The Metastasizing Megaproject: Urban Design and 'Monstrous Moral
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Urban Megaprojects-Based Approach in Urban Planning: from Isolated Objects to Shaping the City the Case of Dubai
Université de Liège Faculty of Applied Sciences Urban Megaprojects-based Approach in Urban Planning: From Isolated Objects to Shaping the City The Case of Dubai PHD Thesis Dissertation Presented by Oula AOUN Submission Date: March 2016 Thesis Director: Jacques TELLER, Professor, Université de Liège Jury: Mario COOLS, Professor, Université de Liège Bernard DECLEVE, Professor, Université Catholique de Louvain Robert SALIBA, Professor, American University of Beirut Eric VERDEIL, Researcher, Université Paris-Est CNRS Kevin WARD, Professor, University of Manchester ii To Henry iii iv ACKNOWLEDGMENTS My acknowledgments go first to Professor Jacques Teller, for his support and guidance. I was very lucky during these years to have you as a thesis director. Your assistance was very enlightening and is greatly appreciated. Thank you for your daily comments and help, and most of all thank you for your friendship, and your support to my little family. I would like also to thank the members of my thesis committee, Dr Eric Verdeil and Professor Bernard Declève, for guiding me during these last four years. Thank you for taking so much interest in my research work, for your encouragement and valuable comments, and thank you as well for all the travel you undertook for those committee meetings. This research owes a lot to Université de Liège, and the Non-Fria grant that I was very lucky to have. Without this funding, this research work, and my trips to UAE, would not have been possible. My acknowledgments go also to Université de Liège for funding several travels giving me the chance to participate in many international seminars and conferences. -
Sustainability Report National Sustainability Report 2016
NATIONAL REAL ESTATE ADVISORS 2016 SUSTAINABILITY REPORT NATIONAL SUSTAINABILITY REPORT 2016 OUR OUTLOOK National Real Estate Advisor’s (“National”) consistent commitment to continuous process is committed to creating well-paying jobs and investment policies and approach include improvement, National went through a strategic providing access to healthy work spaces. sustainable development and management planning process in 2016 to further define our Most importantly, we provide challenging and practices to help realize long-term investment Environmental, Social, and Governance (or ESG) meaningful work to our employees who in turn returns through more efficient operations and approach. This effort included an evaluation enable our organization to make a difference in healthier, more attractive building environments and even deeper commitment to stakeholder the lives of the people and communities in which for tenants and their employees. With a engagement, which ultimately means National we work, live, and invest. ENVIRONMENTAL, SOCIAL, AND GOVERNANCE National has expanded its commitment to programs, and performance and is a relative constructed to green building standards, with enhance environmental, social, and governance benchmark assessing the ESG performance of real LPM Apartments (Minneapolis, MN), Confluence policies related to its portfolio management and estate portfolios globally. In 2016, several National Apartments (Denver, CO), 3737 Buffalo Speedway states these commitments in the company’s projects received green building certifications and (Houston, TX), 167 W. Erie (Chicago, IL), East sustainability policy. As an investment manager, ratings. 2929 Weslayan (LEED® Gold), Bainbridge Market (Philadelphia, PA) and Field Office National achieved its second Green Star recognition Bethesda (LEED® Silver) and Bainbridge Shady (Portland, OR) all registered with the goal of LEED® (achieving 3 of 5 possible Green Stars) from the Grove (Green Globes) received their certifications. -
Planning Commission Meeting October 15, 2019 Recap of Process- History
SIA - Phase 1A:Form-Based Code Planning Commission Meeting October 15, 2019 Recap of Process- History ❑ Sept. 2017: Hold kick-off charrette in the SIA ❑ Dec. 2017: Submit first draft of FBC ❑ Mar. 2018: Submission of Second Draft of FBC ❑ April 2018: Submit housing needs assessment & financial analysis of affordable housing options ❑ June 2018: Housing Assessment Presentation to City Council ❑ Sept. 2018 Hold community engagement workshops with public housing residents to discuss FBC and housing strategy ❑ Sept. 2018: Review Friendship Court site plan and meet with PHA leadership ❑ April 2019: Meeting with CRHA and PHRA Boards ❑ Aug. 2019: Hold work session with City Council & Planning Commission ❑ Sept. 2019: Hold two stakeholder open houses and consolidate feedback on draft ❑ Oct. 2019: Submit final draft of FBC to NDS ❑ Oct. 2019: Presentation to Planning Commission Tonight’s Presentation ❑ The basics of FBCs ❑ Explain the contents of proposed FBC ❑ Get direction on outstanding issues ❑ Hear concerns and answer questions Form Based Codes ➢ A recap of the basics What is included in a Form-Based Code? Four common factors: • Regulating plan (zoning map), • Building type/use and form, • Open space considerations, • Design and function of streets. In broad strokes, the type, size, and scale of desired private and public development. Code aspirations Potential Benefits of FBCs ✓ Make it easier to walk, bike, use transit ✓ Set standards for community scale and character ✓ Integrate uses better ✓ Offer more cohesive design and development ✓ -
Concept Symposium 2018 Governing Megaprojects – Why, What and How
Concept Symposium 2018 Governing Megaprojects – Why, What and How Ingvild Melvær Hanssen Updates on Project Governance in Norway Chief Specialist Ministry of Finance In Norway the Cabinet decides on most major projects. As decision support reviews are produced at specific Norway gateways by independent private consultants holding framework contracts with the Ministry of Finance. There are two intervention points: • Quality Assurance 1 “QA 1” prior to the basic engineering phase. Review topic: The choice of concept. Prime ranking criterion: Net present value (benefits minus costs). Introduced in 2005. • Quality assurance 2 “QA 2” after completion of the basic engineering phase and before budgetary appropriation. Review topics: Cost, risk, schedule and basis for management. Introduced in 2000. The Concept Symposia on Project Governance The Norwegian Ministry of Finance and the Concept Research There is a relatively high threshold value (750 mill. NOK). A total of more than 350 reviews have been made and the Program hosts every second year a symposium on project first projects are now readily implemented and evaluated. This introduction will give some perspectives on the Governance. Project governance, in brief, is concerned about results achieved and how Norway work to improve project governance further, especially looking into how projects investments and their outcome and long-term effects. In view of develop in the early planning period, how costs have increased between QA 1 and QA 2 and recent measures taken the problem at hand, the aim is to ensure that the best to improve focus on cost-effectiveness in this phase of project development. conceptual solution is chosen, that resources are used efficiently and anticipated effects realized. -
City Block Development Project: Frequently Asked Questions
City Block Development: Frequent Asked Questions October 22, 2019 City Block Development Project: Frequently Asked Questions 1. What is the City Block Project? City Block is a new, 3-acre multi-use development project in Downtown Paducah. The Project includes a new destination hotel, two mixed-use residential/retail buildings, a public town square, and public off-street parking. 2. Where is City Block Project located? City Block is located on a city-owned Site bounded by Broadway, Jefferson, Water and Second Streets in Downtown Paducah. The Site is currently used for off-street public parking. 3. Who is leading the Project? City Block is a joint partnership between the City of Paducah, the land owner, and Weyland Ventures, a multi-disciplinary real estate development firm based in Louisville. Weyland Ventures is known for creating unique mixed-use properties in urban areas across the nation through the use of state and federal historic tax credits, new market tax credits, and other layered financing tools. Weyland Ventures’ projects incorporate residential, commercial, retail, and entertainment venues to create new and vibrant neighborhoods while preserving a community’s unique characteristics and heritage. Notable projects include Whiskey Row Lofts, the Slugger Museum and Factory in Louisville, and Owensboro’s Downtown and Riverfront Revitalization. 4. What is the agreement between the City of Paducah and Weyland Ventures? In April 2019, the City of Paducah entered into a 12-month preliminary development agreement with Weyland Ventures to undertake planning, design, and development activities for the City Block site. As part of this agreement, the City agreed to undertake due diligence work, including environmental review, geotechnical analysis, a utility assessment, and a parking assessment. -
Developments Introduction 1
2019 CENTER CITY PHILADELPHIA DEVELOPMENTS INTRODUCTION 1 DEVELOPMENTS MAP 4 6 COMMERCIAL/MIXED USE CULTURAL 9 GOVERNMENT & NONPROFIT INSTITUTIONS 10 HEALTH CARE & EDUCATION 11 HOSPITALITY 12 PUBLIC SPACE 15 RESIDENTIAL/MIXED USE 18 PROPOSED PROJECTS 29 ACKNOWLEDGMENTS 39 CENTER CITY DISTRICT & CENTRAL PHILADELPHIA DEVELOPMENT CORPORATION | CENTERCITYPHILA.ORG | Philly By Drone By | Philly W / Element Hotel W / Element INTRODUCTION Building upon a decade-long, sustained national economic Two large projects east of Broad Street are transforming Phila- expansion, 23 development projects totaling $2.8 billion were delphia’s former department store district. National Real Estate completed in Center City between Fairmount and Washington Development has completed another phase of East Market avenues, river to river, in the period from January 1, 2018 to adding more than 125,000 square feet of retail to their initial August 31, 2019. Eighteen projects totaling $3 billion in new office renovation and construction of two residential towers. A investment were under construction as of September 1, 2019. hotel in the historic Stephen Girard Building is currently under Another 21 projects with a total estimated development value of construction, while work is getting started on the final Chest- $1 billion are in the planning or proposal phase. nut Street phase of this full-block redevelopment. One block to the east, The Fashion District is opening in phases throughout The biggest of the completed projects is the largest develop- the fall of 2019, offering nearly 1 million square feet of shops, ment in Philadelphia’s history: the Comcast Technology Center, restaurants and a multiplex movie theater, designed to connect home to the Four Seasons Hotel, two restaurants, two local directly with public transit while animating both Market and broadcasting networks, an innovation hub and 4,000 Comcast Filbert streets. -
MEGAPROJECTS: Changing the Conversation by Sabine Hoover
MEGAPROJECTS: Changing the Conversation By Sabine Hoover How owners and project stakeholders are changing the way they work together to deliver successful megaprojects. The widespread shortcomings and low success rate of megaprojects have been so pervasive that those involved have begun to question the very model. The recent exits of prominent engineering1 and construction (E&C) players in certain types of megaproject markets indicate the situation may be coming to a head.2 Yet, at the same time, megaprojects are constantly growing larger and increasing in number and complexity. Consider this: Between 2013 and 2018, the annual value of U.S. megaproject starts increased from 3% to approximately 33% of all U.S. construction project starts. Similarly, FMI predicts that over the next decade, annual construction put in place (CPiP) on megaprojects in the U.S. will increase nearly 600%, from about $50 billion to just over $350 billion (Exhibits 1 and 2). These are big numbers. So what does this mean for the future of the E&C industry? Will we continue tormenting ourselves with project delays, cost overruns, lawsuits and political debacles until the end of time? Or has the industry finally reached a point where we can say “no more.” The answers are unclear, but we are starting to see signs of a cultural shift in how owners, contractors and designers collaborate and interact with one another on megaprojects. Though success stories are anecdotal and limited, one of the key topics that keeps bubbling to the surface is trust. It is this basic emotional state, a central theme of all human relationships, that can make or break entire project teams and associated outcomes. -
Skyscrapers and the Skyline: Manhattan, 18952004
2010 V38 3: pp. 567–597 DOI: 10.1111/j.1540-6229.2010.00277.x REAL ESTATE ECONOMICS Skyscrapers and the Skyline: Manhattan, 1895–2004 Jason Barr∗ This article investigates the market for skyscrapers in Manhattan from 1895 to 2004. Clark and Kingston (1930) have argued that extreme height is a result of profit maximization, while Helsley and Strange (2008) posit that skyscraper height can be caused, in part, by strategic interaction among builders. I provide a model for the market for building height and the number of completions, which are functions of the market fundamentals and the desire of builders to stand out in the skyline. I test this model using time series data. I find that skyscraper completions and average heights over the 20th century are consistent with profit maximization; the desire to add extra height to stand out does not appear to be a systematic determinant of building height. Skyscrapers have captured the public imagination since the first one was com- pleted in Chicago in the mid-1880s. Soon thereafter Manhattan skyscrapers became the key symbol of New York’s economic might. Although the exis- tence and development of skyscrapers and the skyline are inherently economic phenomena, surprisingly little work has been done to investigate the factors that have determined this skyline. In Manhattan, since 1894, there have been five major skyscraper building cycles, where I define a “skyscraper” as a building that is 100 m or taller.1 The average duration of the first four cycles has been about 26 years, with the average heights of completed skyscrapers varying accordingly. -
Manhattan Office Market
Manhattan Offi ce Market 1 ST QUARTER 2016 REPORT A NEWS RECAP AND MARKET SNAPSHOT Pictured: 915 Broadway Looking Ahead Finance Department’s Tentative Assessment Roll Takes High Retail Rents into Account Consumers are not the only ones attracted by the luxury offerings along the city’s prime 5th Avenue retail corridor between 48th and 59th Streets where activity has raised retail rents. The city’s Department of Finance is getting in on the action, prompting the agency to increase tax assessments on some of the high-profi le properties. A tentative tax roll released last month for the 2016-2017 tax year brings the total market value of New York City’s real estate to over $1 trillion — reportedly for the fi rst time. The overall taxable assessed values for the city would increase 8.10%. Brooklyn’s assessed values accounted for the sharpest rise of 9.83% from FY 2015/2016, followed by Manhattan’s 8.47% increase. Although some properties along the 5th Avenue corridor had a reduction in valuations the properties were primarily offi ce, not retail according to a reported analysis of the tentative tax roll details. Building owners have the opportunity to appeal the increase; but an unexpected rise in market value — and hence real estate taxes, will negatively impact the building’s bottom line and value. Typically tenants incur the burden of most of the tax increases from the time the lease is signed, and the landlord pays the taxes that existed before the signing; but in some cases the tenant increase in capped, leaving the burden of the additional expense on the landlord. -
Wilmington Downtown, Inc. 910.763.7349
Development Overview – January 2017 Large Development Projects Open, Underway or Announced #10 Since 2014 #1 Courtyard by Marriott #9 #2 CityBlock Apartments #7 #3 Community College Fine Arts Center #4 101 North Third Office Building #5 County Administration Building #13 #3 #2 #6 21 S. Front (NextGlass anchor tenant) #17 #7 Riverwalk Extension #14 #19 #8 Farmin’ on Front Grocery #16 #9 North Waterfront Park #20 #18 #10 Sawmill Point Apartments #11 Riverfront Park Repair #12 #12 Hampton Inn Hotel #15 #1 #13 Port City Marina & Restaurants #8 #4 #5 #14 Embassy Suites Hotel #11 #15 Riverplace (Water St. Deck Redevelop) #6 #16 Multi-Modal Center (Phase 1) #17 Pier 33 Apartments #18 aLoft Hotel #19 Edward Teach Brewery #20 Conlon Pier $371,749,650+ Current Development Projects (#1) Courtyard Marriott Opened Feb. 2014 120Courtyard rooms/$14m by Marriott Current Development Projects (#2) City Block Apartments 112 units/$12m Opened Feb. 2015 Current Development Projects (#3) Cape Fear Comm. College Wilson Fine Arts Center 1,500 seats/$36m Opened October 2015 Current Development Projects (#4) 101 North Third 70,000 sq.ft/$10m Opened October 2015 Current Development Projects (#5) County Admin Bldg. 60,000 sq.ft rehab $7.8m Opened Dec. 2015 Current Development Project (#6) 21 S. Front New NextGlass anchor tenant Condos $1 million (est.) Opened January 2016 Current Development Projects (#7) Riverwalk Expansion $550k Partial Open May 2015 Full Open Fall 2016 Current Development Projects (#9) Farmin’ on Front (Grocery) Budget unannounced Opened Nov. 2016 Current Development Projects (#8) North Waterfront Park Temp. Park Open 2015 $20m approved budget Final Open 2020 Current Development Projects (#10) Sawmill Apartment Under construction 278 units/$48m Opening 1st Qtr. -
Bosque Bello Cemetery Master Plan
Bosque Bello Cemetery Master Plan 2015 City of Fernandina Beach Planning Department Parks and Recreation Department 10/1/2015 TABLE OF CONTENTS Introduction/Executive Summary…………………………………………………………………………………………………………………………………2 General Cemetery Information…………………………………………………………………………………………………………………………………….4 Cemetery History…………………………………………………………………………………………………………………………………………………………31 Cultural Landscape Information…………………………………………………………………………………………………………………………………..40 Burial Options and Alternatives…………………………………………………………………………………………………………………………………..47 Public Outreach…………………………………………………………………………………………………………………………………………………………..54 Recommendations and Implementation…………………………………………………………………………………………………………………….58 Appendices………………………………………………………………………………………………………………………………………………………………….61 THANKS AND ACKNOWLEDGEMENTS Cemetery Plan Working Group Members: Nan Voit and Meredith Jewell (City Parks Department), Susan Steger, Suanne Thamm, Teen Peterson (Museum of History), Marilyn Barger, Chris Belcher, Marie Santry (Amelia Island Genealogical Society), and Ron Noble (Noble Monument Company). Without the assistance of the working group, this plan would not have been possible. They all contributed many hours and much work to this project. Thank you for your commitment to Bosque Bello. City Clerk’s Office: Mary Mercer, Kim Briley, Caroline Best, Lillie Russell, Cathy Sabattini Amelia Island Museum of History: Phyllis Davis Erin Minnigan, University of Florida Graduate Planning Student Belinda Nettles, University of Florida Ph.D. Planning Student Florida -
The Role of Tall Buildings in Sustainable Cities
The Sustainable City V 345 The role of tall buildings in sustainable cities M. M. Ali School of Architecture, University of Illinois at Urbana-Champaign, USA Abstract Tall buildings make up the urban fabric and cannot be viewed in isolation from the city. They also bring up ethical, social, and cultural issues, and they impact the local community – their social needs and what the neighborhoods can gain from creating a new tall building. As with the buildings themselves, the urban context in which tall buildings have evolved has changed dramatically since their Chicago origins, reflecting both social and technological developments. A tall building has been variously called a “city within a city,” “a vertical city,” and a “city in the sky.” Thus it is apparent that a tall building is a microcosm of a large city. It is an integral part of the urban habitat having a close relationship with it. In a way it is a vertical progression of a horizontal city. The two are interactive and connected by the transportation, power grid, water supply, and waste production and disposal systems. The tall building can therefore play a vital role in defining livable and sustainable cities. Both cities and skyscrapers must use fewer natural resources; create less waste; and impact less on the natural world. Technology will continue to improve the physical systems of the skyscraper and the city; however, their future will be defined by human interests and values. Keywords: sustainable development, tall building, city as ecosystem, skylines, megacities. 1 Introduction It is projected that by 2030, 5 billion people will live in urban areas throughout the world [1].