High-rise Condominium Research Articles

TRIP RATES FOR CONDOMINIUM CONSTRUCTION PROJECT

The number of large scale condominium construction projects had dramatically increased in Bangkok. Many projects had occurred in either densely populated areas or in central business districts, where traffic conditions were usually highly congested. To prevent traffic problems, a traffic impact study must be prepared and submitted for review by concerned public authorities. Unit trip generation rates were important data in traffic impact analysis. Without accurate unit trip generation rates, public agencies could not obtain accurate information on the traffic that will be generated. This study aimed to study trip rates and the factors affecting them for condominium construction project in Bangkok. The data were collected from 30 condominium construction sites located in 15 districts of Bangkok. The analysis used the linear regression method and was divided into three cases: 1) trip rates for all vehicles, 2) trip rates for classified vehicles, and 3) trip rates for all types of condominium. All case analyses considered weekdays, Saturday, and Sunday. The results found that trip rates related to the number of dwellings in the condominium. The trip rates for all vehicle types on weekdays, Saturday, and Sunday were 10.636, 4.647, and 9.294 vehicles per 100 dwelling units per day respectively. The trip rates for six-wheeled and ten-wheeled trucks on weekdays, Saturday, and Sunday were 2.046, 0.975, and 0.575 vehicles per 100 dwelling units per day respectively. The trip rate for four-wheeled trucks and passenger cars on weekdays was 1.960. Regarding condominium types, the trip rate for low rise condominiums for all vehicle types on weekdays was 5.315 while the trip rates for high rise condominiums for weekdays, Saturday, and Sunday were 3.965, 2.667, and 1.261 respectively.

TRIP RATES FOR CONDOMINIUM CONSTRUCTION PROJECT

The number of large scale condominium construction projects had dramatically increased in Bangkok. Many projects had occurred in either densely populated areas or in central business districts, where traffic conditions were usually highly congested. To prevent traffic problems, a traffic impact study must be prepared and submitted for review by concerned public authorities. Unit trip generation rates were important data in traffic impact analysis. Without accurate unit trip generation rates, public agencies could not obtain accurate information on the traffic that will be generated. This study aimed to study trip rates and the factors affecting them for condominium construction project in Bangkok. The data were collected from 30 condominium construction sites located in 15 districts of Bangkok. The analysis used the linear regression method and was divided into three cases: 1) trip rates for all vehicles, 2) trip rates for classified vehicles, and 3) trip rates for all types of condominium. All case analyses considered weekdays, Saturday, and Sunday. The results found that trip rates related to the number of dwellings in the condominium. The trip rates for all vehicle types on weekdays, Saturday, and Sunday were 10.636, 4.647, and 9.294 vehicles per 100 dwelling units per day respectively. The trip rates for six-wheeled and ten-wheeled trucks on weekdays, Saturday, and Sunday were 2.046, 0.975, and 0.575 vehicles per 100 dwelling units per day respectively. The trip rate for four-wheeled trucks and passenger cars on weekdays was 1.960. Regarding condominium types, the trip rate for low rise condominiums for all vehicle types on weekdays was 5.315 while the trip rates for high rise condominiums for weekdays, Saturday, and Sunday were 3.965, 2.667, and 1.261 respectively.

EARTHQUAKE DISASTER PREPAREDNESS AND LIFE OF HOMESTAY SYSTEM EVACUEES IN HIGH-RISE CONDOMINIUMS

The possibility of a huge earthquake affecting Tokyo in the future is high. In the event of such an earthquake, many people will face problems returning to their homes, causing complete disorder and confusion as it will be impossible for everyone to access emergency shelters. If buildings such as high-rise condominiums remain standing and safe, it will be desirable that their residents take refuge at home. In this study, we investigated the awareness of disaster mitigation needs using an internet survey of over 800 residents of high-rise condominiums (of 10 or more stories) in central Tokyo. Our results show that approximately 60% of residents would take refuge at home. However, almost none of the respondents had emergency supplies such as water, food, and other daily necessities. This lack of preparedness would result in many people needing to move to emergency shelters. By analyzing these results, we aim to develop a method for avoiding confusion in the aftermath of a disaster and educate building residents on their needs in a disaster situation and the preparatory actions they must take.

Effective marketing of high-rise luxury condominiums in a middle-income country like Sri Lanka

Purpose The purpose of this paper is to develop an effective process to market high-rise luxury condominiums in a middle-income country in Asia like Sri Lanka, based on empirical evidence. Design/methodology/approach The case research methodology used to address the four research issues used multiple sources of data. In stage 1, qualitative data were collected in interviews with managers and salespersons of six condominium developments that ranged from successful to failure. In stage 2, quantitative data were collected in a survey of the buyers of the six cases. Findings The authors contributions to knowledge include the first evidence-based findings about what influences the success and failure of high-rise luxury condominium developments in a country like Sri Lanka. In addition, a comprehensive marketing model of an effective marketing process is developed for forward-thinking professionals in the field to use to successfully market their luxury high-rise condominiums projects in the future. Practical implications Detailed steps for successful marketing are outlined, from the Board of Management down to salespersons. Originality/value This is the first academic research paper to examine the effective marketing of high-rise luxury condominiums in a middle-income country like Sri Lanka.

Enclosures within Enclosures and Hurricane Reconstruction in Cancún, Mexico

bs_bs_banner Enclosures within Enclosures and Hurricane Reconstruction in Cancun, Mexico MATILDE CORDOBA AZCARATE University of California, San Diego IDALINA BAPTISTA University of Oxford, UK FERNANDO DOMINGUEZ RUBIO University of California, San Diego Abstract This article focuses on the reconstruction processes undertaken in Cancun, Mexico after hurricanes Gilbert in 1988 and Wilma in 2005. The article argues that both hurricanes facilitated the creation of an evolving logic of “enclosures within enclo- sures,” whereby hotel and real estate investors, aided by government authorities, privatized and commoditized Cancun’s public lands and resources for the exclusive use of the global tourism market. In practice, this meant a radical spatial, aesthetic, and economic reconfiguration of the Hotel Zone in Cancun from a low-density luxury resort to a mass tourism, all-inclusive resort destination after Gilbert, followed by the emergence of the contemporary timeshare high-rise condominium model after Wilma. With each new business model, investors strategically used post-hurricane reconstruc- tion to redefine space, displace risk, and to reposition themselves and the city in global circuits of capital accumulation. The case of Cancun provides an empirically grounded example of how, in the aftermath of natural disasters, strategies of enclosure are deployed through approaches to governance, business models, and forms of architecture and surveillance all in the name of defending the public good, providing security, and enhancing economic growth. [tourism, natural disasters, reconstruction, Mexico, Cancun] Introduction A t Km 13.5 of Boulevard Kukulcan, the main access road to Hotel Zone in Cancun, lies Allotment 18, an eighteen-hectare sea-front property next to Marlin Public Beach and surrounded by the distinctive architecture of the all-inclusive resorts Live Aqua Cancun and Barcelo Tucancun Beach (see Figure 1). At the time of our fieldwork in October of 2010, Allotment 18 stood vacant, but it has not always been empty. Indeed, Allotment 18 embodies the dynamic and complex history of Cancun’s transformation from a small fishing village in 1970 to one of the most popular tourist destinations in the world. The particular story of Allotment 18 is traced back to 1987, when construction of a 225-room unit for Hotel Radisson Cancun began by a consortium of investors involving the U.S.-based global hotel company Radisson Hotel City & Society, Vol. 26, Issue 1, pp. 96–119, ISSN 0893-0465, eISSN 1548-744X. © 2014 by the American Anthropological Association. All rights reserved. DOI:10.1111/ciso.12026.

首都圏の超高層分譲マンションにおける東日本大震災への対応

This paper, based on questionnaire and interview survey, clarifies how super high-rise condominiums in the Tokyo Metropolitan Area dealt with the Great East Japan Earthquake on 11 March 2011. Most super high-rise condominiums suffered elevator failures, and the residents crowded on the first floor soon after the eartquake. During the elavator downtime, some common facilities such as meeting rooms, lobbies and party rooms worked as places for temporary and overnight refuges. Such uses were necessarily not preliminarily expected.

Spaces for Stardom: Urban Spatial Practice and the Feminization of Flânerie in the SMDC Advertising Campaign

This paper explores spatial practice and social ordering in the advertising campaign of the SM Development Corporation (SMDC)—the country’s largest real estate developer. Through print, outdoor, and video materials, viewers are invited to “Live like a star!” in any of SMDC’s 16 high-rise condominiums. In framing images of the built environment, celebrity endorsers, and luxury retail and tourism, the corporation creates a heterotopia, or a juxtaposition of otherwise incompatible images, that simultaneously represents and influences the social order. For the purposes of this paper, the researcher has chosen to focus on the heterotopia created at the intersection of the built environment and the images projected through the SMDC billboards. Using this heterotopia, SMDC exploits reconfigurations of the domestic sphere within the new economy, and the shifting role women play within it. Both star and sanctum are composed into a utopian prescription, projecting how architecture, the entertainment sector, and the advertising industry come together to construct a global future in the framework of celebrity and abstract space, built on the unstable foundations of institutionalized dispossession and separate development.

Jane Jacobs and the Cosmopolitan Metropolis

Since the death of Jane Jacobs in 2006 there has been a long list of tributes and retrospective evaluations of her work. This essay joins in the retrospection and questions the influence of Jacobs on actual metropolitan development as opposed to writing and talking about metropolitan development. The essay argues that most metropolitan residents have not shared Jacobs’s enthusiasm for diverse, dense, eyes-on-the-street, sidewalk-oriented residential life but instead have gravitated to suburbs, high-rise condominiums, or bland gentrified neighborhoods. Residents have preferred peace and tranquility over vitality and have zoned their lives, maintaining separate physical spheres for home, work, and amusement. The fascination of the great cosmopolitan metropolis is not the diversity and vitality that exists within each block and within walking distance of each residence. Instead, the greatness of the cosmopolitan metropolis is that it encompasses the full range of diverse zones of endeavor and life, all linked by modern means of transportation.

Impact of balcony thermal bridges on the overall thermal performance of multi-unit residential buildings: A case study

The presence of thermal bridges in building envelopes influences the energy consumption, durability of the building envelopes, and the thermal comfort of occupants. Many existing and newly constructed multi-unit residential buildings (MURBs) in Canada have considerable thermal bridges such as balcony slab. Through 2D heat transfer and whole building energy simulations the impact of introducing a balcony thermal break on the overall heat transmittance, floor surface temperature distribution, and the total heating and cooling energy consumption is evaluated for a typical high-rise condominium building under various design scenarios. The results show that with the introduction of balcony thermal break, the overall heat transfer at balcony slab is significantly reduced and the interior floor surface temperature is greatly increased under typical winter design conditions for Toronto. The impact on the overall U-value of the building envelopes is improved by 9–18% depending on the thermal performance of the above and below balcony components. Whole building energy simulations show that reducing the heat transfer through balcony slabs, the space heating energy consumption may be reduced by 5–13% and space cooling energy consumption by less than 1%.

Organized Activities for the Restoration of Life in High-rise Condominiums after The Great Eastern Japan Earthquake

Organized Activities for the Restoration of Life in High-rise Condominiums after The Great Eastern Japan Earthquake

Civilizing the City: Socialist Ruins and Urban Renewal in Central Vietnam

The shift to “market socialism” has brought rapid and profound changes to urban landscapes in Vietnam. Focusing on the fate of socialist architecture and urban design under contemporary urban redevelopment and renewal plans, this essay explores the transformation of Vinh City, capital of the province of Nghệ An, from a center of socialist utopian modernity and postwar urban recovery to a symbol of urban blight and late socialist decay. Destroyed by aerial bombing during the war with the United States, Vinh City was redesigned and rebuilt in the postwar years with East German aid, technology, and urban planning expertise. A primary focus of urban reconstruction was Quang Trung communal housing, consisting of eighteen hundred apartments and dormitories in five-story buildings that housed more than eight thousand residents, mainly workers and veterans in need of housing after the war. Since 2004, sections of Quang Trung have been demolished and replaced with a trade center and high rise condominiums. Based on ethnographic and historical research in Vietnam and Germany, the essay traces new strategies of urban governance that endeavor to reorder and redesign city space through acts of architectural destruction and reconstruction that likewise infuse capitalist logics and values, such as privatization and self-actualization, into the cityscape. Emerging geographies of neoliberalism in Vietnam are shown to be contingent upon the pathologization of socialist “ruins” and urban practices, and their eradication from the landscape of urban memory. Visual spectacles of demolition thus signify new aesthetic and economic regimes that link capitalist redevelopment and redesign to the formation of modern, prosperous, and “civilized” cities and citizens.

Hedonic estimation of housing demand elasticity with a markup over marginal costs

We show that recent developments in hedonic pricing theory allow modeling of the equilibrium pricing function as the marginal cost of an additional housing unit plus a markup that varies inversely with the elasticity of demand. Useful information about demand elasticity at a given point on the envelope function can be recovered from the hedonic regression and limited information on marginal costs. In particular, the elasticity of the envelope with respect to any characteristic such as interior area provides information on the elasticity of demand. Relative price elasticities (i.e., elasticities that vary from a base value in a known way with interior area, unit type or neighborhood characteristics) can be computed from the elasticity of the hedonic envelope. Like Yinger (2010), our method is based on a single hedonic equation. We test our method using sales of new high rise condominiums in two districts within Shenzhen, China: Futian and Longgang. The results strongly confirm the main hypothesis of this paper: price elasticity with respect to size is increasing for more complex types of units. Together with estimates of marginal costs of production, these results imply that relative demand elasticity is declining for larger, more complex units.

How Small is too small? Bangkok (frugal) Living

Is it too small? ‘It’ is a one-bedroom private apartment with a floor area of 20 square metres, an ideal for the new way of living in the Bangkok metropolis. As advertised, developers invite their buyers to look into the advantages of low-cost, convenient locations, domestic conveniences and less domestic labours. Bangkok city dwellers become convinced of the shifts toward more convenient domesticity and dream of their (frugal) apartments. The paper examines the interior economy of the family living in such a small apartment and the ways in which it alters the family relationships and homelife of the urban residents. With the increasing numbers of urban residents who buy small living units in high-rise condominiums, how are we to understand the effect of this phenomenon?

Pump noise control in high rise condominiums.

Noise generated by small pumps circulating water and refrigerants in multifamily residential buildings can be significant enough to generate complaints from residents if proper precautions are not taken. This presentation highlights several multifamily residential projects where pump and piping system noise was a significant source of noise complaints, and discusses what steps were taken to resolve the situation. General guidelines that can be used to prevent these problems in future projects will also be presented.

Living in high-rise: An analysis of demand for condominium properties in Colombo

Colombo has witnessed a higher concentration of low-rise and high-rise condominiums during the last few years. This paper examines the contributing factors for living in high-rise that has created a market for condominiums in the city of Colombo. Managers of purposively selected ten high-rise condominiums and 30 households from 03 low-rise condominiums were interviewed for the primary data collection. With the help of elementary statistics, data were analyzed descriptively. The study revealed that demographic and economic changes in the city during the last few decades have influenced the creation of the condominium property market in Colombo. In case of low-rise condominium properties, well-educated middle-income earners who have migrated to the city for various reasons have raised the demand. At the same time, foreigners and affluent Sri Lankans have raised the demand for high-rise condominium properties considering the security, convenience and location of properties. Key words: Condominium, demographic and socio-economic factors, housing, ling in high-rise, property market.

Assessing the Environmental Impacts of a Lean Supply System: Case Study of High-Rise Condominium Construction in Korea

Prefabrication and just-in-time (JIT) delivery are important components of a lean supply system. Past research focuses on how much lead time is reduced and how much costs are saved, but few have studied the environmental impacts. While most of those studies on environmental impacts have focused on select life cycle phases or specific building materials and components, the impacts of different construction methods or supply strategies from the construction phase were ignored or simply approximated. This paper presents the results of a case on the environmental impacts of prefabrication and JIT delivery strategy of rebar supply on a high-rise condominium project in Korea.

Slavic and East European Folkloristics at the Canadian Museum of Civilization: An Overview

In keeping with the growing recognition of Canada's multicultural profile and its concomitant discovery of terrae incognitae, the Canadian Museum of Civilization (nee National Museum of Canada, and later National Museum of Man), Canada's national museum of anthropology, began the earnest collection, documentation and study of Slavic and East European folklore materials in the early I%O's thanks in most part to the pioneering work of Kenneth Peacock. (Earlier, incidental Slavic and East European materials appear sporadically in the Museum's collections of such figures as M. Barbeau and L. Boulton.) From the outset these efforts emphasized the new Canadian experience. (In any case, conditions in Eastern Europe at that time discouraged the undertaking of credible folklore research in the homelands.) This in turn prompted the accumulation of complementary primary data that, from a global perspective, now serve to enhance our appreciation of Slavic and East European folklore. In the course of these early activities, the traditional canons whether Slavic, Baltic, Yiddish or Finno-Ugric -usually served as launching pads as researchers and field workers (such as J.L. Perkowski, V.R Tilney, L. Degh, M.T.lS.M.G. Salo, B. Kirshenblatt-Gimblett, and others) struggled either to salvage from the past or to cross the gaps that divided classical Old Country lore from North American realities. After all, what does one make of such seeming aberrations as Polish jokes that are not even delivered in Polish, or Ukrainian village harvest songs performed on the cemented balcony of a highrise condominium in·downtown Toronto? Among the pearls was the latter-day discovery of an unpublished collection of Russian incantations recorded (on paper) among Canada's newly arrived Doukhobor immigrants a century ago by one of V.I. Lenin's more illustrious cronies, V.D. Bonch-Bruevich. (His original field notations, located in Russian archives, are currently being prepared for publication.) The inital focus on oral lore (folksongs dominated this phase) soon mushroomed to include attendant phenomena. Ritual, belief: art and material culture emerged as areas that also warranted attention if the Museum was to mount well-researched and comprehensive exhibitions on the nation's East European legacies. This trend is reflected in the multi-disciplinary study of a Hungarian settlement on the prairies (the Bekevar project) in the 1970s, two exhibitions marking the centenaries of particular Slavic communities in Canada (Art and Ethnicity: the Ukrainian Tradition in 22

Reurbanization in Toronto: Condominium boom and social housing revitalization

Over the past few years, a condominium boom has transformed the City of Toronto: developers have bought up land in industrial and residential areas and built high-rise condominium towers that left their imprint on the urban landscape. This new interest for the inner city was sparked by a combination of legal and political shifts that had the intent to redirect growth to already built-up areas, and to change preferences for housing and planning practices that allowed intensification (as well as gentrification) of neighborhoods. In our contribution we will discuss two examples: the condominium boom driven by developers, and the redevelopment of the largest inner city social housing complex in Canada. Both of them, as we argue, are fostered by a market-based approach to re-urbanization. We will pay particular attention to the role that the social construction of a particular urban lifestyle has in the appropriation of spaces for reurbanization.

Property tax inequity resulting from inaccurate assessment—The Taiwan experience

Real properties are periodically valued by governments in order to perform a variety of public functions. Time and resource constraints have often motivated a government to develop adhoc assessment rules to undertake expeditious valuation. The extent to which the properties are equitably valued, however, should be under constant scrutiny. Valuation equity is defined as properties being valued at the same, or similar, percentage of their sales price in the market. Violation of the equity criterion is deemed as evidence of valuation inequity. This study employs and expands the concept of assessment ratios to detect, and explain where possible, the property valuation inequity in Taipei City. Empirical evidence suggests no significant assessment regressivity or progressivity among individual properties. The assessment ratios between houses, low-rise condominiums, and high-rise condominiums, nevertheless, are found to be materially different. Spatial consideration is also explicitly added into the analysis. A distinct clustering of neighborhoods with similar assessment ratios is found. This non-random pattern infers valuation inequity in a spatial sense. The spatial inequity of assessment ratios suggests that certain location-associated social and economic price-determining factors are not properly accounted for in the assessment rules. The extraction method adopted by assessment rules to apportion land and structure values is believed to be responsible. A likely cause for the malfunction of the extraction method is thought to be the widely documented non-linear site size–land value relationship. After all, high buildings on sites that feature multi-ownership dominate the majority of areas in Taipei.

THE PLANNING PROCESS OF THE SCAFFOLDING IN THE EXTENSIVE RENOVATIONS OF THE HIGH-RISE CONDOMINIUMS

This study analyzes the planning process of the scaffolding in the extensive renovations of the high-rise condominiums. As the result of the analysis, the following items were clarified. · It is preferable to accept some opinions of the constructors to the scaffolding plan. Therefore the planner should devise the method of accepting some opinions of the constructor at the plan stage of the scaffolding plan. · Not only the gondola scaffolding but also the prefabricated scaffolding are effective in respect of construction expense.These results will be important reference items in the maintenance of the high-rise condominiums.