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Lee county sdat presentation final

This document summarizes the key findings and recommendations from a planning process for Lee County, Florida. The planning process assessed the feasibility of developing an "Innovation Diamond" concept to diversify the local economy through research and sustainable industries. Key recommendations included: - Physically reshaping the city to attract innovators by fostering dense, walkable, mixed-use development near transit and creating activity centers. - Adopting new development formats like walkable workplace districts, innovation clusters near universities, and revitalizing industrial areas to attract knowledge workers and small/medium firms. - Focusing economic development efforts on target industries like aerospace, clean technology, life sciences and healthcare through investment, business encouragement,

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Lee County SDAT October 2013
THE VISION “A Livable, Economically Diverse Hub for Sustainable Business” Our Charge •Assess the feasibility of the Diamond Concept •How and what it should be • What the public and private sectors can do to make it happen
3 3
What We Heard What We Heard 7 7
• What does the Diamond boundary mean? • How can we be competitive nationally? • We want to diversify the economy through innovative research and sustainable industries • Is this a marketing exercise? 8
• Skyplex adjacency to the airport is a competitive advantage. • Potential synergy with the University. • Some DRGR and lands bordering on mines poses challenge for development.
• Effective public-private partnerships are essential. • A concern planning won’t bear fruit • People need to be patient. It will take time to achieve the vision. • We don’t want “more of the same”
WE HEARD YOU WANT • A complete community to attract families • Walkable, comfortable setting with Transportation Choices • Attract and retain FGCU faculty and students • Distinctive architecture and landscape • Cool things to do
13 13
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1. When Work Changes, the City is Transformed
When major change happened: Agriculture & Crafts to Factories – “Industrialization v.1” The prosperity machine of early industrialization grew cities and towns to a never-before-seen scale © Freedman Tung + Sasaki 2013
Industrialization v.2: City Pattern re-organized using Industrial Principles Business park Shopping Center “City as Machine” (CIAM 1933) • • • • Economy Focused on Making & Moving Goods Synchronized routines Segregated land uses linked by vehicle “conveyor belts” Mass consumption © Freedman Tung + Sasaki 2013 Housing Subdivision
Industrialization v.2: The Mid-20th Century Suburban Ideal • When the nature of Work changes, the City is entirely transformed • (The Business Park was ushered in by a small group of business leaders) © Freedman Tung + Sasaki 2012
New Technologies: • Cars • Interstate Highways • Electrification • Air Conditioning The Experiment FIT with the new industrial economy of the Era. Taylorism (Fordism): • Central Control • Mass Production • Mass Consumption Demographics: • Uniform H/H Structure Cheap energy Abundant accessible land Massive subsidies © Freedman Tung + Sasaki 2013 It became our culture’s development “consensus” on how to build.
Foundations of the Recent “Consensus” 1950 - 2007 1. 2. 3. 4. 5. The Open Road Demographics – uniform household structure Cheap energy Abundant, available and accessible land Massive government subsidies - home mortgages, strip construction, highway construction & maintenance 6. Fordist model of national economic development – based on consuming homes, cars, and home appliances. 7. Nostalgia - New generations of Americans learned to associate sprawl with America
Foundations of the Emerging Consensus 2008 - ? 1. 2. 3. 4. 5. The Open Road Demographics – uniform household structure Cheap energy Abundant, available and accessible land Massive government subsidies - home mortgages, strip construction, highway construction & maintenance 6. Fordist model of national economic development – based on consuming homes, cars, and home appliances. 7. Nostalgia - New generations of Americans learned to associate sprawl with America
Does the Mid-20th Century “Consensus” and its City format still fit the needs of today’s economic activity?
Beginning in the 1980s: Wide-spread Digitalization © Freedman Tung + Sasaki 2013
At first, many thought it was just a change in tools. But digitalization has led to Fundamental changes in work activity
This process of combining ideas to create new possibilities… + + © Freedman Tung + Sasaki 2013 = =
…is called Innovation and it has become the primary wealthgenerator in the new economy. © Freedman Tung + Sasaki 2013
Saskia Sassen: the heightened importance of rapid creative invention has effected all industries – from mining and agriculture to electronics.
Innovation is a social process Research has shown that innovation comes from: • Group collaboration rather than individual solitary effort. Source: analytics20.org • Interaction between people with different specializations, experiences, and perspectives.
Essential Principal: Innovation is fostered by providing settings that bring people together to collaborate and exchange ideas • In the office and the lab • In the conference room • In cafes, bars and restaurants • During breaks, recreation and leisure • Especially while socializing
We are still designing our cities to meet the needs of the old industrial economy
2. Reshaping the City
Leading cities (of all sizes) are beginning to understand: To Attract, Build, and Serve the Businesses of Tomorrow, we must Physically re-shape cities to attract and accommodate the needs of innovators
The Innovation Ecosystem: Dense Collaborative Network of Partners, Suppliers, Customers
The Innovation Ecosystem: Composed of Companies at Different Stages in their Life-cycle
Emerging: A Dynamic Mix of Uses (instead of the old habit of separating uses) Offices Hotel Offices Studios Small-medium sized businesses University of Salford & iTV BBC Housing BBC BBC HDTV Entertainment MediaCity – Manchester UK
Emerging: A Range of Building & Workspace Types Mixture of space costs, sizes, and configurations to match the needs of different work activity in close proximity Quality Medium Sized Space Creative rehab – lower cost spaces New lower cost, small scale space Established Corporate Space
The U.S. General Services Administration has embraced these ideas in planning and managing its properties: Source: GSA Public Buildings Service White Paper, Leveraging Mobility, Managing Place (2010)
Reshape the City: Connectivity
Segregated land uses + arterial roadway system – failing as a habitat Forces Undermining the Viability of the “Modernist” City: •Poor Accessibility •Rapid Consumption of Farmland, Natural Resources •Acceleration of Climate Change •Wasteful of Diminishing Fossil Fuel Reserves •Increasingly expensive for families
Emerging: Transit-Connected Hubs of Activity • Multi-Nucleated Patterns of walkable, bikeable, mixed-use, denser development • Integrated with a Transit Network offering modern, frequent service
Reshape the City: Activity
The Workplace District remains out of sync No activity focus or center
Activity-generating retail is one of the most precious city building commodities. Urban vitality drives innovation and attracts “talent.” The most important and most difficult decision in the design of the (suburban) metro area is where (and how) to strategically build the retail.
To foster creativity & innovation cities must provide “Vital Centers” with clustering, density, mix, and settings for interaction Centerless Workplace “Vital Center” Classifying and locating these centers is a critical strategic decision cities must make
ULI Emerging Trends 2011: Commercial real estate needs to cope with “Era of Less” “Most areas need less retail, not more. Endless strip construction is over. …. [we must] rethink how we deliver retail in better transportation-linked urban centers, moving away from car-dependent models”
Reshape the City: Amenity & Image
The Workplace District remains out of sync Plenty of Open Space but no “Public” Space
The Emerging 21st Century Workplace District Model: Settings for Convenience, Interaction, Activity SOMA near South Park, San Francisco
To Attract Innovators: Promote “business livability” – developments and districts that respond to 3 scales of activity: Quick Breaks • Immediately outside the building Lunchtime Activity • Evenly distributed within 3 minute walk; activated by food & drink businesses After Work Activity • © Freedman Tung + Sasaki 2012 A central cluster within 10-15 minute walk, bike, drive or transit ride; activated by restaurants, bars, fitness, convenience retail
Part 3: New Formats of Development in the Innovation Economy
PREVIOUS ERA: Economic Value Created by large corporate firms • • • • • Attracting Talent Training Compensation packages Services Infrastructure/Building Investment
PREVIOUS ERA: Economic Development Tap into the “Big-Firm Ecosystem” by attracting large firms • Transportation access • Infrastructure improvements • Financial incentives (tax incentives, land write-downs, etc.)
Change: The scale & complexity of business operations has increased dramatically Wrigley © Freedman Tung + Sasaki 2012
Change: Work is distributed among a highly connected network of specialized, collaborating partners
To be successful in this transformed economic landscape, Cities need to: 1. Attract and accommodate small and medium sized firms along with large ones. 2. Attract, produce and retain a pool of Knowledge Workers.
CEOs for Cities survey of 25 – 34 year old college graduates: • Almost 64 percent of them reported they pick where they want to live before launching a job search. • They are about 90% more likely to live in close-in urban neighborhoods
The “creative class” craves vital centers Transit Streetlife Public Spaces
Attracting, Building, and Serving the Businesses of Tomorrow requires a new approach to Economic Development Industrial Economy Focus Exclusively on Attracting Big, Vertically Integrated Firms Innovation Economy Physically re-shape cities to attract and accommodate the needs of innovators + Assemble knowledge districts that foster innovation and produce innovators
The emerging “Business District” ecosystem: • City and Regional Centers (Downtowns) • Workplace-focused districts • Revitalized Business Parks • Redeveloped Industrial Districts • Institution-anchored districts • Educational Campuses • Medical Districts © Freedman Tung + Sasaki 2012
Smaller cities and towns are remaking themselves as hubs for the knowledge economy. Livable cities draw creative people, and creative people spawn jobs. Some places you’d never expect—small cities not dominated by a university—are learning how to lure knowledge workers, entrepreneurs, and other imaginative types at levels that track or exceed the US average (30 percent of workers) “Small Cities Feed the Knowledge Economy,” WIRED Magazine – May 31, 2012 61
Build on Local Strengths 1. Studies have shown that up to 80 percent of job growth is from existing businesses 2. In the new era of specialized, networked businesses, proximity matters 3. Focus on strengthening existing workplace districts / industry clusters 4. Target those industries related to existing City assets
• When Work Changes, the City is Transformed • The City will be Reshaped • New Formats of Development in the Innovation Economy
Stability Areas and Change Areas Treeline Blvd I-75 Daniels Pkwy RSW Terminal Acc Rd Alico Rd FGCU LEGEND Stable Area Estero Pkwy Change Area Institutional Area Natural Preserve Co c rks rew Rd
Current Economic Conditions • Very large area to absorb • Glut of vacant space across all commercial and industrial – Low rents, marketwide • Markets rebounding in 2013, but a long ways to go
Two paths • Wait for market trends to develop the area • Go after what you want
Waiting for market trends • Will likely result in – Low density, low cost development patterns – Scattered absorption – Little cohesive identity
Stability Areas and Change Areas Treeline Blvd I-75 Daniels Pkwy RSW Terminal Acc Rd Alico Rd FGCU LEGEND Stable Area Estero Pkwy Change Area Institutional Area Natural Preserve Co c rks rew Rd
Daniels Pkwy I-75 Institutional Treeline Blvd Potential Development Pattern RSW Innovation Cluster Tradeport/Industrial Terminal Acc Rd Commercial Strip Alico Rd Commercial Retail Hospitality & Services Residential FGCU Natural Area Estero Pkwy Entertainment r Co rew ksc Rd
Potential Development Pattern Daniels Pkwy Institutional Treeline Blvd Innovation Cluster Commercial Strip RSW I-75 Tradeport/Industrial Commercial Retail Hospitality & Services Terminal Acc Rd Residential Natural Area Entertainment Alico Rd
Potential Development Pattern Alico Rd I-75 Innovation Cluster Treeline Blvd Institutional Tradeport/Industrial Commercial Strip FGCU Commercial Retail Hospitality & Services Estero Pkwy Residential Natural Area Entertainment rks Co w cre Rd
Daniels Pkwy Potential Development Pattern I-75 Innovation Cluster Treeline Blvd RSW Institutional Tradeport/Industrial Terminal Acc Rd Commercial Strip Commercial Retail Hospitality & Services Alico Rd Residential Natural Area Entertainment
Implementation • Economic Development Approach • Policies • Capital Improvement Projects
Encourage development will require addressing • Innovation • Infrastructure • Quality places • Human capital • • • • through Investment Encouragement Recruitment Focus
Innovation 108
Human Capital
Infrastructure
Place
Target industries • Aerospace • Clean technology – Biomass, renewable fuel sources • Life sciences • Information technology • Health care • Medical devices • Freight and logistics • Travel and tourism
Investment
Encouragement • Business retention – Airport related – FGCU • Focus on human capital • Foster entrepreneurship • Education
Recruitment • Long odds game • Requires focus, clarity • Customer service, capacity • Central points of contact, role clarity
Focus • Consistent messaging • Leadership • Patience • Long-term payoffs
Policy • CURRENT: County General Plan Update – Ensure that the Research and Enterprise Diamond vision is emphatically articulated in the Update. – Define the resulting supportive regulations and catalytic capital investments • CONCURRENT/FUTURE: Zoning & Regs Update – Where new formats critical, revise development regulations to provide greater investment reliability (i.e. form-based) for both investors and neighbors – The Land Development Code’s Compact Communities Regulations is an example and template.
Industrialization v.2: City Pattern re-organized using Industrial Principles Business park Shopping Center “City as Machine” (CIAM 1933) • • • • Economy Focused on Making & Moving Goods Synchronized routines Segregated land uses linked by vehicle “conveyor belts” Mass consumption © Freedman Tung + Sasaki 2013 Housing Subdivision
Conventional Zoning 1. Very Restrictive Use Control (Use Separation) 2. Very Specific Density & FAR Control 3. Not Enough Building Scale, Type, Form, & Character Control Hard to envision and predict physical outcomes
TOOL – District/Form Based Regulations: • Regulations that shape physical characteristics of buildings for compatibility, such as orientation, volume, relationship to the street, and architecture/massing. • Regulations that are more flexible about adjacent uses that are compatible with each other (e.g. housing, workplaces, services) • These provide greater investment security by insuring that new (or renovated) buildings will be located near others of similar type.
“Sense of place” • Understand the “pieces of city” (neighborhoods, subdistricts) whose in-common physical and performance characteristics of development tell you where you are. • Each “piece of city” has to have developments of physical coherence and regularity to make them recognizable, valuable and secure for investing. < < < OUTSKIRTS < < < The “Urban Transect” (from the Smart Code, v.7) > > > CENTERS > > >
Code Focused on Physical Outcomes 1. District Zones / Standards 2. Corridor Frontages / Standards.
Land Use Zones District Zones Define the Places for Incubators, Accelerators, Training Organizations, Technical Assistance, NGOs, Institutions, Regulators…
Capital Improvements • Priority Catalyst Projects – Multi-modal street improvements – Transit links for highest-priority destinations – Boulevard Street Tree Plantings (ensure that Lee County’s natural image remains visible along entry corridors) • Public-private partnerships to enable highspeed internet connectivity opportunities (dark fiber activation, etc.)
The Public Agency Role: 1. Lead (or support) the vision 2. Provide a reliable policy context for investment at different scales 3. Ensure the emergence of critical physical elements (especially the infrastructure + public pieces)
Thanks! • • • • • • • • • • • AIA Florida Southwest Lee County Port Authority Florida Gulf Coast University Lee County Metropolitan Planning Organization Real Estate Investment Society Estero Council of Community Leaders Horizon Council Lee County Community Sustainability Advisory Committee Alliance for the Arts Lee County Board of County Commissioners Lee County Departments: Community Development, GIS, Transportation, Parks & Recreation, Visitor & Convention Bureau, Economic Development, Administration, Office of Sustainability
www.aia.org/liv_sdat

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Lee county sdat presentation final

  • 1.
  • 2.
    THE VISION “A Livable,Economically Diverse Hub for Sustainable Business” Our Charge •Assess the feasibility of the Diamond Concept •How and what it should be • What the public and private sectors can do to make it happen
  • 3.
  • 7.
    What We Heard WhatWe Heard 7 7
  • 8.
    • What doesthe Diamond boundary mean? • How can we be competitive nationally? • We want to diversify the economy through innovative research and sustainable industries • Is this a marketing exercise? 8
  • 9.
    • Skyplex adjacencyto the airport is a competitive advantage. • Potential synergy with the University. • Some DRGR and lands bordering on mines poses challenge for development.
  • 10.
    • Effective public-privatepartnerships are essential. • A concern planning won’t bear fruit • People need to be patient. It will take time to achieve the vision. • We don’t want “more of the same”
  • 11.
    WE HEARD YOUWANT • A complete community to attract families • Walkable, comfortable setting with Transportation Choices • Attract and retain FGCU faculty and students • Distinctive architecture and landscape • Cool things to do
  • 13.
  • 14.
  • 15.
    1. When Work Changes,the City is Transformed
  • 16.
    When major changehappened: Agriculture & Crafts to Factories – “Industrialization v.1” The prosperity machine of early industrialization grew cities and towns to a never-before-seen scale © Freedman Tung + Sasaki 2013
  • 17.
    Industrialization v.2: City Patternre-organized using Industrial Principles Business park Shopping Center “City as Machine” (CIAM 1933) • • • • Economy Focused on Making & Moving Goods Synchronized routines Segregated land uses linked by vehicle “conveyor belts” Mass consumption © Freedman Tung + Sasaki 2013 Housing Subdivision
  • 18.
    Industrialization v.2: TheMid-20th Century Suburban Ideal • When the nature of Work changes, the City is entirely transformed • (The Business Park was ushered in by a small group of business leaders) © Freedman Tung + Sasaki 2012
  • 19.
    New Technologies: • Cars •Interstate Highways • Electrification • Air Conditioning The Experiment FIT with the new industrial economy of the Era. Taylorism (Fordism): • Central Control • Mass Production • Mass Consumption Demographics: • Uniform H/H Structure Cheap energy Abundant accessible land Massive subsidies © Freedman Tung + Sasaki 2013 It became our culture’s development “consensus” on how to build.
  • 20.
    Foundations of theRecent “Consensus” 1950 - 2007 1. 2. 3. 4. 5. The Open Road Demographics – uniform household structure Cheap energy Abundant, available and accessible land Massive government subsidies - home mortgages, strip construction, highway construction & maintenance 6. Fordist model of national economic development – based on consuming homes, cars, and home appliances. 7. Nostalgia - New generations of Americans learned to associate sprawl with America
  • 21.
    Foundations of theEmerging Consensus 2008 - ? 1. 2. 3. 4. 5. The Open Road Demographics – uniform household structure Cheap energy Abundant, available and accessible land Massive government subsidies - home mortgages, strip construction, highway construction & maintenance 6. Fordist model of national economic development – based on consuming homes, cars, and home appliances. 7. Nostalgia - New generations of Americans learned to associate sprawl with America
  • 22.
    Does the Mid-20thCentury “Consensus” and its City format still fit the needs of today’s economic activity?
  • 23.
    Beginning in the1980s: Wide-spread Digitalization © Freedman Tung + Sasaki 2013
  • 24.
    At first, manythought it was just a change in tools. But digitalization has led to Fundamental changes in work activity
  • 25.
    This process ofcombining ideas to create new possibilities… + + © Freedman Tung + Sasaki 2013 = =
  • 26.
    …is called Innovationand it has become the primary wealthgenerator in the new economy. © Freedman Tung + Sasaki 2013
  • 27.
    Saskia Sassen: theheightened importance of rapid creative invention has effected all industries – from mining and agriculture to electronics.
  • 28.
    Innovation is asocial process Research has shown that innovation comes from: • Group collaboration rather than individual solitary effort. Source: analytics20.org • Interaction between people with different specializations, experiences, and perspectives.
  • 29.
    Essential Principal: Innovationis fostered by providing settings that bring people together to collaborate and exchange ideas • In the office and the lab • In the conference room • In cafes, bars and restaurants • During breaks, recreation and leisure • Especially while socializing
  • 30.
    We are stilldesigning our cities to meet the needs of the old industrial economy
  • 32.
  • 33.
    Leading cities (ofall sizes) are beginning to understand: To Attract, Build, and Serve the Businesses of Tomorrow, we must Physically re-shape cities to attract and accommodate the needs of innovators
  • 34.
    The Innovation Ecosystem:Dense Collaborative Network of Partners, Suppliers, Customers
  • 35.
    The Innovation Ecosystem:Composed of Companies at Different Stages in their Life-cycle
  • 36.
    Emerging: A DynamicMix of Uses (instead of the old habit of separating uses) Offices Hotel Offices Studios Small-medium sized businesses University of Salford & iTV BBC Housing BBC BBC HDTV Entertainment MediaCity – Manchester UK
  • 37.
    Emerging: A Rangeof Building & Workspace Types Mixture of space costs, sizes, and configurations to match the needs of different work activity in close proximity Quality Medium Sized Space Creative rehab – lower cost spaces New lower cost, small scale space Established Corporate Space
  • 38.
    The U.S. GeneralServices Administration has embraced these ideas in planning and managing its properties: Source: GSA Public Buildings Service White Paper, Leveraging Mobility, Managing Place (2010)
  • 39.
  • 40.
    Segregated land uses+ arterial roadway system – failing as a habitat Forces Undermining the Viability of the “Modernist” City: •Poor Accessibility •Rapid Consumption of Farmland, Natural Resources •Acceleration of Climate Change •Wasteful of Diminishing Fossil Fuel Reserves •Increasingly expensive for families
  • 41.
    Emerging: Transit-Connected Hubsof Activity • Multi-Nucleated Patterns of walkable, bikeable, mixed-use, denser development • Integrated with a Transit Network offering modern, frequent service
  • 42.
  • 43.
    The Workplace Districtremains out of sync No activity focus or center
  • 44.
    Activity-generating retail isone of the most precious city building commodities. Urban vitality drives innovation and attracts “talent.” The most important and most difficult decision in the design of the (suburban) metro area is where (and how) to strategically build the retail.
  • 45.
    To foster creativity& innovation cities must provide “Vital Centers” with clustering, density, mix, and settings for interaction Centerless Workplace “Vital Center” Classifying and locating these centers is a critical strategic decision cities must make
  • 46.
    ULI Emerging Trends2011: Commercial real estate needs to cope with “Era of Less” “Most areas need less retail, not more. Endless strip construction is over. …. [we must] rethink how we deliver retail in better transportation-linked urban centers, moving away from car-dependent models”
  • 47.
  • 48.
    The Workplace Districtremains out of sync Plenty of Open Space but no “Public” Space
  • 49.
    The Emerging 21stCentury Workplace District Model: Settings for Convenience, Interaction, Activity SOMA near South Park, San Francisco
  • 50.
    To Attract Innovators: Promote“business livability” – developments and districts that respond to 3 scales of activity: Quick Breaks • Immediately outside the building Lunchtime Activity • Evenly distributed within 3 minute walk; activated by food & drink businesses After Work Activity • © Freedman Tung + Sasaki 2012 A central cluster within 10-15 minute walk, bike, drive or transit ride; activated by restaurants, bars, fitness, convenience retail
  • 51.
    Part 3: New Formatsof Development in the Innovation Economy
  • 52.
    PREVIOUS ERA: Economic Value Createdby large corporate firms • • • • • Attracting Talent Training Compensation packages Services Infrastructure/Building Investment
  • 53.
    PREVIOUS ERA: Economic Development Tapinto the “Big-Firm Ecosystem” by attracting large firms • Transportation access • Infrastructure improvements • Financial incentives (tax incentives, land write-downs, etc.)
  • 54.
    Change: The scale& complexity of business operations has increased dramatically Wrigley © Freedman Tung + Sasaki 2012
  • 55.
    Change: Work isdistributed among a highly connected network of specialized, collaborating partners
  • 56.
    To be successfulin this transformed economic landscape, Cities need to: 1. Attract and accommodate small and medium sized firms along with large ones. 2. Attract, produce and retain a pool of Knowledge Workers.
  • 57.
    CEOs for Citiessurvey of 25 – 34 year old college graduates: • Almost 64 percent of them reported they pick where they want to live before launching a job search. • They are about 90% more likely to live in close-in urban neighborhoods
  • 58.
    The “creative class” cravesvital centers Transit Streetlife Public Spaces
  • 59.
    Attracting, Building, andServing the Businesses of Tomorrow requires a new approach to Economic Development Industrial Economy Focus Exclusively on Attracting Big, Vertically Integrated Firms Innovation Economy Physically re-shape cities to attract and accommodate the needs of innovators + Assemble knowledge districts that foster innovation and produce innovators
  • 60.
    The emerging “BusinessDistrict” ecosystem: • City and Regional Centers (Downtowns) • Workplace-focused districts • Revitalized Business Parks • Redeveloped Industrial Districts • Institution-anchored districts • Educational Campuses • Medical Districts © Freedman Tung + Sasaki 2012
  • 61.
    Smaller cities and townsare remaking themselves as hubs for the knowledge economy. Livable cities draw creative people, and creative people spawn jobs. Some places you’d never expect—small cities not dominated by a university—are learning how to lure knowledge workers, entrepreneurs, and other imaginative types at levels that track or exceed the US average (30 percent of workers) “Small Cities Feed the Knowledge Economy,” WIRED Magazine – May 31, 2012 61
  • 62.
    Build on LocalStrengths 1. Studies have shown that up to 80 percent of job growth is from existing businesses 2. In the new era of specialized, networked businesses, proximity matters 3. Focus on strengthening existing workplace districts / industry clusters 4. Target those industries related to existing City assets
  • 63.
    • When WorkChanges, the City is Transformed • The City will be Reshaped • New Formats of Development in the Innovation Economy
  • 64.
    Stability Areas andChange Areas Treeline Blvd I-75 Daniels Pkwy RSW Terminal Acc Rd Alico Rd FGCU LEGEND Stable Area Estero Pkwy Change Area Institutional Area Natural Preserve Co c rks rew Rd
  • 65.
    Current Economic Conditions • Verylarge area to absorb • Glut of vacant space across all commercial and industrial – Low rents, marketwide • Markets rebounding in 2013, but a long ways to go
  • 66.
    Two paths • Waitfor market trends to develop the area • Go after what you want
  • 67.
    Waiting for markettrends • Will likely result in – Low density, low cost development patterns – Scattered absorption – Little cohesive identity
  • 68.
    Stability Areas andChange Areas Treeline Blvd I-75 Daniels Pkwy RSW Terminal Acc Rd Alico Rd FGCU LEGEND Stable Area Estero Pkwy Change Area Institutional Area Natural Preserve Co c rks rew Rd
  • 69.
    Daniels Pkwy I-75 Institutional Treeline Blvd PotentialDevelopment Pattern RSW Innovation Cluster Tradeport/Industrial Terminal Acc Rd Commercial Strip Alico Rd Commercial Retail Hospitality & Services Residential FGCU Natural Area Estero Pkwy Entertainment r Co rew ksc Rd
  • 70.
    Potential Development Pattern Daniels Pkwy Institutional TreelineBlvd Innovation Cluster Commercial Strip RSW I-75 Tradeport/Industrial Commercial Retail Hospitality & Services Terminal Acc Rd Residential Natural Area Entertainment Alico Rd
  • 71.
    Potential Development Pattern Alico Rd I-75 InnovationCluster Treeline Blvd Institutional Tradeport/Industrial Commercial Strip FGCU Commercial Retail Hospitality & Services Estero Pkwy Residential Natural Area Entertainment rks Co w cre Rd
  • 72.
    Daniels Pkwy Potential Development Pattern I-75 InnovationCluster Treeline Blvd RSW Institutional Tradeport/Industrial Terminal Acc Rd Commercial Strip Commercial Retail Hospitality & Services Alico Rd Residential Natural Area Entertainment
  • 102.
    Implementation • Economic Development Approach •Policies • Capital Improvement Projects
  • 103.
    Encourage development will requireaddressing • Innovation • Infrastructure • Quality places • Human capital • • • • through Investment Encouragement Recruitment Focus
  • 104.
  • 105.
  • 106.
  • 107.
  • 108.
    Target industries • Aerospace •Clean technology – Biomass, renewable fuel sources • Life sciences • Information technology • Health care • Medical devices • Freight and logistics • Travel and tourism
  • 109.
  • 110.
    Encouragement • Business retention –Airport related – FGCU • Focus on human capital • Foster entrepreneurship • Education
  • 111.
    Recruitment • Long oddsgame • Requires focus, clarity • Customer service, capacity • Central points of contact, role clarity
  • 112.
    Focus • Consistent messaging •Leadership • Patience • Long-term payoffs
  • 113.
    Policy • CURRENT: CountyGeneral Plan Update – Ensure that the Research and Enterprise Diamond vision is emphatically articulated in the Update. – Define the resulting supportive regulations and catalytic capital investments • CONCURRENT/FUTURE: Zoning & Regs Update – Where new formats critical, revise development regulations to provide greater investment reliability (i.e. form-based) for both investors and neighbors – The Land Development Code’s Compact Communities Regulations is an example and template.
  • 114.
    Industrialization v.2: City Patternre-organized using Industrial Principles Business park Shopping Center “City as Machine” (CIAM 1933) • • • • Economy Focused on Making & Moving Goods Synchronized routines Segregated land uses linked by vehicle “conveyor belts” Mass consumption © Freedman Tung + Sasaki 2013 Housing Subdivision
  • 115.
    Conventional Zoning 1. VeryRestrictive Use Control (Use Separation) 2. Very Specific Density & FAR Control 3. Not Enough Building Scale, Type, Form, & Character Control Hard to envision and predict physical outcomes
  • 116.
    TOOL – District/Form BasedRegulations: • Regulations that shape physical characteristics of buildings for compatibility, such as orientation, volume, relationship to the street, and architecture/massing. • Regulations that are more flexible about adjacent uses that are compatible with each other (e.g. housing, workplaces, services) • These provide greater investment security by insuring that new (or renovated) buildings will be located near others of similar type.
  • 117.
    “Sense of place” •Understand the “pieces of city” (neighborhoods, subdistricts) whose in-common physical and performance characteristics of development tell you where you are. • Each “piece of city” has to have developments of physical coherence and regularity to make them recognizable, valuable and secure for investing. < < < OUTSKIRTS < < < The “Urban Transect” (from the Smart Code, v.7) > > > CENTERS > > >
  • 118.
    Code Focused onPhysical Outcomes 1. District Zones / Standards 2. Corridor Frontages / Standards.
  • 119.
    Land Use Zones DistrictZones Define the Places for Incubators, Accelerators, Training Organizations, Technical Assistance, NGOs, Institutions, Regulators…
  • 120.
    Capital Improvements • PriorityCatalyst Projects – Multi-modal street improvements – Transit links for highest-priority destinations – Boulevard Street Tree Plantings (ensure that Lee County’s natural image remains visible along entry corridors) • Public-private partnerships to enable highspeed internet connectivity opportunities (dark fiber activation, etc.)
  • 121.
    The Public AgencyRole: 1. Lead (or support) the vision 2. Provide a reliable policy context for investment at different scales 3. Ensure the emergence of critical physical elements (especially the infrastructure + public pieces)
  • 122.
    Thanks! • • • • • • • • • • • AIA Florida Southwest LeeCounty Port Authority Florida Gulf Coast University Lee County Metropolitan Planning Organization Real Estate Investment Society Estero Council of Community Leaders Horizon Council Lee County Community Sustainability Advisory Committee Alliance for the Arts Lee County Board of County Commissioners Lee County Departments: Community Development, GIS, Transportation, Parks & Recreation, Visitor & Convention Bureau, Economic Development, Administration, Office of Sustainability
  • 123.

Editor's Notes

  • #17 From 8th grade history we are familiar with story of the industrial revolution and how: “Industrial revolution” was when steam power (later oil) took over from muscle power, creating enormous new markets, employment, and wealth. A prosperity machine was created by change from agriculture + crafts economy to factory economy So we say, when the nature of work changes, the city is entirely transformed – including formats of real estate investments
  • #18 By early 20th Century, architects and planners around the world admired America’s prosperity machine and its scientific and organizational basis. Planners are familiar with the story of how many leading international ones came together in a Congress (CIAM) in 1933. Under the resulting Charter of Athens, they codified how to plan cities with separated use zones. Identified 4 primary use categories of work, home, shopping, and the roads to connect them. With gasoline cost of the era not a factor, the many trips generated by segregated uses was not important. Highly influential and spread to become the paradigm for planning all US cities and many around the world. Even use the same colors on the maps. To someone from the pre-industrial era, or even the early industrial era (v.1), our present suburban-scape and city-scape looks like MARS.
  • #19 So, as when early industrialization transformed the US agricultural countryside and cities: Midcentury US industry transformed again, especially growth of white collar workforce of R+D and administration. They moved to suburbs for expansion, lifestyle appeal, and desired workers, and to leave behind factories and aging city centers. Important to note that business park format was conceived and implemented by a relatively small group of business leaders.
  • #20 Once the format was seen to mesh with work and living patterns, it became the paradigm. It became a part of the new version of the prosperity machine. It was a successful experiment that fit with the industrial economy of the era It became the “Consensus” of how we build.
  • #21 The consensus on which our national system for buliding relies is fraying badly
  • #24 What of the assembly line – formerly based on huge inputs of synchronized and tightly controlled hourly labor?
  • #25 At first we inserted information technology into work settings under the old paradigm.
  • #30 This principal is now part of the updated thinking of one of the most conservative real estate organizations: The US General Services Administration, the source of this diagram - It is not just about putting better seats by the water cooler, inside the buildings - it is about organizing the districts where the key drivers of our economy are housed
  • #32 We were sure of ourselves; we believed in where we were going, and we wanted to go there together
  • #35 Is out of sync with the dense horizontal network of collaborative business innovation today. This network and the size variety of its range of participants also the basis for today’s “innovation ecosystem”
  • #36 Usually segregated in type of work as well
  • #38 There are places that house chunks of the innovation ecosystem today that provide a diverse array of workplace development types in close proximity These better enable market-driven clustering of firms at different scales to be close to the action, and support interaction
  • #41 EXACERBATES OUR DRIVING-CENTRIC LIFESTYLE – SINGLE USE, LOW DENSITY, NOT WALKABLE, ENTIRELY AUTO-ORIENTED, SLATHERED OVER WITH IMPERMEABLE SURFACES
  • #44 Set amidst large block and wide roads – accessed by driving, not walking
  • #49 Just as the contrast between the 20th and 21st Century forces of change are becoming clear, The contrast between place types to house these drivers of the economy are becoming clear. The Business Park model supported a segregated way of working.
  • #50 The emerging model supports connection, activity, and convenience This is also a key to the 2nd question of supporting creativity and innovation, of attracting INNOVATORS
  • #51 The “there” there of any neighborhood is created by the hot spot of focused activity. Vital centers are especially important for workplace districts – traditionally where there has been no vitality to support connectivity
  • #55 By midcentury, American corporate management evolved as companies successfully expanded to national and global scale. Tiers of upper, middle and lower management created multiple branch operations controlled by head office. Specialized professional functions and divisions developed at each level. All of these created need for more administrative, professional &amp; R+D space – typically housed before at factory facilities.
  • #61 Although traditional city centers cannot accommodate all or even most of the economy’s workplace. Important to note that on ly in the 2nd one, work is the predominant use
  • #119 By early 20th Century, architects and planners around the world admired America’s prosperity machine and its scientific and organizational basis. Planners are familiar with the story of how many leading international ones came together in a Congress (CIAM) in 1933. Under the resulting Charter of Athens, they codified how to plan cities with separated use zones. Identified 4 primary use categories of work, home, shopping, and the roads to connect them. With gasoline cost of the era not a factor, the many trips generated by segregated uses was not important. Highly influential and spread to become the paradigm for planning all US cities and many around the world. Even use the same colors on the maps. To someone from the pre-industrial era, or even the early industrial era (v.1), our present suburban-scape and city-scape looks like MARS.