title: Examining the effects of policy design on affordable unit production under inclusionary zoning policies

authors: Wang, Ruoniu

abstract: Problem, research strategy, and findings: Evidence suggests that inclusionary zoning (IZ) correlates with affordable housing and mixed-income communities; however, what effect the policy design has on affordable housing productivity remains unclear. In this study we investigated the relationship between policy features and average annual affordable unit production under IZ by using the IZ data set, which includes adoption year, standardized characteristics, and outcomes in terms of affordable unit counts for 27 U.S. states and the District of Columbia. Although the data set does not fully capture affordable unit production for all IZ policies or those produced from in-lieu payments, this study is by far the largest scale empirical examination of IZ outcomes. Findings indicated that jurisdictions with policies that were mandatory, older, covered the entire jurisdiction, or had more complex income requirements designed to reach lower income levels had significantly higher production of affordable units. The top 15% of high-producing policies disproportionately consisted of policies that created affordable rental units, covered the entire jurisdiction, and had more complex income requirements. In addition, longer affordability terms were not associated with lower affordable unit productivity in our regression models.
Takeaway for practice: Our analysis identified common traits in IZ policies that produced at least one affordable unit as well as high-producing policies. These commonalities generally support enacting more stringent IZ policies with some flexibility in terms of the income levels served for greater affordable unit productivity. Limitations revealed in the data set suggested that local jurisdictions should better track affordable units to gain more information about what works. Considering that IZ policy design varies greatly, planners and policymakers must consider local housing market conditions relative to findings in this study as well as state and local regulatory environments when designing IZ policies.

text: Examining the effects of policy design on affordable unit production under inclusionary zoning policies Problem, research strategy, and findings: Evidence suggests that inclusionary zoning (IZ) correlates with affordable housing and mixed-income communities; however, what effect the policy design has on affordable housing productivity remains unclear. In this study we investigated the relationship between policy features and average annual affordable unit production under IZ by using the IZ data set, which includes adoption year, standardized characteristics, and outcomes in terms of affordable unit counts for 27 U.S. states and the District of Columbia. Although the data set does not fully capture affordable unit production for all IZ policies or those produced from in-lieu payments, this study is by far the largest scale empirical examination of IZ outcomes. Findings indicated that jurisdictions with policies that were mandatory, older, covered the entire jurisdiction, or had more complex income requirements designed to reach lower income levels had significantly higher production of affordable units. The top 15% of high-producing policies disproportionately consisted of policies that created affordable rental units, covered the entire jurisdiction, and had more complex income requirements. In addition, longer affordability terms were not associated with lower affordable unit productivity in our regression models.
Takeaway for practice: Our analysis identified common traits in IZ policies that produced at least one affordable unit as well as high-producing policies. These commonalities generally support enacting more stringent IZ policies with some flexibility in terms of the income levels served for greater affordable unit productivity. Limitations revealed in the data set suggested that local jurisdictions should better track affordable units to gain more information about what works. Considering that IZ policy design varies greatly, planners and policymakers must consider local housing market conditions relative to findings in this study as well as state and local regulatory environments when designing IZ policies.

year: 2022

title: Visitors to a Theme Park - Motives and Satisfaction: The Case of Janfusun, Taiwan

authors: Yeh, Shih-Shuo (Sam)

subjects: theme parks

abstract: This thesis is a study that aims to understand the pre, during and post visit behaviours of theme park visitors. This study took place at Janfusun Fancyworld, which is situated at Gukeng village Yun-Lin County, Taiwan. The park was the first Taiwanese theme park to achieve ISO 9002 and has hosted over 2 million visitors every year almost since its inception over a decade ago. By these criteria Janfusun is considered the leading theme park in Taiwan. Theme parks originally emerged from medieval and travelling fairs, but the success of locations such as Coney Island in the late nineteenth century introduced the element of exciting rides. At present the definition of a 'theme park' might be said to be an 'amusement park' that possesses a central theme based on history, fiction or other core. However, it is the researcher's own observation that Janfusun focuses more on the installation of hardware facilities, but pays less attention in creating an unifying theme. This situation may have affected the research outcome since Janfusun operates more as an 'amusement park' from a western perspective but markets itself as a 'theme park' within Taiwan, and is consistent with a Taiwanese understanding of the term of being a 'theme park'.
The main hypothesis adopted in this study is that satisfaction may be of two types: (1) generic, which relates to general 'push' needs such as those for relaxation, and (2) site specific, which relate to destination attraction features and 'pull' determinants. This thesis argues that the satisfaction of generic motives such as the requirement for relaxation and escape is contingent upon the ability of the attraction to meet the visit motives specific to the attraction. For example, a need for escape would not be met if a theme park visitor found the rides uninspiring, the portrayal of fantasy unconvincing and the food poor. Furthermore, researchers such as Foster (1999) suggest that some destination attributes, while considered important by the tourists, rarely act as an incentive to choose a specific destination, but the absence of these attributes can be a powerful deterrent. Some of the attributes, such as 'accessible toilets' and 'a place to rest', are considered as convenience factors in this thesis. This thesis attempts to understand the relationship of push, pull and convenience factors to the visitors' overall satisfaction. Also, this thesis tries to understand the role of socio-demographic variables in determining overall satisfaction. This thesis also includes a longitudinal study that allows the research to capture the effect of changes to visitors. For example, Janfusun has newly installed an artificial beach and wave feature that serves the social needs of its visitors. This thesis also examines the importance of repeat visitation in determining visitors' motivations and experiences. For example, it was found that visitors with high repeat visits are more aware of the 'new rides' than the first time visitors. Finally the last chapter attempts to answer two key questions, (a) why are the findings of importance to both conceptual literature and management practice, and (b) what might future researchers learn from this thesis. The objectives of this thesis are thus summarised as to:
1. Conduct a longitudinal study in Janfusun.
2. Identify visitors' pre-visit behaviour, which is associated with generic motives and push factors.
3. Identify visitors' during-visit behaviour, which is associated with site-specific features and pull factors.
4. Identify post-visit behaviour, which is associated with satisfaction and loyalty.
5. Identify the causal relationships between pre, during and post visit behaviours and conceptualise a model.
6. Identify the role of convenience factors.

text: Visitors to a Theme Park - Motives and Satisfaction: The Case of Janfusun, Taiwan This thesis is a study that aims to understand the pre, during and post visit behaviours of theme park visitors. This study took place at Janfusun Fancyworld, which is situated at Gukeng village Yun-Lin County, Taiwan. The park was the first Taiwanese theme park to achieve ISO 9002 and has hosted over 2 million visitors every year almost since its inception over a decade ago. By these criteria Janfusun is considered the leading theme park in Taiwan. Theme parks originally emerged from medieval and travelling fairs, but the success of locations such as Coney Island in the late nineteenth century introduced the element of exciting rides. At present the definition of a 'theme park' might be said to be an 'amusement park' that possesses a central theme based on history, fiction or other core. However, it is the researcher's own observation that Janfusun focuses more on the installation of hardware facilities, but pays less attention in creating an unifying theme. This situation may have affected the research outcome since Janfusun operates more as an 'amusement park' from a western perspective but markets itself as a 'theme park' within Taiwan, and is consistent with a Taiwanese understanding of the term of being a 'theme park'.
The main hypothesis adopted in this study is that satisfaction may be of two types: (1) generic, which relates to general 'push' needs such as those for relaxation, and (2) site specific, which relate to destination attraction features and 'pull' determinants. This thesis argues that the satisfaction of generic motives such as the requirement for relaxation and escape is contingent upon the ability of the attraction to meet the visit motives specific to the attraction. For example, a need for escape would not be met if a theme park visitor found the rides uninspiring, the portrayal of fantasy unconvincing and the food poor. Furthermore, researchers such as Foster (1999) suggest that some destination attributes, while considered important by the tourists, rarely act as an incentive to choose a specific destination, but the absence of these attributes can be a powerful deterrent. Some of the attributes, such as 'accessible toilets' and 'a place to rest', are considered as convenience factors in this thesis. This thesis attempts to understand the relationship of push, pull and convenience factors to the visitors' overall satisfaction. Also, this thesis tries to understand the role of socio-demographic variables in determining overall satisfaction. This thesis also includes a longitudinal study that allows the research to capture the effect of changes to visitors. For example, Janfusun has newly installed an artificial beach and wave feature that serves the social needs of its visitors. This thesis also examines the importance of repeat visitation in determining visitors' motivations and experiences. For example, it was found that visitors with high repeat visits are more aware of the 'new rides' than the first time visitors. Finally the last chapter attempts to answer two key questions, (a) why are the findings of importance to both conceptual literature and management practice, and (b) what might future researchers learn from this thesis. The objectives of this thesis are thus summarised as to:
1. Conduct a longitudinal study in Janfusun.
2. Identify visitors' pre-visit behaviour, which is associated with generic motives and push factors.
3. Identify visitors' during-visit behaviour, which is associated with site-specific features and pull factors.
4. Identify post-visit behaviour, which is associated with satisfaction and loyalty.
5. Identify the causal relationships between pre, during and post visit behaviours and conceptualise a model.
6. Identify the role of convenience factors.

year: 2008

title: Why do Maori Disconnect?  From their tikanga and legal associated rights and responsibilities within a contemporary world

authors: Jones, Mary Te Kuini

subjects: Ahi Kaa

abstract: This thesis examines some of the reasons why Māori disconnect from their legal and tikanga rights and responsibilities within the contemporary world of today.  The aim of this research project is to identify some of the associated rights and responsibilities of Māori - as land owners, shareholders, Whānau, hapū and tribal members.  Whilst it seeks to reveal some of the desires and visions of the interview participants, the objective is not to seek resolution.  The focus is to identify what deters or dissuades owners from returning and/or participating.  It also seeks to identify whether the assumption or label of disconnection is a reality or myth. 

‘Māori Diaspora’ particularly refers to the substantial increase in outward migration (also referred to as out migration) of Māori leaving New Zealand, and more significantly migrating to Australia, which was in direct response to the neo-liberal reforms of the late 1980’s (Smith L. , 2006).   With the New Zealand government refusing to acknowledge the negative impact their legislation and policy had on Māori, they continued to introduce new systems that were ultimately designed to push many to breaking point.  
Māori who could no longer bear the cumulative effects of such oppression emigrated in search of better economic opportunities and a higher standard of living for their families.  Meanwhile, back home in Aotearoa, the Māori Diaspora left behind a complex set of problems in its wake with diminishing hapū and tribal members driven from their homeland who are gradually becoming dis-connected and estranged from their whenua tipu.   

Whilst repatriation is an uncomfortable topic for many Māori who wish to retain their overseas residency, many continue to dismiss the compounding effects of their absence and the heavy burden carried by those who remain in Aotearoa to keep the home fires burning (or the ‘ahi kaa’).

text: Why do Maori Disconnect?  From their tikanga and legal associated rights and responsibilities within a contemporary world This thesis examines some of the reasons why Māori disconnect from their legal and tikanga rights and responsibilities within the contemporary world of today.  The aim of this research project is to identify some of the associated rights and responsibilities of Māori - as land owners, shareholders, Whānau, hapū and tribal members.  Whilst it seeks to reveal some of the desires and visions of the interview participants, the objective is not to seek resolution.  The focus is to identify what deters or dissuades owners from returning and/or participating.  It also seeks to identify whether the assumption or label of disconnection is a reality or myth. 

‘Māori Diaspora’ particularly refers to the substantial increase in outward migration (also referred to as out migration) of Māori leaving New Zealand, and more significantly migrating to Australia, which was in direct response to the neo-liberal reforms of the late 1980’s (Smith L. , 2006).   With the New Zealand government refusing to acknowledge the negative impact their legislation and policy had on Māori, they continued to introduce new systems that were ultimately designed to push many to breaking point.  
Māori who could no longer bear the cumulative effects of such oppression emigrated in search of better economic opportunities and a higher standard of living for their families.  Meanwhile, back home in Aotearoa, the Māori Diaspora left behind a complex set of problems in its wake with diminishing hapū and tribal members driven from their homeland who are gradually becoming dis-connected and estranged from their whenua tipu.   

Whilst repatriation is an uncomfortable topic for many Māori who wish to retain their overseas residency, many continue to dismiss the compounding effects of their absence and the heavy burden carried by those who remain in Aotearoa to keep the home fires burning (or the ‘ahi kaa’).

year: 2018