defining mixed use: what? why? .... (how??)
DESCRIPTION
Hear insights from Jim Heid as presenter in the inaugural ULI 2013 Mixed Use Development School. What is Mixed Use? Why did it fall out of favor with developers for a period? And why is it in vogue again? What are the benefits and impediments of Mixed Use? What makes Mixed Use great?TRANSCRIPT
Defining MIXED USE What? Why? ... (How??) Jim Heid | FASLA, Founder
URBAN LAND INSTITUTE |2013 Mixed Use Development School
#1 What is Mixed Use?
A. Old Urbanism B. New Urbanism C. Gateway to Sustainability D. Planner’s Pipedream
1976
29 May 2013
‘Mixed use projects have three or more revenue producing uses that in well planned projects are mutually supporting’ Mixed Use Developments: New Ways of Land Use – Urban Land Institute 1976
Advanced Process: Mixed Use Development | ULI
Components • Hotel • Retail Mall • Office Tower • Residential Tower
Parking Garage Character • Super Block • Big • Glitzy • All at Once
Copley Place, Boston
Advanced Process: Mixed Use Development | ULI 10 June 2013
2013
“Mixed-use makes for three-dimensional, pedestrian-oriented places that layer compatible land uses, public amenities, and utilities together at various scales and intensities” http://www.placemakers.com/2013/04/04/mixed-up-on-mixed-use/
Components • Residential – Flats and attached row homes • Small main street
retail • Grocery store • Office incubator • Civic offering Character • Fine Grained • Incremental/
phased • Contextual
Capitol Riverfront , Washington DC
Advanced Process: Mixed Use Development | ULI 10 June 2013
Mixed Use vs.. Multiple Use
Image Credit: Howard Blackston
• Stratification of uses
• Requires complicated management structures
• Harder to finance
• Construction challenges
• Public realm is critical
Advanced Process: Mixed Use Development | ULI 10 June 2013
Urban Development Institute | Alberta Canada
Mixed Use vs.. Multiple Use
Image Credit: Howard Blackston
10 June 2013
• Uses separated at ground level
• Simplifies management structure
• Easier financing
• Can be more readily timed to market
• Streetfront is critical
Advanced Process: Mixed Use Development | ULI
Mixed Use, Compact and GHG Efficient
# 2 What happened to Mixed Use?
A. Euclid B. Rise of Affluence C. The Automobile D. The Capital Markets
Village of Euclid vs. Ambler Realty
“Euclidean zoning, is a practice of urban planning where everyday uses are separated from each other and where land uses of the same type are grouped together.” Wikipedia
http://safety.fhwa.dot.gov/ped_bike/univcourse/swless06.htm
“Mixed use development is often seen as too risky by many developers and lending institutions because economic success requires that the many different uses all remain in business .” Wikipedia
# 3 Why is Mixed Use now in Vogue Again?
A. Market Opportunity B. Public Policy C. Responsible Investing D. Developers Love a Challenge
….then going forward…..
Five Trends Psyche
Advanced Process: Mixed Use Development | ULI
Advanced Process: Mixed Use Development | ULI 10 June 2013
Five Trends Less Driving
Population growth1 by metropolitan location 2000-2010
Inner Ring Suburb (+5.9 M)
Mature Suburb (+3.5 M)
=1,000,000 People
Emerging Suburb (+5.1 M)
Exurb (+1.5 M)
Urban Core (-.3 M)
1 Source: Robert Lang. Based on 416 counties in the 50 largest metro areas. These contain 53.7% of total U.S. population.
Five Trends Migration
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Source:| UrbanGreen® Index Spring 2013
Five Trends Demand [email protected]
Investment
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© 2012 UrbanGreen
Mixed Use
Five Trends RPI
# 4
What are the benefits of Mixed Use?
A. Adaptability + Resilience B. Reduced Parking Requirements C. Increased Yield D. Captured Value
Tod Litman, Victoria Transport Institute Parking Management, : Strategies , Evaluation and Planning
www.walkscore.com
Source: Johnson Reid
Advanced Process: Mixed Use Development | ULI
Mixed Use as Redevelopment Tool
Villa Italia Shopping Center Ca 1965
Advanced Process: Mixed Use Development | ULI 10 June 2013
Mixed Use as Redevelopment Tool
Belmar Ca 2005
Advanced Process: Mixed Use Development | ULI 10 June 2013
Advanced Process: Mixed Use Development | ULI 10 June 2013
Benefits Supports Collaborative Consumption
Advanced Process: Mixed Use Development | ULI 10 June 2013
Benefits Creates Connectivity
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What do capital markets value?
Source:| UrbanGreen® Index Spring 2013
# 5
What makes GREAT Mixed Use?
A. Active Public Realm B. Integrated Uses C. Seamless operations D. Flexible, adaptable design
Mixed Use to Create Synergy
• Greater synergy
between product types • Return on investment
for public realm • Shared maintenance
costs • Matches move to
‘experience economy’
Advanced Process: Mixed Use Development | ULI 10 June 2013
Critical Elements – Street Relationships
Advanced Process: Mixed Use Development | ULI 10 June 2013
# 6 What are the impediments to Mixed Use?
A. Constructability B. Operating Structures C. Core Competencies D. Capital Markets
South Section
“There are 19 standard real-estate product types that can obtain easy financing through real estate investment trusts. Each type, such as the office park and the strip mall, is designed for low-density, single-use zoning.” Chris Leinberger, Brookings Institute