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.

Parametric analysis on bridge reinforced concrete elevated pile-cap foundations

Current design practices recommend to comply with the capacity protection principle, which pays special attention to ensuring an elastic response of the foundations under ground motion events. However, in cases such as elevated reinforced concrete (RC) pile-cap foundation typologies, this design criterion may lead to conservative designs, with excessively high construction costs. Reinforced concrete elevated pile-cap foundations is a system formed by a group of partially embedded piles connected through an aboveground stayed cap and embedded in soil. In the cases when they are subjected to ground motions, the piles suffer large bending moments that make it difficult to maintain their behavior within the elastic range of deformations. Aiming to make an in-depth analysis of the nonlinear behavior of elevated pile-cap foundations, a cyclic loading test was performed on a concrete 2x3 pile configuration specimen of elevated pile-cap foundation. Two results of this test, the failure mechanism and the ductile behavior, were used for the calibration of a numerical model built in OpenSees framework, by using a pushover analysis. The calibration of the numerical model enabled an in-depth study of the seismic nonlinear response of this kind of foundations. A parametric analysis was carried for this purpose, aiming to study how sensitive RC elevated pile-cap foundations are, when subjected to variations in the diameter of piles, reinforcement ratios, external loads, soil density or multilayer configurations. This analysis provided a set of ductility factors that can be used as a reference for design practices and which correspond to each of the cases analyzed.

Cobrança pelo uso da água e escassez de recursos hídricos: proposta de modelo de cobrança e aplicação na bacia do rio Atibaia

No Brasil, a Política Nacional de Recursos Hídricos apresenta a cobrança pelo uso da água como um instrumento de gestão de recursos hídricos de caráter econômico. Considerando esse caráter, a cobrança deve ter como objetivos: racionalizar o uso do recurso baseado na sua escassez; reconhecer a água como um bem de valor econômico, refletindo os custos ambientais advindos de sua utilização; e diminuir os conflitos entre os usos, induzindo uma alocação que considere o gerenciamento da demanda e as prioridades da sociedade. Além dessas metas, como instrumento de gestão de uma política que lista como primeiro objetivo \"assegurar à atual e às futuras gerações a necessária disponibilidade de água, em padrões de qualidade adequados aos respectivos usos\", a cobrança deve ser implementada de maneira que o agente usuário direcione seu comportamento no sentido da sustentabilidade ambiental. Mediante esses fundamentos, o que se pretende desenvolver neste trabalho é a aplicação de um modelo de cobrança sobre o uso da água que considera como princípio base a manutenção da qualidade ambiental medida pela adequada gestão da escassez de água e, compondo a busca dessa qualidade, a racionalização econômica e a viabilização financeira. Essa predominância do ambiente sobre aspectos econômicos vem no sentido de desqualificar argumentos segundo os quais, os impactos advindos dos usos da água serão corrigidos indefinidamente mediante investimentos financeiros em infra estrutura. Admitir que o desenvolvimento tem esse poder é supor equivocadamente que o meio econômico é limitante do meio ambiente e não o contrário. Esta constatação mostra qual é o problema da maioria das propostas de cobrança que valoram a água baseadas em custos de tratamento de resíduos e de obras hidráulicas. Por mais elaborados que sejam essas fórmulas de cobrança, chegando a ponto de se conseguir que fique mais caro, mediante um padrão ambiental corretamente definido, captar água ou lançar poluentes do que racionalizar usos, o preço da água não pode estar baseado em fatores cuja \"sustentabilidade\" pode acabar no curto prazo, dependendo do ritmo de crescimento econômico. A sustentabilidade dos recursos hídricos só será base da cobrança pelo uso da água se o valor cobrado for dificultando esse uso à medida que os recursos tornarem se escassos, e não quando os custos de medidas mitigadoras dessa escassez se tornarem muito elevados. Portanto, o modelo de cobrança proposto neste trabalho procura garantir que o agente econômico que está exaurindo o meio ambiente não possa ter capacidade de pagar por essa degradação, ajudando efetivamente a política de outorga do direito de uso da água na observância da capacidade de suporte do meio.

Green Building along the Colorado Front Range

Conventional residential construction results in a variety of local, regional, and global environmental impacts. It also may lead to unhealthy interior environments for building inhabitants. Green building, on the contrary, is a practice that reduces the environmental impacts of residential development, that produces healthier indoor environments, and that yields better long-term financial investments. This Capstone Project applies empirical research and analysis to identify the history and benefits of green building, to support the hypothesis that Colorado Front Range communities benefit most from municipal green-build programs, and to make subsequent program recommendations. Ultimately, this project may assist communities with implementing their own municipal green-build programs.

Geothermal Electricity Generation in Colorado: Actual and Perceived Obstacles to Greater Implementation

The objective of this paper is to provide an analysis of the potential and obstacles to the development of geothermal energy resources in Colorado. Geothermal energy is the only renewable resource that can provide base-load electricity. While Colorado has significant geothermal energy potential, there are no such power plants. Layers of federal and state laws and regulations represent one barrier to further geothermal development. Transmission constraints represent another major barrier. High exploration and construction costs along with high-risk profiles for geothermal projects form another major barrier. Perceived barriers such as misunderstanding the impacts, risks, and benefits of geothermal energy hinder further development. Recommendations are provided to help overcome these obstacles.

Report to the Los Angeles Metropolitan Transit Authority on a monorail rapid transit line for Los Angeles, January 15, 1954.

Part of the illustrative material is fold., part col.

Conception mécaniste-empirique des chaussées non revêtues

Dans le contexte où les routes non revêtues sont susceptibles de subir des charges importantes, une méthode rigoureuse pour la conception de ces chaussées basée sur des principes mécanistes-empiriques et sur le comportement mécanique des sols support est souhaitable. La conception mécaniste combinée à des lois d’endommagement permet l’optimisation des structures de chaussées non revêtues ainsi que la réduction des coûts de construction et d’entretien. Le but de ce projet est donc la mise au point d’une méthode de conception mécaniste-empirique adaptée aux chaussées non revêtues. Il a été question tout d’abord de mettre au point un code de calcul pour la détermination des contraintes et des déformations dans la chaussée. Ensuite, des lois d’endommagement empiriques pour les chaussées non revêtues ont été développées. Enfin, les méthodes de calcul ont permis la création d’abaques de conception. Le développement du code de calcul a consisté en une modélisation de la chaussée par un système élastique multi-couches. La modélisation a été faite en utilisant la transformation d’Odemark et les équations de Boussinesq pour le calcul des déformations sous la charge. L’élaboration des fonctions de transfert empiriques adaptées aux chaussées non revêtues a également été effectuée. Le développement des fonctions de transfert s’est fait en deux étapes. Tout d’abord, l’établissement de valeurs seuil d’orniérage considérant des niveaux jugés raisonnables de conditions fonctionnelle et structurale de la chaussée. Ensuite, le développement de critères de déformation admissible en associant les déformations théoriques calculées à l’aide du code de calcul à l’endommagement observé sur plusieurs routes en service. Les essais ont eu lieu sur des chaussées typiques reconstituées en laboratoire et soumises à un chargement répété par simulateur de charge. Les chaussées ont été instrumentées pour mesurer la déformation au sommet du sol d’infrastructure et les taux d’endommagements ont été mesurés au cours des essais.

Testing hypotheses about the function of repeated nest abandonment as a life history strategy in a passerine bird

Nest structures are essential for successful reproduction in most bird species. Nest construction costs time and energy, and most bird species typically build one nest per breeding attempt. Some species, however, build more than one nest, and the reason for this behaviour is often unclear. In the Grey Fantail Rhipidura albiscapa, nest abandonment before egg-laying is very common. Fantails will build up to seven nests within a breeding season, and pairs abandon up to 71% of their nests before egg-laying. We describe multiple nest-building behaviour in the Grey Fantail and test four hypotheses explaining nest abandonment in this species: cryptic depredation, destruction of nests during storm events, and two anti-predatory responses (construction of decoy nests to confuse predators, and increasing concealment to 'hide' nests more effectively). We found support for only one hypothesis - that abandonment is related to nest concealment. Abandoned nests were significantly less concealed than nests that received eggs. Most abandoned nests were not completely built and none received eggs, thus ruling out cryptic predation. Nests were not more likely to be abandoned following storm events. The decoy nest hypothesis was refuted as abandoned nests were constructed at any point during the breeding season and some nests were dismantled and the material used to build the subsequent nest. Thus, Grey Fantails are flexible about nest-site locations during the nest-building phase and readily abandon nest locations if they are found to have deficient security.

Medición de la cultura de seguridad del paciente en un hospital público de primer nivel en el municipio de Villeta

Esta investigación midió la percepción del personal asistencial sobre la cultura de seguridad de los pacientes en un hospital de primer nivel de complejidad por medio de un estudio descriptivo de corte transversal. Se utilizó como herramienta de medición la encuesta ‘Hospital Survey on Patient Safety Cultura’ (HSOPSC) de la Agency of Healthcare Research and Quality (AHRQ) versión en español, la cual evalúa doce dimensiones. Los resultados mostraron fortalezas como el aprendizaje organizacional, las mejoras continuas y el apoyo de los administradores para la seguridad del paciente. Las dimensiones clasificadas como oportunidades de mejora fueron la cultura no punitiva, el personal, las transferencias y transiciones y el grado en que la comunicación es abierta. Se concluyó que aunque el personal percibía como positivo el proceso de mejoramiento y apoyo de la administración también sentía que era juzgado si reportaba algún evento adverso.

Preliminary modelling outcomes : calculation of holding costs in greenfield residential development

Many of the costs associated with greenfield residential development are apparent and tangible. For example, regulatory fees, government taxes, acquisition costs, selling fees, commissions and others are all relatively easily identified since they represent actual costs incurred at a given point in time. However, identification of holding costs are not always immediately evident since by contrast they characteristically lack visibility. One reason for this is that, for the most part, they are typically assessed over time in an ever-changing environment. In addition, wide variations exist in development pipeline components: they are typically represented from anywhere between a two and over sixteen years time period - even if located within the same geographical region. Determination of the starting and end points, with regards holding cost computation, can also prove problematic. Furthermore, the choice between application of prevailing inflation, or interest rates, or a combination of both over time, adds further complexity. Although research is emerging in these areas, a review of the literature reveals attempts to identify holding cost components are limited. Their quantification (in terms of relative weight or proportionate cost to a development project) is even less apparent; in fact, the computation and methodology behind the calculation of holding costs varies widely and in some instances completely ignored. In addition, it may be demonstrated that ambiguities exists in terms of the inclusion of various elements of holding costs and assessment of their relative contribution. Yet their impact on housing affordability is widely acknowledged to be profound, with their quantification potentially maximising the opportunities for delivering affordable housing. This paper seeks to build on earlier investigations into those elements related to holding costs, providing theoretical modelling of the size of their impact - specifically on the end user. At this point the research is reliant upon quantitative data sets, however additional qualitative analysis (not included here) will be relevant to account for certain variations between expectations and actual outcomes achieved by developers. Although this research stops short of cross-referencing with a regional or international comparison study, an improved understanding of the relationship between holding costs, regulatory charges, and housing affordability results.

An analysis of factors influencing waste minimisation and use of recycled materials for the construction of residential buildings

Residential building construction activities, whether it is new build, repair or maintenance, consumes a large amount of natural resources. This has a negative impact on the environment in the form depleting natural resources, increasing waste production and pollution. Previous research has identified the benefits of preventing or reducing material waste, mainly in terms of the limited available space for waste disposal, and escalating costs associated with landfills, waste management and disposal and their impact on a  building company's profitability. There has however been little development internationally of innovative waste management strategies aimed at reducing the resource requirement of the construction process. The authors contend that embodied energy is a useful indicator of resource value. Using data provided by a regional high-volume residential builder in the State of Victoria, Australia, this paper identifies the various types of waste that are generated from the construction of a typical standard house. It was found that in this particular case, wasted amounts of materials were less than those found previously by others for cases in capital cities (5-10 per cent), suggesting that waste minimisation strategies are successfully being implemented. Cost and embodied energy savings from using materials with recycled content are potentially more beneficial in terms of embodied energy and resource depletion than waste minimisation strategies.

Estimating demolition costs for single residential buildings

With the increasing stock of aging structures, building
demolition is becoming achallenging research field from
the perspective of management. As the converse of
construction, management of demolition puts forward some
new management themes or adds some new contents
even though the same issues are faced in construction
management. This research aims to develop a quantitative
approach to estimate the costs of a demolition project. A
cost analysis method is presented to systematically break
down the cost components involved in the demolition of
a structure. Due to the lack of robust research in theory
and systematic summary in practice to date, the economic
performances of demolition will be studied through acase
study, and the majority of parameters are derived from
actual experiences in practice. The proposed demolition cost
estimation method is applied to the actual form of building
elimination (Scenario 1), and further comparison is carried
out with two other elimination methods, which are the newly
developed deconstruction (Scenario 2) and mechanical
demolition (Scenario 3). Deconstruction is found to be the
most profitable in this particular instance, and is closely
followed by the actual form.

Case study of demolition costs of residential buildings

Building demolition is one of the most common activities in the construction industry. Several demolition techniques are commonly used, including mechanical demolition, deconstruction and hybrid demolition. Although deconstruction has been advocated for its environmentally friendly approaches, the cost comparison of a demolition project under different techniques is rarely researched. In this paper, the cost of a demolition project is broken down to input and output costs, which are further broken down to more countable sections. Through an empirical study in Victoria, Australia, project costs of mechanical demolition, hybrid demolition and deconstruction are investigated. It is found that deconstruction has the greatest profitability among the three techniques. Hybrid demolition, which is the actual technique adopted by the contractor, has a slightly lower profit, and mechanical demolition is the most expensive. Although deconstruction has the best overall economical performance, the small extra gain comes with increased complexity and risk that deters demolition contractors from its attempt. It is found in the paper that an optimized demolition project strategy exists between hybrid demolition and deconstruction with the greatest profitability among various building demolition techniques.

The true cost and performance of individual residential property investment and the implication on real estate agency practice

Investment in residential property in Australia is not dominated by the major investment institutions in to the same degree as the commercial, industrial and retail property markets. As at December 2001, the Property Council of Australia Investment Performance Index contained residential property with a total value of $235 million, which represents only 0.3% of the total PCA Performance Index value. The majority of investment in the Australian residential property market is by small investment companies and individual investors. The limited exposure of residential property in the institutional investment portfolios has also limited the research that has been undertaken in relation to residential property performance. However the importance of individual investment in residential property is continuing to gain importance as both individuals are now taking control of their own superannuation portfolios and the various State Governments of Australia are decreasing their involvement in the construction of public housing by subsidizing low-income families into the private residential property market. This paper will: • Provide a comparison of the cost to initially purchase residential property in the various capital city residential property markets in Australia, and • Analyse the true cost and investment performance of residential property in the main residential property markets in Australia based on a standard investment portfolio in each of the State capital cities and relate these results to real estate marketing and agency practice.

Approaches for calculation of holding costs in the context of greenfield residential development

There are increasing indications that the contribution of holding costs and its impact on housing affordability is very significant. Their importance and perceived high level impact can be gauged from considering the unprecedented level of attention policy makers have given them recently. This may be evidenced by the embedding of specific strategies to address burgeoning holding costs (and particularly those cost savings associated with streamlining regulatory assessment) within statutory instruments such as the Queensland Housing Affordability Strategy, and the South East Queensland Regional Plan. However, several key issues require further investigation. Firstly, the computation and methodology behind the calculation of holding costs varies widely. In fact, it is not only variable, but in some instances completely ignored. Secondly, some ambiguity exists in terms of the inclusion of various elements of holding costs and assessment of their relative contribution. Perhaps this may in part be explained by their nature: such costs are not always immediately apparent. They are not as visible as more tangible cost items associated with greenfield development such as regulatory fees, government taxes, acquisition costs, selling fees, commissions and others. Holding costs are also more difficult to evaluate since for the most part they must be ultimately assessed over time in an ever-changing environment based on their strong relationship with opportunity cost which is in turn dependant, inter alia, upon prevailing inflation and / or interest rates. This paper seeks to provide a more detailed investigation of those elements related to holding costs, and in so doing determine the size of their impact specifically on the end user. It extends research in this area clarifying the extent to which holding costs impact housing affordability. Geographical diversity indicated by the considerable variation between various planning instruments and the length of regulatory assessment periods suggests further research should adopt a case study approach in order to test the relevance of theoretical modelling conducted.