urban mixed-use development: the good, the bad and the ugly (gregory vilkin) - uli fall meeting -...

2011 ULI Fall Meeting

The Good, the Bad and the Ugly: The case for and against Mixed UseOctober 27, 2011

Greg Vilkin (moderator)President, MacFarlane Partners

Bill WittePresident, Related of California

Dene OliverCEO, Oliver McMillan Companies

“An expert is someone who knows some of the worst mistakes, which can be made, in a very narrow field.” - Neils Bohr

Mixed Use: Why Everyone Wants It

It looks cool

Istanbul, Turkey

It reduces traffic It creates a walkable community Who wants to live on the ground

floor anyway?

You can create shared parking Planners love it

The whole is better than the sum of the parts

What Type of Mixed Use?

What is the Economic Driver? Office, Residential, Retail, Hotel?

Destination Retail? Convenience Retail?

Adjacent or Stacked?

Time Warner CenterNew York City (Manhattan)

North Bethesda MarketRockville, Maryland

North Bethesda Market

The VillageSanta Monica, CA

Uptown DistrictSan Diego, CA

Hotel & Residences at L.A. LiveLos Angeles, California

But…Beware

It costs more than you think

Bay Street EmeryvilleEmeryville, California

But…Beware

It costs more than you think Is next door better than on top?

Uptown DistrictSan Diego, CA

Horton 4th AvenueSan Diego, CA

But…Beware

It costs more than you think Is next door better than on top? It takes much longer

DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITYDENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY DENSITY

But…Beware

It costs more than you think Is next door better than on top? It takes much longer Retail needs to work

Size matters It's all or nothing Don't trust your architect

The best laid plans ....

The best laid plans ....

“Every great and deep difficulty bears in itself its own solution. It forces us to change our thinking in order to find it.” - Neils Bohr

City Point: A Case Study Stacked uses Increased cost City design pressure Extrapolation of other products as basis for

assumptions Multiple parties with separate economics

City Point: A Case Study

City Point: A Case Study

City Point: A Case Study

City Point: A Case Study

City Point: A Case Study

City Point: A Case Study

City Point: A Case Study

City Point: A Case Study

City Point: A Case Study

City Point: A Case Study

City Point: A Case Study

City Point: A Case Study Stacked uses Increased cost City design pressure Extrapolation of other products as basis for

assumptions Multiple parties with separate economics

SOLUTION: Separate uses and create a master plan rather than a wedding cake

Aerial Site Plan

Anaheim GardenWalk: A Case Study

Katella Avenue Restaurants

Anaheim GardenWalk: A Case Study

Disney Way Entrance

Anaheim GardenWalk: A Case Study

The Shops at Anaheim GardenWalk

Anaheim GardenWalk: A Case Study

Repositioning StrategyAnaheim GardenWalk: A Case Study

Area 1

Repositioning StrategyAnaheim GardenWalk: A Case Study

Area 2

Repositioning StrategyAnaheim GardenWalk: A Case Study

Area 3

Anaheim GardenWalk: A Case Study

Hotel and retail Across from Disneyland Multi-level retail City desire for placemaking

SOLUTION: reposition the retail

Buckhead PlaceAtlanta , GA

Buckhead PlaceAtlanta , GA

It really is rocket science!