defining mixed use: what? why? .... (how??)

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


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


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


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



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

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Source:| UrbanGreen® Index Spring 2013

Five Trends Demand [email protected]

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© 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


Mixed Use as Redevelopment Tool

Villa Italia Shopping Center Ca 1965


Mixed Use as Redevelopment Tool

Belmar Ca 2005



Benefits Supports Collaborative Consumption


Benefits Creates Connectivity

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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’


Critical Elements – Street Relationships


# 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