Greenfield shopping center development. The integration between environmental features, building design and investment analysis at the decision making stage

The Shopping centre is a long term investment in which Greenfield development decisions are often taken based on risks analysis regarding construction costs, location, competition, market and an expected DCF. Furthermore, integration between the building design, project planning, operational costs and investment analysis is not entirely considered by the investor at the decision making stage. The absence of such information tends to produce certain negative impacts on the future running costs and annual maintenance of the building, especially on energy demand and other occupancy expenses paid by the tenants to the landlord. From the investor´s point of view, this blind spot in strategy development will possibly decrease their profit margin as changes in the occupancy expenses[ ] have a direct outcome on the profit margin. In order to try to reduce some higher operating cost components such as energy use and other utility savings as well as their CO2 emissions, quite a few income properties worldwide have some type of environmental label such as BREEAM and LEED. The drawback identified in this labelling is that usually the investments required to get an ecolabel are high and the investor finds no direct evidence that it increases market value. However there is research on certified commercial properties (especially offices) that shows better performance in terms of occupancy rate and rental cost (Warren-Myers, 2012). Additionally, Sayce (2013) says that the certification only provides a quick reference point i.e. the lack of a certificate does not indicate that a building is not sustainable or efficient. Based on the issues described above, this research compares important components of the development stages such as investments costs, concept/ strategy development as well as the current investor income and property value. The subjects for this analysis are a shopping centre designed with passive cooling/bioclimatic strategies evaluated at the decision making stage, a certified regional shopping centre and a non-certified standard regional shopping centre. Moreover, the proposal intends to provide decision makers with some tools for linking green design features to the investment analysis in order to optimize the decision making process when looking into cost savings and design quality.

Estudio de los criterios de calidad, expectativas y satisfacción de los usuarios de las cartas de servicio de la Administración General del Estado aplicados al sector marítimo. Análisis de las necesidades de desarrollo de futuro

La aproximación de las organizaciones a la mejora de sus procesos ha venido por distintos caminos. Muchas Administraciones Públicas se acercaron a este universo a través del modelo EFQM de calidad y excelencia que surgió en la década de los 80 y que sirvió como referente en el ámbito de la Unión Europea como vía de autoevaluación y determinación de procesos de mejora continua. Está basado en la identificación de los puntos fuertes y débiles aplicados a diferentes ámbitos de la organización, siendo éstos el punto de partida para el proceso de mejora continua. Se trata de un modelo en el que puedes decir que estás en calidad aunque tu puntuación sea muy pequeña, por lo que, por imagen, muchas empresas públicas empezaron a implantarlo. La empresa privada sin embargo se decantó por los sistemas de calidad basados en normas ISO. En estos sistemas has de tener un nivel mínimo para poder exhibir una certificación o acreditación del sistema de calidad. La más extendida es la ISO 9001:2008 ya que es válida para todo tipo de empresa. Este sistema se centra en la satisfacción del cliente y está basada en gran medida en el PDCA, acrónimo de Plan, Do, Check, Act (Planificar, Hacer, Verificar y Actuar). Al tratarse de sistemas documentados, pasados los años se llega a la misma conclusión, aquellas empresas que simplemente tienen un certificado colgado en la pared y que arreglan los papeles antes de la auditoría no tienen nada que aporte valor añadido a la empresa y se autoengañan. La potencia de todo sistema de gestión de calidad reside en aprovechar el potencial de sus recursos humanos dirigiendo los recursos de la empresa de forma eficiente y haciendo participe de los objetivos de la organización a su personal para que se impliquen y sepan que se espera de cada uno. La formación de ingeniero siempre nos hace ser críticos con los modelos existentes y tratar de buscar caminos alternativos que sean más eficientes. Para ello es necesario tener un conocimiento muy preciso de la organización. Por ello, después de más de cinco años trabajando en la Organización, desempeñando diversos cometidos, analizando diferentes esferas de actuación y tras estudiar informes de diferentes organizaciones que supervisan el funcionamiento de la empresa me di cuenta que la Dirección General de la Marina Mercante podía cambiar de forma de actuar para modernizarse y ser más transparente, eficaz y eficiente. Esta tesis versa sobre la posibilidad de implantar un nuevo servicio en la Dirección General de la Marina Mercante que le permita mejorar su competitividad a nivel mundial, como estado de abanderamiento, y que, dentro de nuestras fronteras, haga que sus servicios se reorienten aprovechando el conocimiento de su personal, teniendo en cuenta las necesidades de sus usuarios y los recursos de la Organización. Las cartas de servicio permiten acercar al ciudadano al funcionamiento de la organización. Le informa de las condiciones en las que se presta el servicio, los compromisos de la empresa y la forma en la que puede participar para mejorarlos, entre otros. Por otra parte, la empresa no necesita previamente tener ningún sistema de calidad implantado, aunque, como veremos en el capítulo tres y cuatro siempre ayuda a la hora de tener sistemas de aseguramiento implantados. En el capítulo seis se detallan los objetivos que se lograrían con la implantación de las cartas de servicio en la DGMM y en el capítulo siete se discuten dichos resultados y conclusiones. ABSTRACT Different ways have been used by organizations to approach process improvement. Many Public Administrations chose quality and excellence EFQM model for that approachment. This quality program began in 80 decade and that it was the Europe Unión reference to continuous improvement autoevaluation and determination. It is based on strong and weak points of different organization fields, and they are considered as starting point for continuous improvement. This model allows enterprises to say that they are working on a quality scheme even though their score is very little, and this was why a lot of Public Administrations began using it. Nevertheless private enterprises chose quality management systems based on ISO standards. In these systems there is a threshold you must have to be able to have a certification or an accreditation of quality management system. ISO 9001:2008 is the standard most used because of it can be applied to a great range of enterprises. This system is focused on customer satisfaction and it is based on PDCA, Plan, Do, Check, Act. All these systems are documented ones, so once time goes by the same conclusion is reached: enterprises that have the certificate hung on the wall and that papers are fixed for audits have nothing that give them added value and they self-delusion. Quality management system power is related to the usage of human resources potential to lead enterprise resources efficiently and to make them participate in organization objectives. Naval architect training makes them to be critic with existing models and to try to find alternative ways to be more efficient. To achieve this goal, a precise knowledge of the organization is needed. That is the reason why, after five years in quality related issues in the Organization, in different chores, analyzing our scope and reports of organizations that supervise our operation, I realized that Merchant Marine Directorate could change the way of operation to modernize and be more transparent, efficient and effective. This thesis is about the possibility of implantation of a new service in Merchant Marine Directorate that will make it possible to improve their worldwide competitiveness as Flag State, and that to reorient all services taking into account citizens needs and Organization resources. Citizen’s charters able approachment to organization operation. It gives the following information: which are terms in which service is given, enterprise compromises, ways in which citizen can collaborate to improve them, and etc. Additionally, no quality management system is needed to be implemented. Although we’ll see in chapter three and four that having it is of great help. In chapter six are detailed goals achieved if citizen’s charters are implemented in Merchant Marine Directorate, and in chapter seven conclusions and results are discussed.

A bankable method of assessing the performance of a CPV plant

Concentrating Photovoltaics (CPV) is an alternative to flat-plate module photovoltaic (PV) technology. The bankability of CPV projects is an important issue to pave the way toward a swift and sustained growth in this technology. The bankability of a PV plant is generally addressed through the modeling of its energy yield under a baseline loss scenario, followed by an on-site measurement campaign aimed at verifying its energy performance. This paper proposes a procedure for assessing the performance of a CPV project, articulated around four main successive steps: Solar Resource Assessment, Yield Assessment, Certificate of Provisional Acceptance, and Certificate of Final Acceptance. This methodology allows the long-term energy production of a CPV project to be estimated with an associated uncertainty of ≈5%. To our knowledge, no such method has been proposed to the CPV industry yet, and this critical situation has hindered or made impossible the completion of several important CPV projects undertaken in the world. The main motive for this proposed method is to bring a practical solution to this urgent problem. This procedure can be operated under a wide range of climatic conditions, and makes it possible to assess the bankability of a CPV plant whose design uses any of the technologies currently available on the market. The method is also compliant with both international standards and local regulations. In consequence, its applicability is both general and international.

Framework para el desarrollo con el DNIe

El proyecto se trata de una API de desarrollo para el DNI electrónico que permita crear de forma sencilla aplicaciones cuya funcionalidad se apoye en el uso del DNI electrónico. De esta forma, el framework facilita el acceso a las principales operaciones soportadas por el DNIe mediante la invocación de métodos sencillos. Una de las funcionalidades es la de realizar un proceso de autenticación con el DNIe utilizando para ello las capacidades criptográficas del chip que incorpora y el certificado de autenticación. Esta funcionalidad puede ser accedida también de forma dividida en dos pasos, para dar soporte a aplicaciones con arquitectura cliente-servidor. El framework también ofrece la funcionalidad de firma electrónica con el DNIe, una firma legalmente válida y que permite chequear también la integridad del mensaje firmado. También se soporta por el framework la comprobación de un certificado mediante el protocolo OCSP, funcionalidad que si bien no implica directamente al DNIe, sí que es importante en el marco de procesos que se ven involucrados en cualquier Infraestructura de Clave Pública. ABSTRACT The project is a development API for DNIe card that allows easily create applications whose functionality is supported in the use of DNIe. Thus, the framework provides access to the main operations supported by the DNIe by invoking simple methods. One of the features is to perform an authentication process with the DNIe using its chip’s capabilities and authentication certificate. This functionality can also be accessed so divided into two steps, to support applications with client-server architecture. The framework also provides the functionality of electronic signatures with DNIe, a legally valid signature and allows also check the integrity of the signed message. Verification of a certificate using OCSP, functionality but does not imply directly to DNIe is also supported by the framework, yes it is important in the context of processes that are involved in any Public Key Infrastructure.

Edna Chavis

As an advocate for the elderly, Edna Chavis has made many improvements for matured people. She worked for the Social Security Administration for eleven years, where she recognized that “older people are the same as anyone else with the same wants and desires.” Since then, she gained educational experience to assist her in understanding the self-concept of older people. She earned a Bachelor of Arts Degree in Social Science and a teaching certificate from Eastern Michigan University in 1972, a Master of Science Degree in Adult Education from Tuskegee Institute in 1975, and a PhD Degree in Social Gerontology and Adult Education from the University of Missouri in 1979. Some of her accomplishments include her position as the head of the Missouri Delegates to the White House Conference on Aging and her lobbying efforts toward Missouri’s first Governor’s Conference on Aging. She was also awarded the Lt. Governor’s Nursing Home Task Force Certificate of Appreciation. As an adjunct instructor at Lincoln University, Chavis emphasizes to her students that aging is a natural process. She has had a great impact on her students, several of whom have continued on related career paths. Following her own advice that “Aging successfully is to never sit down and do nothing,” Chavis continues to teach, work as a gerontologist, and serve on committees within the Department of Health and Senior Services.

Certificação da sustentabilidade de edifícios de escritórios corporativos no Brasil.

O crescimento industrial, comercial e de serviços traz para as sociedades mais evoluídas uma série de benefícios, como o desenvolvimento econômico e o crescimento populacional, aliados a maiores oportunidades de emprego e renda. Entretanto, pela falta de uma consciência mais apurada sobre os possíveis impactos negativos de ritmo acelerado de crescimento, acaba-se verificando uma série de problemas sociais e, sobretudo, ambientais. Em razão disso, nos últimos anos, constata-se a preocupação de alguns setores da sociedade na busca do desenvolvimento fundamentado em práticas mais sustentáveis. Isso não tem sido diferente no setor da construção civil. A preocupação com a sustentabilidade nos empreendimentos é tema e foco de diversos eventos, tanto no meio acadêmico, como no profissional e governamental. Particularmente, o segmento de mercado de EDIFÍCIOS DE ESCRITÓRIOS CORPORATIVOS tem sido alvo de pressão para o uso de práticas mais sustentáveis em todo o seu ciclo de vida, desde sua concepção, projeto, implantação e operação até a sua revitalização. Para aferir a sustentabilidade dos EDIFÍCIOS DE ESCRITÓRIOS CORPORATIVOS, muitas empresas do setor buscam certificações de origem estrangeira, que possuem certas limitações em sua aplicabilidade no Brasil, as quais são discutidas neste trabalho. Neste contexto, esta tese visa à construção da CERTIFICAÇÃO DA SUSTENTABILIDADE DE EDIFÍCIOS DE ESCRITÓRIOS CORPORATIVOS no Brasil, que é oportuna e necessária para tratar das condições de contorno e de realidade nacional. Para isso, foram realizados: [i] levantamento do estado da arte deste tema; [ii] construção da MATRIZ DE ATRIBUTOS para a avaliação da sustentabilidade dos EDIFÍCIOS DE ESCRITÓRIOS CORPORATIVOS; [iii] entrevistas com formadores de opinião deste segmento do mercado imobiliário; [iv] visitas em EDIFÍCIOS DE ESCRITÓRIOS CORPORATIVOS relevantes para as arbitragens iniciais; [v] a construção dos procedimentos, regras e rotina, com testes de validação e calibragem do SISTEMA PARA CLASSIFICAÇÃO.

The Future Direction of Delaware Law (Including a Brief Exegesis on Fee Shifting Bylaws)

Delaware sets the governance standards for most public companies. The ability to attract corporations could not be explained solely by the existence of a favorable statutory regime. Delaware was not invariably the first or the only state to implement management friendly provisions. Given the interpretive gaps in the statute and the critical importance of the common law in the governance process, courts played an outsized role in setting legal standards. The management friendly nature of the Delaware courts contributed significantly to the state’s attraction to public corporations. A current example of a management friendly trend in the case law had seen the recent decisions setting out the board’s authority to adopt bylaws under Section 109 of the Delaware General Corporation Law (DGCL), particularly those involving the shifting of fees in litigation against the corporation or its directors. The DGCL allows bylaws that address “the business of the corporation, the conduct of its affairs, and its rights or powers or the rights or powers of its stockholders, directors, officers or employees.” The broad parameters are, however, subject to limits. Bylaws cannot be inconsistent with the certificate of incorporation or “the law.” Law includes the common law. The Delaware courts have used the limitations imposed by “the law” to severely restrict the reach of shareholder inspired bylaws. The courts have not used the same principles to impose similar restraints on bylaws adopted by the board of directors. This can be seen with respect to bylaws that restrict or even eliminate the right of shareholders to bring actions against management and the corporation. In ATP Tour, Inc. v. Deutscher Tennis Bund the court approved a fee shifting bylaw that had littl relationship to the internal affairs of the corporation. The decision upheld the bylaw as facially valid.The decision ignored a number of obvious legal infirmities. Among other things, the decision did not adequately address the requirement in Section 109(b) that bylaws be consistent with “the law.” The decision obliquely acknowledged that the provisions would “by their nature, deter litigation” but otherwise made no effort to assess the impact of this deterrence on shareholders causes of action. The provision in fact had the practical effect of restricting, if not eliminating, litigation rights granted by the DGCL and the common law. Perhaps most significantly, however, the bylaws significantly limited common law rights of shareholders to bring actions against the corporation and the board. Given the high dismissal rates for these actions, fee shifting bylaws imposed a meaningful risk of liability on plaintiffs. Moreover, because judgments in derivative suits were paid to the corporation, shareholders serving as plaintiffs confronted the risk of liability without any offsetting direct benefit. By preventing suits in this area, the bylaw effectively insulated the behavior of boards from legal challenge. The ATP decision was poorly reasoned and overstepped acceptable boundaries. The management friendly decision threatened the preeminent role of Delaware in the development of corporate law. The decision raised the specter of federal intervention and the potential for meaningful competition from the states. Because the opinion examined the bylaw in the context of non-stock companies, the reasoning may remain applicable only to those entities and never make the leap to for-profit stock corporations. Nonetheless, the analysis reflects a management friendly approach that does not adequately take into account the impact of the provision on the rights of shareholders.

Staying in the Delaware Corporate Governance Lane: Fee Shifting Bylaws and a Legislative Reaffirmation of the Rules of the Road

The Delaware legislature has taken steps towards the adoption of amendments to the Delaware General Corporation Law (DGCL) that would prohibit fee shifting provisions in the articles and bylaws. The language in the legislative proposal, however, addresses fee shifting provisions only in the context of "internal corporate claims." Some have raised concerns that this language would allow for fee shifting provisions that applied to other types of actions, including at least some cases brought under the securities laws. This piece suggests that in fact the Delaware General Corporation Law already prohibits the adoption of bylaws and certificate provisions that apply to causes of action unrelated to internal corporate claims. As a result, there was no reason for the Delaware legislature to expressly bar fee shifting provisions in these types of actions.

Calidad y rentabilidad: análisis del certificado Q en las cadenas hoteleras

La implantación de sistemas de calidad aporta a las empresas beneficios internos y externos. Este artículo analiza la relación entre la certificación de calidad del Instituto para la Calidad Turística Española y los resultados y el tamaño de las cadenas hoteleras con presencia en España. Los análisis muestran que la certificación tiene efectos positivos en los resultados y que el tamaño de la cadena no es un factor importante para certificarse.

Quality certification, performance and size in hotel chains

This paper examines the relationship between quality certification and performance, and quality certification and size in hotel chains operating in Spain. In an initial phase, a quantitative study is made with secondary and objective data to analyse these relationships. In a second phase, a qualitative analysis is applied to reach a better understanding of the quantitative results. The findings show that chains with certified hotels achieve better performance levels; that better performance levels increase with the percentage of certified hotels within the chain; and that quality certification has positive effects on some performance variables. In addition, size is not a key factor for certification, although it could be an enabler.

Letter from William Croswell to William Newton, 1796 December 12

One-page letter from Croswell to William Newton, the Secretary to the Marine Society of New York, requesting a certificate to teach navigation.

[Form of Admission of Ephraim Morton (Harvard AB 1787)], 1784 March 15

Printed certificate of admission for undergraduate Ephraim Morton signed by President Joseph Willard. Includes a handwritten emendation to the text made by President Willard on February 17, 1784.

[Form of Admission of Ichabod Tucker (Harvard AB 1791)], 1787 August 16-17

Printed certificate of admission for undergraduate Ichabod Tucker certified by Steward Caleb Gannett on August 16, 1787 and signed by President Joseph Willard on August 17, 1787.

[Form of Admission of Francis Oliver (Harvard AB 1795)], 1791 August 19-20

Printed certificate of admission for undergraduate Francis J. Oliver certified by Steward Caleb Gannett on August 19, 1791 and signed by President Joseph Willard on August 20, 1791.

[Admittatur of John Capen], 1836

Printed copy of the 1833 abstract of laws and regulations with the admittatur of undergraduate John Capen signed by President Josiah Quincy on August 30, 1836. The admittatur also includes a certificate of removal from probation signed December 20, 1836.