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By K. E. Darnell

Drilled pier foundations have long been a favored foundation type for heavily loaded structures. Drilled piers derive their load-bearing capacity from end-bearing, and/or sidewall friction. This type of foundation is used in many geologic settings, including those areas underlain by hard carbonate rock, such as limestones and dolomites. When properly designed and constructed, drilled piers provide high load-carrying capacity in both compression and uplift. However, carbonate rock is often subject to intense differential weathering resulting in the formation of an irregular bedrock surface, sinkholes and caves; consequently, the investigation for, and the design of, drilled pier foundations is often complex. Further, the construction may be difficult and costly. This paper discusses geotechnical investigative procedures which can be employed to develop foundation design criteria and reduce the frequency of changed conditions. Finally, state-of-the-art construction practices and quality control techniques are discussed.

Jan 1, 2010

By Tai Luu, Michael McNicholas, James C. McIntyre

The Jersey City Municipal Utilities Authority (JCMUA), discovered that an existing sewer pipe had collapsed under the New Jersey Transit Conrail Railroad between Pine Street and Ash Street in Jersey City New Jersey. Immediate action was taken to abandon the pipe in place and install a new sanitary sewer. The borings showed 10-20 ft (3.04 m.- 6.09 m) of competent fill overlaying approximately 8 ft. (2.44 m.) of compressible peat and organics. Groundwater was at 8 ft (2.44 m) below ground level. The poor condition of the soils at subgrade could not withstand the extreme weight of the jacking machine or the thrust force required to push the casing from the launching pit to receiving pit. The support of excavation (SOE) would therefore not only need to retain the soil to allow the jacking equipment to reach subgrade at 14 ft (4.27m) below working grade, but also the back wall of the SOE would need to be sufficiently robust to function as the reaction block for jacking operations. The alignment and allowable tolerance for the jacked casing was minimal, therefore the performance of the SOE was extremely critical to the success of jacking operations. This paper will discuss in detail the design concepts that were developed and implemented by the team to overcome these obstacles. HISTORY The discovery of a collapsed section of an existing sanitary sewer led the Jersey City Municipal Utilities Authority to act on an emergency contract. The project design team was tasked with developing an abandonment plan for the broken pipe and installation of the new pipe through challenging geology. The new 180 ft.(54.96 m) long, 54-in. (1.37 m) . diameter sewer pipe was designed to be contained within a 72-in. (1.83 m) protective steel casing. The installation of the new sewer pipe would require a detailed understanding of the geology. The geotechnical subcontractor assembled a subsurface investigation report on November 2nd, 2017. It was quickly realized that the only way to replace the pipe was with a jacked pipe system since the large grade change and the Conrail Right of Way created no other alternative. Delaying or closing the railway was absolutely not an option as that particular railway served as the main heavy-haul route to and from Jersey City. It became apparent that a major obstacle to pipe jacking was the challenging geology present across and beneath the proposed sanitary sewer. The following challenges faced the design team prior to the installation of the replacement pipe:

Jan 1, 2019

By Todd W. Armstrong, Michael D. Reader

"INTRODUCTIONThe Playa Vista Development is the largest urban infill development in the history of the United States. Overall, it encompasses about 1100 acres in the City of Los Angeles and is situated north of Los Angeles International Airport near the Pacific Ocean. The development taking place on the project consists primarily of high-density residential condominiums with 1 to 2 levels of subterranean parking . The geotechnical conditions are typified by high groundwater, soft clays, and liquefaction, in addition to environmental issues such as methane.Due to a combination of the geotechnical factors and noise restrictions, both driven and drilled piles were not feasible once the initial phase of the project was occupied. As a result, the project developer undertook a testing program that consisted of the installation and load testing of 9 piles in order to obtain City of Los Angeles acceptance of a pile installation system that met the site constraints. The testing program was divided between two separate contractors operating on sites set on opposite sides on the street (Figure 1 ). Contractors working in Test Areas A & B employed the ""dry dip"" and ""wet dip"" methods of auger pressure grouted displacement (APGD) pile installation, respectively.This paper summarizes the extraordinary program undertaken to install, document, test, and examine auger pressure grouted displacement piles at this site. The program ultimately resulted in City acceptance of auger pressure grouted displacement piles, a historically difficult challenge given the City's resistance of acceptance of ""new"" technologies.A summary of elements included in the test program are: (1) quality control; (2) load testing; (3) long-term testing; (4) non-destructive testing; and (5) pile exhumation."

Jan 1, 2005

By Hitendrabhai S. Dewangan, Dr. Aashish A. Mehta

Pile foundation is widely used in construction of marine structures. In offshore & marine piling work, drilling/boring supporting fluid is used to stabilize the borehole (excavation) prior to tremie concrete. The poly-fluid is a synthetic drilling granular polymer characterized by high molecular weight.it is mainly used for the preparation of stabilizing and lubrication mud in drilling of deep foundations. Disposal of polymers after using it into the sea, pollutant the sea environment, which may be harmful for living organisms inside sea. To reduce the pollution in offshore/Onshore, it is essential to take the precautions during flushing operation with proper recycled, reused & it’s Disposal. To provide economic and environmental solutions, used slurry was treated with addition dose of fresh material/polymers. The amount of fresh materials/ Polymer to be added can be decided based on (viscosity, density and pH value) test results. Finally, initiate water flow and air agitation as required. Run the tests on the re generated slurry before transferring to storage tank. Also, after storage, polymers will be reused for next operation. Moreover, mud wastage coming from borehole will also be disposed at suitable dumping places.

Sep 1, 2022

By C. Dai, S Raathiv

The Waikato Expressway is one of the New Zealand Transport Agency’s (NZTA) seven roads of National Significance. Coffey is part of the City Edge Alliance engaged by NZTA for the Hamilton Section of the project. The 22km Hamilton Section is the largest and most geotechnically complex section of the Expressway. The Mangaonua gully in Sector 6 is the most challenging geotechnical area of the project for piling works. Together Coffey and Brian Perry Civil have carried out the temporary and permanent design and construction of embankments, piling works, retaining walls and soil improvement works for the bridge construction. The design and construction works were governed by weak alluvial layers and artesian pressure layers several meters beneath the ground level. This paper presents the action taken to improve the foundation of temporary platform, control the artesian pressure, prevent bentonite leakages into the highly permeable alluvial layer and challenges in the base grouting process. This paper summarises the key components in the construction and supervision of bored piling works and outlines innovative solutions for challenges which we faced during the construction.

Nov 1, 2022

By Roderic A. Ellman

The new Woodrow Wilson Bridge (WWB) will replace the existing bridge over the Potomac River to connect Alexandria, Virginia to Prince Georges County, Maryland. The new WWB will extend approximately 1.1 miles across the river, with a 367-ft long bascule span in the main river channel where the water depth is about 36 ft. The bridge is primarily comprised of fixed spans in relatively shallow water and a bascule span over the navigation channel. The subsurface soil profile was quite variable along the bridge alignment. In Virginia, there was fill over soft Alluvial deposits underlain by dense Terrace deposits, as well as remnant foundations from a former ship yard. At the bascule span, there was up to 50 ft of a soft organic silty clay layer underlain by a deep deposit of stiff Cretaceous clay. Along the Maryland approach, there were Alluvial deposits over dense Terrace deposits over stiff Cretaceous clays and dense Cretaceous sands. The variation in subsurface conditions led to the selection of alternative deep foundations that suited the specific conditions and were based on the design phase testing program, from which ultimate design capacities were determined. During construction, there were instances of unexpected pile performance, notably different than that experienced during the design phase testing, requiring changes to the contract installation criteria and re-design. This paper will present the types of deep foundations used for the project, the performance criteria assumed during the design, the measured performance and difficulties encountered during construction, and the resulting remedial actions, i.e., changes to contract installation criteria and/or re-design due to the unanticipated field conditions.

Jan 1, 2009

By Sam X. Yao

In construction of drilled shafts under water, placing concrete in the shafts is technically demanding and involves complex construction logistics. Past construction experience has demonstrated that high quality concrete can be placed in drilled shafts under water with a proper concrete mix and proper placement techniques. However, a significant number of failures have occurred which have resulted in excessive cost overruns and delays. These problems may have occurred because proper underwater concrete construction techniques have not been widely disseminated within the industry. This is a technical area where competent design and sound construction planning can achieve a significant reduction in both risk and cost. This paper will discuss some key technical issues in the concrete mix design, concrete production and placement for the drilled shaft construction. The paper also describes two lesson-learned case histories from drilled shaft construction projects.

Jan 1, 2013

By Michael T. Lambert

The purpose of the this paper is to demonstrate the benefits of using additional instrumentation during load tests of auger-cast-in-place piles. Traditionally, only load and butt displacement are determined during load tests. The results from and methods used to instrument 15 auger-cast-in-place (ACEP) piles as part of six projects are included herein. By instrumenting the piles, the distribution of load along the pile length and load transfer can be determined, allowing the pile capacity to be adjusted or the length/diameter of the pile to be adjusted for the a given required load. The majority of the piles tested were designed as end bearing piles on either shale or limestone bedrock. No discussion of Geotechnical Instrumentation can be started without acknowledgement of the "Red Book." The actual title of the book is Geotechnical Instrumentation for Monitoring Field Performance, by Mr. John Dunnicliff, John Wiley and Sons, 1993. Anyone undertaking an instrumentation program should thoroughly review the Red Book, paying particular attention to Chapters 3 and 4. Instrumentation should not be done just because it can be done. There must be an unanswered question or questions that can be answered with measured data before instrumentation should be considered.

Jan 1, 2000

By Djk Arentsen

A new technique to drive tubular piles by impact hammer inside the pile has confirmed a dramatic reduction of noise and the opportunity to save steel. Also a reduction in driving time and a higher bearing capacity has been observed during a test program of this technique. As part of the so-called "Down-the-hole" driving technique, a wave equation analysis has been developed to calculate driveability and pile stress. The main feature of the new "Down-the-hole" technique is the development of a patented device allowing uncoupled penetration of pile tip and pile shaft, which makes it possible to drive both closed or open end piles and reduce the stress level induced in the pile wall. During a test program, a number of instrumented piles were driven and compared with traditional driving of the same pile with the same hammer on top (also instrumented). Also the stresses and performances were compared with precalculations. This paper, explains the technique and presents the test and noise results, in comparison with traditional top-pile-driving. The "Down-the-hole" driving technique is an interesting alternative for special applications where traditional pile driving requires a large wall thickness or in areas where noise is a hot item.

Jan 1, 1996

By Eric Brandner

Expansive soil formations can be found throughout the United States. When subjected to wetting, many of these formations have the potential to swell and exert large uplift forces which can significantly damage lightly-loaded structures. Designing an economical foundation that can resist uplift forces is critical to prevent damage to these structures. The current solutions to control uplift due to swelling soils, such as over-excavation and replacement of the expansive material, or drilled shafts, can be costly and problematic. Piles made from recycled polymer materials may provide a solution. Due to a lower coefficient of friction along the interface than piles made from traditional materials, solid recycled plastic piles can allow expansive soils to move nearly independently from the pile when wetted. This results in a much smaller magnitude of uplift force being transferred to the structure which minimizes the risk of significant structural damage. This paper presents the preliminary results of research conducted on the use of recycled plastic piles in an expansive shale environment. The preliminary phase of the project involved the installation of six 13 in. (330 mm) diameter recycled plastic piles at a test site on the South Dakota School of Mines and Technology campus. The piles varied in length from 15 ft. to 25 ft. (4.6m to 7.6 m). Two of the piles were subjected to a full-scale compression load test in order to determine ultimate capacity, while the additional four piles are being subjected to long-term monitoring of uplift movement. A cast-in-place concrete pile, with a diameter of 6 in. (152 mm) and length of 15 ft. (4.6 m), was also installed at the test site for monitoring. The preliminary results indicate that the use of solid recycled plastic piles is a viable alternative for support of lightly-loaded structures in expansive soil environments.

Jan 1, 2009

By Lucian Bogdan

On many occasions during construction and service life of the structure, it is crucial to know the load in post tensioning tendons and anchors. Although there are many methods to measure the tendon force, most of them are cumbersome, expensive and the accuracy differs depending on the method used Dyna Force sensor uses the Elasto-magnetic technology (EM) and non destructive testing (NDT) to direct measure stress level in prestressed strands or bars installed on ground anchors or post tensioning tendons. Dyna Force sensor can be used to rapidly read the change in load during proof and performance tests and compare with the pressure gauge and during the life on the anchor to monitor existing lock-off load. It can be used also to determine the load along the bonded length of the anchor allowing the contractor to increase or decrease this length. The paper presents Dyna Force operating principle and some applications. In conclusion, the Elasto magnetic technology applied through Dyna Force is a new and easy to use approach to monitor anchor load during proof test and service life of the structure.

Jan 1, 2009

By Garland Likins

High strain PDA testing has become common for verification of capacity of both driven and bored piles. It is equally applicable to Augered-Cast-in-Place (ACIP) Piles. It also evaluates other aspects of the installation such as integrity. The benefit of high strain dynamic test results for the relatively low cost of the tests compared to conventional static testing has resulted in widespread use. The method is described and specific procedures for testing ACIP piles are outlined. Example results demonstrate the application.

Jan 1, 2000

By Takashi Enomoto

"The cement deep mixing (CDM) method has a wide range of applications, both on land and at sea. This paper describes the features of the equipment on CDM vessels engaged in maritime construction in Japan: the DCM No. 3 barge, the DCM No. 6 barge, and the DCM No. 8 barge. The DCM No. 3 barge is a large vessel with a mixing area of 5.7 m2. The design of the elevator of the deep mixing unit on the DCM No.3 barge enables us to conduct deep underground/ sea operations. This enables us to conduct mixing at depths of up to 52.6 m below the seabed and up to 70.5 m from the water surface. Additionally, since the tower is installed on the center of the barge, it has excellent stability. The DCM No. 6 barge and DCM No. 8 barge are mid-sized vessels with a mixing area of 4.6 m2. The DCM No. 6 barge was fitted in 2013 with energy conservation equipment and upgraded to an environment-friendly CDM barge. The energy saving upgrade used electric power, instead of hydraulic power, by inverter controlled alternating current motor for both mixing unit and main hoisting winch. This enables the using on effective use of regenerative power when the deep mixing unit is lowered. A feature of the DCM No. 8 barge is that it has an inclinable tower located at the bow section for elevating the deep cement mixing unit. Since the tower can be greatly inclined, the hull has a lower center of gravity and greater stability when the vessel turns. This also allows the vessel to pass below bridges and simplifies cruise preparations, outfitting and dismantling work.INTRODUCTIONThe cement deep mixing method (CDM method) involves mixing and stirring a cement-based solidifier into soft ground to rapidly bring the ground to the desired firmness. This method is used to suppress ground shear deformation, increase strength, increase slip resistance, and mitigate liquefaction and subsidence. It has been recently used in Japan in the construction of revetments at controlled waste disposal sites, both to boost the strength of the seabed and to prevent the seepage of waste matter and other pollutants. Undertaking CDM construction work at sea requires specially constructed marine construction CDM vessels. Since CDM construction at sea entails many more restrictions on working conditions than construction on land, the vessels themselves sometimes need to be modified. This paper will describe 1) the remodeling of the turrets and mixing machinery for mixing to great depths in deep water (DCM No. 3 barge with eight axes); 2) the upgraded of equipment on board CDM vessels after accounting for environmental considerations (DCM No. 6 barge with four axes); and 3) the use of a inclinable tower (DCM No. 8 barge with four axes)."

Jan 1, 2015

By Sara Anderson, Rachel Nicholls, Tim Chapman, Janice Windle

"In city center sites around the world, and in particular in London, foundation reuse is becoming increasingly widespread as the ground is filled with detritus from previous developments. This paper sets out a systematic framework to consider the need for and benefits of foundation reuse and key issues to be resolved for foundation reuse to be successfully adopted on redevelopment projects. Once foundation reuse has been identified as a potential foundation solution there are several key stages in the design and construction process where the decision to reuse foundations needs to be assessed. The paper concludes by emphasising the importance of ensuring that the foundations being installed now can more easily be reused in the future.INTRODUCTIONThe concept of re-using foundations is not new, and has been adopted on an isolated project-byproject basis for many years. However, over the past decade, interest in the potential of reusing existing piles and caissons within Europe has increased significantly, with a growing interest in the United States of America and Japan. The need has been driven by necessity: on many urban sites the space available for new foundations diminishes with each new set of piles, and these problems can only grow in the future.Initiatives such as the European Union's RuFUS (Re-use of Foundations for Urban Sites) research project have resulted in identification of the key issues for technical viability and risk that have previously hampered potential foundation reuse projects.There is a need to define a systematic approach to the reuse of foundations so that the risks associated with reuse can be identified, managed and mitigated. This requires improvements in knowledge to provide confidence in the long term behaviour of the foundation support and address the risks involved in reusing existing foundations to overcome perceived obstacles in making foundation reuse a realistic option for many sites."

Jan 1, 2005

By Ed Kase

Cross-hole sonic logging (CSL) has become the universal standard, nondestructive testing (NDT) method used in evaluating the integrity of foundation structures to maintain quality assurance and quality control (QA/QC) of transportation facilities and infrastructures. Tomography, based on three-dimensional cross-hole sonic logging data processing technology, offers an improvement over the techniques currently used to characterize the interior structure of drilled shafts. The underlying concept for seismic tomography is based on the principle that acoustic waves propagate at different velocities through different types of material or the same material with different physical properties. Three-dimensional velocity tomographic images provide greater detail of the interior structure, making defects easier to classify with respect to size and location within the foundation structure. By accurately classifying these defects, an engineer has the information necessary to accurately assess whether these structures meet the applicable design requirements, allowing them to repair or replace inadequate foundation structures. The end result is that the foundation structures will meet the safety and service life requirements for their project. This paper will present applications of seismic tomography, illustrating how seismic imaging can provide accurate information regarding the integrity of foundation structures.

Jan 1, 2003

By J. G. La Fonta

The rapid development of real-time monitoring technology for the construction of large underground structures in urban areas can be attributed to: the zero-risk objective, the need for transparency between all parties involved and the control of real cost within the budget. Real-time monitoring can be an integral part of the construction contract (for example when compensation grouting is required) or independent, in particular when measurements of existing structures and buildings bordering the project are to be taken before construction starts. Three examples of extensive field instrumentation schemes are described: a large road tunnel in the Moscow suburbs, a new metro line in Amsterdam and major redevelopment works at a busy Central London rail interchange.

Jan 1, 2006

"What can we do in ground engineering to reduce damage to the environment, to repair historic pollution, to reduce our demand on basic resources and to reduce the carbon footprint of our industry? Some developments in geotechnical engineering are already heading in the right direction. These include reductions of ground pollution from grouting, improved dewatering procedures and advances in mix-in-place processes, ground improvement and jet grouting.There is increased interest in certain promising technologies (for example, drilled partial or full displacement piles), but this approach remains for the moment somewhat avant-garde. These piles require substantially greater power to install, and the overall sustainability balance for general application has yet to be shown to be in their favour. They are particularly suited to polluted sites where the problem of dealing with spoil would be costly and where, in the past, driven cast in-situ piles would have been employed. Drilled displacement piles offer some environmental benefit over driven piles in that they cause far less drawdown of potentially contaminated near-surface ground into sensitive, underlying aquifers.There is also great interest in various means of increasing the frictional capacity of bored piles, both conventional auger and continuous flight auger (CFA) piles, by threading or ribbing the soil/pile interface. The increase in adhesion capacity allows reduction in the pile dimensions necessary for a specific load. This obviously leads to less construction waste, but also to less permanent material consumption in the piles and also in the pile caps.The role of ground improvement remains significant for brown land sites and lower capacity foundations. Information technology (IT) has improved the quality assurance of stone column construction, for example. From the sustainability point of view, this is a good news method; here is no cement, no pollution and little obstruction to future redevelopment. We now need to introduce recycled crushed materials instead of natural aggregate as general practice and the technique’s green credentials will be really compelling."

Jan 1, 2009

By Andrew Higgins, Jamey Rosen

This presentation will demonstrate some recent advancements in the applications of Project Information Systems (PIMS) technology to seepage barrier walls in the context of evolving Owner Specifications. The use of geospatial technology in particular is used to track, visualize, and analyze data from a variety of sources and serve those data to contractors and owners via dashboards and as-built drawings. Data describing the geometry of construction elements (including diaphragm panels, secant piles, and jet grout columns) is of particular importance on these projects, and this presentation will include case studies in the United States of how these data are used to determine if a barrier wall is constructed as designed and if it meets the owner specifications with respect to tolerance (i.e., if each element is sufficiently close to vertical) and overlap (i.e., do adjacent elements overlap sufficiently to prevent leakage).

May 1, 2022

By Mark Johnson, Mathew Janes

"The Resonator RD 260 Resonant Pile Driver delivers ground disturbance free, high production pile driving. The Resonator has recently been used on numerous production pile driving sites in the Netherlands and Melbourne, Australia to drive piles in sensitive areas where conventional pile drivers could not be used. Two case histories are provide in this paper which demonstrate the features and benefits of Resonant pile installation.. In the Netherlands the Resonator RD 260 was used at the Vopak Oil Storage facility in the Port of Rotterdam to install pipe and sheet pile within an active pumping gallery. The site demanded vibration free pile installation to construct a cofferdam within sensitive, highly valued assets. Access was an issue and schedule demands were stringent as shutdown windows were narrow. The RD 260 provided ground disturbance free piling immediately adjacent to fragile structures. At Vopak the only site access was using a large crane positioned over 40 m from the location of pile driving. Driving was conducted amongst 900 mm dia pipes carrying heated crude oil.In Melbourne the RD 260 was used to drive GU 18 sheet piling adjacent to light rail easements. The project was the first of many grade separations being constructed within Melbourne urban areas to lower the light rail and provide quieter rapid transit. The original trial used an RGT MR105 series vibrator but noise and vibration criteria were exceeded. The RD 260 was brought in for a trial and performed with high production and produced negligible ground vibration. Up to 17 sheet piles 14 m in length were driven in a 2.5 hour window during the trial.IntroductionThe Resonant Pile Driving method is gaining acceptance around the world as a new method to rapidly drive piles free of ground borne vibrations. The high frequency vibrator resonates the pile, essentially turning the pile into a spring, to excite the toe of the pile with high accelerations and low amplitude. High acceleration with low amplitude generates high penetration rates but the high frequency stress waves are quickly dissipated in the soil. Typically ground borne vibrations are measured at below 1 mm/sec within 1 to 5 m of the pile. The Resonant method can drive a pile next to a glass of wine, without spilling, as has been demonstrated on numerous piling sites.How Does Resonance Work?The Resonant method uses a hydraulic piston - cylinder geometry to generate high magnitude, high frequency oscillating force. This is a very different mechanism than the eccentric mass technology used in conventional and variable moment vibrators.A unique valve geometry achieves the high frequency flow switching necessary to oscillate the hydraulic piston at up to 180 Hz (10800 VPM). The valve is controlled electronically for maximum accuracy of the desired frequency. The volume of hydraulic oil delivered through the valve to the piston (flow rate) determines the amplitude while the hydraulic pressure determines the peak force."

Jan 1, 1900

By Michael Kynett, Francke Walberg, Richard Millet, Khaled Chowdhury, Mary Perlea

"Cutoff walls are the most common seepage improvement measure for levee flood control projects throughout California’s Central Valley. Cutoff walls are widely used because they can be implemented within an existing right of way in either heavily urbanized areas with limited access, or in high-value crop agricultural areas. The most commonly used seepage cutoff wall types are soil-bentonite (SB), soilcement- bentonite (SCB), and cement-bentonite (CB). Contract values for cutoff wall rehabilitation projects in the Central Valley range from several millions of dollars to hundreds of millions of dollars, and play a significant role in the reduction of flood risk in urban and rural areas. However, recentlycompleted construction of several levee improvement projects has shown limitations and inconsistencies among the commonly used technical specifications for construction of seepage cutoff walls. These limitations were evaluated by practicing engineers involved in different stages of cutoff wall design and construction. This paper describes the specification areas that typically generate design and construction issues. Recommended improvements to specifications are suggested to address these issues. The paper’s topics include: the applicability of the different types of cutoff wall materials and construction methods, quality control testing requirements, backfill gradation requirements, mixing procedures, and settlement criteria for backfill.INTRODUCTIONFlood control projects on the Sacramento and San Joaquin rivers in the Central Valley region of Northern California consist of a large system of reservoirs, bypasses, and levees. The thousands of miles of levees within the system were largely constructed and raised by local entities as need arose; this construction occurred prior to the development of modern design and construction techniques. The majority of these levees were initially constructed to protect land for agricultural development; however, a significant portion of these areas have become or will soon be urbanized. This urbanization has historically occurred in locations right up to the levee footprint. This expedient form of historical levee construction, when combined with adverse riverine geomorphology, urban development, and productive agricultural regions, has led to a levee systems with severe seepage performance issues in a real-estate-constrained setting."

Jan 1, 2015