusive, safe abd resilient.
Growth pattern of towns Natural and Planned,
Types of zoning and importance,
various road networks(Grid iron pattern, shoe string development,
Surveys for data collection, physical survey, social survey, economic survey, civic survey,
Town aesthetics, landscape architecture,
Rehabilitation of slum and urban renewal,
Issues and options for housing the urban poor in indiaJIT KUMAR GUPTA
Paper looks at the current status of Housing in India, roadblocks which are hampering the supply of housing the poor and suggests few strategies for creating housing stock for them to achieve the objective of Housing for All by 2022
Planning and Urban Management-issues & challenges Subodh Shankar
With more and more people shifting to urban areas, the management issues of urban areas are getting complex day by day- posing serious challenges to urban planners and city managers. The slides, with the help of the case study of Curitiba(Brazil), discuss how an architect turned politician, through his innovative approaches solved the complex urban issues in most economical way.
Building Inclusive Cities: Planning Tools that promote the Right to the CityWellesley Institute
This presentation looks at the ways in which cities can be inclusive and examines interesting projects happening around the globe.
Carolyn Whitzman, Professor of Urban Planning
University of Melbourne
Neighborhood planning in capital city of chandigarh an appraisal JIT KUMAR GUPTA
Paper is an attempt to critically and objectively evaluate the application of Neighborhood planning in capital city of chandigarh along with its success and failure
Strategies for Development of Peri Urban Areas in a Developing Country A Case...ijtsrd
The world is experiencing a new phenomena – peri urbanism. As the population is increasing and cities are infrastructurally upgraded, there has been a gradual shift of the urban population from the more developed regions to the less developed ones, aimed at availing free open spaces to live, grow and setting up new communities. This movement of urban population in large numbers has led to formation of peri urban spaces. With no such boundary to define the peri urban spaces, these areas are the outskirts of the urban centres which are to be explored. A detailed understanding about the dynamics of urbanisation is necessary for coping with the negative effects poised by urban sprawling on the peri urban areas. Being designated as one of the first smart city of India, Bhubaneswar city is experiencing formation of urban sprawls around the major urban nodes. In order to further examine the need for policy formulation, a detailed study has been done to understand the demographic, economic and social profile of the inhabitants residing within the fringe areas of Bhubaneswar. The emperical approach of the paper is based on the study of the infrastructure and development issues of the area using remote sensing and GIS techniques. The final findings of the study includes the issues, problems and recommendations to be applicable for a planned and controlled development in the peri urban areas of Bhubaneswar. Leena Sahoo | Swapna Sarita Swain "Strategies for Development of Peri-Urban Areas in a Developing Country (A Case Study of Bhubaneswar)" Published in International Journal of Trend in Scientific Research and Development (ijtsrd), ISSN: 2456-6470, Volume-5 | Issue-4 , June 2021, URL: https://www.ijtsrd.compapers/ijtsrd42350.pdf Paper URL: https://www.ijtsrd.comengineering/architecture-and-planning/42350/strategies-for-development-of-periurban-areas-in-a-developing-country-a-case-study-of-bhubaneswar/leena-sahoo
National Policies & Programs for Slum Upgrading in India: Bridging the Gap between Policy & Practices - Rajiv Ranjan Mishra - Third Expert Meeting of the Regional Slum Upgrading Working Group (RSUWG) - 29th. of November to the 1st. of December 2015 in Laleh International Hotel, Tehran, I.R. of Iran
Globally cities are on the move. They are always evolving, devolving, never static and never finite. Accordingly, cities are being viewed, reviewed , redefined and renamed periodically, based on the changing needs of communities; objectives defined and pattern of planning; shape and size of the city; preserving, protecting and promoting resources, environment and ecology; making cities people, gender and technology centric etc. Cities in the past have accordingly been named as; planned cities, garden cities, linear cities, industrial cities, regenerative cities , eco-friendly cities, sustainable cities, inclusive cities, child/women/elders friendly cities, resilient cities, smart cities etc. Considering the fact that cities are fast emerging as major consumers of energy and resources; generators of waste and responsible for generating large carbon footprints, future typologies of cities now include; carbon neutral cities; energy efficient cities; zero water ; zero waste cities etc. In addition, majority of cities are also fast becoming hotbeds of disasters, both manmade and natural, accordingly safe cities is emerging another typology for urban settlements to make them disaster free. Looking at the context of cities getting flooded periodically due to heavy rains, breach of water channels, rivers, dams etc., leading to enormous loss to humans, social fabric, resources, environment, ecology, economy etc., Sponge city is the terminology now being deployed for cities, to make them safe against floods.
In the parlance of planning, Sponge city is defined, ‘As an urban area; which has been planned, designed and constructed to effectively and efficiently manage and cope with the challenges posed by excessive water/storm water caused by heavy rainfall, high tides , swollen rivers or other manmade/ natural activities, using a variety of techniques. Sponge city, has also been defined as, ‘the city that is designed to retain, clean, and reuse stormwater. Basically, sponge city in its approach, intent, content, planning, designing , construction and management, has focus on water and its effective and efficient management, without adversely impacting the operation and function of the city, which is subjected to challenge posed by excessive water. Sponge city model promotes, retaining the excess water within the city aquifer by creating options to eliminate concrete pavements that separate water from the natural ecosystem; utilize natural wetlands to absorb water into the soil; make city water-resilient and transform cities/communities/ neighbourhoods by helping in redefining urban landscape by working across different disciplines — hydrology, landscape, architecture, planning and engineering, to save human lives and property from the threat posed and damage caused by excess water.
Sponge city model, as an option and strategy, has been gaining currency and finding favour, both at local and global level with planners,
San Diego - Multifamily Real Estate Market Analysis Shah Ahsan
In this short presentation, we outline the current and future state of the San Diego multifamily real estate market. This presentation discusses some of the demand drivers, supply constraints, current & future demographics, current construction patterns, and asset and capital markets for San Diego.
Social Finance and Impact Investing in CanadaKarim Harji
Presentation at OISE - November 21, 2012
• An overview of the state of social finance and impact investing across Canada
• An analysis of why Canada is well positioned to become a leader globally
• A participatory discussion on the key issues such as:
-- The perceived trade-offs between social impact vs. financial return;
--- How philanthropy can complement social finance;
--- Measurement of social value creation;
--- Legislation and public policy; and
--- Bridging silos between sectors and organizations.
Misconceptions About the Lancaster County Real Estate MarketTom Blefko
Sales meeting presentation from the North Pointe Office of Berkshire Hathaway HomeServices Homesale Realty in Lancaster, PA covering the following topics: 1. QuickBuy updates, 2. Tax implications for real estate professionals in 2022, 3. Agent Plus+ contest, 4. Berkshire Hathaway HomeServices 2022 marketing campaign, 5. Misconception About the Lancaster County Residential Real Estate Market.
Economic potential of future growth at the halifax shipyardHalifax Partnership
The Province of Nova Scotia has commited up to $304-million in loans for jobs, training and infrastructure renewal related to the $25B Irving Shipbuilding contract.
This presentation outlines the economic potential of future growth at the Halifax Shipyard.
A limited number of membership units are available to participate in the Paladin Estates project. This executive summary describes the project, business model, and projected investment returns. executive summary provides a synopsis of the option
Real Estate Investing: The Key To Long Term WealthTeam Nickerson
You will lean why real estate is such a great investment vehicle, why you want to invest in real estate for the long term, how to analyze a property, how to chose where to invest based on economic fundamentals, and how to be a successful investor.
An Investor's Guide to Real Estate CrowdfundingCrowdfundSuite
Why did investors place $2.6B via real estate crowdfunding in 2015? Discover how investors are creating outstanding returns from real estate with more transparency, smaller amounts, more diversification, more control and flexibility and without landlord hassles. Keynote for 2016 Rai$e Conference by Crowdfund Suite Evangelist Bret Conkin.
Real Estate Crowdfunding has become a dynamic new option for real estate developers and project sponsors for raising capital to finance projects. In turn, investors have tapped an exciting new option tof investing in previously inaccessible projects to achieve high returns in this booming asset class.
This guide details what investors need to know. Also useful for developers. Learn more at www.crowdfundland.co
Improving profitability for small businessBen Wann
In this comprehensive presentation, we will explore strategies and practical tips for enhancing profitability in small businesses. Tailored to meet the unique challenges faced by small enterprises, this session covers various aspects that directly impact the bottom line. Attendees will learn how to optimize operational efficiency, manage expenses, and increase revenue through innovative marketing and customer engagement techniques.
RMD24 | Retail media: hoe zet je dit in als je geen AH of Unilever bent? Heid...BBPMedia1
Grote partijen zijn al een tijdje onderweg met retail media. Ondertussen worden in dit domein ook de kansen zichtbaar voor andere spelers in de markt. Maar met die kansen ontstaan ook vragen: Zelf retail media worden of erop adverteren? In welke fase van de funnel past het en hoe integreer je het in een mediaplan? Wat is nu precies het verschil met marketplaces en Programmatic ads? In dit half uur beslechten we de dilemma's en krijg je antwoorden op wanneer het voor jou tijd is om de volgende stap te zetten.
Enterprise Excellence is Inclusive Excellence.pdfKaiNexus
Enterprise excellence and inclusive excellence are closely linked, and real-world challenges have shown that both are essential to the success of any organization. To achieve enterprise excellence, organizations must focus on improving their operations and processes while creating an inclusive environment that engages everyone. In this interactive session, the facilitator will highlight commonly established business practices and how they limit our ability to engage everyone every day. More importantly, though, participants will likely gain increased awareness of what we can do differently to maximize enterprise excellence through deliberate inclusion.
What is Enterprise Excellence?
Enterprise Excellence is a holistic approach that's aimed at achieving world-class performance across all aspects of the organization.
What might I learn?
A way to engage all in creating Inclusive Excellence. Lessons from the US military and their parallels to the story of Harry Potter. How belt systems and CI teams can destroy inclusive practices. How leadership language invites people to the party. There are three things leaders can do to engage everyone every day: maximizing psychological safety to create environments where folks learn, contribute, and challenge the status quo.
Who might benefit? Anyone and everyone leading folks from the shop floor to top floor.
Dr. William Harvey is a seasoned Operations Leader with extensive experience in chemical processing, manufacturing, and operations management. At Michelman, he currently oversees multiple sites, leading teams in strategic planning and coaching/practicing continuous improvement. William is set to start his eighth year of teaching at the University of Cincinnati where he teaches marketing, finance, and management. William holds various certifications in change management, quality, leadership, operational excellence, team building, and DiSC, among others.
Attending a job Interview for B1 and B2 Englsih learnersErika906060
It is a sample of an interview for a business english class for pre-intermediate and intermediate english students with emphasis on the speking ability.
Memorandum Of Association Constitution of Company.pptseri bangash
www.seribangash.com
A Memorandum of Association (MOA) is a legal document that outlines the fundamental principles and objectives upon which a company operates. It serves as the company's charter or constitution and defines the scope of its activities. Here's a detailed note on the MOA:
Contents of Memorandum of Association:
Name Clause: This clause states the name of the company, which should end with words like "Limited" or "Ltd." for a public limited company and "Private Limited" or "Pvt. Ltd." for a private limited company.
https://seribangash.com/article-of-association-is-legal-doc-of-company/
Registered Office Clause: It specifies the location where the company's registered office is situated. This office is where all official communications and notices are sent.
Objective Clause: This clause delineates the main objectives for which the company is formed. It's important to define these objectives clearly, as the company cannot undertake activities beyond those mentioned in this clause.
www.seribangash.com
Liability Clause: It outlines the extent of liability of the company's members. In the case of companies limited by shares, the liability of members is limited to the amount unpaid on their shares. For companies limited by guarantee, members' liability is limited to the amount they undertake to contribute if the company is wound up.
https://seribangash.com/promotors-is-person-conceived-formation-company/
Capital Clause: This clause specifies the authorized capital of the company, i.e., the maximum amount of share capital the company is authorized to issue. It also mentions the division of this capital into shares and their respective nominal value.
Association Clause: It simply states that the subscribers wish to form a company and agree to become members of it, in accordance with the terms of the MOA.
Importance of Memorandum of Association:
Legal Requirement: The MOA is a legal requirement for the formation of a company. It must be filed with the Registrar of Companies during the incorporation process.
Constitutional Document: It serves as the company's constitutional document, defining its scope, powers, and limitations.
Protection of Members: It protects the interests of the company's members by clearly defining the objectives and limiting their liability.
External Communication: It provides clarity to external parties, such as investors, creditors, and regulatory authorities, regarding the company's objectives and powers.
https://seribangash.com/difference-public-and-private-company-law/
Binding Authority: The company and its members are bound by the provisions of the MOA. Any action taken beyond its scope may be considered ultra vires (beyond the powers) of the company and therefore void.
Amendment of MOA:
While the MOA lays down the company's fundamental principles, it is not entirely immutable. It can be amended, but only under specific circumstances and in compliance with legal procedures. Amendments typically require shareholder
Personal Brand Statement:
As an Army veteran dedicated to lifelong learning, I bring a disciplined, strategic mindset to my pursuits. I am constantly expanding my knowledge to innovate and lead effectively. My journey is driven by a commitment to excellence, and to make a meaningful impact in the world.
Falcon stands out as a top-tier P2P Invoice Discounting platform in India, bridging esteemed blue-chip companies and eager investors. Our goal is to transform the investment landscape in India by establishing a comprehensive destination for borrowers and investors with diverse profiles and needs, all while minimizing risk. What sets Falcon apart is the elimination of intermediaries such as commercial banks and depository institutions, allowing investors to enjoy higher yields.
Putting the SPARK into Virtual Training.pptxCynthia Clay
This 60-minute webinar, sponsored by Adobe, was delivered for the Training Mag Network. It explored the five elements of SPARK: Storytelling, Purpose, Action, Relationships, and Kudos. Knowing how to tell a well-structured story is key to building long-term memory. Stating a clear purpose that doesn't take away from the discovery learning process is critical. Ensuring that people move from theory to practical application is imperative. Creating strong social learning is the key to commitment and engagement. Validating and affirming participants' comments is the way to create a positive learning environment.
[Note: This is a partial preview. To download this presentation, visit:
https://www.oeconsulting.com.sg/training-presentations]
Sustainability has become an increasingly critical topic as the world recognizes the need to protect our planet and its resources for future generations. Sustainability means meeting our current needs without compromising the ability of future generations to meet theirs. It involves long-term planning and consideration of the consequences of our actions. The goal is to create strategies that ensure the long-term viability of People, Planet, and Profit.
Leading companies such as Nike, Toyota, and Siemens are prioritizing sustainable innovation in their business models, setting an example for others to follow. In this Sustainability training presentation, you will learn key concepts, principles, and practices of sustainability applicable across industries. This training aims to create awareness and educate employees, senior executives, consultants, and other key stakeholders, including investors, policymakers, and supply chain partners, on the importance and implementation of sustainability.
LEARNING OBJECTIVES
1. Develop a comprehensive understanding of the fundamental principles and concepts that form the foundation of sustainability within corporate environments.
2. Explore the sustainability implementation model, focusing on effective measures and reporting strategies to track and communicate sustainability efforts.
3. Identify and define best practices and critical success factors essential for achieving sustainability goals within organizations.
CONTENTS
1. Introduction and Key Concepts of Sustainability
2. Principles and Practices of Sustainability
3. Measures and Reporting in Sustainability
4. Sustainability Implementation & Best Practices
To download the complete presentation, visit: https://www.oeconsulting.com.sg/training-presentations
Remote sensing and monitoring are changing the mining industry for the better. These are providing innovative solutions to long-standing challenges. Those related to exploration, extraction, and overall environmental management by mining technology companies Odisha. These technologies make use of satellite imaging, aerial photography and sensors to collect data that might be inaccessible or from hazardous locations. With the use of this technology, mining operations are becoming increasingly efficient. Let us gain more insight into the key aspects associated with remote sensing and monitoring when it comes to mining.
The world of search engine optimization (SEO) is buzzing with discussions after Google confirmed that around 2,500 leaked internal documents related to its Search feature are indeed authentic. The revelation has sparked significant concerns within the SEO community. The leaked documents were initially reported by SEO experts Rand Fishkin and Mike King, igniting widespread analysis and discourse. For More Info:- https://news.arihantwebtech.com/search-disrupted-googles-leaked-documents-rock-the-seo-world/
Unveiling the Secrets How Does Generative AI Work.pdfSam H
At its core, generative artificial intelligence relies on the concept of generative models, which serve as engines that churn out entirely new data resembling their training data. It is like a sculptor who has studied so many forms found in nature and then uses this knowledge to create sculptures from his imagination that have never been seen before anywhere else. If taken to cyberspace, gans work almost the same way.
Affordable Stationery Printing Services in Jaipur | Navpack n PrintNavpack & Print
Looking for professional printing services in Jaipur? Navpack n Print offers high-quality and affordable stationery printing for all your business needs. Stand out with custom stationery designs and fast turnaround times. Contact us today for a quote!
2. From Bubble to Crisis
Over 14.2 million year-round housing units were vacant in 2010 . . . a 3.8
million increase from 2000. U.S. Census Bureau, Table 982, Total Housing Inventory for
the United States: 1990 to 2010, (2012).
In July 2012:
Overall foreclosure activity had decreased since July 2011.
Bank repossessions decreased annually for the 21st straight month.
“Foreclosure starts” increased 6% from July 2011. CT led (201% increase), NJ
(164% increase), PA (139%), IN (83%), and MA (65%). RealtyTrac’s Foreclosure
Market Report (July 2012), available at www.realtytrac.com.
CA, AZ, and FL have highest foreclosure rates.
3. What Is a Land Bank?
Land banks are governmental, quasi-governmental, or nonprofit entities that
acquire distressed properties and then hold and manage them for future use
or resale.
They typically acquire properties through tax foreclosure, mortgage
foreclosure, market transfers, and/or donations.
They maintain properties and rehabilitate them through improvements,
redevelopment, or demolition.
4.
5. Genesee County Land Bank Authority
This land bank became a remarkable success and a model for other land
banks in response to the mortgage crisis and the Great Recession.
Between 2004 and 2009, it repurposed 1,500 properties.
GCLBA acquires most of its properties through tax foreclosure.
It receives half of the property taxes that are collected on the properties for
the first five years after they are transferred.
Michigan’s Delinquent Property Tax Foreclosure Act of 1999 and Land Bank
Fast Track Act in 2003 paved the way for its success.
6. Cuyahoga County Land Reutilization Corp.
CCLRC was established in 2009 as a nonprofit community corporation.
In just over a year, CCLRC acquired 495 properties, demolished 167
properties, and transferred 80 properties to cities or redevelopers. It now
acquires about 100 per month.
CCLRC is a private nonprofit corporation, but also has key public powers.
CCLRC has a reliable and significant funding stream, which is approximately
$7 million per year. It is primarily financed through the payment of interest
and penalties on delinquent property taxes and assessments.
Most of CCLRC’s properties come from Fannie Mae, HUD, and
major lenders.
7. New York’s Land Banks
NY passed legislation in July 2011 authorizing the creation of 10 land banks
to acquire tax delinquent, foreclosed, vacant, or abandoned properties.
Any foreclosing governmental unit (“FGU”) can apply to the state to create a
land bank, which will be a nonprofit corporation.
As of May 2012, five land banks were approved in New York:
The Cities of Buffalo, Lackawanna, and Tonawanda, as well as Erie County
The City of Syracuse and Onondaga County
The City of Schenectady, County of Schenectady, and City of Amsterdam
Chautauqua County
The City of Newburgh
8. Saving Our Neighborhoods: Rhode Island
Housing’s Land Bank Program
A presentation to the 2012 Southern New England
Planning Conference, September 21, 2012, Hartford, CT
9. Outline of Presentation
• History and Intent of Program
• Key Aspects
• Recent Trends
• Examples of Properties
• Conclusion
Rhode Island Housing
SNEAPA Conference, 9/21/2012 9 of 20
10. History and Intent of Program
• Authorized in 1990s became active in 2001
• Last program change enabled provision of
bridge financing
• Primary purpose to reduce barriers to the
production of long-term affordable homes
• Also used as tool for neighborhood
revitalization
Rhode Island Housing
SNEAPA Conference, 9/21/2012 10 of 20
11. Key Aspects: Who
• Rhode Island Housing is authorized to acquire and
hold properties on behalf of eligible developers for
a limited period of time
• Interdivisional committee makes decisions
• Eligible Developer:
– Government entity
– Public housing authority or redevelopment agency
– Non-profit corporations
– Partnerships or joint ventures of eligible developers
Rhode Island Housing
SNEAPA Conference, 9/21/2012 11 of 20
12. Key Aspects: What
• Threshold Requirements:
– Infrastructure
– Ability to proceed
– Consistent with zoning, or dimensional variance
– No other sources of funding to secure property
– Identify all sources of funding for development
– Relocation plan, if applicable
Rhode Island Housing
SNEAPA Conference, 9/21/2012 12 of 20
13. Key Aspects: What (cont.)
• Evaluation:
– Meets threshold requirements, especially Holding Period
– Developer capacity
– Financial feasibility
– Consistent with neighborhood revitalization, or
– Consistent with smart growth
– Prefer unoccupied properties
– Produces long-term affordable homes
– Environmental Impact on surrounding area
Rhode Island Housing
SNEAPA Conference, 9/21/2012 13 of 20
14. Key Aspects: What (cont.)
• Developer Agreement:
– Pays for appraisals and title searches
– Pays for “carrying costs,” including reasonable
interest
– Rhode Island Housing determines steps to ensure
property stability and safety of tenants, if applicable
– If not acquired by agreed-upon Holding Period, Rhode
Island Housing has right to terminate and sell
Rhode Island Housing
SNEAPA Conference, 9/21/2012 14 of 20
15. Key Aspects: What (cont.)
• Option for Bridge Financing:
– New since 2001
– Exercised when Property is occupied
– All commitments for financing are secured
– Demonstrated ability to repay within six months, or
specified date
– Demonstrated ability to manage occupied property or
provide relocation of tenants
Rhode Island Housing
SNEAPA Conference, 9/21/2012 15 of 20
16. Recent Trends: Investment History
Rhode Island Housing Annual Investments in Land Bank Program
2000-2012
$9,000,000
$8,000,000 $7,826,454
$7,000,000
$6,000,000 $5,747,663
$5,586,337
$5,319,895
$4,958,346
$5,000,000 $4,815,930
$4,000,000
$3,470,253
$3,000,000
$2,445,210
$2,000,000
$1,348,155 $1,419,065
$1,000,000
$528,049
$307,106
$15,390
$0
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012
Rhode Island Housing
SNEAPA Conference, 9/21/2012 16 of 20
17. Recent Trends: Investment History (cont.)
• In the last 13 years, Rhode Island Housing has made nearly
$44 million worth of investments in Land Bank properties
• Historic increases in property values drove significant
investment from 2002-2008 during which 86% of total was
made
• Most urban purchases are of existing multi-family buildings,
some to be demolished, purchases range from $150K at the
height of the market to recently under $40K
• Suburban purchases vary greatly—from a high of $382K/acre
for Block Island to $7,300/ac for large parcel in Burrillville
Rhode Island Housing
SNEAPA Conference, 9/21/2012 17 of 20
18. Recent Trends: Investment History (cont.)
• History reflects trends pertaining to mission of
Rhode Island Housing, state’s efforts and recent
economic crisis
• From urban multi-families through larger purchases
in towns seeking to reach goal of 10% long-term
affordable homes
• Most recently additional vehicles for other land bank
programs
Rhode Island Housing
SNEAPA Conference, 9/21/2012 18 of 20
19. Recent Trends: Other RI Programs
• HUD Neighborhood Stabilization Program
– $4.35M of $19.6M award used for Land Bank
– 49 properties in 11 targeted cities
– Approximately 100 homes developed
• State Housing Acquisition and Rehabilitation
Program (SHARP)
– Capitalized by CDBG funds from RI Office of Housing and Community
Development
– Administered by statewide non-profit organization, the Community
Housing Land Trust of RI
Rhode Island Housing
SNEAPA Conference, 9/21/2012 19 of 20
25. More Work To Be Done: Providence
Rhode Island Housing
SNEAPA Conference, 9/21/2012 25 of 20
26. More Work To Be Done: Providence
Rhode Island Housing
SNEAPA Conference, 9/21/2012 26 of 20
27. Conclusions
• Land banking facilitates an organization's ability
to assemble critical mass of properties for large
scale redevelopment/revitalization
• Must carefully evaluate the availability of
resources for redevelopment and the viability of
each proposal
• Evaluate neighborhood trends - what can be built
today may not be appropriate for tomorrow
Rhode Island Housing
SNEAPA Conference, 9/21/2012 27 of 20
28. For more information:
Carol Ventura
Director of Development
Rhode Island Housing
(401) 457-1129
cventura@rhodeislandhousing.org
Rhode Island Housing
SNEAPA Conference, 9/21/2012 28 of 20
33. “Promoting Economic Growth in Lower Income Communities”
The Federal Reserve’s Community Development Unit promotes this agenda
through:
• Developing Cutting Edge Research
•Convening a Broad Spectrum of Constituencies
•Identifying and Disseminating Approaches That Work
www.bos.frb.org/commdev
34. NSP Study
• Instruments
– Survey
– Open ended
– Parcel condition
• Administration
– Pre and post treatment
35. A little Context
• Other Massachusetts Land Banks
– Massachusetts Land Bank of 1740
– Massachusetts Land Bank Fund 1980s
– Cape Cod and the Islands Land Banks
1990s
• Nantucket Land Bank
• Martha’s Vineyard Land Bank
• Cape Cod land bank
36. Land Banks:
An Option for Low-Value Properties
• Some REO properties are low value and less likely to be
viable in private market
• About 5 percent of properties in the REO inventory of
the GSEs and FHA are appraised at less than $20,000
• In some markets, the share is significantly higher
• In these markets, low-value properties are less suitable
for disposition through sales in the owner-occupied
market or through rental market strategies
• Alternative disposition strategies may be needed
37. Land Bank capacity
• Limited capacity nationwide
– Institutional infrastructure
– Funding
• Land banks and low value properties
– ½ GSE and FHA inventory of low-value REO properties in
metropolitan areas with an existing land bank.
– Existing land banks have limited resources
• Strategies
– Consider increasing local funding
– Create a national land bank program
– Such initiatives would need appropriate controls
38. Similarity to Banks
• Four analogous functions
– Storing assets
– Stabilizing secondary markets
– Holding capital reserves
– Operating within a regulatory framework
• Dissimilarities
– Banking: National and international
markets
– Land banking: neighborhood stability and
land-use planning
40. Applying the land bank model to
MA
• Can mitigate extremes in the regional real
estate
– Shrinking cities
– Development pressure
• Should be done in conjunction with regional
and master planning
• Funding streams
– State level real estate taxes and fees
– NSP
– New sources via Massachusetts legislature or
Federal funding
43. Considerations and caveats
• Foreclosures: a symptom not a cause
• Maintaining properties both fiscally and physically
– No standardized funding stream
– NSP is complete
– A collection of properties that have no market value
– Staggered sites
– Abutter issues
• Property disposition
– Requires sophistication
• Land banks are government entities that have the ability to purchase
and sell real estate, clear titles, and accept donated properties.
Properties may be rehabilitated as rental or owner-occupied housing, or
demolished, as market conditions dictate.**
44. Receivership: An alternative
• What is it?
• Why is it used?
• Key players and processes
• Who qualifies
• Funding streams
47. Land Bank “Lite”
The Connecticut Approach
1. Focuses on environmentally-
distressed property or inner-
city housing.
2. Tends to work off of existing
State statutes.
3. Uses State and federal
incentives.
48. The State has an
authorized land bank
program, but it is
currently not funded.
See Section 8-214d.
49. LAND BANK PROGRAM
This program lasted 10 to 15 years, but went into
dormancy in about the year 2000.
It was run by nonprofits, including the Christian
Activities Council of Hartford.
It provided affordable housing for 250 families in the
Hartford region.
Limited to nonprofit corporations, funded by State
bonding. See Section 8-214e.
50. Build your own land bank by selling tax
liens.
-- Used by Plainfield and
Norwich to attract
developers to old industrial
sites.
-- Tax liens sold at a deep
discount.
-- Protects the municipality
from taking on polluted
property.
51. Authorized by Section 12-195h, which reads:
Any municipality, by resolution of its legislative body, as defined
in section 1-1, may assign, for consideration, any and all liens filed
by the tax collector to secure unpaid taxes on real property as
provided under the provisions of this chapter. The consideration
received by the municipality shall be negotiated between the
municipality and the assignee. The assignee or assignees of such
liens shall have and possess the same powers and rights at law or
in equity as such municipality and municipality’s tax collector
would have had if the lien had not been assigned with regard to the
precedence and priority of such lien, the accrual of interest and the
fees and expenses of collection. The assignee shall have the same
rights to enforce such liens as any private party holding a lien on
real property.
52. The development agreement allows
the municipality to acquire the tax
liens if:
-- The developer does not complete
due diligence
-- The developer does not file
quarterly progress reports
-- The developer does not commence
foreclosure by a certain date or
conclude it by a certain time
-- As long as the buyer is not in
default, and the municipality
continues to transfer annual tax
liens
-- The advantage to the municipality
is that it involves a developer in an
otherwise unmarketable property
53. -- The advantage to the
municipality is that it
involves a developer in an
otherwise unmarketable
property.
-- The advantage to the
developer is that it creates
legitimacy in negotiations
with environmental
regulators and lienholders.
54. ANOTHER APPROACH
Local development
corporations use tax credits
to purchase homes out of
foreclosure and improve
them.
55. Funded by the Department of
Revenue Services through the
Neighborhood Assistance Act
Program.
-- These State tax credits are
funded by Connecticut
businesses, particularly utilities
and insurance companies and
provide funding for construction
and rehabilitation of dwelling
units.
-- To sign up for the program,
the state companies must file an
application with the Connecticut
Housing Finance Authority.
56. The program targets certain
neighborhood clusters of 3 to
5 homes and seeks to connect
and build around those
clusters.
-- It improves and sells houses
to qualified homeowners.
-- Neighborhood services in
New Haven maintains an
inventory of 35 homes and
tries to turn over 10 a year.
-- It uses tax lien assignments
and foreclosures to “fill in”
some clusters.
57. Science Park Development Corporation has
utilized tax foreclosures to enlarge or fill in its
88-acre industrial site in New Haven.
--A nonprofit corporation represented by the
City of New Haven, Yale, property owners,
and neighborhood stakeholders.
-- Originally established by United States
Repeating Arms Corp., Olin, the City of New
Haven, and Yale.
-- Took over property by agreeing to limit the
environmental liability of USRAC.
58. Science Park
Development Corp.
has been funded over
the years by State
DECD and federal
HUD money.
-- Targets
surrounding
properties for
acquisition and tax
credit foreclosures.
59. ANTI-BLIGHT
The anti-blight ordinance can help around the edges. C.G.S.
Section148(c)(h):
Make and enforce regulations for the prevention and remediation of housing
blight, including regulations reducing assessments and authorizing
designated agents of the municipality to enter property during reasonable
hours for the purpose of remediating blighted conditions, provided such
regulations define housing blight, and further provided such regulations
shall not authorize such municipality or its designated agents to enter any
dwelling house or structure on such property, and including regulations
establishing a duty to maintain property and specifying standards to
determine if there is neglect; prescribe fines for the violation of such
regulations of not less than ten or more than one hundred dollars for each
day that a violation continues and, if such fines are prescribed, such
municipality shall adopt a citation hearing procedure in accordance with
Section 7-152c.
60. Section 12-183 creates a new program
administered by DEEP to encourage
investment in Brownfields.
• Promotes economic development by
bona fide purchasers, innocent
landowners, or contiguous property
owners.
• Does not apply to properties on the
National Priority List, the Connecticut
Superfund Priority List, or RCRA
properties.
• Currently limited to 32 properties per
year.
• Allows properties to avoid Transfer Act
and off-site liability.
61. Connecticut’s programs
are: limited, targeted,
incremental.
• Reflect a stable
population, as opposed to
Midwest industrial cities.
• As a result, Connecticut
cities do not own the
large inventory of
foreclosed or abandoned
properties.
• And the future: a similar
cautious approach?