Gary Pivo - Academia.edu (original) (raw)

Papers by Gary Pivo

Water Policy, 2021

Inter-city collaboration has gained prominence as a strategy to share practical experience and ac... more Inter-city collaboration has gained prominence as a strategy to share practical experience and accelerate the spread of novel sustainability practices. This study explores the potential of collaboration as a means to foster the uptake of integrated water management (IWM). IWM is an innovative approach to water management regarded as key to achieving urban water sustainability. The uptake of IWM has generally been slow due to organizational and institutional challenges. To explore the potential of collaboration to accelerate uptake, we analyze collaboration among 45 cities in Arizona, USA, relative to their IWM engagement and organizational capacity. We find that collaboration patterns reflect cities’ interest in learning about innovative practices. However, there is a tendency to primarily collaborate with others who are in close geographic proximity. IWM practices and organizational capacities are secondary drivers of collaboration. Overall, our findings show opportunities while al...

The purpose of this study is to develop a performance monitoring system for tracking the implemen... more The purpose of this study is to develop a performance monitoring system for tracking the implementation of the Washington State Transportation Policy Plan. Performance monitoring is the periodic measurement of progress towards goals and objectives. A performance monitoring system uses information and action to provide a dynamic view of a program's progress. Background on the use of performance monitoring was obtained from a literature review and a survey of other state agencies. The development of indicators to track progress towards the goals in the plan was based upon interviews with key individuals involved in the creation of the goal statements. The report identifies data sources for indicators for which existing data are available and makes recommendations for filling gaps. Major findings from this study are as follows: (1) Performance monitoring can be useful for tracking progress towards goals; (2) Other states have little experience monitoring transportation policy; (3) ...

Policy as part of its land-use planning and growth management research and policy analysis agenda... more Policy as part of its land-use planning and growth management research and policy analysis agenda focused on land conservation and improved urban form in the West.

Purpose-The purpose of this paper is to assess the availability of information in the USA for mea... more Purpose-The purpose of this paper is to assess the availability of information in the USA for measuring the social and environmental performance of real estate portfolios. Design/methodology/approach-A search is conducted for relevant indicator data sources using internet, library and government resources. Priority is placed on information that could be accessed on line, by any user, free of charge, from reputable sources, using available search parameters, for all types of properties and for any properties anywhere in the USA. Useful sources are identified and assessed using data quality indicators. Information gaps are also identified. A previously published method is adapted for comparing the social and environmental performance of properties and portfolios and data collected from identified sources are used to illustrate the construction of indices useful for making comparisons. Findings-Nationwide data sources are available for most important dimensions with greater availability for the most important ones. There are, however, important data gaps related to such issues as water use, day light and ventilation, aesthetics and others. Most sources only require a property address for queries but do not support batch processing. There are no data quality problems for most data sources but a substantial minority of the sources does have at least one data quality issue. Available data can be used to construct indices useful for comparing properties and portfolios. Practical implications-Fund managers can use these results to compile extra-financial information on sustainability and corporate social responsibility and socially responsible investors can use them to evaluate investment opportunities. Originality/value-This is the first effort to identify and assess data sources needed for creating responsible and sustainable metrics and indices and responds to demand for better metrics in the field of sustainable and responsible property investing.

This study seeks a greater understanding of freight movement problems in urban areas through cons... more This study seeks a greater understanding of freight movement problems in urban areas through consultations with particularly knowledgeable sources- truck drivers. Four focus groups of unionized truck drivers who work in urban and suburban centers of metropolitan Seattle, Washington, were organized. Drivers provided specific observations and suggestions concerning curb spaces and alleys, pedestrian interaction, building entrances, loading docks and signage, zoning and design, and technology and equipment. Their suggestions are evaluated for feasibility and classified according to issues and strategies. Seven fundamental issues and strategies are identified that could help guide freight movement planning in U.S. metropolitan areas. Given the range and feasibility of the drivers' ideas reported, it is suggested that truck drivers have the potential to be both creative and practical partners in localfreight movement planning.

During the 1990s, graduate enrollment nationwide grew slowly notwithstanding a steady growth in i... more During the 1990s, graduate enrollment nationwide grew slowly notwithstanding a steady growth in international enrollment. This was undoubtedly a source of concern at many universities. For example, at

Contemporary planning practice often finds planners seeking to increase the density and balance o... more Contemporary planning practice often finds planners seeking to increase the density and balance of land uses in their communities in order to create a more compact and complete urban form. However, little is known about how to go about this process. This case study of Kirkland, Washington, examines a suburban city that was transformed into one of the most compact and complete communities in the Pacific Northwest. The case study generates seven propositions that may help other communities achieve a similar outcome. They include having a vision of a place where people want to be, embracing professional management, maintaining a collaborative city council, investing in access and amenities, adopting regulations that are both permissive and protective, protecting most areas from change while compensating those that are affected, and providing developers the resources they need to succeed. BACKGROUND Compact and complete community development are central tenets of smart growth and New Ur...

Summary. Metropolitan plans are commonly based on a system of suburban office clusters. The large... more Summary. Metropolitan plans are commonly based on a system of suburban office clusters. The large variation among recent plans suggests a poor understanding of their nature and impacts. A taxonomy of office clusters could provide a necessary framework. Six hypotheses on the type, frequency, location, employment base and travel characteristics of suburban clusters were tested in a case-study of the Toronto region. Six physical types were identified and found to be associated with certain locations, employment activities and travel mode characteristics. The Toronto metropolitan plan was found to be successful when it conformed with these findings and unsuccessful when it did not. The results lead to provisional guidelines for future metropolitan plans.

This paper examines the effects of walkability on property values and investment returns. Walkabi... more This paper examines the effects of walkability on property values and investment returns. Walkability is the degree to which an area within walking distance of a property encourages walking for recreational or functional purposes. We used data from the National Council of Real Estate Investment Fiduciaries (NCREIF) and Walk Score to examine the effects of walkability on the market value and investment returns of more than 4,200 office, apartment, retail and industrial properties from 2001-2008 in the USA. We found that, all else being equal, the benefits of greater walkability were capitalized into higher office, retail and apartment values. We found no effect on industrial properties. On a 100 point scale, a 10 point increase in walkability increased values by 1 to 9 percent, depending on property type. We also found that walkability was associated with lower cap rates and higher incomes, suggesting it has been favored in both the capital asset and building space markets. Walkabili...

Findings from an empirical analysis to test the impacts of land-use mix, population density, and ... more Findings from an empirical analysis to test the impacts of land-use mix, population density, and employment density on the use of the singleoccupant vehicle (SOV), transit, and walking for both work trips and shopping trips are presented. The hypothetical relationships tested focused on whether there is a relationship between urban form and modal choice, whether this relationship exists when controlling for non-urban form factors, whether this relationship is linear or nonlinear, and whether a stronger relationship exists between modal choice and urban form when they are measured at both trip ends as opposed to either the origin or the destination. A review of the literature and experiences suggested that a fair amount of information is known about the impacts of density on mode choice. However, considerable debate exists over whether density itself is actually the causal stimulus or a surrogate for other factors. To address this issue a data base was developed with a comprehensive ...

Full terms and conditions of use: http://www.informaworld.com/terms-and-conditions-of-access.pdf ... more Full terms and conditions of use: http://www.informaworld.com/terms-and-conditions-of-access.pdf This article maybe used for research, teaching and private study purposes. Any substantial or systematic reproduction, redistribution , reselling , loan or sub-licensing, systematic supply or distribution in any form to anyone is expressly forbidden. The publisher does not give any warranty express or implied or make any representation that the contents will be complete or accurate or up to date. The accuracy of any instructions, formulae and drug doses should be independently verified with primary sources. The publisher shall not be liable for any loss, actions, claims, proceedings, demand or costs or damages whatsoever or howsoever caused arising directly or indirectly in connection with or arising out of the use of this material.

The Seattle metropolis contains two metropolitan areas anchored by five central cities—Tacoma, Br... more The Seattle metropolis contains two metropolitan areas anchored by five central cities—Tacoma, Bremerton,

Responsible property investing (RPI) seeks to address social and environmental issues while also ... more Responsible property investing (RPI) seeks to address social and environmental issues while also achieving acceptable financial returns. It includes a variety of strategies such as investing in properties that are Energy Star labeled, close to public transit and located in urban redevelopment areas. A critical question for those interested in RPI is how such properties perform financially in comparison to other property investments. This study answers that question by examining a sample of 1,199 office properties with a total market value of over $93 billion from throughout the USA using NCREIF data. We find that with few exceptions, RPI properties over the past 10 years had net operating incomes, market values, price appreciation and total returns that were either higher or the same as conventional properties, with lower cap rates. Based on this evidence, we conclude that RPI can be practiced without diluting returns and can potentially yield higher profits for developers and inves...

Mainstreet Cascadia is a band of urban development stretching from the Canadian city of Vancouver... more Mainstreet Cascadia is a band of urban development stretching from the Canadian city of Vancouver, British Columbia to the US city of Eugene, Oregon. The rate and pattern of urbanization there have produced deep public concern over growth related problems and negative environmental consequences. City and regional plans have been prepared in response to these conditions with the common goal of promoting more sustainable urbanization. Some cities in the area already exhibit elements of sustainable urbanization and census data indicate these places are measurably different from other places. Demographic and market trends suggest the plans can be successfully implemented. Copyright ~ 1996 Elsevier Science Ltd

Property is an important part of modern economies with signifi cant social and environmental cons... more Property is an important part of modern economies with signifi cant social and environmental consequences. As a result, practitioners and scholars have begun focusing on the social responsibility and sustainability of property investors. This paper expands that work by examining Responsible Property Investing among investment organizations in the United States. Responsible Property Investing is defi ned as efforts that go beyond compliance with minimum legal requirements to better manage the environmental, social, and governance issues associated with property investing. A survey of senior American executives fi nds that most organizations are going beyond compliance, implementing management strategies and investing in properties that are consistent with Responsible Property Investment principles. Most executives also place their organization beyond compliance in a Responsible Property Investing stage model. Business concerns are the leading drivers and impediments. Among the variou...

This article examines the effects of walkability on property values and investment returns. Walka... more This article examines the effects of walkability on property values and investment returns. Walkability is the degree to which an area within walking distance of a property encourages walking for recreational or functional purposes. We use data from the National Council of Real Estate Investment Fiduciaries and Walk Score to examine the effects of walkability on the market value and investment returns of more than 4,200 office, apartment, retail and industrial properties from 2001 to 2008 in the United States. We found that, all else being equal, the benefits of greater walkability were capitalized into higher office, retail and apartment values. We found no effect on industrial properties. On a 100-point scale, a 10-point increase in walkability increased values by 1-9%, depending on property type. We also found that walkability was associated with lower cap rates and higher incomes, suggesting it has been favored in both the capital asset and building space markets. Walkability had no significant effect on historical total investment returns. All walkable property types have the potential to generate returns as good as or better than less walkable properties, as long as they are priced correctly. Developers should be willing to develop more walkable properties as long as any additional cost for more walkable locations and related development expenses do not exhaust the walkability premium.

Water Policy

Organizational networks are regarded as key in policy innovation for sustainable development. The... more Organizational networks are regarded as key in policy innovation for sustainable development. They are thought to enhance innovation through access to first-hand experience, enhanced trust within a community, and exposition to role models and competitors. Despite theoretical pertinence, organizational networks have not been studied as much as other drivers of innovation, such as organizational capacity, leadership, and the socio-political environment. This empirical study explores how networks affect the implementation of Sustainable Water Management Practices (SUWM) at the local level. Using data from 110 local governments in five US regions, we examine the relationship between the social interaction and the implementation of SUWM, and how this relationship depends on the types of interaction partners. Our findings show that local governments with larger organizational networks implement more SUWM practices. Collaboration with non-governmental organizations, particularly water sect...

The purpose of this study was to examine the effects of walkability on property values and invest... more The purpose of this study was to examine the effects of walkability on property values and investment returns. Walkability is the degree to which an area within walking distance of a property encourages walking for recreational or functional purposes. It is of particular concern to developers, investors and others interested in sustainable and responsible property investing because of its potential social and environmental benefits. We used data from the National Council of Real Estate Investment Fiduciaries (NCREIF) and Walk Score to examine the effects of walkability on the market value and annual investment returns of nearly 11,000 office, apartment, retail and industrial properties over the past decade in the USA. We find that, all else being equal, the benefits of walkability are capitalized into office, retail, apartment and industrial property values with more walkable sites commanding higher property values. On a 100 point scale, a 10 point increase in walkability increases ...

Water Policy, 2021

Water Policy