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?

1. Defining
MIXED USE
What? Why? ... (How??)
Jim Heid | FASLA, Founder
URBAN LAND INSTITUTE |2013 Mixed Use Development School

2. #1 What is Mixed Use?
A. Old Urbanism
B. New Urbanism
C. Gateway to Sustainability
D. Planner’s Pipedream

3. 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

4. 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

5. 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/

6. 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

7. 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

8. 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

9. Advanced Process: Mixed Use Development | ULI
Mixed Use, Compact and GHG Efficient

10. #2 What happened to Mixed Use?
A. Euclid
B. Rise of Affluence
C. The Automobile
D. The Capital Markets

11. 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

12. http://safety.fhwa.dot.gov/ped_bike/univcourse/swless06.htm

13. “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

14. #3 Why is Mixed Use now in Vogue Again?
A. Market Opportunity
B. Public Policy
C. Responsible Investing
D. Developers Love a Challenge

15. ….then going forward…..
Five Trends
Psyche
Advanced Process: Mixed Use Development | ULI

16. Advanced Process: Mixed Use Development | ULI 10 June 2013
Five Trends
Less Driving

17. 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

18. 0
0.5
1
1.5
2
2.5
3
3.5 AccesstoMixedUses
AccesstoOutdoorRecreation
GoodSchools
EaseofDriving
TransportationAlternatives
HousingAffordability
ProximitytoWork
Gen X
Trailing Baby
Boomer
Leading Baby
Boomer
Source:| UrbanGreen® Index Spring 2013
Five Trends
Demand
index@urbangreeen.net

19. Investment
Commodity Trophy
Responsible
LOW HIGH
LOW
HIGH
Project Complexity
SocialandEnvironmentalValue
© 2012 UrbanGreen
Mixed Use
Five Trends
RPI

20. #4 What are the benefits of Mixed Use?
A. Adaptability + Resilience
B. Reduced Parking Requirements
C. Increased Yield
D. Captured Value

21. Tod Litman, Victoria Transport Institute
Parking Management, : Strategies , Evaluation and Planning

22. www.walkscore.com
Source: Johnson Reid
Advanced Process: Mixed Use Development | ULI

23. Mixed Use as Redevelopment Tool
Villa Italia
Shopping
Center
Ca 1965
Advanced Process: Mixed Use Development | ULI 10 June 2013

24. Mixed Use as Redevelopment Tool
Belmar
Ca 2005
Advanced Process: Mixed Use Development | ULI 10 June 2013

25. Advanced Process: Mixed Use Development | ULI 10 June 2013
Benefits
Supports Collaborative
Consumption

26. Advanced Process: Mixed Use Development | ULI 10 June 2013
Benefits
Creates Connectivity

27. 0
0.5
1
1.5
2
2.5
3
3.5
4
Neighborhoodretail
Highconcentrationof
employment
24/7Neighborhoodvitality
'Plugandplay'infrastructure
Alternativetransportation
modes
ParkingMAXIMUMS/Parking
District
Culturalfacilties
Regionalgreenspacenetwork
Highdensitycontext
Bicycleorpedestriannetwork
Greenbuildingrequirement
Real Estate
Developers
AEC
Capital Markets
What do the capital markets value?

28. 0
0.5
1
1.5
2
2.5
3
3.5
4
Neighborhoodretail
Highconcentrationofemployment
24/7Neighborhoodvitality
'Plugandplay'infrastructure
Alternativetransportationmodes
ParkingMAXIMUMS/ParkingDistrict
Culturalfacilties
Regionalgreenspacenetwork
Highdensitycontext
Bicycleorpedestriannetwork
Greenbuildingrequirement
Real Estate
Developers
AEC
Capital Markets
What do capital markets value?
Source:| UrbanGreen® Index Spring 2013

29. #5 What makes GREAT Mixed Use?
A. Active Public Realm
B. Integrated Uses
C. Seamless operations
D. Flexible, adaptable design

30. 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

31. Critical Elements – Street Relationships
Advanced Process: Mixed Use Development | ULI 10 June 2013

32. #6 What are the impediments to Mixed Use?
A. Constructability
B. Operating Structures
C. Core Competencies
D. Capital Markets

33. South Section

34. “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