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