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    A Brief History of Mixed-Use Developments 2-15-2013 - 201302201456235825

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    Vivienne Kang
    This document provides a brief history of mixed-use developments. It discusses medieval villages as early examples that incorporated multiple uses like residential, manufacturing, and religious within fortified walls. Zoning laws in the early 20th century separated uses, but mixed-use projects reemerged in the 1920s-30s, exemplified by developments like Cleveland Union Terminal and Rockefeller Center that integrated multiple uses vertically. Successful mixed-use requires at least three revenue-generating uses, pedestrian orientation, and shared parking to reduce costs. Location, market demand, and balancing uses are keys to success.

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    A Brief History of Mixed-Use Developments 2-15-2013 - 201302201456235825

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    Vivienne Kang
    180 views43 pages
    This document provides a brief history of mixed-use developments. It discusses medieval villages as early examples that incorporated multiple uses like residential, manufacturing, and religious within fortified walls. Zoning laws in the early 20th century separated uses, but mixed-use projects reemerged in the 1920s-30s, exemplified by developments like Cleveland Union Terminal and Rockefeller Center that integrated multiple uses vertically. Successful mixed-use requires at least three revenue-generating uses, pedestrian orientation, and shared parking to reduce costs. Location, market demand, and balancing uses are keys to success.

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    This document provides a brief history of mixed-use developments. It discusses medieval villages as early examples that incorporated multiple uses like residential, manufacturing, and religious within fortified walls. Zoning laws in the early 20th century separated uses, but mixed-use projects reemerged in the 1920s-30s, exemplified by developments like Cleveland Union Terminal and Rockefeller Center that integrated multiple uses vertically. Successful mixed-use requires at least three revenue-generating uses, pedestrian orientation, and shared parking to reduce costs. Location, market demand, and balancing uses are keys to success.

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    © All Rights Reserved
    Download as PDF, TXT or read online from Scribd
    Download as pdf or txt
    180 views43 pages

    A Brief History of Mixed-Use Developments 2-15-2013 - 201302201456235825

    Uploaded by

    Vivienne Kang
    This document provides a brief history of mixed-use developments. It discusses medieval villages as early examples that incorporated multiple uses like residential, manufacturing, and religious within fortified walls. Zoning laws in the early 20th century separated uses, but mixed-use projects reemerged in the 1920s-30s, exemplified by developments like Cleveland Union Terminal and Rockefeller Center that integrated multiple uses vertically. Successful mixed-use requires at least three revenue-generating uses, pedestrian orientation, and shared parking to reduce costs. Location, market demand, and balancing uses are keys to success.

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    of 43

    A Brief History of

    Mixed-Use Developments
    Stephen J. Ferrandi, Principal
    Director of Residential Land Brokerage
    KLNB Commercial Real Estate

    Mixed-use Development Needs


    a Minimum of Three
    Revenue-producing Uses

    Residential
    Manufacturing
    Entertainment
    Community/Cultural
    Religious

    Office
    Hotel
    Retail
    Parking

    An Early Example of a Mixeduse Community


    The medieval village is a perfect
    example of a functional, productive
    community, incorporating all of the rules
    of mixed-use development.

    The Medieval Village


    A medieval village was typically located
    on a hill protected by walls. The smaller
    the circumference of the walls, the more
    dense the village.
    By building all property uses close
    together, the walls were able to protect
    the village more securely than if the
    village were spread out over many
    hundred acres.

    The Medieval Village


    As the population of a village grew,
    density was contained within the
    limitations of the walls until no further
    growth could be supported. Only then
    were new ramparts constructed.

    Rules for Building


    a Medieval Village

    Compactness.
    Density.
    Mixed uses.
    Limited transportation systems.

    The ramparts of Quebec City the only


    remaining fortified city walls north of Mexico.

    As cities sprouted from


    medieval villages, they
    adopted many of the
    principles common to a
    mixed-use community.

    We can see the adoption of mixed-use


    principals in this old map of London.

    In this 1728 map of Manhattan, the compact city


    shows multiple uses located within just a few acres.

    Boston, 1814

    As the populations of early


    American cities swelled to
    dangerous levels, local
    governments began to
    mandate segregation of uses
    for the health and welfare of
    its citizens.

    New York, 1890

    Zoning was first used as a


    method for local government
    to control development in
    New York City, in 1916.

    The Concept of Zoning


    Local government has the right to
    regulate how a private property can
    be developed under the police powers
    granted to government.

    Ambler v. Village of Euclid, Ohio

    The Village of Euclid, Ohio, down-zoned a


    parcel of ground owned by the Ambler
    Realty Company from industrial, which
    was valued at the time at $10,000 per
    acre, to residential, which was valued at
    $2500 an acre.
    Ambler sued, and in 1926, the U.S.
    Supreme Court validated the concept of
    zoning.

    After the case was upheld in


    court, the concept of Euclidian
    Zoning wherein land use is
    segregated into separate
    distinct areas became the
    dictate by local governments
    when deciding how and where
    their town should grow.

    Euclidian Zoning Map

    Three or More Uses Means


    Larger Scale
    Though it is possible to develop a
    small-scale mixed-use project, the
    typical mixed-use project often
    exceeds 100,000 SF.
    A mixed-use project can even be as
    large as several million SF.

    Mixed-use Development MUST


    Exhibit the Following Attributes:

    Be a development project in conformance


    with a coherent plan.
    Mixed-use components should be
    significant for example, more than site
    serving convenience facilities.
    Be pedestrian friendly.

    Cleveland Union Terminal


    Now called Tower City Center

    Opened in 1930, the project was an early


    true example of mixed-use, featuring:
    Train station,
    Harvey shops and restaurants,
    Higbees Department Store,
    18-story Medical Arts Building,
    18-story Midland Building,
    18-story Builders Exchange Building,
    52-story Terminal Tower,
    Hotel Cleveland,
    Post Office.

    Todays Tower City Center

    Rockefeller Center
    Built in 1931.
    19 commercial buildings.
    Connected via an
    underground concourse
    8,000,000 SF.
    22 acres.

    West Edmonton Mall


    in Alberta, Canada
    Over six million SF that is home to 800+
    stores and services, including a cinema
    multiplex, nightclubs, an indoor lake with
    sea lion habitat, the worlds largest indoor
    water park, a NHL regulation-sized ice rink,
    a hotel, parking for 20,000 vehicles, and a
    full size indoor amusement park.

    West Edmonton Mall

    Physical and Functional


    Integration
    A vertical mixing of project components
    into a single mega-structure, often
    occupying only a single city block.

    Baltimores
    Renaissance Harborplace
    586-room hotel,
    four-story shopping mall,
    multi-story office complex,
    large underground parking
    arcade.

    DC-metro Area Mixed Use


    Reston Town Center
    Outdoor venue
    with 50+ retail
    shops, 30
    restaurants, a
    multi-screen
    cinema, a hotel,
    a pavilion for
    festivals and
    winter ice
    skating.

    DC-metro Area Mixed Use


    National Harbor
    is a 300-acre
    development on
    the shores of the
    Potomac River,
    with a convention
    center, six hotels,
    restaurants,
    shops, outdoor
    festival area, and
    condominiums.

    Physical and Functional


    Integration
    Interconnection of project components
    through pedestrian-friendly connections,
    such as sidewalks along streets, interior
    walkways, enclosed corridors,
    underground concourses, retail plazas
    and mall areas, escalators, and bridges
    between buildings.

    Parking
    Integrated shared parking is a key
    component, improving land-use
    efficiencies and reducing costs.

    Successful Mixed-use Is
    Pedestrian-friendly
    The second criterion distinguishing mixeduse developments from other real estate
    projects is pedestrian circulation and
    orientation.
    How a pedestrian is invited into the space
    and is then able to freely move from
    product type to product type is key to a
    successful mixed-use project.

    A Tidbit of Wisdom
    When discussing mixed-use
    development, stop thinking of
    buildings as buildings and begin
    thinking of buildings as communities.

    Questions to Ponder

    Why are you doing a mixed-use project?


    Does it make economic sense?
    Why this location?
    Why will this project be a success?
    What is the right mix of product types?
    What are the negative aspects of the
    project?

    Mixed Use Development


    Is Expensive
    For the developer, costs dont go up
    incrementally; they go up
    exponentially.

    Another Tidbit of Wisdom


    Mixed-use projects experience the
    greatest economic trouble when one
    of the components is developed at a
    scale, quality, or cost level that
    requires other components to
    subsidize it.

    Successfully Developing
    a Mixed-use Project
    It all about the demographics, the
    competing products, and the size of
    the market.
    How can the developer penetrate the
    market, and why this location?

    Why Mixed-use Projects Fail

    The project was built in an area with


    insufficient housing density.
    Cost to construct commands rents that
    consumer traffic cannot support.
    There are too many competing projects
    for customer dollars rent or retail.
    Wrong mix of uses.

    A Final Tidbit of Wisdom


    We cannot FORCE mixed-use
    development the property and market
    have to be right.
    If local government mandates
    percentages, rather than allowing the
    developer and its team of experts
    decide, the project will probably fail
    miserably.

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