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Mariela Alfonzo, Ph.D.
Founder & CEO, State of Place
Research Assistant Professor, New York University
Walk 21 Hong Kong
O...
This is my hometown - westchester meeyame
Where my most exhilarating memory is playing an
ersatz game of frogger
as i tigh...
This was life
This was work
This was play
Rockport (shoe company) advertisement
Fast forward ten years later.
Today walkability is such a known commodity that it’s ...
Today, walkability is no longer a nice to have or
a luxury, it’s key to economic competitiveness.
Survey after survey now ...
141
AVERAGE WALKSCORE OF
US CITIES
WITH POPULATIONS
OVER
200K
OUT OF 100
Being able to project ROI is really important for policy-
makers, for the public, for the taxpayer, because that
NIMBY eff...
So in the last three years since the Brookings
study, we got the opportunity to update the
underlying audit tool when we a...
TRAINING
VIDEO
+
INTERACTIVE
QUIZ
TRAINED STAFF
COLLECT DATA
MINUTES/
BLOCK
15-20
DATA
COLLECTION APP
SEAMLESSLY
TRANSFERS...
STATE OF PLACE
INDEX
TIGARD
TRIANGLE
69TH FROM BAYLOR & CLINTON
Segment
12
80 14 51 0 0 0 3 33 31 83
24
Ease of access; lack of
pedestrian barriers
(e.g. six lane roads)
Streetscape continuity
and enclosure (e.g.
setbacks, str...
Very Low
0 - 20 Low
Moderate
Good
Very
Good21 - 40
41 - 60
61 - 80
81 -
100
*PREMIUMS FOR EACH
LEVEL INCREASE
+ $9 SF OFFI...
STATEOFPLACE
INDEX
TIGARD TRIANGLE
24
STATE OF PLACE
INDEX
TIGARD
TRIANGLE
24
STATE OF PLACE
INDEX
TIGARD
TRIANGLE
MASTER PLAN
22
53
10 81 8 0 0 0 11 52 74
39 81 68 33 0 29 47 68 79
MASTER PLAN
22
53
10 81 8 0 0 0 11 52 74
39 81 68 33 0 29 47 68 79
STATE OF PLACE
INDEX
TIGARD
TRIANGLE
ADRIENNE
MASTER
PLAN
MASTER
PLAN
38.7
RETAIL
RENTS
RETAIL
REVENUES
RESIDENTIA
L
RENTS
OFFICE
RENTS
BASELINE $25.92 $18 $90 $1,123
SCENARIO 2 3200 FT2 6 UNITS200...
State of Place helped us with the long-term
strategic vision for Tigard Triangle. It helped
our long-term planners to thin...
“I think what State of Place’s doing is fabulous.
Supporting this great movement and keeping a
momentum of what is happeni...
We are under a great deal of public scrutiny. We need an
objective – third party – projection of the clear benefits of
thi...
Neighborhood 1: Xintiandi (“High” walkable)
N= 129 segments
N = 129 resident surveys
STATE OF PLACE = 54.8
Neighborhood 2: Zhongshan Park (“Medium” walkable)
N = 60 segments
N = 243 resident surveys
STATE OF PLACE= 42.2
Neighborhood 3: Lianhua Lu (“Low” walkable)
N = 97 segments
N = 291 resident surveys
STATE OF PLACE= 41.9
Neighborhood 4: Fengqi Lu (“High” walkable)
N = 97 segments
N = 291 resident surveys
STATE OF PLACE= 40.7
Neighborhood 6: Guihua Cheng (“Low” walkable)
N= 127 segments
N = 234 resident surveys
STATE OF PLACE= 34.8
+22MIN
COMMUTING
DESTINATIONS
EXERCISE
+3.5MIN
+4.6MIN
+14MIN
STATE OF PLACE
WWW.STATEOFPLACE.CO
MARIELA@STATEOFPLACE.CO
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
Walk21: Walking and Liveable Communities. Moneyballing Walkability.
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Walk21: Walking and Liveable Communities. Moneyballing Walkability.

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In October 2016, Mariela Alfonzo, the founder of State of Place, presented at Walk21: Walking and Liveable Communities conference in Hong Kong.

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Walk21: Walking and Liveable Communities. Moneyballing Walkability.

  1. 1. Mariela Alfonzo, Ph.D. Founder & CEO, State of Place Research Assistant Professor, New York University Walk 21 Hong Kong October 5th, 2016 MONEYBALLING WALKABILITY HARNESSING THE POWER OF TECHNOLOGY & DATA TO HELP MAKE PLACES BETTER
  2. 2. This is my hometown - westchester meeyame Where my most exhilarating memory is playing an ersatz game of frogger as i tightroped down pencil thin sidewalks dogging cars as I crossed strip-mall lined highways masquerading as streets all to get to a chicken teriyaki sub. Growing up in Miami - especially as a carless teenager sucked.
  3. 3. This was life
  4. 4. This was work
  5. 5. This was play
  6. 6. Rockport (shoe company) advertisement Fast forward ten years later. Today walkability is such a known commodity that it’s even made its way onto a shoe ad! I cannot tell you how happy this makes me – when I first told my friends in Miami I was moving to Southern California to study walkability, they thought I was nuts! We’ve come a long way in the past 15 years. The health benefits of walkability are now well known – people walk more when it’s, well, easier to walk! And that has huge impacts on obesity rates and associated chronic diseases. The environmental benefits of reduced GHGs and air quality have also come to light in the recent years. People now talk about sustainability and resiliency in the same breath they talk about walkability. And recent studies have even extolled the happiness factor that walkability brings, not to mention sense of community and sense of place. But it’s really the economic story that has pushed walkability to the real estate limelight…
  7. 7. Today, walkability is no longer a nice to have or a luxury, it’s key to economic competitiveness. Survey after survey now show that an increasing number of both Millennials and older adults want to live in lively, dynamic places where it’s safe, convenient, and pleasurable to walk to everyday destinations and amenities. Walkability now even has a role in the innovation and startup economy, with a large majority of Venture Capital money going to center cities or walkable suburbs. Even the CEO of Twitter talks about the appeal of an urban campus – and he’s not alone. Facebook, Google and other major tech players are increasingly locating in the walkable core of cities. I cannot tell you how many stories I hear about cities going the “walkability” route after losing bids to lure large firms to other cities in their regions that offered employees a better quality of life, specifically walkability – this was the case for Oklahoma City, where I just gave a talk about the power of place at their second biannual Placemaking conference. Again, walkability is no longer a nice to have, it’s a need to have. 80% OF 18-34 SURVEYED WANT TO LIVE IN WALKABLE NEIGHBORHOODS YEAR OLDS "I love the idea of an urban corporate campus with all the energy and variety that provides" Twitter co-founder, Jack Dorsey 40% W I T H I N OF DAILY GOODS & SERVICES1 WANT TO LIVE > 50 YRS OLD MI 5 INVESTMENT M A R K E T S 58% IN TOP VC OF CAPITAL W E N T T OCE NTE R CI TY O R WALKABLE SUBURBS
  8. 8. 141 AVERAGE WALKSCORE OF US CITIES WITH POPULATIONS OVER 200K OUT OF 100
  9. 9. Being able to project ROI is really important for policy- makers, for the public, for the taxpayer, because that NIMBY effect can weigh heavily on getting a project approved. Why are you spending another $1.5M on X when it seems to work fine right now? It would be nice to have a way to show it. Director of one of South Florida’s Downtown Development Authorities in an interview with State of Place
  10. 10. So in the last three years since the Brookings study, we got the opportunity to update the underlying audit tool when we applied it to the Chinese context. We refined many of the existing inventory items, deleted extraneous items, and added items mainly related to pedestrian and bicycle barriers and architectural and building quality. In the end, we ended up with 286 items, all collected at the block level. 290+ URBAN DESIGN FEATURES TOUCH, SEE & FEEL WALKABILIT Y FROM ARCADES TO ZEBRA STRIPES
  11. 11. TRAINING VIDEO + INTERACTIVE QUIZ TRAINED STAFF COLLECT DATA MINUTES/ BLOCK 15-20 DATA COLLECTION APP SEAMLESSLY TRANSFERS DATA TO SERVER WALKABILITY TRAINING vides walkability training online as well as on site for a team. all data collectors take a quiz to ensure the comprehension collected data. ining could be a great tool not only to enhance the knowl- that works on the project, but also to involve community
  12. 12. STATE OF PLACE INDEX TIGARD TRIANGLE 69TH FROM BAYLOR & CLINTON Segment 12 80 14 51 0 0 0 3 33 31 83 24
  13. 13. Ease of access; lack of pedestrian barriers (e.g. six lane roads) Streetscape continuity and enclosure (e.g. setbacks, street width, building heights) Presence, quality and access to hard and soft scape public space Presence of outdoor and indoor physical activity facilities URBAN FABRIC DESTINATIONS NEEDS & COMFORT LIVELINESS & UPKEEP Form Density Connectivity Building compactness and height Diversity of land-use mix Proximity Parks& Public Spaces Recreational Facilities y known to impact people’sdecisionsto walk. Below isa description of ensions groupedintofourcategories. pedestrian barriers (e.g. six lane roads) and enclosure (e.g. setbacks, street width, building heights) Presence, quality and access to hard and soft scape public space Presence of outdoor and indoor physical activity facilities Quality and safety of theintersection;traffic calming features Features that make it comfortable for pedes- trians and bicyclists (sidewalks, seating, etc.) Urban design features that make places dynamic and inviting Features tha e perception (graffiti ,litte windows, et DESTINATIONS HUMAN NEEDS & COMFORT LIVELINESS & UPKE compactness and height Diversity of land-use mix Pedestrian Amenities TrafficSafety Proximity Parks& Public Spaces Recreational Facilities Aesthetics Personal Ease of access; lack of pedestrian barriers (e.g. six lane roads) Streetscape continuity and enclosure (e.g. setbacks, street width, building heights) Presence, quality and access to hard and soft scape public space Presence of outdoor and indoor physical activity facilities Quality and safety of theintersection;traffic calming features Features that make it comfortable for pedes- trians and bicyclists (sidewalks, seating, etc.) Urban design features that make places dynamic and inviting Features thatinflu e nce perception of safety (graffiti ,litter,broken windows, etc.) DESTINATIONS HUMAN NEEDS & COMFORT LIVELINESS & UPKEEP Form Density Connectivity Building compactness and height Diversity of land-use mix Pedestrian Amenities TrafficSafety Proximity Parks& Public Spaces Recreational Facilities Aesthetics Personal Safety Ease of access; lack of pedestrian barriers (e.g. six lane roads) Streetscape continuity and enclosure (e.g. setbacks, street width, building heights) Presence, quality and access to hard and soft scape public space Presence of outdoor and indoor physical activity facilities Quality and safety of theintersection;traffic calming features Features that make it comfortable for pedes- trians and bicyclists (sidewalks, seating, etc.) Urban design features that make places dynamic and inviting Features thatinflu e nce perception of safety (graffiti ,litter,broken windows, etc.) DESTINATIONS HUMAN NEEDS & COMFORT LIVELINESS & UPKEEP Form Density Connectivity Building compactness and height Diversity of land-use mix Pedestrian Amenities TrafficSafety Proximity Parks& Public Spaces Recreational Facilities Aesthetics Personal Safety
  14. 14. Very Low 0 - 20 Low Moderate Good Very Good21 - 40 41 - 60 61 - 80 81 - 100 *PREMIUMS FOR EACH LEVEL INCREASE + $9 SF OFFICE RENTS + $7 SF RETAIL RENTS +80% RETAIL REVENUES + $300 UNIT RES. RENT +$81 SF FOR-SALE RES. VALUE $ $ $ $ $
  15. 15. STATEOFPLACE INDEX TIGARD TRIANGLE 24
  16. 16. STATE OF PLACE INDEX TIGARD TRIANGLE 24
  17. 17. STATE OF PLACE INDEX TIGARD TRIANGLE MASTER PLAN 22 53 10 81 8 0 0 0 11 52 74 39 81 68 33 0 29 47 68 79 MASTER PLAN
  18. 18. 22 53 10 81 8 0 0 0 11 52 74 39 81 68 33 0 29 47 68 79
  19. 19. STATE OF PLACE INDEX TIGARD TRIANGLE ADRIENNE MASTER PLAN MASTER PLAN 38.7
  20. 20. RETAIL RENTS RETAIL REVENUES RESIDENTIA L RENTS OFFICE RENTS BASELINE $25.92 $18 $90 $1,123 SCENARIO 2 3200 FT2 6 UNITS2000 FT2 2000 FT2 SCENARIO 1 3200 FT2 N/A N/A N/A PREMIUMS $5.25/FT2 161.61/UNIT$2.77/FT2 $29.30/FT2 PREMIUMS $.18/FT2 N/A N/A N/A PROJECT COST VALUE CAPTURED ROI $6.4M $8.2M $14.6M $1.78 $9.1M $1.42 MASTER PLAN 38.7
  21. 21. State of Place helped us with the long-term strategic vision for Tigard Triangle. It helped our long-term planners to think critically about where we should invest in… We have been using it and we’ll continue to integrate that in our planning, economic development, and infrastructure development. Lloyd Purdy, Economic Development Manager City of Tigard (Portland Metro)
  22. 22. “I think what State of Place’s doing is fabulous. Supporting this great movement and keeping a momentum of what is happening in our country, I am thankful that there are people who build models that practitioners can use to get it done. Everyone has great ideas, but the hardest part is GETTING IT DONE. Having this sort of data, a very well built model, is a powerful way to get it done.“
  23. 23. We are under a great deal of public scrutiny. We need an objective – third party – projection of the clear benefits of this project to help us tell a more powerful story, to help us convince those skeptical of this project, those who are convinced the construction will negatively impact their businesses, that there is long-term value here. And that the bigger risk is NOT doing this project.
  24. 24. Neighborhood 1: Xintiandi (“High” walkable) N= 129 segments N = 129 resident surveys STATE OF PLACE = 54.8
  25. 25. Neighborhood 2: Zhongshan Park (“Medium” walkable) N = 60 segments N = 243 resident surveys STATE OF PLACE= 42.2
  26. 26. Neighborhood 3: Lianhua Lu (“Low” walkable) N = 97 segments N = 291 resident surveys STATE OF PLACE= 41.9
  27. 27. Neighborhood 4: Fengqi Lu (“High” walkable) N = 97 segments N = 291 resident surveys STATE OF PLACE= 40.7
  28. 28. Neighborhood 6: Guihua Cheng (“Low” walkable) N= 127 segments N = 234 resident surveys STATE OF PLACE= 34.8
  29. 29. +22MIN COMMUTING DESTINATIONS EXERCISE +3.5MIN +4.6MIN +14MIN
  30. 30. STATE OF PLACE WWW.STATEOFPLACE.CO MARIELA@STATEOFPLACE.CO

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