The document provides an overview of managing environmental liabilities associated with contaminated properties. It discusses common sources of subsurface and groundwater contamination as well as contamination that can be present in buildings, such as asbestos, lead paint, PCBs, and mold. The presentation emphasizes the importance of conducting environmental due diligence, such as a Phase I assessment, before acquiring a contaminated property in order to understand potential issues and costs. It also outlines strategies for quantifying environmental risks and liabilities, negotiating with sellers, and leveraging federal and state funding programs to help finance cleanup and redevelopment costs.
Vapor Intrusion and Environmental Liability—Learning from Past MistakesEDR
This document summarizes a presentation on vapor intrusion and environmental liability. It discusses vapor intrusion as the migration of volatile chemicals into structures from contaminated soil or groundwater. It outlines the process for assessing vapor intrusion risk, including preliminary screening, subsurface soil vapor sampling, and indoor air sampling. It also discusses liability concerns for various stakeholders, including neighbors, tenants, lenders, and land owners. Finally, it provides an overview of vapor intrusion mitigation options such as source removal, sub-slab depressurization systems, and vapor barriers.
The study by the University of Michigan examined the impact of masonry ordinances in four suburban Chicago communities from 1990 to present. It found that communities with masonry ordinances (Orland Park and Tinley Park) had higher property values, larger tax bases, continued population growth, and similar housing affordability compared to those without such ordinances (Hoffman Estates and Streamwood). The adoption of masonry ordinances appeared to enhance community sustainability through increased property values, tax revenue, and quality of growth over time.
One of the presentations from a program called "Where Did the Money Go?!: Understanding Hidden Expenses That Derail Small Scale Renovations". It was coordinated by LLAMA BES at ALA Annual 2010 (June 26, 2010).
Many library leaders will find themselves planning a remodel of library space. Whether repurposing for a new use or just improving function and aesthetics, a limited budget can be eaten up by existing building issues: HVAC problems, asbestos abatement, interruption of systems, or simple staging logistics. Experts will share with attendees what to watch for, what questions to ask, and how to plan to anticipate these considerations so that project goals are met.
Should I work with a LEED AP? What constitutes a Design Charrette? Is a fireplace considered a combustion appliance? Will I need to use Radon-Resistant construction? Can LEED for Homes be applied to a 6-story building? 7 stories?
Since its roll-out in 2005 and launch in 2008, LEED for Homes has proven to be affordable, achievable, and representative of best practices in residential construction. In this session we will cover how to evaluate your project for certification, how to target and achieve certification levels and how to successfully complete a certified LEED Home.
Includes an update on the LEED for Homes Mid-Rise Pilot.
April 2016 PM Magazine - Ken Neyer PlumbingJim Mercer
The document summarizes a complex commercial plumbing project completed by Ken Neyer Plumbing of Ohio that tested their abilities. The project involved installing plumbing systems in three buildings at Cincinnati's Liberty Center development, with the most difficult aspects being two structures that had elevated post-tensioned concrete slabs requiring precisely placed pipe sleeves. Ken Neyer Plumbing overcame difficulties like a tight schedule and harsh winter by using 3D laser layout software from Trimble to accurately mark sleeve locations before each concrete pour, installing nearly 500 sleeves in one building. The project pushed the contractor's capabilities and established new methods for future jobs.
This document provides an overview of energy efficient installations that can be done in heritage buildings in Vancouver. It discusses the installation process which includes green building renovations, permits and regulations, construction damage deposits, inspections, and ensuring the locations of utilities. The benefits of implementing energy efficient measures in heritage buildings are also outlined, such as how chimneys and fireplaces can improve ventilation and heating. The overall document aims to balance building conservation with energy conservation when retrofitting heritage structures.
This document provides an overview of an enclosure design training presentation focused on low energy buildings. The presentation covers definitions of key terms, the five critical barriers in enclosure design including the thermal and air barriers, approaches to designing continuous barriers, and details of enclosure assemblies. It emphasizes the importance of continuity, airtightness, insulation, and coordination between building systems in achieving energy efficiency and durability. Case studies are presented on high performance building enclosures and MEP designs.
Este documento presenta las instrucciones para un ejercicio de investigación que debe entregarse el próximo martes 11 de diciembre de 2012. El ejercicio debe tener entre 3 y 5 páginas y presentar referencias bibliográficas siguiendo un estilo de citación estándar. Debe incluir una descripción del problema de investigación, el objeto de estudio, el universo de estudio, una revisión de dos paradigmas de investigación relevantes y la formulación de una hipótesis. El ejercicio debe demostrar un análisis minucioso
Vapor Intrusion and Environmental Liability—Learning from Past MistakesEDR
This document summarizes a presentation on vapor intrusion and environmental liability. It discusses vapor intrusion as the migration of volatile chemicals into structures from contaminated soil or groundwater. It outlines the process for assessing vapor intrusion risk, including preliminary screening, subsurface soil vapor sampling, and indoor air sampling. It also discusses liability concerns for various stakeholders, including neighbors, tenants, lenders, and land owners. Finally, it provides an overview of vapor intrusion mitigation options such as source removal, sub-slab depressurization systems, and vapor barriers.
The study by the University of Michigan examined the impact of masonry ordinances in four suburban Chicago communities from 1990 to present. It found that communities with masonry ordinances (Orland Park and Tinley Park) had higher property values, larger tax bases, continued population growth, and similar housing affordability compared to those without such ordinances (Hoffman Estates and Streamwood). The adoption of masonry ordinances appeared to enhance community sustainability through increased property values, tax revenue, and quality of growth over time.
One of the presentations from a program called "Where Did the Money Go?!: Understanding Hidden Expenses That Derail Small Scale Renovations". It was coordinated by LLAMA BES at ALA Annual 2010 (June 26, 2010).
Many library leaders will find themselves planning a remodel of library space. Whether repurposing for a new use or just improving function and aesthetics, a limited budget can be eaten up by existing building issues: HVAC problems, asbestos abatement, interruption of systems, or simple staging logistics. Experts will share with attendees what to watch for, what questions to ask, and how to plan to anticipate these considerations so that project goals are met.
Should I work with a LEED AP? What constitutes a Design Charrette? Is a fireplace considered a combustion appliance? Will I need to use Radon-Resistant construction? Can LEED for Homes be applied to a 6-story building? 7 stories?
Since its roll-out in 2005 and launch in 2008, LEED for Homes has proven to be affordable, achievable, and representative of best practices in residential construction. In this session we will cover how to evaluate your project for certification, how to target and achieve certification levels and how to successfully complete a certified LEED Home.
Includes an update on the LEED for Homes Mid-Rise Pilot.
April 2016 PM Magazine - Ken Neyer PlumbingJim Mercer
The document summarizes a complex commercial plumbing project completed by Ken Neyer Plumbing of Ohio that tested their abilities. The project involved installing plumbing systems in three buildings at Cincinnati's Liberty Center development, with the most difficult aspects being two structures that had elevated post-tensioned concrete slabs requiring precisely placed pipe sleeves. Ken Neyer Plumbing overcame difficulties like a tight schedule and harsh winter by using 3D laser layout software from Trimble to accurately mark sleeve locations before each concrete pour, installing nearly 500 sleeves in one building. The project pushed the contractor's capabilities and established new methods for future jobs.
This document provides an overview of energy efficient installations that can be done in heritage buildings in Vancouver. It discusses the installation process which includes green building renovations, permits and regulations, construction damage deposits, inspections, and ensuring the locations of utilities. The benefits of implementing energy efficient measures in heritage buildings are also outlined, such as how chimneys and fireplaces can improve ventilation and heating. The overall document aims to balance building conservation with energy conservation when retrofitting heritage structures.
This document provides an overview of an enclosure design training presentation focused on low energy buildings. The presentation covers definitions of key terms, the five critical barriers in enclosure design including the thermal and air barriers, approaches to designing continuous barriers, and details of enclosure assemblies. It emphasizes the importance of continuity, airtightness, insulation, and coordination between building systems in achieving energy efficiency and durability. Case studies are presented on high performance building enclosures and MEP designs.
Este documento presenta las instrucciones para un ejercicio de investigación que debe entregarse el próximo martes 11 de diciembre de 2012. El ejercicio debe tener entre 3 y 5 páginas y presentar referencias bibliográficas siguiendo un estilo de citación estándar. Debe incluir una descripción del problema de investigación, el objeto de estudio, el universo de estudio, una revisión de dos paradigmas de investigación relevantes y la formulación de una hipótesis. El ejercicio debe demostrar un análisis minucioso
Este documento describe las políticas tecnológicas del gobierno venezolano. Explica que las políticas pueden ser directas o indirectas e incluyen decretos, leyes y reducciones. También describe el circuito triangular entre empresas, universidades y el gobierno para desarrollar la tecnología nacional, así como varias organizaciones gubernamentales involucradas como CONICIT, CNIT y FVPI. El objetivo de estas políticas es promover la independencia científica y tecnológica del país y aumentar la capacidad nacional en ci
Amazon Aurora is a MySQL-compatible relational database engine that combines the speed and availability of high-end commercial databases with the simplicity and cost-effectiveness of open source databases. Amazon Aurora is disruptive technology in the database space, bringing a new architectural model and distributed systems techniques to provide far higher performance, availability and durability than previously available using conventional monolithic database techniques. In this session, we will do a deep-dive into some of the key innovations behind Amazon Aurora, discuss best practices and configurations, and share early customer experience from the field.
ClustrixDB 7.5 is the latest release of the only drop-in replacement for MySQL with true scale-out performance. The latest release of ClustrixDB is easier to use, provides more insight into the performance of the database and better utilizes hardware.
This session will cover AWS Identity and Access Management (IAM) best practices that help improve your security posture. We will cover how to manage users and their security credentials. We’ll also explain why you should delete your root access keys—or at the very least, rotate them regularly. Using common use cases, we will demonstrate when to choose between using IAM users and IAM roles. Finally, we will explore how to set permissions to grant least privilege access control in one or more of your AWS accounts.
This document discusses the permitting process and construction of a green infrastructure project in Hingham and Rockland, Massachusetts. It describes the various local and state permits required, including orders of conditions from conservation commissions and special permits from planning boards. Both towns required design changes during permitting, such as increasing stormwater infiltration systems. Construction involved careful installation of porous asphalt, bioretention areas, and wetland replication. Post-construction maintenance includes inspections and vacuuming of porous pavement to ensure long-term stormwater management.
This document provides an overview of environmental due diligence services provided by GLE Associates, Inc., a consulting firm formed in 1989. It describes the Phase I, Phase II, and Phase III environmental site assessment processes defined by ASTM standards to identify potential environmental risks and contaminants at a site. A Phase I assessment involves records review, site visits, and interviews to identify recognized environmental conditions. Phase II involves sampling if a Phase I finds potential issues, while Phase III determines the extent of contamination to estimate cleanup costs. The document is intended to educate clients on environmental due diligence and GLE Associates' expertise in this area.
This document provides an overview of environmental due diligence services offered by GLE Associates, Inc., a consulting firm formed in 1989. It describes the Phase I, Phase II, and Phase III environmental site assessment processes defined by ASTM standards to identify potential environmental risks and liabilities at commercial properties. A Phase I assessment involves records reviews, site visits, and interviews to identify recognized environmental conditions. Phase II involves sampling if a Phase I finds potential issues, while Phase III determines the extent of contamination to estimate cleanup costs. The document outlines the limitations and purpose of due diligence in managing environmental risk for property transactions and loans.
Carl Ramsey has over 40 years of experience in architecture, green building design, solar installation, and indoor air quality assessment. He is a licensed architect and contractor with numerous certifications in sustainable design, energy efficiency, indoor air quality investigation, and environmental remediation. Mr. Ramsey founded Architectural & Environmental Associates, which has designed and built over 100 years worth of sustainable projects, including a LEED Platinum home. He is an expert in photovoltaic solar system design and installation and has worked on projects ranging from residential to large commercial facilities.
Outlines the different options for Environmental Due Diligence, how to interrupt Recognized Environmental Conditions outlined by your consultant and how to address them. Find out what a Phase II is and when it could be warranted. Presentation highlights difference between these two very different types of Environmental Assessments.
The document provides information on environmental engineering services offered by a company. It introduces Richard Nellis and Charlyne Elep, who have extensive experience in environmental site assessments, fire investigations, and structural engineering. The company has been in business for 50 years providing various engineering services. It offers Phase I, II, and III environmental site assessments to identify environmental liabilities and undertake remediation if needed. Other services include asbestos and mold investigations and structural restoration following incidents like fire damage. Case studies are presented to illustrate the company's work.
THIS COURSE TEACHES:
-- Analyze substrate conditions to identify problematic substrate conditions – including substrate variation and excessive moisture.
-- Explain the effects of excessive moisture levels in substrates on specific floor-coverings and delineate the benefits of a moisture mitigation membrane.
-- Understand how to work within the parameters of today’s tight construction schedules and commitment to LEED® certification, while simultaneously addressing substrate conditions to prevent flooring failures.
-- Address substrate variation by selecting an appropriate patch or self-leveler.
Epsilon Engineering is a civil engineering consulting firm that provides services including surveying, grading and drainage design, structural design, geotechnical analysis, construction material testing, and environmental assessments. It aims to be a full-service engineering provider through open communication and creative solutions. The firm's laboratories are certified to conduct various material tests for projects, including soil, concrete, asphalt, and aggregate testing to applicable ASTM standards.
AEI Consultants provides environmental consulting and engineering services including site investigation and remediation, construction services, and quality control. They have 13 offices throughout the US and serve a wide range of clients from commercial property owners to government agencies. AEI's services include Phase I and II assessments, remediation system installation, compliance with regulatory agencies, and property condition evaluations.
Este documento describe las políticas tecnológicas del gobierno venezolano. Explica que las políticas pueden ser directas o indirectas e incluyen decretos, leyes y reducciones. También describe el circuito triangular entre empresas, universidades y el gobierno para desarrollar la tecnología nacional, así como varias organizaciones gubernamentales involucradas como CONICIT, CNIT y FVPI. El objetivo de estas políticas es promover la independencia científica y tecnológica del país y aumentar la capacidad nacional en ci
Amazon Aurora is a MySQL-compatible relational database engine that combines the speed and availability of high-end commercial databases with the simplicity and cost-effectiveness of open source databases. Amazon Aurora is disruptive technology in the database space, bringing a new architectural model and distributed systems techniques to provide far higher performance, availability and durability than previously available using conventional monolithic database techniques. In this session, we will do a deep-dive into some of the key innovations behind Amazon Aurora, discuss best practices and configurations, and share early customer experience from the field.
ClustrixDB 7.5 is the latest release of the only drop-in replacement for MySQL with true scale-out performance. The latest release of ClustrixDB is easier to use, provides more insight into the performance of the database and better utilizes hardware.
This session will cover AWS Identity and Access Management (IAM) best practices that help improve your security posture. We will cover how to manage users and their security credentials. We’ll also explain why you should delete your root access keys—or at the very least, rotate them regularly. Using common use cases, we will demonstrate when to choose between using IAM users and IAM roles. Finally, we will explore how to set permissions to grant least privilege access control in one or more of your AWS accounts.
This document discusses the permitting process and construction of a green infrastructure project in Hingham and Rockland, Massachusetts. It describes the various local and state permits required, including orders of conditions from conservation commissions and special permits from planning boards. Both towns required design changes during permitting, such as increasing stormwater infiltration systems. Construction involved careful installation of porous asphalt, bioretention areas, and wetland replication. Post-construction maintenance includes inspections and vacuuming of porous pavement to ensure long-term stormwater management.
This document provides an overview of environmental due diligence services provided by GLE Associates, Inc., a consulting firm formed in 1989. It describes the Phase I, Phase II, and Phase III environmental site assessment processes defined by ASTM standards to identify potential environmental risks and contaminants at a site. A Phase I assessment involves records review, site visits, and interviews to identify recognized environmental conditions. Phase II involves sampling if a Phase I finds potential issues, while Phase III determines the extent of contamination to estimate cleanup costs. The document is intended to educate clients on environmental due diligence and GLE Associates' expertise in this area.
This document provides an overview of environmental due diligence services offered by GLE Associates, Inc., a consulting firm formed in 1989. It describes the Phase I, Phase II, and Phase III environmental site assessment processes defined by ASTM standards to identify potential environmental risks and liabilities at commercial properties. A Phase I assessment involves records reviews, site visits, and interviews to identify recognized environmental conditions. Phase II involves sampling if a Phase I finds potential issues, while Phase III determines the extent of contamination to estimate cleanup costs. The document outlines the limitations and purpose of due diligence in managing environmental risk for property transactions and loans.
Carl Ramsey has over 40 years of experience in architecture, green building design, solar installation, and indoor air quality assessment. He is a licensed architect and contractor with numerous certifications in sustainable design, energy efficiency, indoor air quality investigation, and environmental remediation. Mr. Ramsey founded Architectural & Environmental Associates, which has designed and built over 100 years worth of sustainable projects, including a LEED Platinum home. He is an expert in photovoltaic solar system design and installation and has worked on projects ranging from residential to large commercial facilities.
Outlines the different options for Environmental Due Diligence, how to interrupt Recognized Environmental Conditions outlined by your consultant and how to address them. Find out what a Phase II is and when it could be warranted. Presentation highlights difference between these two very different types of Environmental Assessments.
The document provides information on environmental engineering services offered by a company. It introduces Richard Nellis and Charlyne Elep, who have extensive experience in environmental site assessments, fire investigations, and structural engineering. The company has been in business for 50 years providing various engineering services. It offers Phase I, II, and III environmental site assessments to identify environmental liabilities and undertake remediation if needed. Other services include asbestos and mold investigations and structural restoration following incidents like fire damage. Case studies are presented to illustrate the company's work.
THIS COURSE TEACHES:
-- Analyze substrate conditions to identify problematic substrate conditions – including substrate variation and excessive moisture.
-- Explain the effects of excessive moisture levels in substrates on specific floor-coverings and delineate the benefits of a moisture mitigation membrane.
-- Understand how to work within the parameters of today’s tight construction schedules and commitment to LEED® certification, while simultaneously addressing substrate conditions to prevent flooring failures.
-- Address substrate variation by selecting an appropriate patch or self-leveler.
Epsilon Engineering is a civil engineering consulting firm that provides services including surveying, grading and drainage design, structural design, geotechnical analysis, construction material testing, and environmental assessments. It aims to be a full-service engineering provider through open communication and creative solutions. The firm's laboratories are certified to conduct various material tests for projects, including soil, concrete, asphalt, and aggregate testing to applicable ASTM standards.
AEI Consultants provides environmental consulting and engineering services including site investigation and remediation, construction services, and quality control. They have 13 offices throughout the US and serve a wide range of clients from commercial property owners to government agencies. AEI's services include Phase I and II assessments, remediation system installation, compliance with regulatory agencies, and property condition evaluations.
This document discusses how asphalt pavements can help earn Leadership in Energy and Environmental Design (LEED) credits. It outlines that porous asphalt pavements can earn credits for stormwater management under Sustainable Sites. Asphalt is eligible for many Materials and Resources credits due to its recyclability, use of recycled content, and local production. Warm mix asphalt and high-reclaimed asphalt pavement mixes may also receive Innovation and Design credits. When considering all these factors, asphalt pavements can contribute more LEED credits than other pavement types.
This document discusses effective waterproofing. It begins by explaining how moisture enters structures through liquid water, vapor diffusion, and capillary action. It then describes concrete, noting that while durable, concrete is permeable and porous over time if exposed to moisture. The document emphasizes that moisture control is essential for building function, safety, and longevity. It differentiates between dampproofing, waterproofing, and vaporproofing systems and outlines various positive and negative side waterproofing systems that can be used below grade. Key factors in selecting appropriate waterproofing materials and systems are also summarized.
The document discusses siting solar energy projects on landfills in Southern New England from the perspectives of a utility owner and engineer. It describes UI's Renewable Connections Program which sought to develop 10 MW of renewable energy including a combination of solar and fuel cells. After considering various sites, including landfills, UI selected a site in Bridgeport, CT which went through an extensive review and permitting process. The engineer discusses initial site screening considerations as well as key challenges with developing solar on landfills, including settlement issues and permitting restrictions given landfill characteristics.
Environmental site assessments in Ontario post Kawartha Lakesalan917
Phase one and phase two environmental site assessments, and all property transactions in Ontario, Canada, might be approached differently post the Kawartha Lakes decision. In five case studies we discuss how environmental assessments take on new importance, what the Kawartha Lakes decision means to the assessments and five leading best practices for environmental site assessments.
The document provides an overview of LEED certification requirements for contractors, including documentation needed for materials credits related to construction waste management, recycled content, regional materials, and low-emitting materials. It also discusses the contractor's role in collecting documentation to support LEED certification and identifies resources for answering questions about LEED compliance. Proper documentation is critical for achieving LEED certification and securing future projects.
The document summarizes Cambridge, MA's climate change vulnerability assessment and preparedness planning process. It discusses Cambridge's history of sustainability initiatives, key climate change concerns like sea level rise and flooding, and the two stage assessment/planning process. The process involves climate modeling, impact analyses on infrastructure/health/economy, and engaging expert/stakeholder committees to identify vulnerable areas and recommend preparedness measures.
Construction technology and services 1[98]Sara Saeid
This document provides details on construction technology and services for a house construction project. It discusses performing a site investigation to evaluate the site's suitability, which found the soil to be clay. Clay soil can cause issues like expansion and contraction with moisture changes. The document includes sketches illustrating ground works and foundations, with safety precautions for open excavations and trench excavations. It also covers external walls, floors, and meeting building regulations. The goal is to choose appropriate materials and construction methods based on the site investigation findings.
Broadbent provides a broad suite of environmental and engineering services to oil companies, mining operations, agricultural companies, municipalities, private industries, governmental agencies, public and private utilities, and developers.
Broadbent professionals are certified to conduct environmental investigations throughout the western United States. These professionals include Certified Environmental Managers, Professional Engineers, Professional Geologists, Certified Engineering Geologists, Certified Hydrogeologists, and Licensed Asbestos Abatement Consultants. Get more information from this presentation about Broadbent's specific qualification and unique capabilities.
Rick J. Guenther Jr. has over 9 years of experience as an Environmental Engineer, with expertise in areas such as remedial planning and design, construction oversight, groundwater monitoring, and Phase I Environmental Site Assessments. He has a Bachelor of Science in Environmental Engineering and Biology and is a licensed Professional Engineer in Wisconsin.
Similar to SNEAPA 2013 Thursday d2 3_30_converging_blight (20)
This document summarizes housing market trends and affordable housing programs in a city from 2000-2014. It shows rising housing costs, with median rent up 23% and home prices up 31% since 2009. Only 19% of housing is affordable. The Inclusionary Development Program (IDP) requires on-site affordable units or cash payments. Over 1,400 affordable units and $28 million have been generated through IDP cash-out funds. Key issues for discussion include updating the IDP formulas, cash-out administration, impact on middle-income housing feasibility, and improving IDP fund administration.
Almost 50% of Groton's affordable housing units were produced through inclusionary zoning rather than comprehensive permits. The document discusses how Groton has encouraged the creation of affordable housing through zoning provisions like flexible development and a town center overlay district. It notes the challenge of coordinating with developers to ensure affordable units are completed smoothly and counted on the state's Subsidized Housing Inventory (SHI). The town aims to provide clear permit conditions, establish phasing schedules, and offer administrative support through the Housing Coordinator to facilitate affordable units.
The document outlines the five stages of the life cycle for affordable housing units to count on the Subsidized Housing Inventory (SHI): 1) Permitting units, 2) Creating units, 3) Occupying units, 4) Counting units, and 5) Monitoring units. It describes the key actions needed at each stage, including establishing an regulatory framework, finalizing plans, inspecting and monitoring construction, marketing and leasing units, updating inventories, and ongoing compliance monitoring. The entire process aims to get affordable housing units counted initially and kept on the SHI over time.
This document outlines guidelines for developing an Affirmative Fair Housing Marketing and Resident Selection Plan (AFHMP). It discusses fair housing laws and protected classes, as well as the obligation to affirmatively further fair housing. The guidelines provide direction on conducting outreach and marketing that is inclusive and does not discriminate. It also addresses establishing fair resident selection procedures, including application processes, waitlists, preferences, and unit accessibility considerations. The document aims to help ensure housing opportunities are provided in a nondiscriminatory manner.
Avalon at Assembly Row and AVA Somerville are offering 56 affordable apartments in Somerville, MA with amenities such as an outdoor heated pool, fitness center, and shuttle to the train station. The apartments range from studios to 3-bedrooms and have low to moderate income guidelines. An information session will be held on July 18th and applications are being accepted between July 8th and August 8th, with a lottery to be held on August 16th. Monthly rents range from $664 for a studio to $1190 for a 3-bedroom depending on income level.
1. These procedures outline the steps for conducting an affordable housing lottery either through an automated process using random numbers or a manual process in a public venue.
2. Key steps include collecting applications, determining eligibility, generating random numbers for each applicant, sorting by random number to determine ranking order, and entering the ranking number.
3. For a public manual lottery, numbers are drawn from a container and the selection order becomes the ranking order.
This document is a letter informing applicants about open enrollment for affordable housing at Avalon Andover. It explains that households must submit a questionnaire and application providing income information, and income must fall within guidelines. If accepted, applicants will be placed in a lottery pool and notified of selection or waitlist status. Those selected must pay a deposit to secure an apartment as they become available over several months. Residents of Andover receive priority in the lottery. All applications must be received by March 15th to be included in the lottery.
A new apartment community called Avalon Andover located in Andover, MA is offering affordable housing options with 50% of units reserved for low-income applicants and 80% for moderate-income applicants. The community will have a pool, playground, fitness club, and on-site management. One, two, and three bedroom units will be available starting in April 2012. The document provides application details, income limits, and rental rates for the low-income and moderate-income programs.
This document outlines the marketing plan for affordable housing units at Avalon Natick in Natick, Massachusetts. It discusses the following key points:
1) There are 54 one-bedroom and 48 two-bedroom affordable apartments set aside for moderate-income households.
2) The plan details outreach strategies like contacting local housing authorities and community organizations, newspaper advertisements, internet listings, and information sessions.
3) Household size requirements mandate at least one person per bedroom, with exceptions granted through reasonable accommodation requests.
4) The affordable rent schedule is calculated at 30% of 80% AMI adjusted for family size and utility allowance. Preferences for the waitlist are given according to household size requirements.
AvalonBay Communities has a large existing portfolio of over 8,000 apartments across 25 communities in the Boston area, with over 1,600 additional units currently under construction or in the development pipeline. One such project is the 187-unit Avalon Exeter development in Boston's Back Bay, which is utilizing an expanded inclusionary zoning agreement to provide 46 affordable units, almost twice the number required. Overall, over 80% of AvalonBay's Boston area developments have been subject to inclusionary zoning requirements.
This document lists several multi-unit residential properties owned by Oaktree including apartments located at 7 Cameron in Cambridge, MA, Brookside Square with 74 units in West Concord, MA, and 30 Haven with 53 units in Reading, MA. Each property is listed multiple times.
The document discusses how zoning in Acton, MA has generated funds for affordable housing. It lists 10 housing development projects in Acton that have contributed funds through zoning requirements, including Harris Village, Bellows Farm, scattered off-site units, Nylander Way, Monument Place, Old High School Commons, Faulkner Mill, The Inn at Robbins Brook, The Meadows at Acton, and Somerset Hills. It concludes by stating that generating funds for affordable housing through zoning sometimes just requires asking developers.
This document summarizes a panel discussion on effective inclusionary zoning practices in four Massachusetts municipalities - Arlington, Cambridge, Groton, and Shrewsbury. It provides details on the mandatory or voluntary nature of each program, minimum project sizes that trigger affordability requirements, percentage of projects that must be affordable, affordability periods, maximum income levels, buyout policies, available incentives, total affordable units created to date, and contact information. Key recommendations included requiring comparable affordable housing rather than buyouts and ensuring requirements are flexible enough to work for each community.
The document discusses Shrewsbury, Massachusetts' inclusionary zoning bylaw. It provides an overview of the town and notes that the bylaw requires a minimum percentage of affordable units for residential developments over 5 units, ranging from 10-25% depending on the district. It also notes some developments that have included affordable units under the bylaw and ways that developers have attempted to work around the requirements, but that the bylaw has not significantly increased 40B comprehensive permit applications.
Groton, Massachusetts has implemented several inclusionary zoning policies since 1982 to increase its stock of affordable housing units. As of 2008, Groton had 208 affordable units, or 5.2% of its total housing. Groton's zoning bylaw requires developers to provide affordable units for projects over a certain size threshold. For example, flexible developments over 10 units must provide 15% affordable units. The Town Center Overlay District also requires 15% affordable units for projects over 6 units. Groton faces ongoing challenges like increasing accessible and rental units, and addressing temporary housing needs on a regional level.
The document summarizes housing affordability and inclusionary zoning policies in Cambridge, Massachusetts. It states that median market rents for one to three bedroom units range from $1,224 to $3,200, while median market home sales prices are $510,000 for condominiums and $858,300 for single family homes. Cambridge's inclusionary zoning ordinance requires 15% of units in new developments be made affordable, offers a density bonus, and targets affordability to households earning 65% or less of the area median income. The document provides details on several recently completed inclusionary housing developments that include affordable rental and ownership units.
This document summarizes a conference on inclusionary zoning held by the APA-MA. It outlines the key initiatives of the Massachusetts Department of Housing and Community Development (DHCD) including expanding housing opportunities and ending homelessness. It then discusses the Local Initiative Program (LIP), which allows locally initiated affordable housing developments to count toward state housing targets. It notes the requirements for LIP units to count, including long-term deed restrictions, fair housing marketing, and affordability for low-income residents. Finally, it emphasizes the importance of political will, planning, capacity building, and relationships to support affordable housing development.
This document provides an overview of ethics topics for planners, including a discussion of local and state ethics codes and commissions, the AICP Code of Ethics, and hypothetical ethics scenarios. It begins with definitions of ethics and advice on seeking formal ethics advice. It then covers what local and state ethics codes may include. Key aspects of the AICP Code of Ethics like aspirational principles and rules of conduct are summarized. The bulk of the document presents hypothetical ethics scenarios in planning practice and asks what the ethical issues and responses may be. It concludes with a list of ethics resources for planners.
The document provides an overview of preparing for and taking the AICP exam. Key points include:
- The exam tests both planning knowledge (40%) and skills (60%) across history, law, plan making and implementation, functional areas of practice, and spatial areas.
- Eligibility requires a combination of education and professional planning experience. Registration is through APA and exams are administered by Prometric on computer.
- Exam preparation involves studying a wide range of planning topics as well as taking practice tests. Test-taking strategies emphasize completing the exam multiple times while guessing on unknown questions.
- Sample exam questions cover topics like industry classification systems, takings case law, ethics principles, census data,
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Embarking on the journey to acquire a farmhouse for sale is just the beginning; the real investment lies in crafting an environment that contributes to our mental and physical well-being while satisfying the soul. At Farmlandbazaar.com, India’s leading online marketplace dedicated to farm land, farmhouses, and agricultural lands, we understand the importance of transforming a humble farmland into a warm and inviting sanctuary. Let's explore the fundamental aspects that can elevate your farmhouse into a tranquil haven.
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Explore the latest development status of Dholera Smart City in 2024. Discover the progress, infrastructure, and future plans of India's first greenfield smart city.
BEST FARMLAND FOR SALE | FARM PLOTS NEAR BANGALORE | KANAKAPURA | CHICKKABALP...knox groups real estate
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Stark Builders: Where Quality Meets Craftsmanship!shuilykhatunnil
At Stark Builders our vision is to redefine the renovation experience by combining both stunning design and high quality construction skills. We believe that by delivering both these key aspects together we are able to achieve incredible results for our clients and ensure every project reflects their vision and enhances their lifestyle.
Although we are not all related by blood we have created a team of highly professional and hardworking individuals who share the common goal of delivering beautiful and functional renovated spaces. Our tight nit team are able to work together in a way where we pour our passion into each and every project as we have a love for what we do. Building is our life.
Environmental Impairment
Subsurface contamination
groundwater
shallow soil that residential users may contact for gardening, recreation use
deeper soil that utility or construction workers may contact temporarily
soil that is so heavily contaminated it may require excavation and off-site disposal
Buildings
hazardous building materials: lead, asbestos, PCBs
may need to be demolished or renovated prior to reuse
Addressing Environmental Liabilities
Assessing the magnitude of the problem (sampling and building investigations)
Managing the financial impact (based on sampling data and regulations, proposed land reuse)
Managing the physical impact (based on combination of sampling data, regs, and budget)
Example Case Studies
Slide speak for itself. Can review briefly
Can also consider consolidating with next slide
Leaking underground storage tanks –usually oil, sometimes PCBs
Historic industrial waste management practices (the back 40) – metals, PCBs, dumping mixed hazardous wastes in “lagoons”
Discharge from floor drains – mixed chemicals
Sewers in a poor state of repair -
Waste burial – mixed chemicals
Urban fill – coal ash, etc.
Contaminants at a site may also impact down gradient properties. This uncertainty needs to be investigated and managed.
1.Oils, solvents, and other liquid contaminants can migrate through the subsurface
2.Rainwater or groundwater leaching through contaminated soil or contaminant sources (leaking tanks, drums, waste piles, landfill)
Fuzzy but ok
This slide shows a Conceptual Site Model and how contaminants are moving in soil and groundwater to a nearby saltwater cove. It shows that site investigation data are critical to understanding the problems—and therefore solutions—at a contaminated site.
Contaminants in groundwater can rise in soil gas into above-ground buildings, putting occupants at risk.
This is similar to a radon problem.
PJB – while naturally occurring, Radon is an odorless, tasteless and invisible gas produced by the decay of uranium in soil and water. Radon is a proven carcinogen that can cause lung cancer. The way radon enters a building is similar to other hazardous gasses.
These are typical contaminants in old building that need to be managed before or during renovation/demolition. These contaminants can also impact the soil and groundwater at a site.
Example of asbestos
Asbestos in spray-on fireproofing, and as thermal system insulation
Asbestos can be widespread in a variety of building materials. Even in newer buildings, old supplies containing asbestos may have been used, and require management.
In 1971, OSHA published an airborne asbestos standard
In 1973, EPA banned spray-on asbestos containing materials for fireproofing
Use a reputable contractor to INSPECT for asbestos, and a separate contract to REMOVE or abate asbestos.
Lead pigments are opaque; small amounts can cover large areas
Water-resistant and washable
Remains durable and flexible over long periods
Low flammability, fire resistant, chemically stable (durable), softener-plasticizer
Often, the PCB transformer may already be gone from the site, but the contamination is hidden in soil or groundwater.
EPA recently released new PCB in Caulk guidance. Contact us for more information.
Mold is not a “regulated” contaminant, but can be a concern to the welfare and comfort of building occupants.
Radon is colorless, odorless naturally-occurring carcinogen. Simple tests can detect radon, and well-tested systems can control and reduce radon exposure to building occupants.
Investigating a site gives us the data or information we need to develop a clean-up strategy.
In the long term, we can take a contaminated site and turn it into a productive healthy site.
Due diligence ideally comes prior to purchase and sale but frequently does not
What benefits do you get?
In next slides: the typical process of an environmental site investigation.
This is the basic “non-invasive” site investigation to understand potential issues.
The process is standardized by ASTM.
PJB - A phase I provides limited liability – it is basically an historic use investigation, which might determine that additional investigation is warranted.
This is the basic “non-invasive” site investigation to understand potential issues.
The process is standardized by ASTM.
A phase I provides limited liability protection. The conducting party will not be held responsible for causing the contamination—but may be held responsible for cleaning it up if they purchase the property with known contamination.
PJB – this is why Lenders often require an Environmental Site Assessment and Environmental Indemnity on commercial transactions. Lenders also require the Seller to certify as to the existence of underground storage tanks and other hazardous waste conditions prior to sale.
Building systems are electrical, plumbing, mechanical, fire safety. Things that keep the building within code.
PJB - Some As-Is Offerings simply indicate the Seller has no interest/ability to make improvements and suggest that the listing price reflects the need for certain upgrades. Caution the Offer that does not permit “due diligence” testing to better understand what improvements might be necessary.
You have the available information from the phase 1, now you must collect your own data
As consultant, I hate providing cost estimates (because they could be wrong).
As with anything, more information will lead to more accurate estimates.
Range, no more than……
As consultant, I hate providing cost estimates (because they could be wrong).
As with anything, more information will lead to more accurate estimates.
I often provide a range of costs, and maybe a no more than……
RI Brownfields Funds: purportedly limited to government facilities, non-profits, etc.
Not intended for private development for, say, condos.
PJB – MGL c. 21E provides liability for certain classes of responsible parties, and provides “innocent” protection for other specified groups. “Certain restrictions apply.”
Where these protections are not enough, environmental insurance or covenants not to sue can be helpful.
These can be costly and difficult to obtain
These can be costly and difficult to obtain
These can be costly and difficult to obtain
PJB - These policies presume that you have done your environmental due diligence, and, if appropriate have performed a clean up. The insurance jumps in to cover “unknowns”
PJB – Contaminated soil. If possible, costs are limited by leaving the soil on site- reuse, cap or pave.
Almost always cheaper to do it right the first time.
PJB - Activity and Use Limitations (AUL) – are used to put the public on record that property cannot be used by sensitive users (day cares, residential use). This often has an impact on property value. IN other instances, parking lots or buildings can be constructed over the previously contaminated area, avoiding the problem.
PJB – Worked with Mabbett on an environmental clean up of a residential/farm property in Billerica. The clean up was audited, adding cost to the effort to “prove” that all clean up and reporting was done in accordance with the regulations. The property is now the Rangeway Farms golf course and condominiums.
Each state has a Brownfields program with staff available to assist
PJB - Some developers “specialize” aka “enjoy” buying dirty property – usually these are sites with an ongoing clean up that are in need of re-development/re-use. E.g. Hartwell Farms Condos in Bedford part of former Raytheon facility.
PJB – Knowing what process lies ahead will have a huge impact on whether a developer will be able to make the project fly. Length of time in permitting, feasibility of rezoning or waiver authority of boards, ability to forward a public/private win-win situation.
PJB - Even good press and public education/support which could avoid delays with “perception” concerns
What opportunities might you have in your backyard.