Maria Rosaria Guarini

Fuzzy logic and coherence control in multi-criteria evaluation of urban redevelopment projects

In the decision-making process of urban regeneration projects, the lack of transparency is one of the most frequent causes of the deceleration and the stopping of initiatives. In the present work, with reference to a multi-criteria model recently developed for the municipality of Rome Italy, a solution to this issue has been proposed. Borrowing the formal logic of fuzzy systems, the possibility to assign a different importance to the parameters which explain the objectives of the redevelopment, to compare the projects submitted by different operators, as well as to make it clear the phase in which the public administration evaluates the priorities of the projects, has been introduced. A measure of the coherence of the projects submitted by private operators with the importance of the objectives of redevelopment set by the public administration has been computed. The result is a flexible structure of the algorithm developed, able to adapt to the specificities of the case study and to the changes that, over time, could arise in the evaluation mechanism of the decision maker.

Urban Redevelopment: A Multi-criteria Valuation Model Optimized through the Fuzzy Logic

In decision-making processes related to urban redevelopment, the clarity and the transparency play a primary role. In these contexts, the multi-criteria techniques, despite having a wide application, are not always adequate to represent and to quantify the quality effects of the urban initiatives, as well as to compare the alternatives for choosing the best solution, phases in which the logical rules followed by the decision-maker are not usually explicited. In the present work, with reference to a multi-criteria model recently developed for the municipality of Rome (Italy) to streamline and make more transparent the definition of urban regeneration projects, a solution to these issues is proposed, through the use of a fuzzy logic system. Using linguistic variables and expressions of ordinary language, logical rules followed by the decision-maker in performing the evaluations have been formalized. The result is a decision-making process clear and easy to understand, with positive effects on the legitimacy of the decisions of the Public Administration.

Benchmarking Multi-criteria Evaluation: A Proposed Method for the Definition of Benchmarks in Negotiation Public-Private Partnerships

In Italy, new processes of settlement transformation based on negotiation-type public-private partnerships (PPPN) have been standardised to cope with the degradation of many urban areas. However, these standards have not provided for benchmarks referring to the contents of partnerships or assessment procedures aimed at assessing the initiatives undertaken with respect to public utility objectives. This has often led to redevelopment initiatives geared more towards the satisfaction of private rather than public interests. The proposed methodology, structured on the integration of a Benchmarking process with multi-criteria evaluation techniques known as Benchmarking Multi-criteria Evaluation (BME) enables the definition of benchmarks through a participatory process of the different Stakeholders involved in a PPPN to which the BME is applied. The benchmarks can be used both for renewing the planning of the PPPN concerned and for verifying the quality of the initiatives within the same PPPN process.

Benchmarking multi-criteria evaluation methodology's application for the definition of benchmarks in a negotiation-type public-private partnership. A case of study: the integrated action programmes of the Lazio Region

The growing scarcity of public financial in Italy, in opposition of the more significant problems of degradation of many urban areas, prompted the Legislature to standardise new processes of settlement transformation based on negotiation-type public-private partnerships PPPN. However, these standards have not provided for benchmarks referring to the contents of partnerships or assessment procedures aimed at assessing the initiatives undertaken with respect to public utility objectives. This has often led to redevelopment initiatives geared more towards the satisfaction of private rather than public interests. The proposed methodology, structured on the integration of a benchmarking process with multi-criteria evaluation techniques known as benchmarking multi-criteria evaluation BME enables the definition of benchmarks through a participatory process of the different stakeholders involved in a PPPN to which the BME is applied. In order to verify the applicability of the proposed procedure, it has been applied to a type of PPPN: the integrated action programmes PII in the Lazio Region. The benchmarks can be used by Lazios administrators both for renewing the planning of the PII concerned and for verifying the quality of the initiatives within the same PPPN process.

Social Housing and Redevelopment of Building Complexes on Brownfield Sites: The Financial Sustainability of Residential Projects for Vulnerable Social Groups

The global economic crisis has caused a sharp contraction in many Italian productive sectors, with the construction industry experiencing a decline of about 22% over the last few years (2009-2013). In the residential property market, sale prices for houses have fallen by 40% and rental prices by 30% [. Despite a greater supply of housing at lower prices, there remains a significant demand for low-cost housing from lower-middle-income families, young couples, single-parent families and from non-resident and foreign university students. This is also due to the lack of public resources to create substantial policies to support social housing construction. Social Housing (SH) programmes, with joint financial support from public and private stakeholders, are aimed at responding to the demand for accommodation for rent at social rates, for sale at concessionary prices and/or for rent (with or without redemption) at controlled rates. At the same time, especially in large cities, there is a continuing need to initiate processes for the redevelopment of numerous public and private residential building complexes in brownfield sites that have become functionally obsolete and dilapidated. The implementation of urban and building redevelopment programmes in this situation requires the definition of management models and methods for assessing the financial sustainability of such programmes. This article, based on a contextual analysis of these market segments, outlines a methodological approach, tested on a restructuring proposal for the Corviale (Rome) building-city housing development, to assess the financial sustainability of redevelopment projects on brownfield sites, providing a new range of functions that include housing, student residences and services.

Evaluation and Management of Land-Development Processes Based on the Public-Private Partnership

In Italy, during the last few years (2008-2013), the processes of land development have stalled due to the economic and political situation of the Country. The lack of public resources available to enable the above mentioned processes, as well as a complex and incomplete legislative and regulatory framework are the main causes of the crisis affecting the construction industry. This industry, which has always assured a turnover of 20% of Gross Domestic Product (GDP), should be revived through the development of public-private partnerships (PPP). This paper shows a working model of participatory management, based on PPP, which meets the purpose of supporting public administrations (PA) in a more efficient management of their lands development processes. The proposed model, inspired by the urban management experience developed in the city of Ladispoli (a best practise example), is based on European and International procedural and evaluation models. The models aim is to achieve public-interest objectives, within an articulated development initiative, based on a complex planning vision that involves a plurality of purposes, interventions, actors.

Self-renovation in Rome: Ex Ante, in Itinere and Ex Post Evaluation

In Europe, self-construction/self-renovation are innovative and additional tools to meet the needs of a part of “disadvantaged” social groups that can not buy or rent dwelling at market prices. At the end of the 90 s of the twentieth century, the Municipality of Rome has set the first trial at the national level (still not completed and remained almost unique) related to disused building self-renovation (especially school buildings). The text shows the results of a research, still ongoing, aimed at ex post evaluation of items that have prevented to conclude timely and as provided such interventions and, consequently, doesn’t meet the housing needs for which had been started.

Rome: Re-Qualification Program for the Street Markets in Public-Private Partnership. A Further Proposal for the Flaminio II Street Market

In 2009 the Municipality of Rome (MR) started a re-qualification program for the street markets through the use of public-private partnership (PPP). This program concerns strategic areas and buildings within the city of Rome, including the Flaminio II street market located in Via Guido Reni in the Flaminio district. In summary, this paper intends to: i) examine the Flaminio II market pre-feasibility project elaborated by MR; ii) with reference to the PPP regulatory framework, show a further proposal to be compared with the proposal by MR. This further proposal represents the first alternative solution, drawn up in order to guarantee that following PPPs concerning street markets are approved by MR; it will be implemented in a concerted way, which will take into account the actual needs of the local stakeholders.

An Integrated Approach for the Assessment of Urban Transformation Proposals in Historic and Consolidated Tissues

The definition of a refurbishment intervention, in every step of the building process, brings to a complex decision problem; in a diachronic dimension of time, iterative and interactive must be put in relation a large variety of aspects with interrelations, concerning components, stakeholders and procedures that must be considered. The identification of the possible solutions depends on the construction of the evaluation procedures; shared goals with the stakeholders must be defined, on the basis of which can be assessed alternative intervention scenarios and make choices with regard to the matter under consideration. Thereby, in the present work a mixed method model in which are integrated Multi-Criteria Decision Analysis, Strategic Planning Tools and Participation Techniques has been proposed to be applied to refurbishment intervention in historical fabrics.

Technical and Economic Evaluation of a Building Recovery by Public-Private Partnership in Rome (Italy)

The purpose of this article is to present the assessment procedure developed and operatively applied to verify the technical, regulatory, and financial conditions for implementing an intervention for the regeneration of a public buildings through a public/private/partnership operation. The proposed procedure aims to represent a methodological approach to support a public administration in: (i) defining the compatibility and sustainability of repurposing public buildings; (ii) proposing actual sustainable projects for private financing; (iii) assessing the soundness of the potential offers by private parties. Operatively speaking, the procedure was applied to the possibility of transforming a school (owned by the Province of Rome), located in Rome’s Testaccio neighborhood.