Defining Mixed Use:  What? Why? .... (How??)
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Defining Mixed Use: What? Why? .... (How??)

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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 ...

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?

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Defining Mixed Use:  What? Why? .... (How??) Defining Mixed Use: What? Why? .... (How??) Presentation 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
  • 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
  • Investment Commodity Trophy Responsible LOW HIGH LOW HIGH Project Complexity SocialandEnvironmentalValue © 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
  • 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?
  • 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
  • #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