Real estate, Valuation and Project Impact Assessment by Gurkan Guney

kapak

Table of Contents

METHODOLOGY 5 AREA SURVEY 8 LOCATION 10 URBAN PATTERNS & URBAN BLOCK TYPOLOGY 12 STREET SECTIONS 13 GREEN SPACE QUALITY 14 LANDUSE 15 ABANDONED SPACES 16 BUILDING QUALITY 17 QUALITY ASSESSMENT 19 SERVICE ASSESSMENT 24 General Overview Description 21 Accessibility Value Current Situation

General Overview Description 25 Service Value 26 Current Situation

General Overview Description 29 Green Space Value Current Situation

22 23

SERVICE ASSESSMENT 24

GREEN SPACE ASSESSMENT 27 30 31

REAL ESTATE ANALYSIS 35 DEFINED PROPERTY 36 CONCLUSION 51

METHODOLOGY

OBSERVATION

RESEARCH

CALCULATION

EVALUATION

Step 1: Determination of the are for our research - Milan, Porta Romana/ Ripamonti Step 2: Identification of three areas of analysis most important in the contribution to overall urban quality: accessibility, services, and open spaces. Step 3: The creation of maps using Autocad, GIS, GoogleEarth, NIL Milan, and Milano PGT/Geoportale Lombardia to locate and draw all of the indicators. Step 4: The division of our total area (Porta Romana and Ripamonti) into the appropriate real estate analysis areas given by Agenzia delle Entrate and O.S.M.I. Borsa Immobiliare website. We divided our area into these categories for our analysis in order to facilitate an interpretation of the real estate prices within the area. Step 5: Analysis and comparison of real estate prices encountered with housing prices average for m ^ 2 supplied by Agenzia delle Entrate and OSMI for Porta Romana and Ripamonti area in the second semester of 2014. Step 6: Creation of a grid system (400 x 400 m). In order to arrive at a proper synthetic map of urban quality based on accessibility, services, and open spaces, it was necessary to first calculate the quality level for each individual category. Thus, we divided our area into a grid system of 400 m by 400 m to analyze each of the three aspects within these smaller blocks. Step 7: Each of the three categories included different indicators; however, for each a score of high, medium, and low was given for each individual 400m by 400m block. In this way, the three analyses could be more easily comparable in the next step. Step 8: The creation of the synthetic map. The results of each block for each category accessibility, services, and open spaces. Step 9: Real estate properties and price analysis. In this phase we chose 13 properties (apartments) in particular in a distributed manner in the area of interest, comparing them with the values supplied by Agenzia delle Entrate (OSMI). The point of choosing properties from different levels of urban quality has been to see the relationship between quality and price in these urban areas. Intrinsic characteristics. The intrinsic characteristics of each property chosen have been documented. In this way, we could get to our comparison sive conclusion the importance of extrinsic characteristics than the intrinsic characteristics of property values.

AREA SURVEY

LOCATION We are in the south of Milan an area bounded by Viale Toscana and Viale Isonzo north; Corso Lodi east; Via Marco d’Agrate, Via Quaranta and Via Antonini south; and Via Bazzi west. It ‘an area with a built industrial buildings dating back to the’ 50s and ‘60s created a built mainly composed of warehouses and factories, residential areas mainly focus on primary routes of access as Corso Lodi or Via Bazzi, and rarely are individual houses or small apartment buildings in the central area of interest. The important road Viale Ripamonti is the main access to the center of Milan and is constantly crossed by traffic of various kinds. Some major interventions such as PII Pompeo Leoni gave way to the transformation of the area by increasing services and reusing disused buildings to add new residential areas, the presence of some college dorms is clear evidence that the whole area is changing the fabric consolidated and that the intention is to re-evaluate the area and improve the quality of life and services. A large disused railway yard, one in Milan Porta Romana, is a potential for the area for the future development but also a limit physical and visual for the entire area below.

DEVELOPMENT PROCESS

1920-2015

URBAN PATTERNS & URBAN BLOCK TYPOLOGY Porta Romana zone respresents us mostly the usage of mix-use building typology and industrial blocks which can be described as mostly big boxes. The development of area includes different layers which illustrate us different hybrid typologies and multifunctional usages. The area offers us mostly big boxes, industrial blocks and social housing typologies which can be seen at the same time on a one specific location. On western part thanks to redeveloping projects, it is easy to see new housing typologies with landscaped designs. Moving through from western part to eastern part on the zone, organic and historical settlement typologies are more visible and clear. As opposed to these, on the central area, mostly big boxes are more visible and clear.

STREET SECTIONS

GREEN SPACE QUALITY

LANDUSE

ABANDONED SPACES

BUILDING QUALITY

QUALITY ASSESSMENT

ACCESSIBILITY ASSESSMENT General Overview

Metro

Bus

Tram

Train

BikeMi

ACCESSIBILITY ASSESSMENT Description Accessibility Public Transport Buffer size Train/Passante 1000 m Underground 800 m Tram 400 m Autobus 400 m Bikesharing 200 m

Weights wk= 1 wi = 0,8 wj = 0,25 wj = 0,20 wj = 0,10

Accessibility The accessibility to the public transport system is measured as specified below: - If in the cell are the stops 1. Train / Passante, 2. Underground; 3. Tram; 4. Bus 5. Bikesharing, the score of accessibility is given by the weighted sum of the number of stops: Score Acc= (ntrain stops x wk) + (nmetro stops x wj)+(ntram stops x wi) + (Buffer bus stops x wh) +(Buffer bikesharing x wz) - If the cell there is no stop, the score of accessibility is given by the weighted sum of the impact generated by the buffer area of the stops in cells contiguous total area of the cell.

ACCESSIBILITY ASSESSMENT Accessibility Value A1

A2 0,44

0,82

B2 1,14

D2 0,63

2,73

C5 2,83

D4 1,65

2,81

0,84

C7 3,87

0,90

2,61

C8 3,21

2,04

3,59

4,30

D5 1,33

B6 4,26

A8 4,08

3,79

3,00

3,43

D3 0,82

2,75

3,09

1,35

2,54

1,43

1,32

2,25

D8 1,29

0,81

!"#$%#& "''())%*%+%,./ 0123/4564 .4 017/ 86 01390::3/74 ;/ 2196350574 8/ 216:0:5/964 .6 214:607 .0 2102659:/99 ;6 2175565 .2 213:960264 84 21334074 ;0 7192 ;4 7195::4964 80 7164/454/74 ;2 71629059029 .9 71/5 82 7140 ;9 7174397574 89 7130 <2 51/40://964 .7 5102723:264 ;7 5124 <0 5122 ;5 5127:2:4 <6 517:53274 .5 5150234574 </ 31:320/64 <4 3190/92 <7 319796364 87 3197 <9 3195 <5 31/2 85 31002:4

ACCESSIBILITY ASSESSMENT Current Situation

SERVICE ASSESSMENT General Overview

Primary School

Cultural Center

Pharmacy

Sport Facilities

Nursery

Religious

Theatre

Museum

Library

Post Office

University

Public Transport

SERVICE ASSESSMENT Description Service Buffer size(m) 1 a) Local public services 400 m 1 b) Local public services 400 m 1 c) Local public services 400 m 2 Local private services 400 m 3 Local public service for neighborhood 1000 m 4 Urban and regional services - 5 Shopping malls -

Weights wk= 0,23 wj= 0,17 wi= 0,06 wh= 0,03 wz= 0,17 wl= 0,23 wn= 0,11

Services The criterion Supply of services is measured as specified below: Classification of services: 1. Local public services: a. Schools (nursery schools, kindergartens, primary schools); b. Municipality and cultural centers (libraries, exposition spaces, cultural centers, etc); c. Religious services (churches, oratories, etc) 2. Praivate services_retail (pharmacies, postal services, etc) 3. Local public services for neighborhood (junior high schools, sport and health facilities) 4. Urban and regional services (high schools, universities, theaters, cinemas, museums) 5. Shopping malls - If in the cell are located services 1a), 1b), 1c), 2, 3, 4 e 5, the score is given by the sum of the weighted scores of each service: Score Serv Imp= (nserv1a x wk) + (nserv1b x wj)+(nserv1c x wi) + (nserv2 x wh) +(nserv3 x wz)+ (n serv4 x wl)+ (n serv5 x wn) - If there are no services, the score is given by the weighted sum of the incidence of the buffer area defined by the services in the neighbouring cells on the total area of the cell (160.000).

SERVICE ASSESSMENT Service Value A1

A2 0,59

1,87

B2 1,19

D2 0,81

1,56

C5 1,07

D4 1,14

3,41

C6 1,97

D5 0,91

B6 2,38

2,15

3,13

1,27

C8 2,68

D7 1,42

0,61

D6 1,22

A8 1,11

1,63

1,46

1,47

D3 1,28

1,18

1,65

3,77

1,54

1,69

1,68

1,50

D8 1,55

1,09

!"#$%#& '()*%+(,'+-)( ./ 0123/456507 84 01593647640 .4 0190:7706 .2 /1470::26 86 /107:2:5/6 82 /196::77090 .6 91:26/00507 ;/ 9172:07:790 8/ 914:3320 .9 914764/7507 80 91466/75790 ;4 91409772340 <2 91662/:6477 ;0 916557/3640 .7 91633252:07 85 91525930340 ;6 915496956 <4 915/6059477 </ 91/769706 87 91/226:69/6 <6 91//:5/2090 89 919:4744507 ;5 9197243/6 <0 91950935507 ;2 9199:027790 <7 913:/7::9/6 .5 91320/46477 .0 91320/46477 <5 31:9372/:07 <9 3179795/26 ;7 31497302726 ;9 316:5624:07

SERVICE ASSESSMENT Current Situation

GREEN SPACE ASSESSMENT General Overview

BIC

discription VECCH

ROGGIA

ASILO

SCUOLA ELEMENTARE

CASA DI RIPOSO LA PICCOLA CASA DEL RIFUGIO

GREEN SPACE

GREEN SPACEASSESSMENT Description Green Areas Size Buffer size(m) <2000 500 m 2000-5000 500 m >5000 500 m

Weights wk= 0,20 wj= 0,30 wi= 0,50

This criterion considers both the presence of green areas, walkable areas, squares, streets and their quality. The presence is evaluated with reference to their size as follows: - In the cell are located green areas, the score is given by the sum of the weighted scores of each green areas: Score Green Areas= (GA<2000 x wk) + (GA2000-5000 x wj) + (GA>5000 x wi) - If there are no green areas, the score is given by the weighted sum of the incidence of the buffer area defined by the green areas in the neighbouring cells on the total area of the cell (160.000). In addition to the weighted score given by the presence of different size green areas, itâ&#x20AC;&#x2122;s considered the quality of green areas and walkable areas, streets and squares by a premium for 3 categories of attributes. Positive attributes Liveability (min score 0 max score 0,3): - Comfort (trees, natural elements, benches, lights, aesthetics, furnitures); Protection (from metheorological conditions, From criminal events, from traffic and pollution);Vitality (min score 0 max score 0,3): Activities (space for special uses, functional mix ground floor, activities h 24); Use (identifiable accesses, adaptability, relation with the context, no barriers); Identity (min score 0 max score 0,3): Identity (genius loci, symbolic buildings for public use, landmarks, identifiable elements, interaction spaces).

GREEN SPACE ASSESSMENT Green Space Value A1

A2 4,06

3,87

B2 3,51

D2 0,00

0,71

0,00

2,30

1,90

D5 0,60

0,40

1,77

0,20

C8 0,00

D7 0,53

0,00

D6 0,69

0,00

1,84

2,10

1,27

1,48

2,22

D3 0,00

1,21

1,43

0,88

1,22

3,05

1,04

0,00

D8 0,00

0,00

GREEN SPACEASSESSMENT Current Situation

COMPARISON OF SCORES

As for the comparison between these three cells, it easy to understand that there is no specific place on our area in which all three quality matters intersect. Generally speaking, on the western part of the area which we pick up the cell B2 shows us how the qualities of green open spaces are higher than other accessibility and services matters. On the contrary eastern part of the zone in which we pick up the cell B6 illustrates us the high level of accessibility and services quality. It is clear to understand that moving from the western part to eastern part on the zone represents us how the quality level changes gradually from the high level of green open spaces to services and accessibility level. Moving through the southern part, quality level decreases from medium level to low level and changing on the scale of mostly medium and low level.

buildings

REAL ESTATE ANALYSIS

DEFINED PROPERTY

CONCLUSION

CONCLUSION As collected and analyzed datas and informations taken from public and private sources, the overall situation and trend in real estate market of Porta Romana area offers us mostly usage of mix-used communities and industrial activities with prices per square meter closer to the its surrounding zones like Porta Vittoria, Quartiere Forlanini, Corvetto, Porta Ludovico and and Rogoredo. However the habitability profile of the zone can be differed sharply inside the zone because of the existence of abandoned and unused areas. As compared to the surrounding real estate trends and prices, these abandoned and unused spaces are the determinant factor to evaluate real estate trend and prices of overall area so one cannot deny the fact that the area can be mostly defined with their unused spaces which makes the zone more unattractive in the real estate market of Milano. Transformations and redeveloping projects are occurring frequently on the unused and abandoned spaces of Porta Romana zone so that the real estate trends might be attractive for inhabitants. The real estate market trends and prices are changing gradually and quickly thanks to new developing projects. As for the analysis of Urban Quality Methods and information it is easy to understand that the trends and prices of real estate market of Porta Romana Zone can be mostly affected by the presence of quality green spaces and accessibility trends. The prices per square meter of new developed gated communities with highly landscaped environments and accessible transportations are higher than the other parts of the zone. The highest price and real estate amenities on the zone are allocated on the new developed parts on western part of the zone with high accessible transportation. All these new communities are mostly transformed from the older abandoned buildings and spaces which make some quartieres more habitable and attractive than the others so the prices per square meter are also higher than surroundings. Mostly old properties and some historical presences on the zone are allocated on the overall medium and low urban quality areas which are lack of accessible transportations, services and green spaces. The axis of Via Ripamonti and Viale Ortles are the main circulations on the zone. However, the quality of Green open spaces and services are not the expected level that we tried to see before starting the evaluations on the zone. As for the real estate trends and prices are not so high according to this quality level of green spaces and services. The existence of high prices per square meter on the new developed part located mostly on the western part of the zone defines the future trends on the real estate market on the zone. In parallel, the high quality level of services and accessibility level on the eastern part of the zone do not offers high prices as compared with the western part. As general speaking, most properties on the zone might be defined with their medium and low quality level except having some new developing projects like Fondazione Prada constitutes the general overview of real estate market trends and prices of Porta Romana zone. As for the conclusion, the future development of the zone might be in the way of redeveloping and renovating abandoned spaces and unused industrial zones to hypotheses a future research for us.

APPENDIX

ACCESSIBILITY QUALITY ASSESMENTS SERVICES QUALITY ASSESMENTS GREEN SPACE QUALITY ASSESMENTS

Cell No

A1 train 1 0

Cell No

A2 train 1 0

Cell No

A3 train 1 0,5169375

Label Weight Score

Cell No

Label Weight Score

Cell No

A4 train 1 1

bus 0,2 0,4

bus 0,2 0,6

bus 0,2 0,8

tram 0,25 0

underground 0,8 0 Total Score

tram underground 0,25 0,8 0,3255188 0 Total Score

bikeMi 0,1 0,04 0,44 bikeMi 0,1 0,1 0,825519

tram underground 0,25 0,8 0,5558969 0,267265 Total Score

bikeMi 0,1 0 1,940099

tram underground 0,25 0,8 0,0565156 0,8 Total Score

bikeMi 0,1 0,1 2,756516

A5 train 1 1

bus 0,2 1,2

tram 0,25 0

underground 0,8 0,8 Total Score

bikeMi 0,1 0,005425 3,005425

Cell No

A6 train 1 1

bus 0,2 1

tram 0,25 0

underground 0,8 1,787715 Total Score

bikeMi 0,1 0,007202 3,794917

Cell No

C1 train 1 0

bus 0,2 1,329395

tram 0,25 0

underground 0,8 0 Total Score

bikeMi 0,1 0 1,33

Cell No

C2 train 1 0

bus tram underground 0,2 0,25 0,8 1,1730725 0,1857391 0 Total Score

bikeMi 0,1 0 1,358812

Cell No

C3 train 1 0

bus tram underground 0,2 0,25 0,8 2,11972 0,6186984 0 Total Score

bikeMi 0,1 0 2,738418

C4 train bus tram underground 1 0,2 0,25 0,8 0,3747438 2,2271338 0,2353813 0 Total Score

bikeMi 0,1 0 2,837259

Label Weight Score

Cell No

Label Weight Score

Cell No

Label Weight Score

Cell No

Label Weight Score

C5 train bus 1 0,2 0,8164875 1,9751775

tram 0,25 0

underground 0,8 0,02336 Total Score

bikeMi 0,1 0,004934 2,819959

C6 train bus 1 0,2 0,7996188 1,6501263

tram 0,25 0

underground 0,8 1,415075 Total Score

bikeMi 0,1 0,005321 3,870141

Cell No

A7 train bus 1 0,2 1,4348063 0,7222525

Cell No

A8 train bus 1 0,2 0,4369813 0,0938813

Label Weight Score

tram 0,25 0

underground 0,8 1,92073 Total Score underground 0,8 1,51347 Total Score

bikeMi 0,1 0,0072 4,08499

Cell No

B1 train 1 0

bus 0,2 1,0430513

tram 0,25 0

underground 0,8 0 Total Score

bikeMi 0,1 0,1 1,14

Cell No

B2 train 1 0

bus 0,2 1,12715

tram 0,25 0,3051594

underground 0,8 0 Total Score

bikeMi 0,1 0 1,432309

underground 0,8 0,018855 Total Score

bikeMi 0,1 0 3,098744

underground 0,8 0,552385 Total Score

bikeMi 0,1 0,011529 3,43719

Label Weight Score

bikeMi 0,1 0 2,04433 Cell No

Label Weight Score

Cell No

Label Weight Score

B5 train 1 1

bus 0,2 1,802375

tram 0,25 0

underground 0,8 1,42957 Total Score

bikeMi 0,1 0,032796 4,264741

Cell No

B6 train 1 1

bus 0,2 1,9170463

tram 0,25 0

underground 0,8 1,26679 Total Score

bikeMi 0,1 0,122681 4,306518

Cell No

D1 train 1 0

bus 0,2 0,6252838

tram 0,25 0

underground 0,8 0 Total Score

bikeMi 0,1 0 0,63

Cell No

D2 train 1 0

bus 0,2 0,7456075

tram 0,25 0,0831

underground 0,8 0 Total Score

bikeMi 0,1 0 0,828708

Cell No

D3 train 1 0

bus tram underground 0,2 0,25 0,8 1,2570388 0,3979281 0 Total Score

bikeMi 0,1 0 1,654967

Cell No

D4 train 1 0

bus tram underground 0,2 0,25 0,8 1,1870038 0,1432063 0 Total Score

bikeMi 0,1 0 1,33021

Cell No

D5 train 1 0

bus 0,2 0,84683

tram 0,25 0

underground 0,8 0 Total Score

bikeMi 0,1 0 0,84683

Cell No

D6 train 1 0

bus 0,2 0,6167925

tram 0,25 0

underground 0,8 0,286675 Total Score

bikeMi 0,1 0 0,903468

Label Weight Score

Cell No

Label Weight Score

C7 train bus 1 0,2 0,3211688 1,2905413 C8 train 1 0

bus 0,2 0,8781913

tram 0,25 0

underground 0,8 1,6 Total Score

bikeMi 0,1 0 3,21171

tram 0,25 0

underground 0,8 1,37263 Total Score

bikeMi 0,1 0 2,25082

B4 train bus tram 1 0,2 0,25 0,9983563 1,7341863 0,1407328

Cell No

Label Weight Score

Cell No

B3 train bus tram 1 0,2 0,25 0,2505063 2,2109575 0,618425

Label Weight Score

Cell No

Label Weight Score

Cell No

Label Weight Score

B7 train 1 0,98795

bus 0,2 1,637715

tram 0,25 0

underground 0,8 0,871755 Total Score

bikeMi 0,1 0,1 3,59742

B8 train bus 1 0,2 0,3587875 0,8309375

tram 0,25 0

underground 0,8 1,6 Total Score

bikeMi 0,1 0 2,61

Cell No

D7 train 1 0

bus 0,2 0,4273125

tram 0,25 0

underground 0,8 0,86372 Total Score

bikeMi 0,1 0 1,29103

Cell No

D8 train 1 0

bus 0,2 0,0667575

tram 0,25 0

underground 0,8 0 Total Score

bikeMi 0,1 0 0,81

Label Weight Score

Cell No

A1 local service_1a 0,23 0,103428125

local service_1b 0,17 0,015965125

local service_1c 0,06 0

2_private service 0,03 0,004017

3_urban service 0,17 0,471166688

4_urban & sovralocal 0

Cell No

A2 local service_1a 0,23 0,4754905

local service_1b 0,17 0,296608563

local service_1c 0,06 0

2_private service 0,03 0,082321875

3_urban service 0,17 0,794968875

4_urban & sovralocal 0 0,23 Total Score

5_shopping mall 0 0 1,879389813

Cell No

A3 local service_1a 0,23 0,40320725

local service_1b 0,17 0,198107375

local service_1c 0,06 0

2_private service 0,03 0,071353875

3_urban service 0,17 0,872152063

4_urban & sovralocal 0

5_shopping mall 0 0 1,544820563

A4 local service_1a 0,23 0,089698563

local service_1b 0,17 0,2567765

local service_1c 0,06 0,01691925

2_private service 0,03 0,040060875

3_urban service 0,17 0,784147313

4_urban & sovralocal 0

A5 local service_1a 0,23 0,27930625

local service_1b 0,17 0,337648688

local service_1c 0,06 0,11830275

2_private service 0,03 0,104256563

3_urban service 0,17 0,62200025

4_urban & sovralocal 0

A6 local service_1a 0,23 0,468002563

local service_1b 0,17 0,15138925

local service_1c 0,06 0,131108625

2_private service 0,03 0,116914688

3_urban service 0,17 0,764471938

4_urban & sovralocal 0

Label Weight Score

Cell No

Label Weight Score

Cell No

Label Weight Score

Cell No

Label Weight Score

Total Score

5_shopping mall 0 0 0,594576938

5_shopping mall 0 0 1,1876025 5_shopping mall 0 0 1,4615145 5_shopping mall 0 0 1,631887063

Cell No

A7 local service_1a 0,23 0,204999

local service_1b 0,17 0,001608625

local service_1c 0,06 0,034816875

2_private service 0,03 0,078216938

3_urban service 0,17 0,799737375

4_urban & sovralocal 0

Cell No

A8 local service_1a 0,23 0,025348875

local service_1b 0,17 0

local service_1c 0,06 0,003811875

2_private service 0,03 0,028007813

3_urban service 0,17 0,560869313

4_urban & sovralocal 0 0 Total Score

Cell No

B1 local service_1a 0,23 0,361216438

local service_1b 0,17 0,164123313

local service_1c 0,06 0

2_private service 0,03 0,002874188

3_urban service 0,17 0,6686525

4_urban & sovralocal 0 0 Total Score

Cell No

B2 local service_1a 0,23 0,541514875

local service_1b 0,17 0,211260063

local service_1c 0,06 0,003777375

2_private service 0,03 0,076746188

3_urban service 0,17 0,8567745

4_urban & sovralocal 0 0 Total Score

Cell No

B3 local service_1a 0,23 0,433315688

local service_1b 0,17 0,168558188

local service_1c 0,06 0,006987375

2_private service 0,03 0,0913965

3_urban service 0,17 0,955027063

4_urban & sovralocal 0 0 Total Score

Cell No

B4 local service_1a 0,23 0,175767438

local service_1b 0,17 0,2793015

local service_1c 0,06 0,0395475

2_private service 0,03 0,013685813

3_urban service 0,17 0,965800813

4_urban & sovralocal 0 0 Total Score

Label Weight Score

Total Score

Cell No

D1 local service_1a 0,23 0,218813375

local service_1b 0,17 0,004004563

local service_1c 0,06 0,00266325

2_private service 0,03 0,00668325

3_urban service 0,17 0,585978313

Cell No

4_urban & sovralocal 0 0 Total Score

5_shopping mall 0 0 0,81814275

D2 local service_1a 0,23 0,374352313

local service_1b 0,17 0

local service_1c 0,06 0,1444815

2_private service 0,03 0,064746938

3_urban service 0,17 0,70160275

Cell No

4_urban & sovralocal 0 0 Total Score

5_shopping mall 0 0 1,2851835

D3 local service_1a 0,23 0,130290688

local service_1b 0,17 0,049362688

local service_1c 0,06 0,191042625

2_private service 0,03 0,092934375

3_urban service 0,17 0,679474063

Cell No

4_urban & sovralocal 0 0 Total Score

5_shopping mall 0 0 1,143104438

D4 local service_1a 0,23 0

local service_1b 0,17 0,115930438

local service_1c 0,06 0,036534375

2_private service 0,03 0,05711775

3_urban service 0,17 0,701290375

Cell No

4_urban & sovralocal 0 0 Total Score

5_shopping mall 0 0 0,910872938

D5 local service_1a 0,23 0,03589725

local service_1b 0,17 0,117730313

local service_1c 0,06 0

2_private service 0,03 0,052384875

3_urban service 0,17 1,023414875

Cell No

4_urban & sovralocal 0 0 Total Score

5_shopping mall 0 0 1,229427313

D6 local service_1a 0,23 0,172307375

local service_1b 0,17 0,240933563

local service_1c 0,06 0,016693875

2_private service 0,03 0,118186688

3_urban service 0,17 0,877220188

4_urban & sovralocal 0 0 Total Score

5_shopping mall 0 0 1,425341688

Label Weight Score

Cell No

C3 local service_1a 0,23 0,248506375

local service_1b 0,17 0,106006688

local service_1c 0,06 0,183648

2_private service 0,03 0,141610688

3_urban service 0,17 0,882862063

4_urban & sovralocal 0

Cell No

C4 local service_1a 0,23 0,06855725

local service_1b 0,17 0,205839188

local service_1c 0,06 0,02114475

2_private service 0,03 0,07452375

3_urban service 0,17 0,70320075

Cell No

4_urban & sovralocal 0 0 Total Score

C5 local service_1a 0,23 0,271065063

local service_1b 0,17 0,353683938

local service_1c 0,06 0,025424625

2_private service 0,03 0,101779125

3_urban service 0,17 1,223280688

Cell No

4_urban & sovralocal 0 0 Total Score

C6 local service_1a 0,23 0,740970875

local service_1b 0,17 0,924879688

local service_1c 0,06 0,065319375

2_private service 0,03 0,270610313

3_urban service 0,17 1,13810325

Cell No

4_urban & sovralocal 0 0 Total Score

C7 local service_1a 0,23 0,69275425

local service_1b 0,17 0,734016438

local service_1c 0,06 0,073446

2_private service 0,03 0,243065625

3_urban service 0,17 0,940715188

Cell No

4_urban & sovralocal 0 0 Total Score

C8 local service_1a 0,23 0,363218875

local service_1b 0,17 0,141402813

local service_1c 0,06 0,061951875

2_private service 0,03 0,084174375

3_urban service 0,17 0,85

4_urban & sovralocal 0 0 Total Score

Label Weight Score

Total Score

Cell No

B5 local service_1a 0,23 0,489294813

local service_1b 0,17 0,4433345

local service_1c 0,06 0,127696125

2_private service 0,03 0,075473813

3_urban service 0,17 1,023995

Cell No

4_urban & sovralocal 0 0,23 Total Score

5_shopping mall 0 0 2,38979425

B6 local service_1a 0,23 0,872949188

local service_1b 0,17 1,0719605

local service_1c 0,06 0,173430375

2_private service 0,03 0,203516625

3_urban service 0,17 1,088711875

Cell No

4_urban & sovralocal 0 0 Total Score

5_shopping mall 0 0 3,410568563

B7 local service_1a 0,23 0,47868175

local service_1b 0,17 0,442600313

local service_1c 0,06 0,10657275

2_private service 0,03 0,15956775

3_urban service 0,17 0,97256575

Cell No

4_urban & sovralocal 0 0 Total Score

5_shopping mall 0 0 2,159988313

B8 local service_1a 0,23 0,369423125

local service_1b 0,17 0,02353225

local service_1c 0,06 0,054531375

2_private service 0,03 0,05617275

3_urban service 0,17 0,773935625

Cell No

4_urban & sovralocal 0 0 Total Score

5_shopping mall 0 0 1,277595125

C1 local service_1a 0,23 0,82782175

local service_1b 0,17 0,165879625

local service_1c 0,06 0,001711875

2_private service 0,03 0,013976438

3_urban service 0,17 0,67623875

Cell No

4_urban & sovralocal 0 0 Total Score

5_shopping mall 0 0 1,685628438

C2 local service_1a 0,23 2,609538313

local service_1b 0,17 0,073007563

local service_1c 0,06 0,16843125

2_private service 0,03 0,087771188

3_urban service 0,17 0,836904688

4_urban & sovralocal 0 0 Total Score

5_shopping mall 0 0 3,775653

Label Weight Score

Cell No

D7 local service_1a 0,23 0,27806425

local service_1b 0,17 0,285232375

local service_1c 0,06 0,013978125

2_private service 0,03 0,130020938

3_urban service 0,17 0,85

Cell No

4_urban & sovralocal 0 0 Total Score

D8 local service_1a 0,23 0,126170813

local service_1b 0,17 0,103520438

local service_1c 0,06 0,01156125

2_private service 0,03 0,04052775

3_urban service 0,17 0,811118875

4_urban & sovralocal 0 0 Total Score

Label Weight Score

62 accessibility

Area Cell (n.) Ripamonti A1 A1 A1

<2000 Buffer area Buffer area/cell area 1 160000 1,000 0 0 0,000 0 0 0,000

ws 2000-‐5000 Buffer area Buffer area/cell area ws >5000 Buffer area Buffer area/cell area 0,2 0 87863 0,549 0,165 0 0 0,000 0 0 0 0,000 0 1 160000 1,000 0 0 0 0,000 0 1 160000 1,000

0,000 0,000 0,000

0 0 0

109219

0,683 0,000 0,000

4974

0,031 0,000

0,006 0

0 0

0 11664

0,000 0,073

136161

0,851 0,000

0,17 0

0 0

0 22007

0,000 0,138

1 0

160000 0

1,000 0,000 0,000

0,2 0 0

1 1

160000 118828

0,000 1,000 0,743

43779

0,274 0,000 0,000

0,055 0 0

0 0

129690 24223

0,000 0,811 0,151

0,000 0,000

0 0 0 0

0,000 0,000

0 0

0,000 0,000

0 0

78177

0,489

0,000

0,000 0,000 0,000

100065

8628

0,625 0,000 0,054

0,147 0 0,188 0 0,016

0,000 0,000 0,000

0,220 0,000 0,000

0,044 0 0

0 0

41197 149928

0,000 0,257 0,937

0 0,077 0,281

0,000 0,000 0,000

0 0 0 0 0 0 0

0,312 0,000 0,000 0,000 0,001 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000

0,062 0 0 0 2E-‐04 0 0 0 0 0 0 0 0 0 0 0 0 0 0

0 1

130221 160000

0 0

65137 79216

58240

101703

17034

0,000 0,814 1,000 0,000 0,000 0,407 0,495 0,000 0,000 0,000 0,000 0,000 0,000 0,364 0,000 0,636 0,000 0,106 0,000

0 0,244 0,3 0 0 0,122 0,149 0 0 0 0 0 0 0,109 0 0,191 0 0,032 0

0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000 0,000

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

150774 0

0,942 0,000

0,2 0

97772

0,000 0,611

0 0

25567 0

0,160 0,000

0,032 0

25567

0,000 0,160

0,000

160000

1,000 0,000 0,000

0,2 0 0

160000

1,000 0,000 0,000

0 0

0,000 0,000 0,000

0 0 0

160000

1,000 0,000 0,000

11986

0,075 0,000

0,015 0

11986

0,000 0,075

0,980 0,000 0,000

0,2 0 0

97310 74374

0,000 0,608 0,465

B7 B8

0 0

156782

C2 C3 C4

C7 C8 D1 D2 D3 D4 D5 D6

ws walkable spaces 0 1 0,5 1 0,5 1

0,205 0 0 0 0 0,022 0 0 0,041 0 0 0,183 0 0 0,048 0 0 0 0 0 0,3 0 0 0 0,3 0 0 0 0 0,022 0 0 0,182 0,139 0 0 0,3 0,3 0 0 0,243 0,045

1 0

LIVEABLITY VITALITY

35269

49890

155

0,000

136372 150940

0,000 0,852 0,943

0 0,5 0,472

1 1 1

0,000 0,000

0 0

0,000 0,000

0 0

0,000 0,000

0 0

1 0

0,000 0,000

0 0

1 0

0,000

0 1

36558 143922

0,000 0,228 0,900

0 0,114 0,5

1 1

0 0

101537 13307

0,000 0,635 0,083

0 0,317 0,042

1 1

0,000 0,000

0 0

0,000 0,000 0,000

0 0 0

0,000 0,000 0,000

0 0 0

0,000 0,000 0,000

0 0 0

ws 0,2 0,2 0,2

WALKABLE PREMIUM paths/area (0,3;0,1;0) s/squares

IDENTITY

PREMIUM (0,3;0,1;0)

DETRACTOR

TOTAL QUALITY SCORE

1 1 1

0,3 0,3 0,3

0,1 0,3 0,1

0 0,1 0,1

1,264743125 1,5 1,3 4,064743125 1,104785625 1,3 1,4716875 3,876473125 0,7062175 0,52187 1,2280875 0,87020125 0,341263125 1,211464375 1 0,4833225 1,4833225 0,93195875 0,347938125 1,279896875 0,2 0 0 0 1,4 0,81424375 1,3 3,51424375 1,2 1,017303125 0,841584375 3,0588875 0,7149825 0,72247375 1,43745625 1,1 0,48245625 0,63945125 2,2219075 0,9 0,6 0,8 2,3 0,75472375 0,54316875 0,545418125 1,843310625 0,4 0,2

0,2 0,2 0,2 0 0 0

1 1 1

0,3 0,3 0,3

0,1 0,1 0,3

0,1 0,1

1 1

0,3 0,3

0,1 0

0 0,1

0 0 0 0,2 0 0 0,2 0 0 0 0 0 0 0,2 0,2 0 0 0,2 0,2 0 0 0 0 0 0,2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0,2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

1 1

0,3 0,1

0,1 0,1

0 0

1 1

0,3 0,1

0,1 0,1

0,1 0

1 1

0,3 0,1

0,1 0,1

0 0

0,1

0,3

0,1

1 1 1

0,3 0,3 0,3

0,1 0 0,3

0 0,1 0,1

1 1 1

0,3 0,3 0,3

0,1 0 0,3

0 0,1 0,1

1 1

0,3 0,3

0,1 0,1

0 0

1 1 1

0,3 0,1 0,3

0,3 0,1 0,1

0,1 0,1 0,1

0 0 0

1 1 1

0,3 0,1 0,3

0,3 0,1 0,1

0,1 0,1 0,1

0 0 0

1 1 1

0,3 0,1 0,3

0,3 0,1 0,1

0,1 0,1 0,1

0 0 0

0,3 0,1

0 0,1

0,1 0

0,3

0,1

1,046581875

0,3

0,1

0,3

0,1

1 1 1

0,3 0,1 0,3

0,3 0,1 0,1

0,1 0,1 0,1

0 0 0

1 1 1

0,3 0,1 0,3

0,3 0,1 0,1

0,1 0,1 0,1

0 0 0

1 1 1

0,3 0,1 0,3

0,3 0,1 0,1

0,1 0,1 0,1

0 0 0

0,3

0,1

0,3

0,1

0,3

0,1

0,887621875 0,887621875 0,7161775 0,7161775 0,74408625 0,377244375 0,781115 1,902445625 0,7623625 0,544164375 0,8 2,106526875 0,70019375 0,422131875 0,64853 1,770855625 0 0 0 0 0 0,6092 0,6092 0,690693125 0,690693125 0,53193875 0,53193875