As developers, designers, and real estate professionals, it is important to understand how technology can differentiate a project from the competition, make it unique, safer, and more successful. New technologies are continuously being introduced into development projects, but as in other aspects of human activities, urban and retail technologies are becoming more ubiquitous and complex.

Professionals in the real estate development industry should be aware of which technologies are becoming standard in new projects and which ones are simply under consideration. By understanding new and emerging technologies, real estate professionals and developers can keep their new developments innovative, safe, vibrant, and most importantly profitable.

This article focuses on three technologies selected to illustrate this point: one is already here, the second is quickly being deployed, and the third is on the horizon.

Established Success: Video Surveillance
Urban video surveillance has been deployed widely in both large and small European projects, towns and communities and is quickly spreading in North America. Many of us are familiar with cameras set atop traffic signals, also called red-light cameras. Video surveillance is basically the same technology, but it is deployed in strategic locations throughout communities, retail spaces, or industrial areas and their complexities can range from simple to extremely sophisticated.

Large cities such as New York and London already have cutting-edge surveillance systems and many retail environments have installed cameras. Video surveillance systems can make a development safer and provide shoppers, visitors, and residents with a heightened sense of security.

Urban surveillance technology is typically a Closed Circuit Television (CCTV) network. Unlike broadcast television, where images are transmitted to a mass market, CCTV is a closed system sent only to authorized personnel such as project security officials, municipal employees, police agencies, and first responders.

More specifically, it is a system in which a number of video cameras are connected in a closed circuit or loop, with the images produced being sent to a central television monitor or recorders. These systems can be quite dynamic, capable of zooming and panning, and capturing images of license plates from thousands of feet away. Multiple cameras working in unison can track movement across a large space, and incidents can even be monitored by computer software that can have pre-set events programmed into the system to produce alarms when specific incidents occur.

When considering a video surveillance system for a project, a developer should consider issues such as:

• Camera placement
• Number and types of cameras
• Municipal regulations
• Infrastructure usage
• Comprehensive plans
• Project aesthetics
• Privacy issues

Cameras come in numerous formats and prices. They can be basic low-resolution black and white models or extremely sophisticated devices equipped with night vision, motion detection, bullet-proof casings, zoom, and high-definition recording features.

The cost runs the gamut for the installation of urban surveillance systems. Some advanced features may include:

• Control of each camera using a joy stick to move, pan or zoom on a specific area or incident.

• Recording and storage of images on tape or on a digital video recorder for the purpose of archiving and analyzing past incidents, particularly after a crime is reported.

• Analytic software that can trigger alarms for pre-set events, such as a car parked in a restricted zone more then three minutes or a fence jumper in a prohibited area.

• Mobile video units on trailers that can be moved around communities or retail spaces for events such as parades, concerts, or large civic gatherings to record large crowds or emergency situations.

Some benefits of video surveillance are obvious, such as increased eyes-on-the-street and an increased virtual police presence. Other not-so-obvious benefits include:

• Protecting restricted areas by installing a motion sensor camera that triggers an alarm only when an intruder is detected.

• Monitoring threatening behavior. For instance, if the same car passes a restricted area more than ten times in a week, a camera can trip an alarm.

• Immediate dispatching of medical personal as soon as a medical emergency occurs.

• Monitoring of project infrastructure, such as burned out streetlights, downed power lines, and other infrastructure problems.

Dummy or fake cameras have proven effective as a crime deterrent.

As this technology spreads, urban planners and city officials must begin to weigh the costs and benefits of such systems, balance security with privacy, and explore aesthetics with the capability to respond quickly and archive incidents.

Increasing the eyes on the street using video surveillance technology can help to protect tenants, residents, and visitors, making a development safer and more appealing.

Growing Trend: The Wireless Connection
Establishments such as Starbucks and Panera Bread have already discovered the commercial benefits of wireless connectivity in their shops.

Allowing people to access the internet provides another reason for people to visit and shop, which increases a project’s vitality and profitability.

Outdoor wireless connections can also provide a revenue stream by allowing landlords to charge users to access their wireless network. However, providing a wireless service at no charge could help to differentiate one development from another. Such networks can also allow developers and designers to:

• Enable office workers to work and shop in outdoor plazas within your project.

• Replace fiber and copper with wireless high-speed networks.

• Use as an alternative to trenching or digging up streets for increasing bandwidth (fiber need not be laid).

• Be a last mile solution for residents and businesses.

• Enable mobile Voice over Internet Protocol (VoIP) telephony that could compete with cellular phone providers (4G).

• Provide wireless, mobile-rich media solutions to laptops and PDAs including streaming video, high-speed movie and fast music downloads.

• Provide instant secure access to wireless, mobile business applications, such as private corporate networks, cooperate databases, and company intranet applications.

Developers and designers could have much to weigh when considering this technology for a project or community. Such considerations include:

• Where the base station/hub site antenna should be located.

• Where the small public and private antennas can be deployed. 

• Which revenue-generating models would be most appropriate or should the service be provided at no charge.

On the Horizon: Bluetooth
Perhaps you have seen cell-phone users wearing the wireless headsets or ear pieces which are based on this system.

Bluetooth, may change the way tenants and communities transmit information in the near future.

Bluetooth is a short range, wireless technology intended to replace the cables connecting portable and/or fixed devices while maintaining high levels of security. The key features are robustness, low power, and low cost and the specification defines a uniform structure for a wide range of devices to connect and communicate with each other.

It was named after a late 10th century king, Harald Bluetooth, King of Denmark and Norway, who became know for unifying warring tribes in Denmark (where the Bluetooth technology was invented) and Norway. Bluetooth likewise was intended to unify different technologies, such as computers and mobile phones.

The technology is being introduced into automobiles for hands free communication, cameras for wirelessly downloading photos, and in MP3 players to wirelessly download music.

Retailers are beginning to use the technology to transmit advertisements and coupons to cell phones or PDAs as shoppers near a store, restaurant, or when entering a parking lot.

Developers or retailers can install small antennas during a project’s construction phase. When retailers move in, they could pay the property management company for Bluetooth access or it could be part of a lease agreement. Businesses or property management companies could also install the antennas near established shopping districts or communities.

 When incoming Bluetooth content is received by a cell phone or PDA, the user could accept, ignore or opt out of future messages. When a message arrives, the end user can be notified with a faint ping or a message light, which keeps the technology unobtrusive.

One large technology company has devised a system that will enable stores, restaurants, information kiosks or advertisers to beam information to people visiting a shopping center or town square. It will allow people with Bluetooth-enabled devices to easily download coupons or watch videos when they walk near an establishment with a transmitter.

Retailers can do short duration sales (two hours) or provide free product samples by transmitting messages to communication devices within a short proximity of their shop.

Conclusion
There are many other technologies that are evolving and will find a place in the built environment. The three discussed in this article, video surveillance, community wireless, and Bluetooth, have the potential of transforming projects and communities.

Independently, these technologies are complex, but one can foresee how they will begin to converge, particularly with the maturation of Internet Protocol (IP) technologies. Developers and designers should keep abreast of emerging technologies so that future developments can be innovative, vital, and most importantly places where people enjoy working, playing and living. SLDT