Luận án tiến sĩ sự sống động của vỉa hè thành phố hồ chí minh và tác động của vỉ

MINISTRY OF EDUCATION AND TRAINING UNIVERSITY OF ECONOMICS HO CHI MINH CITY -------------------- NGUYEN THI HONG THU THE LIVELINESS OF SIDEWALKS IN HO CHI MINH CITY AND ITS IMPACT ON PROPERTY VALUES IN MIXED-USE NEIGHBORHOODS. DOCTORAL THESIS IN ECONOMICS Ho Chi Minh – 2021 MINISTRY OF EDUCATION AND TRAINING UNIVERSITY OF ECONOMICS HO CHI MINH CITY -------------------- NGUYEN THI HONG THU THE LIVELINESS OF SIDEWALKS IN HO CHI MINH CITY AND ITS IMPACT ON PROPERTY VALUES IN MIXED-USE NEIGHBORHOODS. Major: Development Economic Major ID: 93.105 DOCTORAL THESIS IN ECONOMICS Supervisors: Dr. Nguyen Luu Bao Doan Dr.

Truong Dang Thuy Ho Chi Minh – 2021 i ACKNOWLEDGES My name is Nguyen Thi Hong Thu, PhD student in the major of Development Economics at University of Economics Ho Chi Minh City. I would like to confirm that the research results in this thesis is from my own works and has not been published. The thesis does not contain documents extracted in whole or in part from a thesis presented to another qualification at University of Economics HCMC or in any other educational institution. Nguyen Thi Hong Thu ii TABLE OF CONTENTS ACKNOWLEDGE ABBREVITATIONS LIST OF TABLES LIST OF FIGURES ABSTRACT CHAPTER 1.4 Research methodology and scope.

THE RESEARCH DESIGN .2 Definition of key terms .3 Construction of theoretical framework .4 Overview of sidewalk in HCMC .5 The housing market in HCMC .6 Data samples and data collections. 41 ESSAY 1 – THE LIVELINESS OF SIDEWALKS IN HO CHI MINH CITY .1 The theoritical reviews .2 The role of sidewalk as public space .3 Dimensions of public space .4 Empirical reviews of public space and sidewalk in HCMC .1 Mixed-method research design .2 The study areas and data collection .3 Data analysis methods .4 Calculating liveliness index .4 Findings and discussions .1 Descriptive statistics of physical characteristics of sidewalk .2 Behavioral mapping of people and activities .3 Calculating of liveliness index .4 Relationship between the physical characteristics of the sidewalk and liveliness index 85 3. 90 ESSAY 2 - THE IMPACT OF SIDEWALKS ON PROPERTY VALUES IN MIXED- USE NEIGHBORHOOD IN HO CHI MINH CITY .2 Variables and definitions .1 Data descriptive analysis .3 The discussion of results. 128 CONCLUSIONS, IMPLICATIONS, AND LIMITATIONS.

134 LIST OF AUTHOR’S PUBLISHED PAPERS. 150 iv ABBREVITATIONS 1Q19: The first quarter 2019 CBD: Central Business District HCMC: Ho Chi Minh City HLM: Hierarchical Linear Modeling HN: Hanoi No.: Number TOD: Transit Oriented Development VIF: Variance Inflation Factors VN: Vietnam v LIST OF TABLES Table 3.1 Data requirement and methods .2 Calculating of temporal diversity of use .3 Calculating of diversity of activities .4 Selected physical characteristics of the sidewalk environment .6 Sidewalk surface quality .9 Number of people daytime and night-time .10 Liveliness index for each of 270 sidewalk-segment .11 Liveliness index for district level .12 Correlation matrix of variables .13 Descriptive statistics of variables in regression model .14 Regression result of the relationship between physical characteristics of the sidewalk and Liveliness index .1 The twenty characteristics appearing most often in previous hedonic pricing model studies .2 Variables and their definitions .3 Functional forms for the hedonic price function .4 Correlation between dependent variable and independent variables .6 Percent of observations for each district in HCMC .116 vi LIST OF FIGURES Figure 2.1 Research process diagram .2 Study area and data used .3 The exploratory research design.1 Sense of place model (Canter, 1977).2 The coding process in inductive analysis .3 Categories of activities on sidewalk in HCMC .4 Day-time activities with sidewalk width .5 Night-time activities with sidewalk width.6 Number of people engaged in some type of activities on day-time and night- time on 270 sidewalk-segments in 13 districts in HCMC .7 Day-time activities .8 Night-time activities .9 Number of activity on day-time and night-time on 270 sidewalk-segments in 13 districts in HCMC .11 Scatter plot between liveliness index and sidewalk width .1 Scatter plot between price and lot size, CBD, sidewalk width, liveliness index.2 The eight-house group in mixed-use neighborhood. 121 vii ABSTRACT In most countries around the world, sidewalks are usually for pedestrians for a long time. However, it was said that HCMC’s sidewalks were not mingled with any urban cities in the world.

The HCMC’s sidewalks are possible to generate more liveliness, by commercial activities and social activities to occur in the sidewalks frontage of the house during day-time and night-time. The first essay based on social perspectives. This research applied the mixed-method research that is a combination to qualitative and quantitative methods to calculate the liveliness index. The author uses the observation participant method blended with the visual method to collect data to the five activity categories including sidewalk vending, domestic use, communal, store spillover, transportation.

The results of the first essay show the estimated value of the liveliness index of 270 sidewalk-segment as a quality standard to consider sidewalk as public space in HCMC. Most of the sidewalk-segments in District 5 have a higher level of liveliness than others. The second essay based on the home-owners to investigate the impact of sidewalks on property values in mixed-use neighborhoods. The sidewalk width could premium property approximately 5 percent based on the primary data of 283 sidewalk segments and house prices in HCMC.

Besides, the rental property and the spill-over of neighboring houses also have a positive impact on property value. Therefore, the government can perform sidewalk expansion or at least maintain a stable sidewalk width, creating a good space for those participating in activities on the sidewalk. Keywords: Hedonic pricing model, Liveliness index, mixed-use neighborhoods, sidewalks, property value. TÓM TẮT Ở hầu hết các nước trên thế giới, vỉa hè thường là nơi dành cho đi bộ.

Tuy nhiên, một số học giả cho rằng vỉa hè của TP. HCM không trộn lẫn với vỉa hè của bất kỳ thành phố nào trên thế giới. Các vỉa hè của TP. HCM có thể tạo ra sự sống động hơn thông qua các chương trình sự kiện, các hoạt động thương mại và hoạt động xã hội diễn ra ở vỉa hè trước các nhà mặt tiền vào ban ngày và ban đêm.

Bài luận thứ nhất tiếp cận viii dựa trên quan điểm xã hội. Nghiên cứu này áp dụng phương pháp nghiên cứu hỗn hợp, kết hợp giữa phương pháp định tính và định lượng trong việc thu thập dữ liệu và tính toán chỉ số sống động. Tác giả sử dụng phương pháp người tham gia quan sát (observation participant method) kết hợp với phương pháp trực quan (visual method) để thu thập dữ liệu của 270 phân đoạn vỉa hè, dữ liệu thu thập được về năm danh mục các hoạt động diễn ra trên vỉa hè bao gồm bán hàng rong, sử dụng trong hoạt động gia đình, sinh hoạt cộng đồng, hoạt động kinh doanh, giao thông chính diễn ra trên vỉa hè. Kết quả nghiên cứu trình bày giá trị ước tính của chỉ số liveliness index của 270 phân đoạn vỉa hè được xem như là một tiêu chuẩn chất lượng để xem xét vỉa hè là một không gian công cộng tại TP.

Hầu hết các phân đoạn vỉa hè tại Quận 5 đều có mức sống động cao hơn các phân đoạn vỉa hè tại các Quận còn lại. Bài luận thứ hai tiếp cận dựa trên quan điểm của chủ sở hữu nhà để xem xét tác động của vỉa hè đến giá nhà trong các khu phố hỗn hợp. Độ rộng của vỉa hè có tác động làm gia tăng giá trị nhà khoảng 5 phần trăm. Đối với nhà mặt tiền, nhà có thể cho thuê hay nhà nằm trong khu có thể tác động lan toả kinh doanh cũng có tác động dương đến giá nhà.

Đây là điểm khám phá mới trong nghiên cứu này đối với nhà ở riêng lẻ tại TP. Do đó, chính quyền có thể thực hiện mở rộng vỉa hè hay ít nhất duy trì được độ rộng vỉa hè ổn định, tạo không gian tốt cho những người tham gia vào các hoạt động trên vỉa hè, đặc biệt nhấn mạnh đến các hoạt động của hộ gia đình. Thêm nữa, chính quyền thành phố có thể thu thuế đối với những người mua nhà mặt tiền khi họ tham gia các hoạt động kinh doanh trên vỉa hè trước nhà. Từ khoá: Chỉ số sống động, Giá nhà, Khu phố hỗn hợp, Mô hình định giá Hedonic, Vỉa hè.

INTRODUCTION In this chapter, the author introduces the thesis overview, derived from research problems and research gaps to give research objectives and research questions. Next, the author presents the methodology and scope of the study. At the same time, this chapter also summarizes the main theoretical and practical contributions of the thesis. Finally, the author presents the structure of the thesis that described in the following chapters.1 Problem statement The sidewalk management effectively is a matter of concern for the authorities and the researchers on over the world and in Vietnam.

The point of view around the world shows that sidewalks are usually for transportation for a long time (Gehl, 1987; Amin, 2008; Dempsey, 2009). Governments in North America and Europe consider the planning and design of sidewalks to serve pedestrians as essential and effective (Loukaitou-Sederis and Ehrenfeucht, 2009). Municipal governments in Vietnam, like in HCMC, also pursues the planning and cleaning of the sidewalks so that it becomes a space serve pedestrians. However, in recent years, some cities in the United States have tended to motivate people who using the sidewalk in mixed-use such as commercial, decoration, and public space.

This trend is called Do-it-yourself urbanism (Douglas, 2019; Talen, 2015). The reality of managing sidewalks in some cities in Vietnam shows that sidewalks are being used for mixed purposes from traffic, commercial, shophouse, social interaction, to the household activities. Therefore, the conflicts of planning of using sidewalks need to be addressed so that cities can manage sidewalks effectively. Sidewalk can be considered as a public space in some economic contexts.

However, in most urban studies, the sidewalk is occupied by the means of transportation such as pedestrians, motorbike, or parking lot (Gehl, 1987; Mitchell, 1995; Tiesdell and Oc, 1998; Amin, 2008; David et al. In the last few decades, 2 the public space in urban area in developed countries include parks, recreation, sports facilities, squares, streets, and sidewalk is rarely the authors considered sidewalk as public space (Whyte, 1980; Gehl, 1989; Carr et al., 1992; Cooper-Marcus & Francis, 1998; Banerjee, 2001). However, sidewalk as public space plays a significant role in people’s everyday life in neighborhoods level (Chitraka, 2016; Mehta, 2006; Loukaitou-Sideris & Ehrenfeucht, 2009; Andersson, 2016; Holland et al., 2007; Sennett, 1992; Thomas 1991; Lofland, 2017). Some authors pointed out have many roles of sidewalk as public spaces such as social and culture value, economic value and environment settings value, making the urban area an attractive place to live and work (Andersson, 2016; Loukaitou-Sideris & Ehrenfeucht, 2009; Chitraka, 2016; Holland et al.

Some scholars have noted that a unique aspect of Asian urbanism is public spaces as streets and sidewalks rather than in open space and squares that often seen used in the Western studies (Heng, 1999; Sassen, 2011; Eidse & Turner, 2014; Nguyen & Han, 2017). The current research on sidewalks only focuses on the socio-cultural aspect related to use and how the activities take place on the sidewalk. The household activities on the sidewalk in Asian countries, when some activities that are supposed to take place inside the home or domestic space, but the reversal is that of eating, drinking, cooking, bathing, and washing activities take place outside the house and in public space (Edensor, 1998; Yasmeen, 1996). Concerning commercial activities, some studies added to the property value along the sidewalk (Deacon, 2013; Loukaitou-Sideris & Ehrenfeucht, 2009; Rupa, 2015).