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Home>Blog>Financial Independence, Retire Early: How to Master FIRE
How to Become Financially Independent and Retire Early
FIRE stands for "Financial Independence, Retire Early." Needless to say, those who embrace this savings-first lifestyle are seeking just that — enough savings to quit work sooner than others.
Currently, the full retirement age for Social Security is 66.5 years old.
However, more and more people — especially millennials — are plotting an early retirement. Not because they're earning more money or dealing with less than debt than past generations. But because of an emerging trend in personal finance known as Financial Independence, Retire Early (FIRE).
What is Financial Independence, Retire Early?
Financial Independence, Retire Early — known as FIRE for short — seems pretty self-explanatory at face value. But devising an actionable plan is anything but.
Of course, those who embrace this frugal lifestyle are seeking just that — enough savings to quit work sooner than others.
But just how early is the goal? While the desired retirement age varies from person to person, the general consensus is as early as possible.
In order to do so, you need to become financially independent. And that doesn't mean "move out my parent's basement" independent. It means saving enough money to support yourself without ever working again.
The basic idea behind FIRE is to spend as little and save as much of your income as possible. The larger the gap between what you earn and what you live on, the sooner you will achieve financial independence.
But as you'll soon see, the reality is anything but simple.
Facts and figures behind FIRE
Although the concept itself is quite simple, putting an actionable plan in place is far more complicated. Let's crunch some numbers to get a better feel.
For starters, say you save 10 percent of your income each year. It will take nine years to accumulate enough to live on your savings for one year. Saving 25 percent will give you one year's worth of living expenses in four years. If save half your annual income, then it only takes one year to accumulate one year's worth of living expenses.
According to MarketWatch, it will take nearly 37 years to achieve FIRE if you save 20 percent of your income each year. Meanwhile, saving half of your income every year will propel you to FIRE in under 17 years.
(These projections assume a 5 percent annual return on investments and a 4 percent withdrawal rate each year.)
Now for the average professional, this sounds absurd. But not all high-earning doctors are cut out for this formula either. Besides years of crippling student loan repayments, doctors also begin their careers later than most. This gives them a lot less time to save.
Still, a physician's salary does of course make it easier to achieve FIRE. If you earn $200,000 and can live on $100,000, you reach FIRE level in 17 years according to the above projections.
Steps to take to achieve FIRE
If the idea of FIRE sparks your interest, here are some basic steps you need to take to get started:
Determine when you want to retire. Between medical school and residency, that's usually about a decade of training. If you're passionate about your speciality, you probably won't want to retire in your early 40s anyways.
But say you're 35 and would like to retire at 55. Although you only have 20 years of preparation, it is doable. To achieve FIRE, you will have to live on roughly 55 to 60 percent of your income for each of those 20 years.
Cut your expenses. All things considered, a physician's salary should give you a better chance at achieving FIRE. That is, if you can live satisfactorily on a percentage of your income. In order to do so, you may need to place strict limits (or even give up) extras like:
Frequent dining out.
Gym memberships.
TV and Internet packages.
Luxury travel.
You may also want to choose a lower-priced home and car than what your income can afford.
Invest what you save. You will need to grow your savings in order to retire early. Make sure you take advantage of available retirement plans, such as a 401(k) or IRA. Others suggest putting money in high-interest savings accounts and low-cost index funds.
Common obstacles to achieving FIRE
As you establish your retirement savings goals, be sure to account for factors that may alter your expectations. Consider the following variables --- both internal and external:
Inflation will increase your expenses. Inflation typically increases the cost of goods and services by 2 to 3 percent annually. That means if you spend $40,000 in retirement one year, you will need an extra $800 to $1,200 the second year. Otherwise, you will need to cut expenses each year. Plus, the longer your retirement lasts, the more inflation will be a factor.
Taxes may cost more in the future. If you use tax-deferred savings accounts (a 401k or IRA), you will pay income taxes on your retirement withdrawals. And there's a strong chance that tax rates will be higher when you need the money due to:
Government deficits.
Entitlement spending.
Other investments like stocks and mutual funds will require you to pay capital gains taxes when you sell them off.
Be conservative when estimating investment performance. Yes, there may be years your investments return 15 to 20 percent. But you can't count on that happening often. To be realistic, anticipate a 5 percent annual return.
Don't expect to increase your lifestyle in retirement. The lifestyle that allows you to retire early will need to remain in place to preserve financial independence.
Many who follow the FIRE movement use a 4-percent withdrawal rate. That means each year you're retired, you withdraw 4 percent of the total value of your savings. This approach has shown that savings can last at least 30 years.
FIRE isn't for everyone. But given your high income potential and solid job stability as a doctor, you're better suited than most.
Even with a late start in the working world and mountain of student debt to repay, a smart, actionable plan can still pave the way to early retirement. To figure out where you stand, it helps to get comfortable with:
The numbers behind FIRE.
Steps you need to take to achieve FIRE.
Common barriers doctors face in reaching FIRE.
By doing so, you should be able to determine whether a FIRE future is a real possibility or merely a pipe dream.
Why You Can (and Should) Save More for Retirement in 2021
2021 Physician Finance Checklist: 10 Simple Steps for New Doctors
Jack Wolstenholm - Head of Content Marketing
Jack is the Head of Content Marketing at LeverageRx, the personal finance company that simplifies how healthcare professionals shop for financial products and services. A Creighton University graduate and former advertising creative, he has written extensively about topics in personal finance, work-life, employee benefits, and technology. His work has been featured in MSN, Benzinga, TMCNet, StartupNation, Council for Disability Awareness, and more.
Physician Finance—Published February 05, 2019
Jack WolstenholmLast Updated February 04, 2021
Read time5 mins
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Werner Arber
Vanderlei S. Bagnato
Antonio Battro
Daniel Adzei Bekoe
Paul Berg
Enrico Berti
Robert Eric Betzig
Thierry Boon-Falleur
Joachim von Braun
Luis Ángel Caffarelli
Steven Chu
Aaron Ciechanover
Yves Coppens
Suzanne Cory
Paul Crutzen
Edward De Robertis
Stanislas Dehaene
Francis L. Delmonico
Manfred Eigen
Gerhard Ertl
Albert Eschenmoser
Elaine Fuchs
Antonio García Bellido
Takashi Gojobori
Theodor Hänsch
Mohamed H.A. Hassan
Stefan W. Hell
Krishnaswamy Kasturirangan
Klaus von Klitzing
Nicole Le Douarin
Tsung-Dao Lee
Yuan-Tseh Lee
Jean-Marie Lehn
Pierre Léna
Jane Lubchenco
Juan Maldacena
Yuri Manin
Beatrice Mintz
Jürgen Mittelstraß
Erna Möller
Mario Molina
Salvador Moncada
Rudolf Muradyan
Sergey Novikov
John Charles Polanyi
Ingo Potrykus
Yves Quéré
Veerabhadran Ramanathan
C.N.R. Rao
Peter Raven
Ignacio Rodríguez-Iturbe
Carlo Rubbia
Roald Sagdeev
Hans Joachim Schellnhuber
Michael Sela
Maxine Singer
Wolf Singer
Govind Swarup
Hans Tuppy
Rafael Vicuña
Chen Ning Yang
Ada Yonath
Antonino Zichichi
Date of Birth 4 December 1947
Place Denver, Colorado, USA
Nomination 19 February 2019
Field Environmental science and marine ecology
Title Distinguished University Professor and Marine Studies Advisor to the President
Most important awards, prizes and academies
A member of the National Academy of Sciences, the Royal Society, The World Academy of Science and others, her awards include 22 honorary doctorates and the highest awards from both the National Academy of Sciences (the Public Welfare Medal) and the National Science Foundation (the Vannevar Bush Award).
Summary of scientific research
A marine ecologist with expertise in the ocean, climate change, and interactions between the environment and human well-being, she focuses on actions that would achieve healthy, resilient ocean ecosystems and people. She also proposed 'A New Social Contract for Science' in which scientists have a moral obligation to engage with society, help solve urgent societal problems, and act with humility, transparency and honesty.
2010 Lubchenco, J. Changing Course: A Proposed Framework for Coastal and Marine Spatial Planning in the United States. Environmental Law Institute National Wetlands Newsletter, July-August 2010, p 4-7. Environmental Law Institute, Washington, D.C.; 2010 Lubchenco, J. Ocean Observations: Essential for Good Stewardship. Marine Technology Society Journal: 44(6): 6-9. http://dx.doi.org/10.4031/MTSJ.44.6.23; 2010 Lubchenco, J. and L. Petes. The Interconnected Biosphere: Science at the Ocean's Tipping Points (Eleventh Annual Roger Revelle Lecture). Oceanography: 23 (2): 115-129. Reprinted: p 18-39 in Sustainable Development of the World's Large Marine Ecosystems during Climate Change. 2010. Eds. Ken Sherman and S. Adams, IUCN. Gland, Switzerland, xii+232 p.; 2010 Lubchenco, J. New NOAA climate office would meet growing needs. Commentary in Science News: 177(6):32.; 2010 Lubchenco, J. and N. Sutley. Proposed U.S. Policy for Ocean, Coast and Great Lakes Stewardship. Science: 328:1485-6; 2010 Lubchenco, J. Earth Day is about recovering the environment and the economy. Op-ed in Miami Herald and other McClatchy newspapers, April 21.; 2011 Guarderas A.P., S.D. Hacker, and J. Lubchenco. Ecological effects of marine reserves in Latin America and the Caribbean. Marine Ecology Progress Series: 429:219-225; 2011 Menge, B.A., S.D. Hacker, T. Friedenburg, J. Lubchenco, R. Craig, G. Rilov, M. Noble, E. Richmond. Potential impact of climate-related changes is buffered by differential responses to recruitment and interactions. Ecological Monographs: 81(3): 493-509; 2011 Lubchenco, J. Oil spill heightens importance of sea turtle recovery. Op-ed in Brandenton Herald/Gulf Times, (Qatar)/ Eco-World; 2011 Guarderas A.P., S.D. Hacker, J. Lubchenco. Current status of marine protected areas In Latin America and the Caribbean. Conservation Biology: 22:1630-1640. DOI: 10.1111/j.1523-1739.2008.01023.x; 2011 Menge, B.A., T. Gouhier, T. Freidenburg and J. Lubchenco. Linking long-term, large-scale climatic and environmental variability to patterns of marine invertebrate recruitment: Toward explaining 'unexplained' variation. Journal of Experimental Marine Biology and Ecology: 400:236-249; 2011 Lubchenco, J. and J. Blumenfeld. Reducing marine debris is worldwide challenge. Op-Ed in Honolulu Star-Advertiser, March 23; 2011; Schwaab, E.C., J. Lubchenco. Global Fisheries Sustainability: A Need for Concerted Actions to Meet Society's Goals. Pp vii-ix, Preface in: Sustainable Fisheries: Multi-level Approaches to a Global Problem Sustainable Fisheries, W.W. Taylor, A.J. Lynch, and M.G. Schechter, Eds. American Fisheries Society, Bethesda, MD, USA; 2011 Krenz, C., B. A. Menge, T. L. Freidenburg, J. Lubchenco, F. Chan, M.M. Foley, and K.J. Nielsen. Ecological subsidies to rocky intertidal communities: linear or non-linear changes along a consistent geographic upwelling transition? Journal of Experimental Marine Biology and Ecology: 409 (1-2):361-370; 2011 Lubchenco, J., and M. Damanaki. The pirates of the fisheries. Op-ed in China Daily, and reprinted in Today's Zaman; Project Syndicate, among others. September 6; 2011 Damanaki, M., and J. Lubchenco. Agreement with the US to avoid illegal fish import. Commentary in Fish Information and Services, Sept 8; 2012 Lubchenco, J., L.E. Petes, and T. R. Karl. Enhancing the resilience of coasts and oceans through climate services. Ocean Policy Research Foundation (of Japan)'s Ship and Ocean Newsletter (available in Japanese and English); 2012 Lubchenco, J. and T.R. Karl. Predicting and Managing Extreme Weather Events. Physics Today: 65(3):31-37. Doi:10.10.1063/PT.3.1475; 2012 Lubchenco, J., J. Hayes. A Better Eye on the Storm. Scientific American: May 2012:68-73; 2012 Bracken, M.E.S., B.A. Menge, M.M. Foley, C.J.B. Sorte, J. Lubchenco, D.R. Schiel. Mussel selectivity for high-quality food drives carbon inputs into open-coast intertidal ecosystems. Marine Ecology Progress Series: 459:53-62; 2012 Lubchenco, J., New tools helping fish populations to rebuild. The Environmental Forum: 29 (3): 50; 2012 Beddington, J. and J. Lubchenco. Acid Test for Marine Life. Op-ed in New York Times/International Herald Tribune, June 18; 2012 Lubchenco, J. Charting a Course for Success: NOAA's Recreational Fisheries Initiative. Commentary in Sport Fishing Magazine, July 18;
2012 Lubchenco, J., M. K. McNutt, G. Dreyfus, S. A. Murawski, D. M. Kennedy, P. T. Anastas, S. Chu, T. Hunter. Science in support of the Deepwater Horizon response. Proceedings of the National Academy of Sciences: 109(50):20212-20221; 2012 McNutt, M, S. Chu, J. Lubchenco, T. Hunter, G. Dreyfus, S Murawski, and D. Kennedy Applications of science and engineering to quantify and control the Deepwater Horizon oil spill. Proceedings of the National Academy of Sciences: 109(50):20222-20228; 2012 Lubchenco, J. Reflections on the Sustainable Biosphere Initiative. Bulletin of the Ecological Society of America: October 2012, 260-267; 2013 Lubchenco, J. and M. Damanaki. U.S. and EU Tackle Illegal Fishing – From a Shared Vision to Action. Huffington Post Green Blog, Feb 12; 2013 Lubchenco, J. Phoenix Rising? Resilience in a Climate-Changed World. Thirteenth Annual John H. Chafee Lecture on Science and the Environment. National Council for Science and the Environment, Washington, D.C. 2013:1-17; 2013 World Bank Blue Ribbon Panel. Indispensable Oceans: Aligning Ocean Health and Human Well-Being, Report of the Blue Ribbon Panel to the Global Ocean Partnership for Oceans. www.globalpartnershipforoceans.org/indispensable-ocean; 2013 Lubchenco, J. Large Marine Ecosystems: The Leading Edge of Science, Management and Policy. in: Kenneth Sherman and Sara Adams (eds.), Stress, Sustainability, and Development of Large Marine Ecosystems during Climate Change. Large Marine Ecosystems: Vol. 18:2-19, UNDP and GEF; 2014 Parenteau, P., K. Caldeira and J. Lubchenco. Brief of Amicus Curiae Scientists in support of plaintiff Center for Biological Diversity v. U.S. EPA et al., Case No. 2:13-cv-01866JLR filed in U.S. District Court for the Western District of Washington at Seattle, regarding failure of EPA to list coastal waters of Washington and Oregon as impaired in light of evidence of impairment due to ocean acidification; 2014 Tallis, H., J. Lubchenco and 238 co-signatories. A Call for Inclusive Conservation. Nature: 515:27-28; 2014 Lubchenco, J. and M. Tercek. One of the Smartest Investments We Can Make. Ensia, April 14. http://ensia.com/voices/one-of-the-smartest-investments-we-can-make/; 2015 Liu, J., Mooney, H., Hull, V., Davis, S.J., Gaskell, J., Hertel, T., Lubchenco, J., Seto, K.C., Gleick, P., Kremen, C., and Li, S. Systems Integration for Global Sustainability. Science:347(625):1258832-9; 2015 Collins, S., W. Parton, J. Lubchenco, H. Mooney. Resolution of Respect for Paul Risser. Bulletin of the Ecological Society of America: 96(1):72-73; 2015 Reimer, J.N., K. Grorud-Colvert, A.K. Barner, and J. Lubchenco. Healthy oceans, Healthy people, healthy economies; Integrating fisheries management and protected areas for environmental, economic and social benefits. Global Sustainable Development Report brief. https://sustainabledevelopment.un.org/topics/science/crowdsourcedbriefs; 2015 Jenks, B., J. Lubchenco and J. Cantore. What Will the Weather Bring? Searching for Solutions to Disaster Preparedness. Op-ed blog in Huffington Post, May 6. http://www.huffingtonpost.com/brett-jenks/what-will-the-weather-bri_b_72....; 2015 Barner, A.K., J. Lubchenco, C. Costello, S.D. Gaines, A. Leland, B. Jenks, S. Murawski, E. Schwaab, and M. Spring. Solutions for recovering and sustaining the bounty of the ocean: combining fishery reforms, rights-based fisheries management and marine reserves. Oceanography: 28(2):252-263. http://dx.doi.org/10.5670/oceanog.2015.51; 2015 Schaefer, M., E. Goldman, A.M. Bartuska, A. E. Sutton-Grier, J. Lubchenco. Nature as Capital: Advancing and Incorporating Ecosystem Services in U.S. Federal Policies and Programs. Proceedings of the National Academy of Sciences: 112(24):7383-7389; 2015 Guerry, A, S Polasky, J. Lubchenco, R. Chaplin-Kramer, G.C. Daily, R. Griffin, M.H. Ruckelshaus, I.J. Bateman, A. Duraiappah, T. Elmqvist, M.W. Feldman, C. Folke, J. Hoekstra, P. Kareiva, B. Keeler, S. Li, E. McKenzie, Z. Ouyang, B. Reyers, T. Ricketts, J. Rockstrom, H. Tallis, and B. Vira. Natural Capital Informing Decisions: From Promise to Practice. Proceedings of the National Academy of Sciences: 112(24): 7348-7355; 2015 Pudjiastuti, S. and J. Lubchenco. Working Toward Sustainable Global Fisheries. Wall Street Journal, June 24. http://www.wsj.com/articles/workingtowardsustainableglobalfisheries14351....; 2015 Lubchenco, J., A.K. Barner, E.B. Cerny-Chipman, and J.N. Reimer. SDGs need the Earth Sciences. Nature Geosciences: 8:741-745; 2015 Polasky, S., A.D. Guerry, J. Lubchenco, M. Ruckelshaus. Liability Rules Provide Incentives to Protect Natural Capital. Proceedings of the National Academy of Sciences: 112 (39): E 5380; 2015 Damanaki, M., Y. Kawaguchi, and J. Lubchenco. Ending Rogue Fishing. Project Syndicate op-ed, Oct 5, published in 10 languages in numerous outlets; 2015 Lubchenco, J. Science is the Real Winner in National Geographic's Expanded Partnership. Oct 16, op-ed in San Diego State University U-Wire; 2015 Lubchenco, J. and K. Grorud-Colvert. Making Waves: The Science and Politics of Ocean Protection. Science: 350:382-383 plus Supplemental Materials.
http://science.sciencemag.org/cgi/content/summary/science.aad5443?ijkey=5p0eIBLC8bTP2&keytype=ref&siteid=sci; 2015 Lubchenco, J. A 'Win-Win-Win' plan for Healthy Seas. TWAS Newsletter: 27 (1) p 20; 2016 Mease, L.A., T. Gibbs-Plessl, and J. Lubchenco. Call scientists before disaster strikes. Eos: 97, doi:10.1029/2016EO042593. Published on 5 January 2016; 2016 W.D. Ruckelshaus, J. Lubchenco and L. Panetta. Protecting our ocean must be priority for president, Congress. Op-ed in Seattle Times, 29 Jan. 2016; 2016 Grorud-Colvert, K., J. Lubchenco and A.K. Barner. Seas the Day: A Bluer, Saltier Second Century for American Parks. In: Science for Parks, Parks for Science: The Next Century, eds. S.R. Beissinger, D.D. Ackerly, H. Doremus, G. Machlis. University of Chicago Press: 416 p. ISBN 9780226422954; 2016 Lubchenco, J. The sea-otter whisperer. Book review of James E. Estes' Serendipity: An Ecologists' Quest to Understand Nature. Nature: 533:318-19; 2016 Sorte, C.J.B, V.E. Davidson, M.C. Franklin, K.M. Benes, M.M. Doellman, R.J. Etter, R.E Hannigan, J. Lubchenco and B.A. Menge. Long-term declines in an intertidal foundation species parallel shifts in community composition. Global Change Biology: 23(1): 341-352; 2016 Lubchenco, J. Robert Treat Paine III (1933-1916). Nature: 535:356; 2016 Estes, J.A., P.K. Dayton, P. Kareiva, S.A. Levin, J. Lubchenco, B.A Menge, S.R Palumbi, M.E. Power, J. Terborgh. A Keystone Ecologist: Robert Treat Paine 1933-2016. Ecology: 97 (11):2905-2909. DOI: 10.1002/ecy.1572; 2016 Lubchenco, J., E.B. Cerny-Chipman, J.N. Reimer, S.A. Levin. The right incentives enable ocean sustainability successes and provide hope for the future. Proceedings of the National Academy of Sciences: 113 (51): 14507-14514; 2016 Lubchenco, J. and B. Pettinger. With America's fisheries rebounding, we can't turn back. Op-ed in Oregonian, Nov 26. http://www.oregonlive.com/opinion/index.ssf/2016/11/with_americas_fisher...; 2016 Lubchenco, J. and M. Damanaki. Save the Blue Fin Tuna. Op-ed in New York Times, Dec 4. http://nyti.ms/2h3KXT4; 2016 McCauley, D.J., F.H. Joyce, J. Lubchenco. Conservation: smart advocacy needs data. Nature: 540 (7631): 38; 2016 Lubchenco, J., P. Guidetti, K. Grorud-Colvert, S. Giakoumi, S. Gaines, F. Micheli, G. diCarlo. Science of Marine Protected Areas – Mediterranean Version (3rd Edition), PISCO. www.piscoweb.org. 22 p. English, French; 2017 Grorud-Colvert, K., and J. Lubchenco. Momentum grows for ocean preserves. How well do they work? The Conversation. Jan 3. http://bit.ly/2ldUMAE; 2017 Lubchenco, Jane. Environmental science in a post-truth world. Invited editorial in Frontiers in Ecology and the Environment: 15(1):3. DOI: 10.1002/fee.1454 http://onlinelibrary.wiley.com/doi/10.1002/fee.1454/full; 2017 Mease, L.A., T. Gibbs-Plessl, A. Erickson, K.A. Ludwig, C.M. Reddy, J. Lubchenco. Designing a Solution to Enable Agency-Academic Scientific Collaboration for Disasters. Ecology and Society: 22(2):18. https://doi.org/10.5751/ES-09246-220218; 2017 Lubchenco, J., H. Mooney and P. Vitousek. Comments on Vitousek et al. 1997. In Curtin, C.G. and T.H.F. Allen. Complex Ecology: Foundational perspectives on dynamic approaches to ecology and conservation. (Cambridge University Press, Cambridge UK): in press; 2017 Sullivan, J.M., E. B. Cerny-Chipman, A.R. Rosenberg, J. Lubchenco. Bridging the Science-Policy Interface: Adaptive Solutions in the Anthropocene. Pp 3-22 In: P.S. Levin and M.R. Poe (eds) Conservation for the Anthropocene Ocean: Interdisciplinary science in support of nature and people. 300 pp. http://dx.doi.org/10.1016/B978-0-12-805375-1.00001-5 Elsevier/Academic Press: London, UK; 2017 Menge, B.A., M. Bracken, J. Lubchenco and H. Leslie. Alternative state? Experimentally induced Fucus canopy persists 38 yr in an Ascophyllum-dominated community. Ecosphere: DOI 10.1002/ecs2.1725; 2017 Giakoumi, S., C. Scianna, J. Plass-Johnson, F. Micheli, K. Grorud-Colvert, P. Tiriet, J. Claudet, G. Di Carlo, A. DiFranco, S. D. Gaines, J. A., Garcia-Charton, J. Lubchenco, J. Reimer, E. Sala, P. Guidetti. Marine Protected Areas in the crowded Mediterranean Sea: assessing ecological effects of full and partial protection. in Press: Scientific Reports; 2017 Mumby, P., J. Sanchirico, K. Broad, M. Beck, P. Tyedmers, M. Morikawa, T. Oakey, L. Crowder, E. Fulton, D. Kelso, J. Kleypas, S. Munch, P. Glynn, K. Matthews, J. Lubchenco. Avoiding a crisis of motivation for ocean management under global environmental change. Global Change Biology: 23:4483-4496. DOI 10.1111/gcb.13698; 2017 Council on Foreign Relations Arctic Task Force. Arctic Imperatives: Reinforcing U.S. Strategy on America's Fourth Coast. Independent Task Force Report No. 75. www.cfr.org/ArcticImperatives. (Lubchenco served on the Task Force that produced the report); 2017 Lubchenco, J. Scientists are making a quantum leap into relevance. Terra. Corvallis, OR: Oregon State University. May issue, p 5; 2017 Roberts, C.M., B.C. O'Leary, D. McCauley, P. Curry, C.M. Duarte, J. Lubchenco, D. Pauly, A. Saenz-Arroyo, R. Sumaila, R. W. Wilson, B. Worm, J.C. Castilla. Marine reserves can mitigate and promote adaptation to climate change. Proceedings of the National Academy of Sciences: 114(24):6167-6175. www.pnas.org/cgi/doi/10.1073/pnas.1701262114; 2017 Palumbi, S.R., J.A. Estes, P. Kareiva, S. A. Levin, J. Lubchenco, M. E. Power. Robert Treat Paine III (1933-2016). Proceedings of the National Academy of Sciences: 114(27): 6881-6882; 2017 Bollen, J., S. Carpenter, K. Coronges, J. Lubchenco, M. Scheffer, and A. Vespignani. Rethinking Resource Allocation in Science. in prep.; 2017 Lubchenco, J. Delivering on science's social contract. Michigan Journal of Sustainability: 5(1):95-108 http://dx.doi.org/10.3998/mjs.12333712.0005.106; 2017 Grorud-Colvert, K., and J. Lubchenco. Momentum grows for ocean preserves. How well do they work? The Conversation. Jan 3. http://bit.ly/2ldUMAE; 2017 Lubchenco, Jane. Environmental science in a post-truth world. Invited editorial in Frontiers in Ecology and the Environment 15(1):3. DOI: 10.1002/fee.1454 http://onlinelibrary.wiley.com/doi/10.1002/fee.1454/full "Frontiers in Ecology and the Environment Classic Paper = Most Talked About Article in 2017"; 2017 Mease, L.A., T. Gibbs-Plessl, A. Erickson, K.A. Ludwig, C.M. Reddy, J. Lubchenco. Designing a Solution to Enable Agency-Academic Scientific Collaboration for Disasters. Ecology and Society 22(2):18. https://doi.org/10.5751/ES-09246-220218; 2017 Sullivan, J.M., E. B. Cerny-Chipman, A.R. Rosenberg, J. Lubchenco. Bridging the Science-Policy Interface: Adaptive Solutions in the Anthropocene. Pp 3-22 In: P.S. Levin and M.R. Poe (eds) Conservation for the Anthropocene Ocean: Interdisciplinary science in support of nature and people. 300 pp. http://dx.doi.org/10.1016/B978-0-12-805375-1.00001-5 Elsevier/Academic Press: London, UK; 2017 Menge, B.A., M. Bracken, J. Lubchenco and H. Leslie. Alternative state? Experimentally induced Fucus canopy persists 38 yr in an Ascophyllum-dominated community. Ecosphere DOI 10.1002/ecs2.1725; 2017 Giakoumi, S., C. Scianna, J. Plass-Johnson, F. Micheli, K. Grorud-Colvert, P. Tiriet, J. Claudet, G. Di Carlo, A. DiFranco, S. D. Gaines, J. A., Garcia-Charton, J. Lubchenco, J. Reimer, E. Sala, P. Guidetti. Marine Protected Areas in the crowded Mediterranean Sea: assessing ecological effects of full and partial protection. Scientific Reports. Doi:10.1038/s41598-017-08850-w; 2017 Mumby, P., J. Sanchirico, K. Broad, M. Beck, P. Tyedmers, M. Morikawa, T. Oakey, L. Crowder, E. Fulton, D. Kelso, J. Kleypas, S. Munch, P. Glynn, K. Matthews, J. Lubchenco. Avoiding a crisis of motivation for ocean management under global environmental change. Global Change Biology: DOI 10.1111/gcb.13698; 2017 Council on Foreign Relations Arctic Task Force. Arctic Imperatives: Reinforcing U.S. Strategy on America's Fourth Coast. Independent Task Force Report No. 75. www.cfr.org/ArcticImperatives. (Lubchenco served on the Task Force that produced the report); 2017 Lubchenco, J. Scientists are making a quantum leap into relevance. Terra. Corvallis, OR: Oregon State University. May issue, p 5; 2017 Roberts, C.M., B.C. O'Leary, D. McCauley, P. Curry, C.M. Duarte, J. Lubchenco, D. Pauly, A. Saenz-Arroyo, R. Sumaila, R. W. Wilson, B. Worm, J.C. Castilla. Marine reserves can mitigate and promote adaptation to climate change. Proceedings of the National Academy of Sciences 114(24):6167-6175. www.pnas.org/cgi/doi/10.1073/pnas.1701262114; 2017 Palumbi, S.R., J.A. Estes, P. Kareiva, S. A. Levin, J. Lubchenco, M. E. Power. Robert Treat Paine III (1933-2016). Proceedings of the National Academy of Sciences 114(27): 6881-6882; 2017 Lubchenco, J. Delivering on science's social contract. Michigan Journal of Sustainability 5(1):95-108 http://dx.doi.org/10.3998/mjs.12333712.0005.106; 2017 Lubchenco, J. Ralph J. Cicerone's Far-reaching Impacts on Science, p 15-16 In Honoring the Life of Ralph J. Cicerone, National Academy of Sciences, Washington D.C.; 2018 Sala, E., J. Lubchenco, K. Grorud-Colvert, C. Novelli, C. Roberts, U.R. Sumaila. Assessing real progress toward effective ocean protection. Marine Policy: 91:11-13 https://doi.org/10.1016/j.marpol.2018.02.004; 2018 Power, M.E., J.A Estes, P. Kareiva, S. Levin, J. Lubchenco, and S. Palumbi. Biographical Memoir of Robert T. Paine 1933-2016. www.nasonline.org/publications/biographical-memoirs/memoir-pdfs/paine-ro...; 2018 Lubchenco, J., H. Mooney and P. Vitousek. Comments on Vitousek et al. 1997. In Curtin, C.G. and T.H.F. Allen. Complex Ecology: Foundational Perspectives on Dynamic Approaches to Ecology and Conservation. (Cambridge University Press, Cambridge UK); 2019 Polasky, S., C. King., S. Levin, S. Carpenter, G. Daily, P. Dasgupta, P. Ehrlich, G. Heal, and J. Lubchenco. Introduction to the Special Issue on Economics, Environment, and Sustainable Development. Proceedings of the National Academy of Sciences: 116:12 5233–5238; https://www.pnas.org/cgi/doi/10.1073/pnas.1901616116
Professional Address
Department of Integrative Biology
3029 Cordley Hall
Self-Presentation

redpajama_set_name: RedPajamaCommonCrawl


text:
This is a list of buildings and structures in the City and County of Swansea.

Buildings
BT Tower
Civic Centre
DVLA Computer Centre
Guildhall (Grade I listed)
Kilvey Hill TV transmitter
The Tower, Meridian Quay
Mumbles Lighthouse (Grade II listed)
Palace Theatre
Plantasia
Patti Pavilion
Sea View Community Primary School
Swansea Central Library (Grade II listed)
Swansea Central police station (Grade II listed)
Swansea Market
Swansea observatory
Tabernacle Chapel, Morriston (Grade I listed)
Vetch Field
Whiteford Lighthouse (Grade II listed)
Mumbles Pier

Structures
Landore viaduct (Grade II listed)
Loughor railway viaduct (Grade II listed)]
Swansea Bay barrage

Covered markets and shopping malls
Clydach Market
Picton Arcade
Shoppers Walk Arcade
Castle Arcade
High Street Arcade
Quadrant Shopping Centre
St. David's Shopping Centre
Swansea Market

Retail parks
Morfa Shopping Park
Pontarddulais Road Retail Park
Parc Fforestfach
Swansea Enterprise Park

Historical Buildings

Castles

Grade I Listed buildings

Church of St Cadoc, Cheriton
Guildhall
Oystermouth Castle, Oystermouth
Oxwich Castle, Oxwich
Penrice Castle, Penrice
Morriston Tabernacle, Morriston
Swansea Castle
Weobley Castle, Llanrhidian

See also
List of places in Swansea (categorised)
List of cultural venues in Swansea
List of public art in Swansea

Swansea-related lists

redpajama_set_name: RedPajamaWikipedia


Looking for a memorable summer vacation at a great value? Look no further! Makai 404 (42nd St.) is a cute-as-a-button efficiency (studio) unit that is fully equipped & in a great location. Accommodations include Cable TV, DVD/Blu-Ray, Central A/C, stackable Washer/Dryer, and full kitchen with refrigerator, stove, oven, microwave, dishwasher & long breakfast bar. Guests can even sit on the Balcony & enjoy views of the Bay & wetlands. 2-car parking.
Walk to the Beach (1.5 blocks) for a day of sun & surf, or stay home to enjoy the beautiful Indoor Pool Solarium. Makai amenities also include Fitness Center, Billiards Room, Sauna & Bayfront Deck where you can watch waterfowl & boats go by. Makai is within walking distance of many popular restaurants, shops & activities, including Seacrets (6 blocks), The Dough Roller, Endless Summer Surf Shop & OC Convention Center. Non-smoking. No pets, please.
This property is in our FlexStay Vacation Rental Program and available for rent for any time period (minimum stay of 3 nights). Pick your own check-in and check-out days. You choose how many nights you`d like to stay.
"This was the perfect room for a girls weekend in OCMD. We were a quick 10 min. Uber ride away from an excellent assortment of restaurants and a block away from the beach. Would highly recommend this studio for anyone looking for a simple beach vacation. The amenities were clean and new and the complex had a nice pool and billiards room."
"We stayed here for our honeymoon and had a wonderful time. The room was perfect and we had fun playing pool in the building. Would totally stay here again!!"
Hello, my name is Katrina. I'm emailing you in regards to your condo. I did read that you don't rent to group under 25, but please consider it. I understand why that rule is applied, although we aren't the type to destroy or damage your home. It would be myself and 2 other girls. We're graduating from a school near Baltimore and we're in a biomedical health club. We're great students and great girls that wouldn't do any harm. Again, please reconsider, thank you so much.
Can you please tell me if this unit has free wi-fi?
I'm sorry this unit doesn't has have WIFI.
I am interested in renting a property for 4 (two adults to kids ages 11&14) for the weekend of Aug 16-19 of 2018. Could you tell me what the cost would be and the rates please?
I don't see any pictures of a bedroom only futons. Is there an actual bed and/or bedroom?
Hello--This property is an efficiency unit. The bedding for this property is 2 futons.
Does this unit have wifi?
Greetings! This property does not have Internet service.


It's snowing again in London!
For the second time this week, snow is falling in London.
This entry was posted in London and tagged England, London, Snow, Weather. Bookmark the permalink.
22 Responses to It's snowing again in London!
Very pretty 😀 It snowed here in Philadelphia, USA just yesterday! A week before that, it was so warm we didn't even have to wear our jackets.. I guess we can both thanks global warming!
It has been such a strange winter! Hard to believe that you didn't have to wear a coat in Philly last week. Weird. By the way, Philadelphia is one of my favorite historical cities.
You have been getting a lot of snow. Stay warm and dry! Take care Nia.
I am jealous! We had 82 inches last year and hardly an inch this year. No fun!
I still can't get over that you had 82 inches last year and then nothing this year. That is totally crazy!
Fortunately for me I do!
I really hope this odd weather doesn't continue to ruin the seasons. Spring is one of my favorites and I'm excited to see all the trees, bushes, and flowers bloom. I hope they will.
Unusual shots, i like the strength of the lock and chain against the wisps of snow.
Thanks. When I have my dog with me it is hard to really get good photos. And when it snows he likes to chase the snowflakes so I only had time for a couple of shots since I thought he would make me drop the camera. Serves me right, it was time for his walk. I saw the chain and lock on someone's moped and I liked it with the dusting of snow.
Artistic and mysterious. It feels like there is a story waiting to be told.
I bet you can come up with a great story!
I love when that happens! I don't think it will stay long though. The sun is peeping through the clouds.
Chains already have such a heavy look, but with a bit of snow it feels even more so.
It does. This lock and chain really caught my eye.
Fortunately London is not suffering from the extreme winter that is hitting Eastern Europe. I feel for them out there and I hope everyone is safe and sound and that the weather eases up for them soon.


For people that suffer from seasonal allergies, the arrival of spring is dreaded for one reason: pollen. Every year, people look to the pollen index and forecast to decide whether or not they want to leave their homes. Pollen can cause allergy and asthma symptoms to worsen. It is important to know the pollen count to avoid health complications.
Pollen is the yellow-green powdery substance produced by flowering plants or cones. During the spring, wind and birds assist the pollination process by carrying pollen from plant to plant. As the trees bloom and pollination occurs, seasonal allergies begin to flare. Every year, 35 million Americans have pollen-related upper respiratory symptoms.
During the spring, news stations often broadcast pollen forecasts. These forecasts will include the pollen count, the severity of the pollen count from low to extremely high, pollen types and an advisory for those affected by seasonal allergies. A pollen count is an index of the number of grains of pollen in the air per cubic meter.
Pollen count is higher on windy days because the wind picks up pollen and carries it through the air. Pollen count is lower on rainy days because the rain washes away the pollen. People with allergies can use the pollen count to help manage their allergy symptoms.
Atlanta's pollen count is usually high in the spring since Atlanta is a "city in a forest". Often, seasonal allergies flare before spring begins because Atlanta's warm weather sometimes cause trees and flowers to bloom earlier than normal.
Spring can be a stressful time for those with seasonal allergies when Atlanta's pollen count is high. If you suffer from seasonal allergies, schedule an allergy appointment at Atlanta ENT before spring is here.


The Center for Nonprofits and Philanthropy at the Bush School of Government and Public Service, Texas A&M University, and the Bryan/College Station Chamber of Commerce are working together with nonprofits in Brazos Valley to strengthen the impact of nonprofits. They received a $5,000 grant to offer a one-day training for Brazos Valley nonprofits as a part of a new initiative.
The Union Pacific Grant will go toward a professional development workshop. The Brazos Valley Initiative will improve local nonprofits' management and their understanding of customers. The Chamber of Commerce will be a vital partner in this initiative as businesses are necessary to philanthropic work.
Dr. Will Brown, Professor at the Bush School, said the goal is to help nonprofit partners solve problems and strengthen their boards. Brown said the hope is to use the model to branch out to other communities and global initiatives.
"Our hope is that it has some applicability to others and that we can distill some of the learning that we have. So we see it as a classic experimental situation to test out some ideas and see how well we do at being able to implement those ideas and then do the best we can do document what we're doing and talk about it in a way that's coherent and bring it back to an audience that we also interact with, which is the academic audience," Brown said.
An event to kick off the new initiative was held on October 9. Neil Bush is part of the advisory board and attended the launch event.


1993 Senate Bill 1647. An Act Authorizing The Town Of Walpole To Receive And Administer The Property Of The Terrace Hill Cemetery Corporation.
Title 1993 Senate Bill 1647. An Act Authorizing The Town Of Walpole To Receive And Administer The Property Of The Terrace Hill Cemetery Corporation.


WILL AFC BOURNEMOUTH MAKE IT TO THE PREMIERSHIP?
PROMOTION TO THE PREMIERSHIP: The great moment in AFC Bournemouth history?
The Cherries were leading promotion hopefuls Wrexham 3-0 and with six minutes to go Supa Fletch was given a rest with James Hayter coming on to make history.
"Sean O'Driscoll had already made a couple of substitutions, so I thought I wouldn't get on. But as I came on, Fletch told me there was a lot of space and I could get a couple of goals.
"I only had four or five touches the whole time I was on, and three of them were goals!


They used to be called "selected short subjects" on theater marquees. Now, unless you're a regular watcher of those vintage comedies, variety acts and travelogues that air between full-length movies on TCM – or if you seek out those new, eight-minute-or-so cartoons shown before certain first-run animated features – there aren't many theatrical short pictures out there. But not every movie has to run an hour and a half.
On April 11-14, the Flint Institute of Arts is presenting the annual program of Academy Award-nominated short films – the finalists in the Live Action, Animated and Documentary categories. Some of these movies were made by resume-building folks on the way up – Steven Spielberg and George Lucas got started in shorts – while others were produced by specialists who like telling a story within 30 minutes or less.
Sometimes, there is a message to be imparted. The winner of the 2018 Oscar for Best Documentary Short was pointedly titled "Period. End of Sentence." It was made expressly to help women in India fight a stigma there over menstruation, as residents of a village are shown overcoming a lack of access to feminine protection by learning to manufacture and market their own brand.
"Period. End of Sentence" was a project started by students at a Los Angeles-area high school, who raised money on Kickstarter to make their film about the Indian women and their struggle.
There are two other Oscar winners among the films to be shown at FIA. In "Skin," the winner for Best Live Action Short, an innocent gesture in the checkout aisle at a small-town supermarket turns into something harmful within the space of 20 minutes.
The Oscar winner for Top Animated Short was "Bao," in which a lonely Chinese-Canadian woman gets a second chance at motherhood when one of her handmade dumplings comes alive.
See FlintArts.org for a full schedule of Oscar shorts for the weekend.
Showing April 26-28, to overlap, is an affectionate new movie about Laurel and Hardy, "Stan & Ollie," starring John C. Reilly and Steve Coogan in a fact-based episode from the beloved duo's later career. Laurel and Hardy are shown in 1953 as they embark on their final tour, in which they hope to reconnect with their once-adoring fans.
As always, information on all screenings at the FIA is available by visiting FlintArts.org or calling 810. 234.1695.


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text:
Man Who Survived Deadly Explosion Reunites With Dog After 4 Months In A Coma
You may remember that an explosion rocked several Baltimore homes back in October. Several people tragically lost their lives in the blast. Among the many victims were a man and his dog, Barak, who narrowly escaped death.
The man, who remains unidentified, was rushed to the hospital suffering from severe burns across much of his body. As EMTs loaded him onto the stretcher and proceeded to transport him to the hospital, there was only one thing on his mind: Barak. The burn victim pleaded and begged the ambulance crew to please not let anything happen to his dog. Despite the pain he was in, all he was worried about was not
One Shelter Stepped In To Make A Difference
Even once he made it to the hospital, the man continued to express his concerns to the hospital staff. He begged for Barak to be saved and returned to him. Just a few days later, Barak arrived at BARCS Animal Shelter. Shelter staff learned that Barak's dad would be in the hospital for at least a month, which would normally not be good news for a dog in their care.
The BARCS Animal Shelter saves an average of 30 dogs each day – or 10,000 every year! With that many little lives to save, dogs are quickly adopted to loving families. However, because of COVID-19, BARCS made some changes to their foster program, which turned out to be excellent for sweet Barak.
"A few days after Barak arrived at our shelter, we learned that his dad's expected time in the hospital was at least a month. Up until recently, guaranteeing a month-long hold or longer—even for an emergency—wasn't always easy or even possible. BARCS is an open admission shelter and the looming threat of running out of kennel space has always plagued our organization," BARCS wrote on their Facebook page.
"However, the COVID pandemic brought a huge expansion of our foster program, opening ample space in our shelter to help more pet owners in crisis. Even though Barak's return date to his dad was unknown, we made the pledge to care for him for as long as needed. Barak wasn't a candidate for foster, but at the shelter, he had a daily plan of long walks, playgroup romps, in-kennel enrichment, training sessions, and cuddle time thanks to our dedicated volunteers and staff."
A Series Of Miracles Gave Barak And His Dad The Happy Ending They Hoped For
Barak's dad was in a medically-induced coma for the last four months as doctors and nurses worked around the clock to save his life. This week, however, came the best moment of all. Barak and his dad were finally reunited.
With visible burn scars on his hands, Barak's dad clung to his beloved best friend. The two shared a hug and plenty of kisses! While Barak's dad survived thanks to the care and compassion from the hospital staff, we're sure that Barak's love also played an important role in his recovery.
Barak and his dad have now found a new, dog-friendly home where they can enjoy their new lease on life together. Welcome home!
Lost Dog Found 54 Days After Tornado Destroyed Family's Home
Boy can pick any cat at the shelter – he chooses the shy, pudgy senior as his best friend


text:
Home Health Care Metabolic Associated Fatty Liver Disease (MAFLD) May Be A Prevalent Long-COVID Manifestation
Metabolic Associated Fatty Liver Disease (MAFLD) May Be A Prevalent Long-COVID Manifestation
Researchers from the University of Modena and Reggio Emilia-Italy, the Policlinico of Modena-Italy and the University of Alberta-Canada have in a new study found that most Post COVID-19 hospitalized patients irrespective if they had moderate or severe COVID-19 disease will ultimately develop fatty liver disease.
A new initiative is underway to change the traditional definition of Non-Alcoholic Fatty Liver Disease (NAFLD) to Metabolic Associated Fatty Liver Disease (MAFLD), to reflect the cluster of metabolic abnormalities that may be more closely associated with cardiovascular risk.
Long COVID is a smoldering inflammatory condition, characterized by several symptom clusters.
The study team This aimed to determine the prevalence of MAFLD in patients with post-acute COVID syndrome (PACS) and its association with other PACS-cluster phenotypes.
The study findings were published in the peer reviewed journal: Oxford's Open Forum Infectious Diseases. https://academic.oup.com/ofid/advance-article/doi/10.1093/ofid/ofac003/6501509
COVID-19 is a complex disease with long-term sequelae after the resolution of the acute phase [1]. Several of the sequalae that may affect the quality of life and increase the risk of death of patients who survived an episode of COVID-19 have been grouped under the umbrella term of post-acute COVID syndrome (PACS).
A multitude of signs and symptoms affecting different organ systems have been described in the post-acute COVID state, and have been grouped qualitatively in clusters: neurocognitive (brain fog, dizziness, loss of attention, confusion), autonomic (chest pain, tachycardia, palpitations), gastrointestinal (diarrhea, abdominal pain, vomiting), respiratory (general fatigue, dyspnea, cough, throat pain), musculoskeletal (myalgias, arthralgias), psychological (post- traumatic stress disorder, anxiety, depression, insomnia), sensory (ageusia, anosmia, hearing loss) and dermatological (hair loss, skin rashes).
The prevalence of these clusters has been reported to be as high as 50–80% among survivors up to 3 months after hospital discharge [2–10].
These clusters may carry a significant weight for society. Indeed, a pessimistic view argues that PACS may occur on a scale large enough to overwhelm the existing health care capacity and generate a ‖hidden public health disaster‖ [11].
Multiple simultaneously interacting and opposing factors are involved in the pathogenesis of PACS orchestrated in a delicate balance of pro- and anti-inflammatory responses [1]. Although few biomarkers, mainly represented by cytokine signaling (the so-called cytokine storm), have been useful to predict outcome during severe COVID-19 pneumonia, in the post-acute phase the utility of these biomarkers is less clear.
A complex interplay of persistent inflammation, immunosuppression, and high catabolism may identify a set of immune-metabolic biomarkers associated with PACS [12].
Non-alcoholic fatty liver disease (NAFLD) has being classically described as a barometer of metabolic health [13,14] and carries a high risk of cardiovascular complications and mortality. Metabolic (dysfunction)-associated fatty liver disease (MAFLD), a recently proposed renaming of this disease state [15], describes a target organ damage bi-directionally associated with the metabolic syndrome [16].
Recent studies have proposed that MAFLD is an hepatic manifestation of a multisystem disorder, which is heterogeneous in its underlying causes, presentation, course and outcomes [13,17,18]. For the purpose of this paper, we will refer to MAFLD exclusively.
Numerous reports highlighted the negative impact of obesity, diabetes mellitus and MAFLD on the severity of SARS-CoV-2 infection [19–21]. We explored the prevalence of MAFLD in patients with PACS and its association with other PACS-cluster phenotypes.
We included 235 patients followed at a single university outpatient clinic. The diagnosis of PACS was based on ≥1 cluster of symptoms: respiratory, neurocognitive, musculoskeletal, psychological, sensory, dermatological. The outcome was prevalence of MAFLD detected by transient elastography during the first post-discharge follow-up outpatient visit. The prevalence of MAFLD at the time of hospital admission was calculated retrospectively using the hepatic steatosis index.
Of 235 patients, 162 (69%) were men (median age 61). The prevalence of MAFLD was 55.3% at follow-up and 37.3% on admission (p<0.001). Insulin resistance (OR=1.5, 95%CI: 1.14-1.96), body mass index (OR=1.14, 95%CI: 1.04-1.24), and the metabolic syndrome (OR=2.54, 95%CI: 1.13- 5.68), were independent predictors of MAFLD. The number of PACS clusters was inversely associated with MAFLD (OR=0.86, 95%CI: 0.76-0.97). Thirty-one patients (13.2%) had MAFLD with no other associated PACS clusters. All correlations between MAFLD and other PACS clusters were weak.
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text:
The Budzey Building
LEED Canada for New Construction and Major Renovations (registered)
Commissioning Authority: Inland Technical Services Ltd.
Energy Engineer: MMM Group
Structural : Fast + Epp Structural Engineers
Electrical: MMM Group
Civil : CJ Anderson Civil Engineering
Mechanical : MMM Group
Landscape Architect: Perry + Associates
LEED Consultant: Blue Camas Consulting Ltd.
Tenant : Raincity Housing
Architect: NSDA Architects
Contractor: Stuart Olson
Building Science: exp Services Inc.
Green Building Audio
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Budzey Building - George Simpson, Raincity and Wanda Felt, NSDA Architects
The Budzey Building is a 10 storey, 10,989 m2 multi-unit residential social housing development with ancillary support services and amenity spaces combined with secondary use leased spaces. The project is located on a site purchased by the City of Vancouver in 2007, which was identified as on one of the 12 City-owned sites to be reserved for social and supportive housing. Built as a home for women and women-led families who require supportive housing, the housing project is managed by RainCity Housing and Support Society. RainCity helps families address issues, which may include mental health concerns or substance abuse, through various programs and support services to build community and partnerships for tenants.
In honour of a vibrant resident of Vancouver's Downtown Eastside, the building was bestowed with the name Budzey, after Lorna Budzey who died in 2000. Lorna stayed with RainCity due to the lack of supports and housing that recognized her unique experiences. She invited RainCity to take the time to listen and be aware of how to interact with and support individuals while challenging the organization to be inclusive and welcoming to everyone.
Sustainable Feature Highlights
Indoor water use savings equal to 6 million L per year, 40% less than baseline building
Exterior wall R-values over 237% and roof R-value at 254% better than MNECB baseline!
Air-to-water heat pump with radiant in floor heating to reduce space conditioning energy needs
Durable, reinforced concrete building with expected design service life of 60 years
Continuous air barrier between suites for superior indoor air quality and envelope performance
Located at 220 Princess Ave in Vancouver, B.C., Budzey Building project contains 41 family units and 106 studio units, complete with amenity and ancillary areas. The dwelling units are self-contained with full washrooms and complete kitchen. Spaces were designed to be adaptable to changing dynamics such as children growing into adulthood, empty nesters, aging in place and changes in mobility due to illness or aging.
Amenity and support spaces include a dining area, lounges, meeting rooms, washrooms, laundry rooms, and computer access area. Play areas in the building have access to the outdoor areas, which also have equipment storage, furniture, play equipment and raised planting beds. The rooftop is equipped with a garden and raised planting beds.
The project's goals from a resource efficiency and green building perspective were to achieve energy and water efficiencies, and a safe and healthy indoor environment. To this end, the project aimed to meet and exceed LEED Gold certification, following the requirements of LEED Canada New Construction v1, Multi-Unit Residential v1, Core & Shell v1 and Major Renovations & New Construction 2009. B.C. Housing's High Performance Green House Gas Strategy (GHG) sets a bar for new projects to pursue a minimum of four Optimized Energy Performance points within the rating system, with a maximum of 10% end use energy coming from fossil fuels.
Sustainable Sites
The site was previously home to the Drake Hotel, a small 24-room hotel. Utilizing a previously developed property can be a means of urban revitalization, which prevents the development of green field sites. This project significantly increased on-site density, while situating tenants in an accessible area close to many nearby and walkable amenities. For access to further destinations, the site facilitates easy access to public transportation, as well as secure and accessible bicycle storage for occupants and staff. To make efficient use of site area and prevent a heated microclimate associated with dark surfaces such as asphalt, all of the project's parking was tucked underground, below t3he building.
Like most new construction projects, the mechanical consultants on the Budzey building project ensured water saving fixtures were specified. The single flush low flow toilets in the building use only 4.8 litres per flush (1.28 gal/flush). Washroom faucets at Budzey run 1.9 liters of water per minute (0.5 gal/min), with kitchen sinks in kitchen running 5.7 l/min (1.5 gal/min). The showerheads flow water at 5.7 l/min (1.5 gal/min).
These measures combined result in an overall indoor water savings of over 40% compared to a baseline building of similar occupancy and usage, a target achievement worthy of a innovation in design credit for exemplary performance in water use reduction. Indeed, their annual water savings is over 6 million liters per year, the equivalent to over 31,700 baths! These water savings do not even account for the 50% water use reduction in landscaping, made possible by the planting of native and adaptive species.
Water Efficient Landscaping
A water efficient landscape was pursued through the design and implementation stages. Practices used to meet a 50% water reduction are found in the plant selection used and with the mulching of planting beds. The planting palette was selected with an emphasis on hardy and drought tolerant plants adaptive to the climate, such as sedums and grasses, which require moderate to low volumes of water. All planting areas meet the BCNLA requirement for soil depths and are topped with composted mulch to help retain soil moisture by minimizing water runoff and evaporation. The project is using a highly efficient irrigation system with drip lines to minimize evaporation and a rain sensor has been installed to delay operation for weather events.
Throughout the design, construction, and occupancy phases, energy use and energy savings objectives were followed. And, like every building project pursuing LEED certification, all systems and equipment in the building had to be reviewed to optimize energy use and compliance with the National Energy Code.
Passive Design
Passive design strategies were identified for the Budzey Building project in order to supplement the HVAC systems, reduce energy consumption and greenhouse gas emissions. Windows were sized and placed accordingly, in order to maximize the amount of natural light entering the building via apartment units and amenity spaces while simultaneously supplying natural ventilation with operable windows. Those units facing south have solar reflection integrated to reduce heat in summer.
In terms of insulation, the project improved wall, roof and window conduction compared to the Model National Energy Code for Buildings (MNECB) baseline, thereby providing superior building envelope performance to save energy. In fact, the exterior wall R-value is nearly 238% higher than the MNECB baseline, with the roof R-value at 254% better than the baseline!
The project's mechanical system was designed to reduce energy as well as fossil fuel consumption. To that end, a rooftop central air-to-water heat pump unit was installed to reduce the energy needed for heating and cooling. This switch-over system is capable of generating low temperature hot water for heating or chilled water for cooling. The residential suites utilize this heated water via radiant slab (in floor) heating, which also provides a thermally comfortable heat that is more efficient than baseboard heat and usually more efficient than forced-air heat as it eliminates duct losses.
The ventilation system utilizes heat recovery units serving the West and East Towers and main and second floors to take advantage of heated exhaust air. Ventilation air is preheated by the heat recovery systems to provide energy savings. The fans in the system are controlled with Variable Speed Drives for energy savings and include a heat recovery wheel.
A number of the Budzey Building lighting features were designed with energy efficiency in mind. Lighting control systems were designed in accordance with ASHRAE 90.1-2004 (with addenda/2007 and errata), a standard that includes a maximum indoor lighting power density (LPD). Low voltage lighting controls were used on the project, with dimming on lighting systems. Time clocks, photocells and local switches were incorporated as energy conservation devices also. Daylight sensors were integrated with the overall lighting system design to maximize the building's energy conservation. Occupancy sensors in storage rooms, common washrooms, amenity area, kitchen, and offices create additional energy savings whenever these spaces are unoccupied.
To ensure the building operates the way it was designed, all of the building's mechanical systems were reviewed, tested and balanced in collaboration with the LEED Commissioning Authority, who also ensures training is in place for building operators and managers.
Durable building
The building is made of reinforced concrete and has an expected lifetime and design service life of 60 years. The building materials and finishing materials specified in the project had to be durable and easy to maintain. Quality materials with a high recycled content were specified, tracked and documented, as well as local materials with a low transportation footprint.
A number of measures were implemented in the Budzey Building to provide a safe and healthy indoor environment for residents and staff. Air infiltration was one such consideration. Air infiltration can deliver pollutants, allergens and bacteria into buildings and between suites. Improper air pressure differentials can bring in pollutants such as environmental tobacco smoke. All multi-unit residential projects pursuing LEED must provide a continuous air barrier for each suite to prevent pollutant infiltration. Continuous air barriers are also a good preventative measure for the spread of pests such as bed bugs.
From the care that went into wall assembly design to the delivery of ample fresh air, which balances the need to save energy, all the way down to the specification of low-emitting materials of the building's interior, indoor air quality was a green building and health concern since the project's inception.
The HVAC system needed to balance energy efficiency with providing the right amount of air for a healthy indoor environment. To achieve this end, the building's HVAC was equipped with DDCs (direct digital controls). Efficiencies through scheduling via the DDC provide energy savings. Monitoring sensors in the residential suites control temperature as well as monitor CO2 and humidity. These controls are crucial not only for the quality of breathable air in the indoor environment but for residents and staff to be able to adjust conditions for personal comfort.
Providing appropriate levels of daylight and accessible views to the outdoors within suites and regularly occupied areas not only makes a pleasant place to live but also contributes to a healthy indoor environment.
Sources: Blue Camas, MMM Group, Perry + Associates, Whole Building Design Guide (WBDG), U.S. Department of Energy (DOE)
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text:
Monetary Policy Committees in Action: Is There Room for Improvement?
Staff Working Paper 2007-6 (English)
Philipp Maier
More than 80 central banks use a committee to take monetary policy decisions. The composition of the committee and the structure of the meeting can affect the quality of the decision making. In this paper we review economic, experimental, sociological and psychological studies to identify criteria for the optimal institutional setting of a monetary committee. These include the optimal size of the committee, measures to encourage independent thinking, a relatively informal structure of the meeting, and abilities to identify and evaluate individual members' performances. Using these criteria, we evaluate the composition and operation of monetary policy committees in various central banks. Our findings indicate that e.g. the monetary policy committee of the Bank of England follows committee best-practice, while the committee structure of other major central banks could be improved.
Also published as:
Maier, Philipp. 2010. "How Central Banks Take Decisions: An Analysis of Monetary Policy Meetings." Chapter 10 in Challenges in Central Banking: The Current Institutional Environment and Forces Affecting Monetary Policy, edited by Pierre L. Siklos, Martin T. Bohl, Mark E. Wohar. New York, New York: Cambridge University Press, pp. 320-56
Topic(s): Central bank research, Monetary policy framework
JEL Code(s): C, C9, C92, D, D7, D70, E, E5, E58


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