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Residential Property Tax Abatement PDF

178 Pages·2016·0.78 MB·English
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CClleevveellaanndd SSttaattee UUnniivveerrssiittyy EEnnggaaggeeddSScchhoollaarrsshhiipp@@CCSSUU ETD Archive 2009 RReessiiddeennttiiaall PPrrooppeerrttyy TTaaxx AAbbaatteemmeenntt;;TTeessttiinngg aa MMooddeell ooff NNeeiigghhbboorrhhoooodd IImmppaacctt Doreen Swetkis Cleveland State University Follow this and additional works at: https://engagedscholarship.csuohio.edu/etdarchive Part of the Urban Studies and Planning Commons HHooww ddooeess aacccceessss ttoo tthhiiss wwoorrkk bbeenneefifitt yyoouu?? LLeett uuss kknnooww!! RReeccoommmmeennddeedd CCiittaattiioonn Swetkis, Doreen, "Residential Property Tax Abatement;Testing a Model of Neighborhood Impact" (2009). ETD Archive. 286. https://engagedscholarship.csuohio.edu/etdarchive/286 This Dissertation is brought to you for free and open access by EngagedScholarship@CSU. It has been accepted for inclusion in ETD Archive by an authorized administrator of EngagedScholarship@CSU. For more information, please contact [email protected]. RESIDENTIAL PROPERTY TAX ABATEMENT: TESTING A MODEL OF NEIGHBORHOOD IMPACT DOREEN SWETKIS Bachelor of Liberal Studies Bowling Green State University May, 1991 Master of Education Cleveland State University December, 1998 Submitted in partial fulfillment of requirements for the degree DOCTOR OF PHILOSOPHY IN URBAN STUDIES AND PUBLIC AFFAIRS at the CLEVELAND STATE UNIVERSITY December, 2009 © Copyright by Doreen Swetkis 2009 This dissertation has been approved for the Department of URBAN STUDIES and the College of Graduate Studies by _____________________________________________ Dissertation Chairperson, Professor Mark S. Rosentraub, Ph.D. ___________________________________ Department of Urban Studies, Date ____________________________________________ Professor William M. Bowen, Ph.D. ___________________________________ Department of Urban Studies, Date ____________________________________________ Professor Julia Beckett, J.D., Ph.D. ___________________________________ Department of Public Administration and Urban Studies, The University of Akron, Date DEDICATION This dissertation is dedicated to my wonderful husband Marc, whose steadfast support was paramount to my success, and to my daughter Fay, who can now call me “Dr. Mommy”. ACKNOWLEDGEMENTS I wish to thank my dissertation chair, Dr. Mark S. Rosentraub, for providing consistent and sage advice throughout this entire process, and saving my academic life. I would like to gratefully acknowledge Dr. William M. Bowen. Words can not fully express the deep respect, admiration and gratitude I feel for having had the pleasure of learning from him throughout my time in the program. I wish to thank Dr. Julia Beckett, whose comments and perspective were instrumental in the formulation of this final document. I want to acknowledge what an honor it had been to work with the faculty, staff and students of the Maxine Goodman Levin College of Urban Affairs, especially Dr. Roberta Steinbacher. Such a supportive environment has been instrumental to my success. Finally, I would like to acknowledge the Albert A. and Maxine Goodman Levin Advisory Fund for providing financial assistance for this dissertation. RESIDENTIAL PROPERTY TAX ABATEMENT: TESTING A MODEL OF NEIGHBORHOOD IMPACT DOREEN SWETKIS ABSTRACT Using a quasi-experimental research design, this study examines the relationship between residential property tax abatement for new construction, and urban neighborhoods in four Ohio cities. Neighborhoods were defined as census tract. The purpose of this research is to determine if there is a statistically significant relationship at p < .05 between residential property tax abatement programs for new construction and several different measures of neighborhood outcomes. The neighborhood outcome measures can be grouped under the broad concepts of increased private investment, blight removal, decreased criminal activity, and property tax equity. Subsequent questions investigated are the direction of these relationships and the existence of a threshold level at which point relationships become significant. The utilization of a comparable comparison group addresses the counterfactual scenario. Independence of samples tests and multivariate cubic regression are employed to answer the research questions. Results indicate that there are no discernable effects between residential property tax abatement and the indicators of neighborhood change as defined in the study. Second, there appears to be no threshold at which the number of tax abated residential units becomes significantly associated with the indicators of neighborhood change. Third, there were no significant differences on the indicators of neighborhood change between subject and comparison groups. In essence, there are no effects from residential tax abatement policy seen at the neighborhood level. vi TABLE OF CONTENTS Page ABSTRACT ..…………………………..……………...…………………………….......vi LIST OF TABLES ……………………………………………………………………….xi LIST OF FIGURES ………..…………………....………………………………………xii CHAPTER I. INTRODUCTION ………………………………………………….……………...1 1.1 Purpose of the Study and Statement of the Problem …………………………1 1.2 The Political Debate ……………………………..…………………….……..4 1.3 Statement of the Research Question …………………………………………7 1.4 Objectives and Significance ………………………………………………….8 1.5 Definition of Terms …………………………………………………………10 1.5.1 Residential Property Tax Abatement (RPTA) ……………………10 1.5.2 Effective …………………………………………………………..12 1.5.3 Equity ……………………………………………………………..13 1.5.4 Neighborhood …………………………………………………….15 II. LITERATURE REVIEW ………………………………………………………..17 2.1 Introduction …………………………………………………………………17 2.2 State Legislative History ……………………………………………………18 2.3 Municipal Development and Administration of RPTA……………………..21 2.3.1 Cleveland …………………………………………………………24 2.3.2 Columbus …………………………………………………………25 2.3.3 Dayton …………………………………………………………….26 vii 2.3.4 Toledo…………………………………………………………………28 2.4 Incentives as Tax Policy…………………………………………………….30 2.5 Theoretical Issues …………………………………………………………...42 2.5.1 Inter-Jurisdictional Competition ………………………………….43 2.5.2 Equity ……………………………………………………………..53 2.5.3 Neighborhood Change ……………………………………………60 2.5.4 Theory of Broken Windows ………………………………………63 2.5.5 American Ideology………………………………………………...67 2.5.5.1 Anti-Urbanism ……………………………………………...68 2.5.5.2 The Rural Ideal ……………………………………………..69 2.6 Conclusion ………………………………………………………………….73 III. FRAMEWORK AND HYPOTHESES …………………………………………….75 3.1 Conceptual Framework ……………………………………………………..75 3.2 Hypotheses ………………………………………………………………….80 3.3 Null Hypotheses and Significance Testing………………………………….82 IV. METHODOLOGY …………………………………………………………………85 4.1 Research Question ………………………………………………………….85 4.2 Research Design …………………………………………………………….86 4.3 Study Population ……………………………………………………………90 4.4 Statistical Model ……………………………………………………………91 4.5 Variables ……………………………………………………………………93 4.5.1 Dependent Variables …………………………………………….93 4.5.1.1 Private Investment & Blight ……………………………94 viii 4.5.1.2 Crime ……………………………………………………95 4.5.1.3 Equity …………………………………………………...97 4.5.2 Independent Variable ……………………………………………..98 4.5.3 Control Variables ………………………………………………..100 4.6 Data Collection ……………………………………………………………103 4.7 Data Analysis ……………………………………………………………...105 V. DATA ANALYSIS ……………………………………………………….………..106 5.1 Introduction ………………………………………………………………..106 5.2 Summary Results of Hypothesis Testing ………………………………….107 5.3 Preliminary Analysis of Independent Variable ……………………………108 5.4 Descriptive Statistics of Dependent Variables …………………………….110 5.5 Model Results ……………………………………………………………..112 5.5.1 Private Investment & Blight …………………………………….113 5.5.2 Crime …………………………………………………………….120 5.5.3 Equity ……………………………………………………………123 5.6 Conclusion ………………………………………………………………...126 VI. CONCLUSIONS, IMPLICATIONS & RECOMMENDATIONS ……………….128 6.1 Answering the Research Question ………………………………………...128 6.2 Results of Analysis & Theoretical Concepts ……………………………...131 6.3 Policy Implications ………………………………………………………..133 6.4 Limitations of the Study …………………………………………………...136 6.5 Suggestions for Future Research ………………………………………….139 6.6 Concluding Remarks ..……………………………………………………..140 ix

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p < .05 between residential property tax abatement programs for new .. The data were taken from the actual count for the 2000 U.S. Census and the new housing construction affordable and provides “new product jumpers” . field of urban studies, thus building on our collective knowledge of policy
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