JANUARY 08 RB N VOLUME 67, NUMBER 1 WWW.ULI.ORG/URBANLAND

54 New-Age Retail In this 38-page special report, Urban Land ta kes a look at how retail formats are evolving in the United States, Europe, and Asia. The quest for uniqueness and unusual retail concepts is coming at a time of growth and experimentation as U.S. chains enter secondary, tertiary, and niche markets; European retailers expand globally; and Asian retailers, riding an unprecedented retail boom, experiment with urban retail configurations.

64 Retail Agenda GREGORY HOADLEY European developers are riding a retail building boom, both in mature markets like Britain and France and in emerging markets such as Russia and Turkey. 81 Rise of Retail 87 Asia's Retail While the commercial Revolution development sector NICOLA CAPPIN speeds ahead, Retail is playing a PHIL K I M sustainable design and major role in Among the liveliest building practices are revitalizing European sectors in Asia is the advancing in Europe second-tier cities. volatile retail property in important ways that market. likely will reshape the sector in the coming years.

70 Greening Retail MONIQUE LEE AND AVERY TAYLOR MOORE Sustainability measures can be incorporated 54 Next­ into retail centers more Generation Retail easily than is often PATRICIA L. KIRK assumed. Looking for ways to differentiate their 76 Retail Retrofit projects from the pack, innovative developers BRIAN BAKER are inadvertently near- Bath, England, is ing the tipping point of placing a retail project a new retail age where at the center of its 18th­ customer convenience century neoclassical rules and the local Palladian-style entrepreneur is king. townscape.

J A N U A R Y 2 0 0 8 U R BAN LAN 0 11 JANUARY 2008 URBAN LAND

94 Transit Villages BRAD BERTON Retail, restaurant, and entertainment businesses are moving to serve New Jersey residents who are flocking to high­ density residential and mixed-use developments located close to key rail-transit stations.

102 The Spread 112 The Green ofTODs Quotient: JOSEPH GELLER AND Q&A with Che Wall STEPHEN PLUNKARD CHARLES LOCKWOOD Transit-oriented development is "Only a year ago, the question 98 Next TOO Stop? bringing affordable housing to the tenants most frequently asked was, THOMAS SKUZINSKI working class, both in and outside 'How much do l save if I reduce my A proposed transit center in of American city hubs. green commitments?' Now, the only suburban Detroit, Michigan, could question tenants ask is, 'How much bring transit-oriented development 108 Streetcars more will it cost to increase my to the Motor City. Are Back green credentials?' This is a huge shift in the perceived value of green JEFFREY SPIVAK investment." Streetcars are coming back as a light-rail alternative in a number of American cities.

116 Land Writes

116 Demographics and Retail 121 A TOO Model of Public/ AARON N. GRUEN Private Partnership The dispersion of Hispanics and African GREG WEAVER Americans to the suburbs creates new With mixed use growing and evolving as opportunities to serve ethnic markets. a preferred alternative in urban design, the redevelopment of the former Robert 119 A New Dawn Mueller Municipal Airport, located in the middle of Austin, Texas, into a GREG CLARK high-density, mixed-use, transit-oriented, The European Union (EU) is putting urban development can serve as a model cohesion and competitiveness at the for both private developers and public heart of its new regional policy frame­ officials. work, providing resources and support for all EU regions to succeed internationally.

12 URBAN LAND JANUARY 2008 JANUARY 2008 UR.BAN LAND

24 Developments 34 Dialogues 126 ProActive

34 Dialo~ue: 126 Capital Markets 143 Profile Communication U.S. Credit Crunch Hits Europe Daniel Patrick Moynihan: An The Reality of Virtual ULI BERT ERIK TEN CATE Urban Philosopher on Capitol Hill TODD MANSFIELD AND Nobody knows whether 2008 N.J. SLABBERT RACHELLE LEVITT will see a long-overdue price By mastering the politics of Changes are coming to ULI's correction-or a crash. America's two most influential Web site, with new tools to cities, this fiery statesman help members find information 130 At Issue lastingly imprinted metropolitan and connect with one another issues on the national agenda. online. Regulating Stormwater LISA NISENSON 146 Solution File 38 Dialogue: Retail By this time next year, more than 6,ooo cities, counties, A Small-Lot Housing Solution Beyond Lifestyle and townships across the WILLIAM P. MACHT MICHAEL BEVARD United States will be required to Developing a house-sized lot Ultimately, retail projects have in place new stormwater into 17 stories of private floors London Unveils New St. Pancras should enhance our lives, regulations. Urban developers increases privacy, exclusivity, International Station not just our lifestyles. need to know how to navigate price premiums, and density. the new rules. L.L. Bean Embraces LEED Standards for New Retail Stores 40 Dialogue: 148 In Print, Etc. Environment 134 In Practice Deep Economy: The Wealth A Green Lowe's Store in Austin, Q&A with James Russell Turning Conservation Easements of Communities and the Texas: Exception or the Rule? Durable Future CHARLES LOCKWOOD into Tax Credits New EU Members Show Gain in A senior director at the CHRISTOPHER J. TRUITT Sustainable Urbanism: Ran kings for Business Expansion/ Clinton Climate Initiative In addition to protecting and Urban Design with Nature Relocation shares the latest information preserving natural habitats, Credit Crunch Is Affecting China's about a new energy·efficient wetlands, farmland, and open 150 Trustee Profile Property Developers building retrofit program that space, conservation easements Koon Hean Cheong: City Builder will provide information and present a wide variety of ULI's Washington, D.C., MARGE FAHEY Headquarters Awarded LEED case-study lessons learned tax benefits to landowners Koon Hean Cheong is a Green Building Certification for use in making the world's who choose to restrict future existing building stock more development on their property city builder who is shaping Shaw Forum Explores environmentally friendly. in favor of land preservation. Singapore into a great city in Mainstreaming Green which to live, work, and play. Affordable Housing: 136 Smart Growth Her passion is to make life better Industry Leaders for the people of Singapore. Challenge ULI to Take Environmental Protection Leadership Role or Smart Growth? 200 Back Page WILLIAM HALLIGAN Must Read: Rising Above the Risks? Architedure of the Absurd: How Environmental policies need to DOUG MORRISON "Genius" Disfigured a Pradical Art be flexible enough to promote the well-being of residents but Property investors everywhere not impede a jurisdiction's may be contemplating the fallout ability to implement smart from the credit crunch, but the growth strategies, as illustrated enthusiasm of the development by the experiences of cities in team behind the Chicago Spire, California. the world's tallest residential tower, remains undimmed. 140 Design Departments 44ULX Maximizing Urban Retail Density NAVID MAQAMI AND 16 UL Mail Box Making Connections: JOHN CLIFFORD 18 Publisher Note Transit Centers Many developers, retailers, 21 This Issue RON NYREN and municipal policy makers Ten transit centers raise the concur that a high density of 199 ULI Calendar profile of public transportation retail space makes sense for in the civic landscape. large-scale projects in urban 157 Regional settings-b@th in mixed-use Spotlight: OH fH[ C: OVU ; SH OPPJMO M&U.. as well as in retail-only MUSTEK, WENCESLAV SQUARE, developments. California PRAGUE, CZECH REPUBLIC CREDIT: PRDFIMEDIA/VARIO IMAGES 197 Advertisers Index

14 U R B A N LAN D J A N U A R Y 2 0 0 8 FEBRUARY 08 URBAN VOLUME 67, NUMBER 2 WWW.ULI.ORG/URBANLAND

64 Resorts Redux In this 30·page special report, Urban Land takes a look at the demographic and lifestyle trends impacting the resort industry as it continues to diversify and specialize product to capitalize on microniche markets both in the United States and abroad.

64 U.S. Resorts Reevaluate NANCY EGAN A growing recognition of the need to protect a fragile environment, to nurture body and spirit, and to create places and experiences of authentic and lasting value is leading U.S. resorts to reexamine their offerings.

72 Urban Fractionals 78 Resort Trends 89 Community BRAD BERTON in Europe in Qatar Timeshares and related MARK SIMMONS BILL GARTZ vacation-oriented, Environmentally A new Mediterranean shared-ownership real conscious consumers, resort city rising out of estate models tend to multigenerational the Persian Gulf blends be clustered at beach, travelers, and a growing Western planning ideals mountain, and desert wealthy class are with Arab principles resort destinations. among the key drivers and motifs to create But, with well-off of the European resort community in the baby boomers looking real estate market. context of the private to shop and dine in Middle Eastern lifestyle. America's downtowns, urban settings are 84 Medical Tourism gaining popularity for in Asia these developments. COLIN GALLOWAY Nowhere have medical tourism services grown as fast than in Asia.

FEBRUARY 2008 URBAN LAND 11 FEBRUARY 2008 URBAN

96 Beijing Beyond the Oympics MEGAN WALTERS, PRIYARANJAN KUMAR AND MICHAEL LAM An Olympiad has never before been held in a city as rapidly developing as Beijing. The 2008 Summer Olympics are serving as a catalyst to promote development that is expected to continue long after the Games. , 102 Vancouver Shares Olympics STEVE BERGSMAN The city of Vancouver, British 112 Designing HOPE 116 The Green Columbia, Canada, has spread DOUGLAS R. PORTER Quotient: Q&A with the 2010 Winter Olympics venues Four HOPE Vl developments Robert S. Davis over a fairly wide palette, ensuring that transformed forlorn public CHARLES LOCKWOOD development and infrastructure housing projects into distinctive "What is most encouraging is that improvements in a number of residential complexes demonstrate it has become fashionable to live other Canadian cities. the importance of good design in renewing hope for in-city living. in the city, just as it has always been in Europe. As the value of real 108 Redeveloping estate goes up, the environmental the "Sink Estates" problems of cleaning up and MICHAEL MEHAFFY recycling those sites will begin to England finds new solutions for a be economically feasible." generation of failed public housing.

120 Land Writes

120 Urban Development 130 A Stake in Public Housing from Global Events ASHLEY K. BROWN A U.S. housing authority is changing GREG CLARK the approach to managing and The global age is accelerating the producing affordable housing. demand for global events, partly because of the worldwide media attention and associated sponsorship that these events 132 Illiquidity: How Long generate, but largely because of the local Will It Last? benefits and legacy that can be gained BOWEN H. "BUZZ" McCOY for the place that hosts a global event. The lack of liquidity will affect everyone to some degree, but the severe pain 126 The Shape of Urban Living throughout the economy is fairly limited. The United States may skirt a recession, RON NYREN but it seems less likely as the crisis Media reports covering the 21st- persists. century renaissance in urban living are widespread. However, although downtowns across the United States 134 International Investment have experienced significant growth in in the United Arab Emirates residential development, it is unclear LAUREN PARR whether this trend presages a wholesale While the UAE's real estate investment market is largely dominated by other Gulf revival of city living. Cooperation Council nationals-principally Saudi Arabians-the introduction of new 128 A LEED for Homes Primer property laws has encouraged investment CHARLES LOCKWOOD from other continents. The U.S. Green Building Council has launched a new green building rating program that is expected to change the way nearly 2 million new residential units are constructed annually in the United States.

12 URBAN LAND FEBRUARY 2008 FEBRUARY 2008 U R 8 A N

26 Developments 38 Dialogues 140 ProActive

38 Dialogue: Leisure 151 Profile The Future of Resort Development Saskia Sassen and the Rise GAOl KAUFMANN of Urban Globalization AND ADAM DUCKER . N.J. SLABBERT Demographic and lifestyle Saskia Sassen is a major trends are having a major contributor to discourse on the impact on the types of resorts new world taking shape today. that will be most appealing to Her scholarship has ushered vacationers through the next in a fresh, more rigorous decade and beyond. awareness of the complexities of global change. 44 Dialogue: Housing Workforce Housing 155 Solution File and Climate Change Combination Courtyards JOHN MciLWAIN WILLIAM P. MACHT Resort Community in Baja The location of workforce 140 Green A Portland, Oregon, urban California Strives for Sustainability housing-and all types infill project achieves higher of housing-is critical to Atlantis Resort in Bahamas Greening Hotels density via a combined auto/ planning how land is used Adds Two New Towers JIM BUTLER pedestrian entry courtyard. in light of climate change Green development and Concept for a Tree-Like Skyscraper and global warming. It is key sustainable operations are Introduced at World Future Energy to designing the compact 158 In Print, Etc. attracting attention in the hotel Summit in Abu Dhabi communities needed to reduce The Green Building Revolution industry, but is it just a trend the greenhouse gases emitted Kitchen Literacy: How We Lost European Union Countries that will be abandoned when every day in the United States Knowledge of Where Food Score Highest in Addressing something "cooler" comes from the built environment and Comes from and Why We Climate Change along? from the vehicle miles traveled Need to Get It Back Workers and Housing in Dubai (VMl) due to low-density New-Style Retail Center for Dubai development. 160 Trustee Profile A Green Hotel Grows Michael Banner: Beating the Odds in San Francisco 48 Dialogue: MARGE FAHEY Environment Consensus of ULI Trustees Panel: Michael Banner credits his Uncertainty about Economy's Land Use and Climate Change parents with having the most Future RICHARD M. ROSAN influence on his life and The link between land use instilling in him the values of New Sustainable Cities Award and climate change makes the determination and patience, Sponsored by the Financial nmes strongest case ever for building which enabled him to succeed. and ULI more efficiently throughout Proposed Golf Course Resort urban regions, particularly in 200 Back Page Faces Showdown with Scottish developing areas on the edge A Simple Analogy Government of urbanized regions. 146 Preservation STEPHEN R. BLANK Development Prospects in Central From Motel to Resort? You can price risk ... you and Eastern European Countries 54ULX JEREMY ALVAREZ AND cannot price uncertainty. Eco Escapes OLIVER CARLEY Can New jersey's doo-wop RON NYREN Departments motels become a heritage From large resorts to small resort destination? 16 UL Mail Box ecolodges, ten destinations apply sustainable design 18 Publisher Note strategies to create green 23 This Issue getaways. 199 ULI Calendar 167 Regional Spotlight: Resorts 197 Advertisers Index

ON THE COVER: BEIJING'S NEW NATIONAL AQUATICS CENTER, ALSO KNOWN AS THE aWATER CUBE ." ($[[ wBEIJING BEYOND THE OLYMPICS," PAGE 96. } CREDIT: ®ECDPIX FOTOAGENTUR / RICKY WONG

14 U R B A N LAN D F E B R U A R Y 2 0 0 8 MARCH 08 VOLUME 67, NUMBER 3 WWW.ULI.ORG/URBANLAND

54 Future Frameworks In this 26-page report, Urban Land takes a look at infrastructure issues in the United States, Europe, and Asia at a time when the private sector, awash in investment capital, is tuming its attention to urban infrastructure as a major investment class.

54 Riding on the Future PATRICIA L. KIRK Faced with a projected population increase of 130 million people over the next 20 years and poor planning that has put its cities behind those of the rest of the world in developing mass transit infrastructure, the United States is trying to catch up.

62 Shifting Forces 68 European 74 TOO Cues from ED HABERSHON Transport Asia's Largest Infrastructure is fast Frameworks Subways becoming an asset MARK SIMMONS ALEXANDER E. class for investors, Only in the past KALAMAROS alongside stocks, decade have individual Transit systems and bonds, and real estate. European countries mixed-use development begun seriously in six Asian cities have considering their helped elevate density transport frameworks levels to two to four in a context beyond times those of New their own borders. York City or London.

MARCH 2008 URBAN LAND 9 87 Nontraditional 97 MilanJs New Gate Sites for Academic MIKE SHERIDAN ln Italy's second-largest metropolis, Campuses a gritty, inner-city industrial area- DANIEL HUNTSMAN AND a neighborhood most real estate SASCHA WAGNER entrepreneurs thought could not be By choosing sites strategically, revived-is to be transformed over universities can encourage the next three years into a model of investment in declining areas, innovative design and sustainable reach new populations, give development. students convenient access to the amenities of mixed-use 101 Cuba Libre? centers, save money by MICHAEL MEHAFFY creating unconventional leasing Uncertainity and controversy build partnerships, and raise their as Cubans anticipate economic profile in the community by reforms following Fidel Castro's selecting atypical locations. resignation. 92 Town and Gown 106 The Green Seek Common 82 New Places for Quotient: Ground Q&A with an Informed Public CHRISTOPHER HILL AND DIANE FILIPPI AND JIM CHAPPELL DAVID NAGAHIRO Maria Atkinson Around the world, planners, Today's universities are working CHARLES LOCKWOOD architects, developers, and closely not only with their nearby "l am all for fast action on those interested citizens are using a neighbors, but also with a wide 30-year-old, energy-guzzling, new tool-the urban center-to network of stakeholders, to sick examples of a design and educate the public and debate build new models of town/gown construction period we will development issues. interaction and partnership. never repeat again."

110 Land Writes

110 Privatization Wave 116 Perverse Incentives ANTHONY DOWNS JONATHAN D. MILLER The interaction of a number of perverse Fund marketers tout infrastructure as incentives led to excessive lending with a "new asset class" offering secure, grossly inadequate underwriting by those long-term cash flows, inflation protection, whose capital was involved, or by their and opportunities for reducing overall agents. Once falling property prices and portfolio volatility and risk. Mature housing sales and rising defaults in 2005 infrastructure assets can be compared and 2006 revealed more sharply the true with core real estate, offering mid- to risks involved, investor confidence in the high-single-digit annualized returns, often entire market suddenly evaporated-and from government-backed income on this loss of confidence spread to other existing facilities. portions of the financial market.

113 Infrastructure Finance 123 School for Developers GREG CLARK RON NYREN ls there a global alternative to tax "Development is becoming a increment financing? global industry, requiring a greater understanding of all the issues that affect global real estate."

10 URBAN LAND MARCH 2008 MARCH 2008 URBAN LAND

22 Developments 34 Dialogues 128 ProActive

Highway Scrap from Boston's 34 Dialogue: Transit 128 Capital Markets Big Dig Yields High-End Home A National Dialogue Mixed Economic Outlook Is a Pollution-Free Sports Car Next? on Transportation DAVID FELDMAN AND ROBERT T. DUNPHY ALAN GOTTLIEB Increasing investment The commercial market significantly, maintaining downturn will not be as bad a strong federal role, and as in past recessions because reforming the federal commercial real estate will transportation program to continue to enjoy capital inflow concentrate on national from deep-pocketed investors, priorities that are performance such as foreign investors, driven, outcome based, and pension funds, and insurance generally mode neutral are companies. ambitious components of Five-Star Green Rating for a new U.S. transportation 130 Smart Growth Sydney Retrofit agenda. A New Look for a Transit Center 138 Solution File Outlook for Office Space around BRUCE ROSS Building a Mixed-Use Campus the World Shows Slowing- 36 Dialogue: But Growing-Market Environment Silver Spring, Maryland, is WILLIAM P. MACHT creating a national model for A North Carolina public/private Must Read: Havana Deco Making Transportation forward-thinking transportation partnership is building a place Sustainable New San Francisco Transbay planning. where students and teachers Transit Center Expected to Unite RON NYREN live, work, and learn side City's Transportation System "It's not about smart cars; by side. it's not about smart cities. ULI Advisory Panel Recommends It's about smarter people." Using Minneapolis Bridge 142 In Print, Etc. Rebuilding to Spur Support for Blueprint for Greening Downtown Redevelopment 40 Dialogue: Affordable Housing Infrastructure British School of Chicago Louis I. Kahn: Beyond Time and Takes Vertical Approach Principles of Sound Style: A Life in Architecture Infrastructure Investment Four University Teams Chosen as ELLEN McLEAN Finalists in Student Urban Design 146 Trustee Profile Neighborhoods, cities, Competition and nations all depend on Dorothy Alpert: A Team Player Greensburg, Kansas, Is Building a infrastructure that solves MARGE FAHEY Green Town in Wake ofTornado current problems, strengthens Playing varsity sports prepared Adelaide, Australia, Unveils the community, and provides 132 Profile Dorothy Alpert for a leadership World's First Solar Electric Bus opportunities for smart growth role. in the future. The challenge Jacobs Riis: is to accomplish those tasks Journalism and Urban Policy 184 Back Page while conserving resources. N.J. SLABBERT An immigrant who sought to Running at Three Speeds make New York City a better CHUCK DiROCCO 46ULX place for all, journalist jacob Regardless of a projected Rethinking Mobility Riis relentlessly exposed real estate market slowdown, there are still investment and RON NYREN injustice, corruption, and development opportunities Ten tools and strategies degradation, setting an throughout Europe. provide possibilities for example in journalism that reducing the world's remains uncomfortably hard dependence on privately to follow to this day. Departments owned cars. 11f UL Mail Box 16 Publisher Note 19 This Issue 183 ULI Calendar 149 Regional Spotlight: Hawaii/

ON THE COVER: BRIDGE, SWEDEN. Australia/Alaska PHOTO: ®JOHNER IMAGES/VEER 181 Advertisers Index

12 U R B A N LAN D M A R C H 2 0 0 8 APRIL 08 URBAN LAND VOLUME 67, NUMBER 4 WWW.ULI.ORG/URBANLAND

66 North Texas Overview KAREN S. WALZ Building on the strengths of past growth and recent investments, the region is becoming an urban community with a wide variety of choices for businesses, residents, and visitors.

76 Getting Around 94 From Cowboys in the Heart of to Culture: Dallas/ Texas Fort Worth Is SAM NEWBERG Home to Some The Dallas/Fort Worth of the Nation's area is finding a Largest Arts number of ways to Districts keep people and TONIE AUER goods moving. Performance venues and museums are 86 Texas Ingenuity big assets to retail, Lives Downtown housing, and offices in Dallas and Fort Worth. PATRICIA KIRK North Texas cities are trying to put the brakes on urban sprawl through a combination of desirable urban housing and a leading-edge mass transit system.

APRIL 2008 URBAN LAND 13 APRIL 2008 URBAN LAND

106 Entertainment 118 Florida Forecast: Capital Goes Live A Silver Lining for KURT SCHINDLER AND JEFF ' I (Very) Patient Money ZIEBA MICHAEL MAXWELL A 7,10o-seat concert and awards ./. Lending analysts convened by show venue, the Nokia Theatre is Maxweii+Partners suggest what's one of a new breed of medium­ / ~IIIlA on the real estate horizon for this sized live entertainment facilities coastal state . that bridge the gap between arenas ..,._ •CIIHTAI ti.I0-20. and clubs. 111 The Growth of Moscow's Postindustrial Art Spaces JOHN HARRISON New art zones are an important aspect within the overall development of the Russian capital. 115 Glorypark HAROLD THOMPSON 121 The Green The seventh-most-populous city Quotient: Q&A with in Texas, Arlington is poised to Pliny Fisk become a virtual laboratory of CHARLES LOCKWOOD progressive town planning and development "Today, nature-produced oxygen is not valued, nature's ability to metabolize waste is not valued, and life support techniques that adroitly manage natural systems without destroying them are not valued. We need economic incentives to change our values."

128 Land Writes

128 Metropolitan Differences 133 New Markets Tax Credits ROBERT NICKELL GREG CLARK A program created in 2ooo by the Twenty regions-eight from the European federal government uses tax incentives Union, eight from North America, to encourage equity investments in and four from other continents-are businesses located in low-income urban studied to determine to what extent all and rural areas. metropolitan regions are facing the same challenges and what specifically they are doing about them.

131 Edgeless Cities JEFFREY SPIVAK Edgeless cities exert a powerful pull on metropolitan economies and destinies. They contain almost 40 percent of total office space in the metropolitan areas studied in recent years by Robert Lang, who long ago popularized the term.

14 URBAN LAND APRIL 2 0 0 8 APRIL 2008 URBAN LRND

30 Developments 40 Dialogues 142 ProActive

40 Dialogue: Dallas 142 Green 158 Capital Markets Sustainable Skylines Family Housing by the Sea State of the Private Debt and MAYOR TOM LEPPERT FRED POLLACK Equity Capital Markets Among many of the An affordable housing project CHRISTOPHER CARROLL environmental initiatives it in Santa Cruz, California, As the market spends the has taken, Dallas has partnered promoted the developer to early part of 2008 (or longer) with the Environmental establish in-house green equalizing pricing, significant Protection Agency on a pilot building standards for future amounts of capital are being program that, if successful, will projects. assembled and readied for likely be used as a national deployment into more "value­ model for other cities. oriented" markets.

42 Dialogue: Fort Worth 162 Solution File Managing Growth Multiblock Underground Shared More Icons for Dubai MAYOR MIKE MONCRIEF Parking Toronto Leads the Way in Smart growth, leading to WILLIAM P. MACHT Canadian Green Development sustainable communities, Creating large sha;ed pools of requires us to think underground parking below differently-to move beyond multiple blocks can se!Ve as a the status quo by asking, critical stimulus for mixed-use "What if . ..." density.

46 Dialogue: Smart 168 Trustee Profile Growth Vision North Texas Looks 200 Back Page to the Future KAREN S. WALZ ULI North Texas leads a 148 At Issue visioning effort to help the Departments region deal with its rapid Collegial Conflicts growth. RICHARD C. LEWIS 18 UL Mail Box Columbia University's 20 Publisher Note Historic Hotel Renovation and Manhattanville plan shows Condominium Tower Creating 23 This Issue 54ULX challenges, opportunities in New Dallas Landmark Beyond Bilbao: Museums urban expansion. 199 ULI Calendar Gerald Hines Creates Living and the City Legacy with Student Urban Design RON NYREN 154 In Practice 173 Regional Competition More than just splashy Storm-Savvy in the Tropics Spotlight: Texas Tools for City Planners architectural objects inserted into a city, ten exemplary ANDREW WITKIN 197 Advertisers Index contemporary museums Throughout Rorida and se!Ve as community partners, the Caribbean, use of a boosting urban revitalization combination of hurricane­ efforts, enhancing street life, resistant and green elements and honoring what is unique is preparing properties to about their surroundings. withstand whatever weather and energy challenges may lie ahead.

OH Ttl[ CIO~f(ll II Oil WOi t H WAUl GAIIOEHS. . PHOTO : JUPITER IMAGES.

16 URBAN LAND APRIL 2 0 0 8 MAY08 LAND VOLUME 67, NUMBER 5 WWW.ULI.ORG/URBANLAND

69 Private Housing 76 Lifestyle 54 Global Housing Initiative in Housing In this 34-page special report, Urban Land looks at how the housing New Orleans PATRICIA L. KIRK crisis is playing out in Europe, the international eco-prefab housing GREG A. THOMAS movement, rebuilding in New Orleans, niche retirement communities Developers are trying in the United States, and South Korea's transit-oriented master­ With low-income tax- to understand how to planned communities. credit projects in create housing projects New Orleans just cranking for seniors today that up, entrepreneurial will also be relevant for developers have been baby boomers ten to 15 using their own insurance years from now. or that of previous owners, their own cash, 84 Designing and private capital and Density in debt to buy and rebuild South Korea nearly 4,ooo destroyed SCOTT SARVER units in the eastern With Asia urbanizing at part of the city, which a rapid pace, planners stood in up to 12 feet of are continually called on floodwater for weeks. to create communities that are extremely dense-yet very livable. 54 Europe's 64 The Eco-PreFab Housing Challenges Revolution GREG CLARK JEFF HERLITZ Europe's housing Architects around the challenges are wide world are taking interest ranging, and exist at in prefabrication as a the Trans-European, way to change public national, regional, and perception and remake metropolitan levels. They manufactured housing are the manifestations of as an ecologically underlying market failures friendly provider of and investment gaps, single-family homes. socioeconomic issues, and inadequate policy responses. Building a Europewide agenda on housing is a key priority if Europe's growth is to be balanced.

MAY 2008 URBAN LAND 11 MAY 200 8 LAND

95 Suburban 106 Venezuela,s Snapshots New Socialist Cities SAM NEWBERG MICHAEL MEHAFFY As the development and planning Awash in oil profits, the Hugo industry in the United States Chavez government is embarking grapples with today's challenges of on a plan to resettle hundreds of sprawl, congestion, climate change, thousands of slum dwellers in aging infrastructure, energy prices, new exurban communities. and a downturn felt across the industry, lessons can be learned 110 The Green from three longstanding, master· planned communities. Quotient: Q&A with L. Hunter Lovins 100 Housing CHARLES LOCKWOOD Singapore "This is no longer an argument of 'Am I going to get as high a Ll ANN HO AND PEARL PEH rate of return building green or Singapore's land use planning traditionally?' We are in a global process and public housing 90 Urbanizing crisis." program have created a high-quality Suburbia: lifestyle for Singaporeans in Five L.A. Projects vibrant towns, given them a stake BOB HALE in the nation, and contributed to social stability and economic Density and infrastructure are transforming Los Angeles from a development. collection of individual suburbs into an urbane, livable city, rich in public places.

114 Land Writes

114 The State of Europe's 119 Global Demographic 124 The Cul-de-Sac Backlash Housing Market Highlights 2008 JEFFREY SPIVAK M. LEANNE LACHMAN AND The cul-de-sac, long the symbol of ED HABERSHON DEBORAH L. BRETT modem suburban growth in the The worst-hit countries have been While mature economies will United States, remains a popular Ireland, Spain, the United Kingdom, continue to offer attractive real design in the development of new and the Baltic region; Germany has estate investments and development subdivisions and master-planned gone from stagnant to declining. opportunities, emerging markets communities, but it faces an in Asia, Latin America, the Middle increasing backlash in the planning 116 Globalization of East, and Africa-where growth in and development fields. Investment: population and households will Threat or Catalyst? number in the billions-will require far 126 The Bonus of DAVID TAYLOR vaster quantities of residential, retail, Compact Design In a world affected by the credit office, logistics, and hotel properties. LORRAINE O'KEEFE crunch on one side and a need to Demand for modern real estate is California leads the nation in act swiftly on climate change on the overwhelming in such large and progressive, pragmatic compact other, what are the key challenges rapidly expanding markets as Mexico, housing design solutions. It is faced by the property industry? Is India, China, Turkey, and Brazil. doing so through legislation and globalization of investment a threat or enlightened partnerships with a catalyst for urban regeneration? 122 China's Emerging Cities · municipalities, making innovative, RONG REN affordable housing design an integral China's economic growth and part of the state's landscape. demographic trends point to a burgeoning demand that will require enormous investment in urban development. More and more, this investment and dev~lopment opportunity will be found in second­ and third-tier cities.

12 URBAN LAND MAY 2008 MAY 2008 LAND

26 Developments 38 Dialogues 132 ProActive

New Downtown Ventura, 38 Dialo$1ue: 132 Capital Markets 150 Design California, Project Proposes to Connections Housing Visitability: Meet a Mix of Housing Needs The Debt Market Suburban Transformations JOSEPH RUBIN A Necessary Trend New Mixed-Use Project Seen as PAUL LUKEZ Much to the chagrin of real DAVID SALVESEN, LAURIE Stimulus for Belfast's Resurgence Greater community synergy can estate owners, cyclicality has RINGAERT, ELIZABETH SHAY, be generated by integrating returned to the industry. AND ELEANOR SMITH uses, infrastructure, and public With more than three-fourths of spaces among contiguous 136 At Issue the U.S. population in housing developments. types not covered by the Stopping Residential Teardowns Fair Housing Act's accessible 42 Dialo!;Jue: JEFFREY SPIVAK construction requirements, an Affordabtlity Communities across the aging population, and a trend United States have tried a toward independent living for Housing Challenges variety of approaches to the 15 percent of U.S. citizens in an Urban World limit or regulate teardowns reporting a disability-the JOHN MciLWAIN and their replacements. emergence of visitable homes The challenge and opportunity is long overdue. for the private sector is to 140 Market Watch provide millions of new 154 Profile moderately priced urban Competing for the Future homes. PAUL STROHM Marshall Mcluhan: The credit crisis and global Global Village Prophet warming take center stage at N.J. SLABBERT 46ULX a European property markets Elusively resisting conventional Depleted San Diego Quarry to High-Density Urban conference. labels and blending opaque Become Mixed-Use Community Housing Solutions formulations with provocative insights, media theorist Marshall RON NYREN 1441n Practice Must Read: Mcluhan challenges us most by Ten residential developments Things I Didn't Know: A Memoir Partnering to Make spotlighting the obscurities that illustrate creative strategies for Housing Affordable define our troubled relationship Report Rnds Italian Retailers integrating high-density living R. ALEX SAUNDERS with technology. to Be the Most Global; into urban realms. U.S. Retailers Lag Behind Cities and redevelopment agencies in the United States Chinese Government Encouraging 157 Solution File are discovering that partnering Developers to Create Independent with private equity funds and From Habitat to Inhabit Living Communities for Retirees their development partners can WILLIAM P. MACHT New Publication Provides be an effective way to leverage A Seattle developer crafts a Guidelines to Help Affordable public dollars to provide housing multifamily modular system of Housing Developers Make Projects affordable to members of the workforce housing for urban Green and Energy Efficient local workforce. infill sites. In Much of Mainland Europe, Deals Are Still Being Done-Despite the 146 Green 160 In Print, Etc. Changed Economic Climate Q&A with Michelle Moore 162 Trustee Profile New Books From ULI on LEED for Homes 208 Back Page New Report Examines CHARLES LOCKWOOD Infrastructure Issues and Residential structures are Growth Management and Trends, and Cautions That responsible for 21 percent of Housing Affordability U.S. System Is Broken U.S. carbon dioxide emissions JEFF HERLITZ -a little less than half the total C02 emissions of buildings as a whole, says a U.S. Green Departments Building Council senior vice 16 UL Mail Box president. 18 Publisher Note 23 This Issue 207 UU Calendar 179 Regional Spotlight: $TIV:;KING l ON THE COVER: A NEW ECO - PREFAB UP STRUCTUR E, ZEROHOUSE (SH DC/MD/VA PAGE 64 ) IMAGE : SPECHT HARPMAN 206 Advertisers Index

14 URBAN LAND MAY 2008 JUNE 08 UR RN VOLUME 67, NUMBER 6 WWW.ULI.ORG/URBANLAND

56 Going Green In this 32-page special report, Urban Land looks at the next cycle of growing green initiatives: European Union green target agendas; the greening of tall buildings and infill/industrial developments; and experiments in creating the world's first zero-carbon, zero-waste, car-free cities.

71 Going Green 74 Public/Private in the EU Partnerships NICOLA CAPPIN Support Green lnfill Despite European DEBORAH MYERSON government efforts to Planning and development implement the European infill projects in the United Energy Performance for States can be dauntingly Building Directive and complex. notify building owners and developers of their 80 Blue-Collar Green responsibilities, they CHARLES LOCKWOOD still lack knowledge Blue-collar buildings­ as to what the factories, warehouses, and legislation is in each distribution centers-as country-information well as their developers, that is imperative for owners, and tenants, are those involved in cross­ going green. 56 Zero-Carbon border transactions. Cities RON NYREN 64 Grey or Green? As cities around the ANTONY WOOD world look to slash The international their carbon emissions, community is still several new cities divided on whether provide a glimpse of building tall is an the strategies and appropriate approach challenges of designing to sustainability for cities for the post­ existing and future carbon age. urban centers.

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95 Built-In 108 Reality Check Wind Turbines on C02 DAVID SOKOL CLAIR ENLOW Building-integrated wind production Players at the central Puget Sound could be a go-once the industry has Reality Check witnessed-almost in resolved some of its growing pains. real time-the effect their land use and transportation decisions would 99 Winct's Promising have on greenhouse gases and Future climate change. PATRICIA L. KIRK 111 ln-Synch Traffic Wind power has emerged the JEFFREY SPIVAK leader worldwide in renewable Synchronized traffic signals offer a energy production, growing last way to go green that is relatively year by a record 31 percent from inexpensive, cost-effective, and the previous year. popular. 105 Offsetting 114 The Green 90 Renewable Carbon or Guilt? Quotient: Q&A with ALEXA BACH Energy Outlook The carbon trading economy is Nancy Somerville RON NYREN reportedly worth more than $100 CHARLES LOCKWOOD Renewable energy sources such as million a year and continues to "The existing ratings systems solar, wind, and geothermal power grow quickly. The challenge is are building-centric: there is have the potential not only to to circumvent the hype and currently no way for most designed reduce greenhouse gas emissions find offsets that work. landscapes to get a third-party and fossil fuel dependence, but seal of approval for sustainability. <.lso to give building owners That's where the Sustainable Sites and communities a measure of Initiative comes in." independence from national energy grids and rising electricity prices.

118 Land Writes

118 Climate Change 127 The Carbon Solution: and Europe's Cities Cap-and-Trade or Tax? GREG CLARK JEFF HERLITZ ln general, European cities are not Though cap-and-trade is viewed as currently designed to accommodate more politically feasible, a carbon climate change. As such, there is a tax is more likely to achieve lower clear case for building a successful carbon emissions. In addition, it sustainable urban development model. can do so with less investment in new infrastructure, as tax collection 122 Housing Goes Green­ systems already are in place. Now What? BRIAN GITT 130 Global Warming and Regional green building programs Land Use in California: are in the best position to translate What Lies Ahead? the interest in green building into LINDA A. BERNHARDT effective implementation tailored to Even if demonstrable results are not local conditions. seen immediately, California's Global Warming Solutions Act has started a 125 Achieving a Triple process-likely a very long process­ Bottom Line with that will affect land use and building Sustainable Design decisions for years to come. JOHN R. PATELSKI AND JEREMY R. POLING 132 Blue Skies in Beijing? When properly designed and COLIN GALLOWAY maintained, green buildings can Peering through the fog of China's affect the triple bottom line­ pollution propaganda. financially, environmentally, and socially.

12 URBAN LAND JUNE 2 0 0 8 JUNE 2008 URBRN

24 Developments 40 Dialogues 136 ProActive

40 Dialogue: 136 At Issue 150 Design Sustainability Supreme Court Clears Path Greening Retail Valuing Green Buildings for Landowners' Cleanup RUSS HAZZARD CONSTANTINE A. VALHOULI Cost Recovery With oil prices escalating and Do green buildings present a DONALD B. MITCHELL, JR . concern about the health of competitive advantage that can The United States v. Atlantic the planet growing, retailers are translate into lease prem iums, Research Corporation decision discovering significant fiscal reduced risk, and increased is expected to restore vibrancy and environmental benefits renewal rates? to the private reuse of to building designs that save brownfield properties. energy, water, and other 44 Dialogue: resources. Environment 140 In Practice 152 Solution File A Zero-Energy Media Wall Greening the Suburbs Getting Community Planning in for Beijing EDWARD T. McMAHON on the Carbon-Neutral Challenge Green Building Carbon Chicago Tops List of Green Roof For the immediate future, JEFF HERLITZ Feebate System Cities Again the question is not whether The 2030 Community Challenge WILLIAM P. MACHT suburbs will grow, but how. U.K.'s Proposed Ecotowns reinforces Architecture 203o's The city of Portland, Oregon, Spur Local Objections goal of making all buildings crafts a high-performance carbon neutral by 2030, green building policy and Grand Rapids Builds a calling on planners to program of rewards and Green Museum strengthen buildings' energy penalties to stimulate large­ New Colorado Neighborhood efficiency through sustainable scale green building efforts. Aims for Net Zero Energy Use community planning. Norway Sets Sustainable 155 In Print, Etc. Development Strategy 144 Preservation In the Bubble: Designing in a Complex World Wind Energy Can Meet 20 Percent Natural Allies: Preservation and A Perfect Mess: The Hidden of U.S. Electricity Needs by 2030, Sustainable Development? According to DOE Report CONSTANTINE A. VALHOULI Benefits of Disorder Green Buildings Outperform ls it feasible to balance historic Others in the Marketplace, preservation with sustainable 157 Trustee Profile Study Finds design? 200 Back Page A Net Zero-Energy/Zero-Carbon 148 Green Commercial Building in San Jose, Learning from Kofi Annan California Green Residences on the Rise JOE BROWN EPA Names CB Richard Ellis 2008 CHARLES LOCKWOOD Talking with the former United Energy Star Partner of the Year In some markets, green homes Nations Secretary General are holding their values better about global fragility, green Sustainability Is Major Theme of than conventional homes, a ULI Spring Council Forum 48 ULX leadership-and being on the real sign of shifting homebuyer road in a convertible Nash AlA Picks 2008 Top Ten Sustaining the Landscape preferences in all price ranges. Rambler. Green Projects RON NYREN New Books from ULI Ten landscape designs leverage Departments the power of plant life to cool ULI Green Conference: buildings and urban areas, 16 UL Mail Box Creating a Legacy of Sustainability restore ecosystems, manage 18 Publisher Note stormwater runoff, conserve 21 This Issue water, and reconnect the built 199 ULI Calendar and natural environments. 161 Regional Spotlight: New York/ Massachusetts 198 Advertisers Index

AIR TREES, ECOBOULEVARD, MADRID, SPAIN (SEE PAGES

14 U R B A N LAN D J u N E 2 0 0 8 JULY 08 URBRN LRND VOLUME 67, NUMBER 7 WWW.ULI.ORG/URBANLAND

58 Office/Medical Development In this 26-page special report, Urban Land looks at the evolution of biotech and office building development, from the proliferation of specialized facilities and incubator spaces, to China's growing mixed-use densities, Portland's green industry clusters, and the increasingly green retrofitting of existing office buildings.

67 China's New Urbanity MICHAEL DUNCAN A sudden increase in urban density presents a unique moment for China to shape and build cities that are socially, culturally, and physically connected­ and, in the process, define a more livable, sustainable future.

58 Building 73 Portland's Green 78 Green Retrofits for Biotech Cluster CHARLES LOCKWOOD JAMES M. DALY JERRY W. SZATAN Investors, developers, Biotech is getting Portland, Oregon, and corporations own buy-in from a host of continues to promote trillions of dollars of private investors and sustainability with commercial real estate public agencies that incentives, new energy­ worldwide that is rapidly recognize the ability of efficiency goals, and being made obsolete biotechnology research continued institutional by the powerful market to create healthier support. and regulatory forces economies and healthier converging to drive the populations. green real estate trend.

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86 Med Trends 101 The PETER SCHLOSSER Vertical Farm The market for medical office DICKSON DESPOMMIER buildings has the potential to An alternate method of food continue expanding, especially as production has been proposed­ the baby boom generation enters growing large amounts of produce the over-65 age demographic and within the confines of high-rise seeks a wider range of health care buildings. services. 91 Well Traveled 105 The DAVE HODGINS Manhattanization As the wellness tourism trend of London? gains momentum in Europe, GREG CLARK resorts are being built to offer Mayor Boris Johnson's decision traditional medical spa treatment to review London's policy on tall in a resort setting. buildings presents an opportunity to create a clear and positive 96 Penciling Out platform for the city's future Sustainability development. ALASTAIR COLLINS AND STEVE WATTS 110 The Green What is lacking is a means to Quotient: Q&A differentiate buildings on a scale measuring sustainability. with Don Horn The assessment of building CHARLES LOCKWOOD performance is flawed, the impact "We track the energy usage of all of infrastructure is virtually ignored, of our federal buildings. The energy and, perhaps because of this, value performance generally meets the does not seem to figure in the modeled expectations, but that is equation. not saying it is always great." 114 Land Writes 118 BIDs Come to Britain 124 Rail-to-Air LARRY 0 . HOUSTOUN, JR ., RICHARD C. LEWIS AND GEORGINA DAWKINS An intermodal facility in Rhode Island In the first two-plus years since the could transform a region and become inception of business improvement a national model. districts, more than 6o such districts have been voted in, 14 of which are in 126 Rethinking Hospital Sites industrial areas. STEVEN A. HEIKEN AND BEATRICE BERNIER 120 The Promise of Throughout the United States, the Privatization: Lessons disposition of state and federal land from Military Housing is a growing trend, creating significant BARRY SCRIBNER opportunities for redevelopment and Privatization of military housing has · smart growth projects. saved money and time, spurred important innovations, and added 129 Demographic Shifts substantial value to U.S. Army posts. Shape Tomorrow's Through the Residential Communities Workforce 114 Vietnam Rising Initiative (RCI), the Army is privatizing JERRY W. SZATAN MEGAN WATERS, PRIYARANJAN nearly all family housing on its posts. Baby boomer retirements and KUMAR, AND MICHAEL LAM Mahlon (Sandy) Apgar IV, who led the changing demographics in the Can Vietnam achieve its rapid design and launch of RCI, talks about United States will reinforce recent development goals without suffering its successes, failures, and futures. trends that are altering the face of the same consequences as witnessed tomorrow's workforce. in China-particularly urban-rural income disparity and environmental meltdown?

14 URBAN LAND JULY 2 0 0 8 JULY 2008 URBAN LAND

26 Developments 38 Dialogues 134 ProActive

New Open-Concept, Green 38 Dialogue: 134 At Issue 151 Design Architectural Office Acts Public Spaces Going Vertical with as Living Lab Nurturing Tomorrow's Economies Making Places in RICHARD C. LEWIS Industrial Facilities Corporate America Cities in California's San STEVE CAMPBELL DAVID WALTERS Joaquin Valley get creative to AND GUY JAQUIER Not often do complex themes lure businesses and diversify Land use planners and of architecture and urban their economies. municipalities must rethink design emerge from the zoning laws that push this world of commercially 138 Capital Markets asset type to exurbia, thereby driven office development, creating traffic congestion, but four large-scale projects Managing Risk in a distribution inefficiencies, and illustrate these attributes. Cyclical Business a higher environmental impact JAYNE L. DAY 42 Dialogue: Building a strong risk 154 Open Space Preservation management practice and integrating it throughout a Paradox: Unregulated There Goes the Skyline business can help businesses Rural Development EDWARD T. McMAHON survive and thrive in the DAVID STOCKER The issue of tall buildings in long term. Unregulated rural development P.F.1 (Public Farm One) historic settings is not a small in the American West has Opens at P.S.1 one. While very tall buildings 140 In Practice resulted in a haphazard land Urban Delta Planned for Thu Thiem have a place, that place is use pattern, fragmenting Area of Ho Chi Minh City not every place. Value at Risk Analysis open spaces and creating TODD MANSFIELD, infrastructure and Must Read: Pedal Power: 46 Dialogue: Cityscapes RICHARD BUTTIMER, AND environmental problems. The Quiet Rise of the Bicycle STEVEN H. OTT London-New York Dialogues in American Public Life By analyzing portfolio ROSEMARY SCANLON 156 Profile New Mixed-Use Tower performance under a wide Rising in Hanoi Representatives from leading variety of future conditions, Charles A. Reich: financial sector firms with the value at risk model can Technology, History, and University of Southeast Asia headquarter facilities in both the Greening of America Planned for New Town in Vietnam determine which conditions New York City and London met will result in losses, the Advanced Sustainable Master Plan recently to discuss factors that magnitude of those losses, 160 In Print, Etc. Proposed for London's drive their locational decisions. and the probability of those Battersea Power Station losses actually occurring. 162 Trustee Profile Company's European SOULX Headquarters Renovated as Health Care Reaches Out 144 Market Overview 208 Back Page Carbon-Neutral Workspace RON NYREN The State of Downtown Forward Thinking through Rotterdam's City Center Cubed Ten health care facilities Office Markets Reverse Logistics JEFFREY SPIVAK ULI Launches Virtual ULI and employ creative land use JEFF HERLITZ Adopts New Brand Identity strategies to integrate medical Reasons vary as to why Reverse logistics, a term most care and wellness services downtown office markets in Message from Financial Times/ people have probably never into their communities. the United States have not ULI Sustainable Cities Conference: heard, is gaining currency performed as well as the Work on Exixting Buildings as more companies use it to residential markets in deal with the ever-expanding Nine Global Winners Chosen capturing a larger share volume of waste. for 2008 Financial Times fULl of metropolitan growth. Sustainable Cities Awards Departments 148 Green 20 UL Mail Box Nuclear Power: Asset or Liability? 22 Publisher Note JEFF HERLITZ It is important to examine how 25 This Issue electricity is generated, not 207 ULI Calendar just how it is used. 167 Multifamily Trends 206 Advertisers Index

ON THE COVER •LIVING TOWER' (SEE PAGE 101) IMAGE SOA ARCHITECTS

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58 Place Making In this 34-page special report, Urban Land looks at some forms and processes of place making and mixed-use development, from infrastructure beautification in Paris to complex vertical environments in Hong Kong; from tenant mixes and price points to creating memorable places.

66 Decisive 80 High-Density 85 Process before Planning Public Spaces Place Making PATRICIA L. KIRK MATTHEW BRINZA MICHAEL BEVARD AND Local governments have As is evident in BRUCE LEONARD discovered the power of Hong Kong, the nature Creation of a mixture mixed-use development and design of public of uses in an integrated is its flexibility, allowing space are changing. development often faces planners to shape a significant challenges. district or entire city to fit specific needs just by adding a little more of this or subtracting a little of that.

75 Betting on the Beatles' Birthplace LESLIE A. BRAUNSTEIN Europe's largest 58 Place Making urban regeneration Around the World effort, taking place in Liverpool, England, FRED KENT involves an urban Asking the right environment comprising questions of a ten refurbished buildings community will be one and 26 new buildings of the most difficult designed by 26 different aspects of shifting architecture firms. to a place-making perspective in development projects around the world.

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99 Leveraging 108 Urban Infrastructure as Green Links Open Space LAWRENCE 0. HOUSTOUN, JR. JAY HICKS Urban linear parks are popular With proper planning and amenities that can enhance real foresight, multiuse and open-space estate values. Often, marginal projects in the United States properties-industrial buildings, can become an integral part of old railroads, or waterfronts-are infrastructure design and present converted into recreational urban opportunities to generate greater linear parks that can attract value. investors impressed with the volume of users. 104 An Antidote 114 Green Connector to Sprawl MARTIN ZIMMERMAN ALEX GARVIN America's East Coast Greenway, A plan for a 688-acre (278.4 ha) a 3,ooo-mile vision, moves area in DeKalb County, Georgia, toward completion_ presents a new approach to 94 Getting addressing suburban sprawl and Density Right urban development in general­ 118 The Green RICHARD M. HAUGHEY the public realm framework. Quotient: Demographic shifts, high Q&A with Ron Sims infrastructure and construction CHARLES LOCKWOOD costs, population growth, the "The field is so competitive. long-term outlook for energy, You either prepare yourself and and anticipated climate change compete-or you lose. There is make more-compact development no middle ground!" inevitable, despite lingering public opposition to higher density.

122 Land Writes

122 Public/Private 131 Car Sharing Partnerships Redevelop LAWRENCE 0. HOUSTOUN, JR. Town Centers A red, top-down convertible DAN BERTOLET was spotted north bound on Town center redevelopment is born the interstate from Center City of the desire to restore the economic Philadelphia on a fall day. Its and social health of communities, distinguishing feature was a logo and as such, directly addresses two on the side that identified it as the key components of sustainability. property of a nonprofit corporation presently serving more than ss,ooo 125 Mixing It Up Philadelphians who prefer to use vehicles only when needed. JERRY WALTER AND REID EWING Successful mixed-use development can reduce transportation impacts 134 Parking Supply on roadways, vehicle emissions, MARY S. SMITH and energy use-provided the While there is industry guidance development scale, mix, and design in selecting design days and are fashioned in a manner that appropriate effective supply satisfies travel needs internally and factors, there remains considerable reduces off-site automobile travel. controversy regarding the appropriate parking supply for 127 Greenbelts as many land uses. Planning Tools VISHAL PANDEY Greenbelts can be strengthened as a policy tool and used for strategic planning. Rve Scottish cities show evidence of successes-and challenges-in the use of greenbelts.

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28 Developments 38 Dialogues 142 ProActive

Victoria's Dockside Green Earns 38 Dialogue: 142 Capital Markets Highest LEED Environmental Public Spaces Sustainability Rating for Watershed Events New Construction State of Exception in EDWARD M. CASAL Washington, D.C. While current fiscal imbalances Public at Last JULIAN HUNT present significant risk with Some 700 tiny parcels of regard to the U.S. dollar, future unusable public land in trade, and the world economy, Washington, D.C., currently are the world is witnessing a under the administration of the massive wealth transfer from National Park Service. These the West to Asia and the small urban parcels could energy-producing countries. be returned to the District of Columbia, which could convert 148 Market Overview a number of these parcels into 166 Solution File small neighborhood parks. Is Retail the Silver Lining? Strategy Shifts Salvage MARIELA ALFONZO AND Storied Skyscraper ROBERT LANG 42 Dialogue: WILLIAM P. MACHT Open City Even in the face of climate Market changes inspire change, ever-rising fuel prices, A "Central Park" for Los Angeles? a developer to shift the and a looming recession, there development program and VAUGHAN DAVIES still is room for well-designed, share parking to save San A major urban park is an single-tenanted retail to grow in Francisco's first skyscraper. essential component of compact, dense, healthy, urban downtown Los Angeles's U.S. markets. St. Louis Expands Regional long-overdue renaissance. 170 In Print, Etc. Network of Bike Trails and The Black Swan: The Impact of On-Street Lanes the Highly Improbable 46 Dialogue: The University & Urban Revival: Real-Time Construction of Parking Places Out of the Ivory Tower and Into Green Building in L.A. Great Places, Great Parking? the Streets Green Roof Gas Cover ROBERT T. DUNPHY World Heritage Sites­ Correcting just a few mistakes 17 4 Trustee Profile and Development can make parking subordinate to development, supporting a 208 Back Page Market Forces Give Boost to great place. Development Near Transit in The New Plug-In Infrastructure San Francisco JOEL MAKOWER Ten Projects Win ULI's SOULX General Motors' recent 2008 Awards for Excellence: Parking Caches announcement that it has The Americas RON NYREN 154 Green joined with more than 30 utility companies across the United Five Projects Win 2oo8 ULI Awards Ten parking structures help Sustainable Sites in the redeem their building type's States to work on issues for Excellence: Asia Pacific Pacific Northwest bad reputation with inventive related to electric vehicles Winners Named in the 2008 designs, sensitivity to context, LAUREL MACDONALD received a great deal of media ULI Awards for Excellence: humane interiors, and even BONNELL play. But the coverage only Europe Competition green design. Although many residential scratched the surface regarding developers include sustainable the complexity of bringing landscape features in their plug-in vehicles to market projects in order to achieve in large quantities. LEED certification, the benefits of green sites reach far beyond Departments this objective. 20 UL Mall Box 158 Profile 22 Publisher Note 25 This Issue Louis Sullivan and the Birth of the Skyscraper 207 ULI Calendar N.J. SLABBERT In Louis Sullivan's hands, the 179 Regional skyscrapE!r became an art form, Spotlight: ON THE COVER : FEDERATION SQUARE, transforming America's urban MELBOURNE, VICTORIA, AUSTRALIA skyline into an icon for the Mountain States PHOTO~ GLENN VAN DER KNIJFF( lONELY PLANET IMAGES world. 206 Advertisers Index

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104 Southeast Florida: A Preview of America's Future JEAN SCOTT Consistent with its role as an international gateway, southeast Florida is becoming more diverse, and early signs indicate that its population might be getting younger as the region changes from a destination for seniors to one for families and young professionals from all points of the globe.

133 An Urban 144 At the Edge of Workout and the Everglades Renewal, Powered KAMERAN ONLEY by Design The lessons learned in the JAN MYLES SCHWARTZ south Florida ecosystem Today, the Miami Design can be translated to other District has nearly 200 regions experiencing rapid showrooms, art galleries, growth, declines in natural high-end retailers, and habitat health, and design and architectural conflicts among those firms. depending on scarce natural resources. 138 The Power of Creativity 152 A Bioscience DONALD GIANCOLI Boom Cognizant of the research RICHARD WESTLUND 113 Southeast 119 Creating the on community revitali­ The opening of five major Florida's Long-Term World's Next Great zation through the arts new research institutes Economic Global Waterfront City and seeing an example in south Florida is Investment Climate ALYCE M. ROBERTSON, in their own backyard, unprecedented in state Remains Positive MEREDITH J. NATION, three cities in Broward history. J. ANTONIO VILLAMIL AND LEO ZABEZHINSKY County have embraced the concept of culture as The fundamentals of In the past decade, downtown an economic stimulus. Florida's economy are Miami has been the site sound, and the business of more than $13 billion in environment is regularly private development as well ranked by site selectors as of an unprecedented as among the top ten flow of public investment states in the nation. in transportation projects, cultural venues, and parks. 116 The State of Florida's Housing Market GENE BERMAN A realignment of supply and demand will initiate a recovery, beginning in 2010.

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170 Building Better 181 Colombia's in Latin America Calling JOHN SUAREZ ED HABERSHON Synergy among developers, Colombia, South America, has come designers, governmental agencies, a long way from its violent past to and the private sector can result become an international player in in communities that nurture the the tourism market. spirit, raise the standard of living, educate the public, and stabilize 184 R&R in Unlikely the economy of the country. Places 174 Magnetic South HAL CLARK Resort development has begun to RICHARD F. DAVIS take hold in new areas, including Because of their size, the amount Nicaragua, South Korea, and China. of available land, their proximity to the United States, and their well· served air corridors from many U.S. 189 The Green locations, the countries of Mexico, Quotient: Q&A with Panama, Costa Rica, and the Dominican Republic have become Thomas L. Friedman the "hot spots" of resort and CHARLES LOCKWOOD retirement development in Latin "In today's green revolution, we're America and the Caribbean. happy and everyone's a winner! Exxon's green, GE's green, Peabody [Coal] is green-/ saw it all in their 179 Vacation ads! Well, that's not a revolution. Ownership on We're having a green party. You'll t ... e Rise know it's a revolution when companies either have to change KATHY HERNANDEZ and innovate, or die-not when While the North American market they can just get a new is exhibiting some softness, the green brand." fractional development concept is rapidly spreading to other areas of the Americas.

200 Land Writes 208 New Directions 200 Infrastructure and in Florida Growth Climate Change Management JEFF HERLITZ TOM PELHAM Two new studies suggest that The state must encourage and planners need to think more promote compact, mixed-use, dynamically about the built higher-density developments in environment and how to appropriate locations; urban infill incorporate fuzzy data into and redevelopment; multimodal their future projections. transportation plans, including more walkable and bikable community 204 The Escalating Cost of design; and transit-oriented Coastal Home Insurance development. BRAD BERTON Industry groups insist that modernized modeling methods­ which factor in warming sea surfaces-indicate that premiums collected from catastrophe .zones in many cases are not going to cover insurers' expected wind damage exposure over the next few years.

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38 Developments 60 Dialogues 90ULX Latin America's first LEED living at the Water's Edge 234 Market Watch Gold Building 60 Welcome to the RON NYREN Avoiding Trouble in Paradise Epicenter of the Ten innovative residential Green Protocol Signed by U.S. Americas MYLES NEWELL and Brazilian Designers developments respond to MAYOR MANNY DIAZ the unique challenges and Although the island Environmental Sensitivity Is The 2008 ULI Fali Meeting and opportunities of waterfront governments in the Caribbean Key in Design of New Resort Urban Land Expo provides an environments. are stable, each administration for the West Indies opportunity for leaders from has its own laws and guidelines Developers and Local Leaders the public and private sectors for a num ber of topics important Work Together to Provide to collaborate in addressing 218 ProActive to developers-ranging from Affordable Housing the exciting challenges of the purchase approval for foreigners world's urban centers in an to labor policies for developers. Sheridan Station Designed as interactive and informal setting. 218 Design Transit Village for Broward In Search of New Models for 238 Capital Markets County, florida Seniors' Housing 62 Laying the The Coming Regulatory Escalation MiMo: Miami's Authentic DNA JOYCE POLHAMUS Groundwork EDWARD M. CASAL A national dialogue among Repairing Pensacola's fragile MAYOR CARLOS ALVAREZ A review of potential regulatory developers, designers, and Ecosystem Among many other initiatives, escalation as well as a few regulators is needed to Miami·Dade County has basic investment lessons and creatively reconfigure a developed a visiona ry plan challenges ahead. for conserving green and stale building typology. open spaces while connecting 244 Profile communities. 222 Open Space Jorge luis Borges Rural land Stewardship N.J. SLABBERT 64 South Florida's AL REYNOLDS One of the zoth century's greatest Housing Woes An innovative planning writers, Borges represented BRAD HUNTER protocol rewards landowners a multidisciplinary sensibility Housing will continue to for conserving and managing that continues to shape urban suffer in the short term due to environmentally important discourse in Latin America, excessive supply, but over the lands while enabling the showing that it occupies a long term, demographic forces creation of self-sustaining unique cultural space. will cause the empty homes communities in appropriate to fill up. locations. 248 Solution File 68 A Cautionary Tale 226 In Practice Miami Green NEISEN KASDIN The Aventura Story WILLIAM P. MACHT Instead of in centives to A mixed-use tower is designed Minneapolis Skyway Displays KEMILA VELAN promote the redevelopment with a white concrete exoskeleton Public Art as Part of the City's In three decades, Don Soffer of key commercial corridors, so it can be more attuned to 150th Anniversary Celebration transformed 785 acres of Miami Beach has approved the climate of this southernmost swampland between Miami Daniel Rose Provides Ss Million an ever-expanding list of large U.S. city. and Fort Lauderdale into an to fund ULI Center for Public development restrictions, incorporated city that continues leadership in land Use thus effectively preventing the to reflect his tastes and values. 252 Trustee Profile Carbon Offsets: A Real Estate revitalization of these areas. Opportunity Neisen Kasdin 72 Corporate Attraction 230 Smart Growth MARGE FAHEY KATHY KOCH Master Plan for Niteroi, Brazil SAM NEWBERG 272 Back Page ON TH E COV ER: MIA MI WORLD CEN TE R, A public/private partnership DESIG NED BY H KUS-MANFRE01 creates a three-pronged The birthplace of architect ARCH ITECTS . Exploring the Power of the Ocean RENDE RIN G: FUTU REBRAN D approach to encourage Oscar Niemeyer, the city seeks SUSAN SKEMP companies to relocate to a to broaden and strengthen its county in south Florida. economic base through key public investments. Departments 76 Is Florida Over? 24 Ul Mail Box Hardly. 26 Publisher Note PETER RUMMELL 31 This Issue Those declaring Florida dead 271 Ull Calendar today should read their history books-the state has been one of the fastest growing in 270 Advertisers Index the nation for seven decades, through good times and bad.

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Urban Regeneration Major urban redevelopment efforts are taking place around the world, many completed through unique public/private partnerships that are reviving and expanding central business districts in the United States and Australia, historical industrial cities in Europe, and knowledge hubs in Asia.

82 Houston's Downtown Transformation MIKE SHERIDAN More than $4 billion in public and private projects has transformed the central business district of America's fourth-largest city.

94 On the Block JOE VALERIO AND DAVID JENNERJAHN A unique public/private partnership has completed the redevelopment of a city 116 Strategic block in downtown Madison, Transformation Wisconsin, that incorporates ARTHUR AW AND historic and contemporary HSIAO LING TANG office buildings with A new research and interconnected floor plates. development-centered, mixed-use project with 101 A New Future business, residential, retail, GREG CLARK restaurant, civic and cultural, education, and institutional Major urban redevelopment components may be the efforts have been underway kind of catalyst needed to in many of Europe's transform Singapore into a historical industrial cities. knowledge-based economy. 109 Melbourne Reborn SAM NEWBERG Melbourne, Australia's city center has carne to life over the past 20 years and is now burgeoning with new public parks, squares, and art; improved streetscapes; and more downtown housing.

OCTOBER 2008 URBAN LAND 15

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138 Water Views: 156 Seawater North Africa Communities GREGORY HOADLEY VERNON D. SWABACK North Africa's seaboard A profitable new frontier for megaprojects are staking out everything connected with the new positions in international real estate industry may be commerce and tourism. seawater villages, towns, and cities. 144 Oslo's Fjord City 160 The Green MICHAEL MEHAFFY Quotient: After controversy forced a Q&A with redesign, an ambitious harbor redevelopment plan is proceeding Frances Beinecke in Norway's capital city. CHARLES LOCKWOOD 128 Waterfront "We need new policies in the 148 Containing building arena so that we build Destinations green, reduce the demands on DOUGLAS C. SMITH Prince Rupert our power sector.. . and create Through proper planning and STEVE BERGSMAN incentives to green up our existing design, once-languishing Prince Rupert, British Columbia, buildings." waterfronts are now being Canada, has staked its future on transformed into thriving being the West Coast of North mixed-use destinations. America's next great container port. 132 Water Views: 152 Valuing Europe LA's River GREGORY HOADLEY JANE KULIK Europe is refurbishing and Reinvesting in the Los Angeles redeveloping decaying waterfront River has involved a holistic sites that will extend city centers, commitment to its green accommodate increased activity, infrastructure. and create a new identity in a changing regional and global economy.

170 Land Writes

170 Views from 175 Reurbanizing 180 Immigrant Housing the Waterfront the New West in Europe OLIVER HIGGS FRANK WOLDEN LAUREN PARR A 270-acre (109-ha) plot of land Large-scale redevelopments Immigration constitutes one of along the Monongahela River in in western U.S. cities combine the main social and demographic Homestead, Pennsylvania, has outdoor life, cultural assets, trends affecting the provision of been transformed into a mixed­ and-in the best cases­ social housing in Europe today. use regional destination and innovative design. Demand still outstrips supply­ has reinvented what had and the gap continues to widen become a virtually abandoned 178 Urban Suburbia as migration grows. brownfield site. JASON MOODY AND ANDY KNUDTSEN 183 Housing Societies in 172 The Jamaica Plan Over the last decade, an array of Amsterdam and Vienna ANDREW M . MANSHEL innovative infill projects in existing Address Workforce The challenge for a neighborhood downtowns has lured market Housing in the New York City borough of segments back to the city. This PAMELA LINDSTROM Queens in fulfilling its potential as resurgent interest in urban lifestyle Housing societies-private a vibrant, dense, and transit-rich environments has also sparked nonprofit corporations created to urban center is to persuade a parallel trend: la rge-scale, new provide affordable housing-are big potential capital investors to take urbanist communities th9t seek businesses in Europe, operating the risk of being pioneers. to bring "downtown living" to with little government subsidy. the suburbs.

16 URBAN LAND OCTOBER 2008 OCTOBER 2008 URBAN LAND

36 Developments 54 Dialogues 194 ProActive Transforming Shorelines 214 Solution File in Time for an Ocean Race 54 Dialogue: Housing 194 At Issue Solar Power Along the Highway The Tide Turns for Crossing the Rubican What Carbon Studies Beacon's Waterfront JOHN R. MciLWAIN Tell Us-So Far WILLIAM P. MACHT The current housing market JEFFREY SPIVAK A public/private partnership will crash, the continued illiquidity The emerging links between build a solar photovoltaic array of mortgage-backed securities lower carbon emissions and on a freeway near Portland, with all the financial instruments denser development are likely Oregon, to generate power built on top of them, and the to spur more attention from for the state's transportation growing distrust-especially in researchers and policy rnakers department. foreign markets-in the ability alike. of Fannie Mae and Freddie Mac to withstand continued 200 Capital Markets losses, meant that the federal government would have to use Emerging Trends in Real Estate its newly created powers to back in 2009 them sooner or later and in one STEPHEN R. BLANK way or another. Against what appears as growing pessimism and the likelihood 58 Dialogue: Metropolis of "no quick fix" in 2009 as a weakening economy takes its The Undermining of toll on real estate fundamentals, Must Read: Dubai: The American Prosperity there are some pinpoints of light Vulnerability of Success JEFF HERLITZ and opportunities. 218 In Print, Etc. San Francisco Moves The U.S federal government The Concrete Dragon: on Up to the Waterfront is inadvertently hampering 204 Market Watch China's Urban Revolution and Las Vegas Has Largest LEED­ metropolitan prosperity by What It Means for the World acting conversely to what is Smart Cities: Seattle Certified Building in the World The Endless City needed. A continued downward TIM CAMPBELL New Retail Developments trend will threaten America's Seattle, Washington, has been Last Harvest: Open in Bristol and Leicester prosperity and its standing as proactive in venturing out to From Cornfield to New Town Las Vegas Brownfield Readied a world leader in innovative other cities in an organized for Green Revitalization science and technology. exploration of best practices and benchmarking to bring 224 Nichols Prize New Sustainable Buildings in 62 Dialogue: Policy good ideas back home. The Myth Breaker: the Asia Pacific on the Rise Bart Harvey and Enterprise Restoration of Creek Revitalizes Q&A with Bruce Katz 208 Interiors Tournament Golf Course SAM NEWBERG 230 Trustee Profile The vi ce president and founding Sustainable Insides The City in 2050: Creating director of the Metropolitan MIKE SHERIDAN Lizanne Galbreath: Blueprints for Change- Policy Program at the Brookings Comme rcial and residential Continuing the Family Legacy ULI Explores Future Urban Institution in Washington, D.C., interiors are reflecting the Design and Development discusses a range of ideas, growing awareness of 288 Back Page with Visionary Exhibit green priorities. including an overhaul of federal The Blue Sky Always Wins Town Makers "See the Future" in policy to improve cities. North America's Pacific Northwest WILLIAM H. HUDNUT Ill 210 Profile In the world of real estate, The 20 Cities of 2020 70 ULX Daniel H. Burnham: we should not lose sight The American City as Bridge of underlying reasons for Brownfield Boons between Past and Future confidence. RON NYREN N.J. SLABBERT Ten developments show An architect, planner, a Departments how brownfield sites can visionary, and a consummate bring economic, social, and 22 UL Mail Box project manager, Daniel H. environmental ben efits to Burnham arguably influenced 26 Publisher Note their communities. American culture more widely 31 This Issue and subtly than any other 287 ULI Calendar urban designer. 231 Multifamily ON THE COVER TH E ELBP HILHARMONI£ CONCE RT HALL IN HAM BUR G, GERM ANY'S NEW MI XE D- US E DISTRI CT. HAF ENC ITY, Wi ll BE Trends PE RCH ED Al OP THE INTE RNATI ONAL MA RITI ME MUSEUM, WH I CH I S HOUSED IN A 1960s 285 Advertisers Index WA RE HOU SE ON CONCRE TE PILES EXTE NDIN G OUT OV ER THE HB[ RIVER iSH PAG E 132) IMAGE HE RZOG & DE MEURO N

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Design Dividend Responses to shaping growth can add value to the build environment through good design­ in terms of both net revenue and the public's sense of community and civic pride. 70 Return on Perception DENNIS JERKE Four key elements of urban design create value: architecture, green spaces, water settings, and transportation.

80 Vibrant Communities PATRICK HANLON Vibrant communities have a brand narrative that is a compilation of origin, creed, context, symbols, and action that attracts people and commerce, and consumes resources. They seem to happen organically but, in fact, are developed through a systemic construct.

84 Going to Town MICHAEL MEHAFFY Three European cities- Berlin, Freiburg, and Warsaw-tackle urban vitality and climate change with varying approaches to town center redevelopment.

90 Remaking China SEAN O'MALLEY China is attempting to address its environmental problems while maintaining development at an unheard-of pace and scale.

98 Sustainable Design in Emerging Markets PETER CROWLEY Though fast-growing nations offer design firms unprecedented opportunities to help create a new international blueprint for sustainable communities, in practice, emerging markets offer a vastly different playing field, presenting new challenges from country to country.

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106 Recovery 127 Beijing-after Efforts on the the Olympics Gulf Coast RON GLUCKMAN Due to advance planning, GREG A . THOMAS Beijing's 2008 Summer Olympics An assessment of the progress is expected to pay for itself. of recovery in Louisiana and The recent host nation shows Mississippi three years after evidence of ways it plans to Hurricane Katrina yields some avoid prototypical post- surprises. Olympics facility fatigue. 114 Revisiting 132 The Green New Orleans Quotient: GERALD W. BILLES AND RICHARDS . KRAVET Q&A with A number of projects are defining Mindy S. Lubber the city's revitalization. CHARLES LOCKWOOD "Coastal communities need to 118 Saving City Hall be part of our national conversation BRUCE JUDD on climate change. We need strong Given the high cost of seismically policies and market-based solutions retrofitting large historic structures, to reduce their exposure. That building political support at the means promoting infrastructure grass-roots level early in the investment to adapt to the rise in design process is crucial. sea levels. It may also mean limiting or prohibiting development in the 123 Saving the Past most sensitive areas." for the Future STEVEN J . STOGEL AND MARK J . SCHNUCK Restoring St. Louis's Old Post Office building has revitalized the city's central business district.

136 Land Writes

136 The State of 141 Reestablishing Ties 146 Synergistic Sustainable Development in Central Europe Landscapes in Russia MICHAEL STEIN PATRICIA L. KIRK JOHN HARRISON A new redevelopment project in Attention to environmental Although the issue of sustainability Prague calls for placing the new concerns and the need to halt in Russia has not been a key city center next to Prague's Old sprawl is ushering in a new era in concern, the Russian market Town, making the historic center landscape architecture, challenging is changing fast. Consultants, easily accessible by tram, metro, designers to take a synergistic developers, and consumers ca r, and even on foot. approach to creating envi ronments are about to witness a sea that simultaneously satisfy the change-both in attitudes and 143 Parking as a Catalyst goals of multiple interests. design-as the next generation for Revitalization of buildings comes online. TIMOTHY HAAHS 150 New Cultural Though parking is about Landscapes 139 Shrinking City getting people to their desired STEVE WHITEFORD Comeback in Germany destinations, it can achieve AND YUN CAO JERRY KLOBY more than that. A Japanese garden, noted Leinefelde, Germany, is building, or local playground­ approaching redevelopment with whether located on rural land an emphasis on revitalizing urban or in carefully designed urban life and improving environmental spaces-all offer examples of standards. cultural landscapes as built environments that express human experience, culture, and history.

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30 Developments 42 Dialogues 156 ProActive

42 Dialogue: Design 156 Capital Markets Regional Urban Design: Investing in Disaster Relief A Form Too Far? TODD COHEN DOUGLAS R. PORTER Though major strides have The notion that growing been made toward recovery in 172 metropolitan areas in the United the coastal areas of Louisiana States should be shaped to and Mississippi in the three promote sustainable, affordable years since Hurricane Katrina, 172 Solution File development is gaining in reconstruction of the devastated popularity among those areas still requres additional Greening Urban Townhouses who understand that current investment in the form .of small WILLIAM P. MACHT metropolitan growth-and business loans, municipal The first urban townhouse in New the resulting on-the-ground bonds for infrastructure repair York City expected to earn LEED configurations-is generating and rebuilding, a·nd home loans for Homes certification takes the unsustainable economic, social, for those whose homes were form of a urban infill project. Historic Industrial Site and environmental costs. destroyed. Part of New jersey City University Campus Plan 176 In Print, Etc. 52 Dialogue: Finance 160 In Practice The National Mall: Rethinking First Green Retail Project in Washington's Monumental Core Mainland Europe Opens Opportunities in a Broken Branding in Area Development Financial System GERT-JOOST PEEK AND Train Time: Railroads and the Must Read: SERENA ALTHAUS AND SICCO VAN GELDER Imminent Reshaping of the Expanding Architecture: WILLIAM J. FERGUSON A brand is suited for United States Landscape Design as Activism Europe's real estate industry developments with a fairly Art and Upheaval: Artists leaders offer insights on the high level of complexity, Merging Buildings with the Land on the World's Frontlines opportunities-and challenges­ involving many stakeholders Trump Golf Resort Gets they face in running a business in and an extended period of Go-Ahead in Scotland the turbulent European market. development, such as inner-city, 182 Trustee Profile Mississippi's Gulf Coast mixed-use developments. GeneKohn: Communities Draw on 58 Dialogue: Housing Leadership through Teamwork Their Main Street Programs Definitional Shifts in 164 Design to Rebuild Their Historic a Place Called Home New Khmer Architecture 232 Back Page Town Centers NICOLAS P. RETSINAS RON GLUCKMAN California Tackles Sprawl and Robert A.M. Stern Receives Americans will be seeking out Recognition finally comes to Global Climate Change Vincent Scully Award smaller houses on smaller lots a rare Asian innovation in CHARLES LOCKWOOD The Economy Dominates and will be driving smaller cars. Cambodia. The United States should be ULI Fall Meeting Agenda paying attention to a series of Looking Past the Recession 170 Open Space recent laws enacted in California 62ULX targeting global climate change to 2050 National Mall: An American Emerging Designers and sustainable development. Aesthetic No More? What I Learned at the Fall Meeting RON NYREN MARK AMBTMAN Five Projects Win ULI Global Projects by ten designers/ Perhaps it is time to examine the Awards for Excellence design duos in their 30s and Departments 40s provide a glimpse into the treatment of civic archtecture and its relationship to open spaces. 22 UL Mail Box future of architecture. 24 Publisher Note 27 This Issue 231 ULI Calendar 183 Multifamily

ON TH E COVER TH E $ 55 7 Trends MILLI ON ARAS CHI LL OARA, THE KILDAR E CO UNTY 229 Advertisers Index COUN CIL CIVIC OFFICES. IN NASS, IR EL AND, BY HEN EGHAN PENG ,AR CHI TE CTS OF DUBLIN , IRELAND ( SE E "EM ERGI NG DESI GN ER S." PAGE 62) PH OTO

18 URBAN LAND N 0 V EMBER / DECEMBER 2 0 0 8 JANUARYI 07 LAND VOLUME 6&, NUMBER 1 WWW.ULI.ORG/URBANLAND

60 Retail Formats 92 A Moving In this 30-page special report, Urban Land looks at emerg­ Target ing retail markets for multinational investors, and how new YANN TAYLOR AND retail designs driven by "de-mailing," urbanization, and ROB ANDERSON societal influences are changing how malls engage their Using European models, U.S. communities in the United States, Europe, and Asia. developers are experimenting with a wide array of methods to introduce variety into large-scale retail and mixed-use centers. 98 Retail in Inner Cities JAMES MIARA Several pioneering retailers have shown that not only is penetrating the inner-city market not as prohibitively difficult as it 114 Greening once seemed, but also the Asia reward is worth the effort. STEVEN TOWNSEND As awareness of and interest 106 Entertaining in sustainability increase across Asia, alliances should be Entertainment formed with progressive Districts decision makers to bring DAVID F. STEIN expertise and innovation to A number of U.S. cities are the communities and cultures banking on new sports facilities being served. 60 Retailers 77 Fighting to create vibrant entertainment Go Global the Mall districts with a mix of residential 118 The Green and commercial uses. COLIN GALLOWAY PAUL STROHM Quotient: Multinational retailers have A supersized shopping Q&Awith invested in about 90 new mall that aroused strong 110 From markets since 2001. opposition in Bristol, Infrastructure William A. England, may have to Place McDonough 66 Inside Out helped accelerate an CHARLES LOCKWOOD update of the city's BRIAN BAKER DARRELL BEACH "If people have done any center. To create places for people, The de-mailing of malls has infrastructure built for traffic math, they will understand become a primary driver of is being repositioned in how valuable the green new retail design. 82The Great cities across Europe and agenda is economically, Mall of China North America. and that if they don't adopt 73 Hybrid AHSIN RASHEED it, they are probably not Redevelopment Asian malls are resisting intelligent fiduciaries as homogeneity and are developers or owners." SETH SHAPIRO instead being shaped The medium-sized regional by societal influences. shopping mall in the United States is being transformed into a more urban and sustainable development form.

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J A NUAR Y 2 00 7 URBAN LAND n JANUARY 07 LAND

122 Land Writes

122 Financing Walkable 128 Latin America's Middle Urbane Projects Class Feels Financial Squeeze CHRISTOPHER B. LEINBERGER RICHARD LAPPER Patient equity-the capital committed to a The middle classes in both Central and South development or redevelopment that does not America have been particularly hard hit by have a defined payback-mitigates the inherent bouts of financial uncertainty. risk and increased costs of developing walkable, mixed-use projects and places. 130 Property Derivatives Attract Global Investment 126 U.S. Supreme Court Sharply PETER BECKETT Split over Wetlands Derivatives have long been used in the world's STEVE LOUTHAN stock, bond, commodities, and other markets. The high court muddies the water concerning Now they are starting to emerge in global property federal jurisdiction over wetlands. markets as another way for investors to manage risk and return in their property portfolios.

22 Developments 36 Dialogues 134 ProActive

London Rail Station to Become 36 Public Policy 134 Capital Markets 148 Smart Growth Retail Destination What Do the U.S. Election Results Investing in India A System Broken European Retailing Booms Mean? GORDON FELLER LEE R. EPSTEIN Retail Project Transforms EDWARD T. McMAHON Property investments in India are The current land use plan and Shopping District in the November's returns should mean by no means risk free. pennitting system is depriving Netherlands more attention to land use and the Americans of the kind of broad social advancement "the system" Emerging Trends for the Property environment over the next few years. 137 Market Watch Market in Europe is actually supposed to promote. 40 Retail Global Outlook Destination Retail Complex DALE ANNE REISS 150 Solution File Opens in Singapore Rebalancing the Ratio A look at the next global investment from Cars to Four Stars New Orleans/Gulf Coast MICHAEL BEVARD market, public REITs, infrastructure Study Tour Finds Little Sign Much of the land zoned for retail should investment, property derivatives, WILLIAM P. MACHT of Steady Recovery be rezoned based on comprehensive and housing sales. Transfonning a ten-story parking regional retail strategies. structure in Barcelona into a 139 At Issue four-star hotel. 44 Connection Due Diligence and Cost Recovery 154 In Print, Etc. Place Making Is Here to Stay SHIRAZ D. TANGRI AND TERRY R. MONTESI SEDINA L. BANKS Community, affiliation, experience­ New U.S. standards for 196 Trustee Profile all are key concepts in the place­ environmental due diligence and making trend that increasingly is cost recovery increase both 200 Back Page shaping many of America's uncertainty and opportunity for City lights developments. developers. Anned with torches (flashlights) and light-emitting diodes, "guerrilla" 46ULI 142 In Practice designers took to the streets of Manchester, England, to illuminate Greenbuild 2006 Draws New Mission Statement Adopted Managing Risk Before and a point about lighting. Sustainability Experts from MARILYN J. TAYLOR During Construction U.S. and Abroad A new focus on creating sustainable JOHN HEYWOOD Departments Landmark Hotel Reopens as communities worldwide. Sound infonnation architecture, not Cultural Center just the structural design, is critical 14 UL Mail Box to the success of major mixed-use SOULX 16 Publisher Note Restoration Project Jumpstarts projects. Neighborhood Revitalization Greener Retail 19 This Issue in Atlanta RON NYREN 198 ULI Calendar How Americans Travel to Work Individual retailers and shopping center developers are adapting sustainable design strategies for 161 Regional the retail industry. Spotlight: Arizona 195 Advertisers Index

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50 A Rude Awakening 74 Breaking the 87 Keeping BARBARA KREISLER Cycle of Poverty Traditions in It has been five months since Hurricane Katrina CHARLES LOCKWOOD Highland Park devastated the Gulf Coast. Urban Land offers a 24-page After the outlay of hundreds of DOUGLAS R. PORTER special report with an overview, recommendations, and billions of dollars to alleviate A small city outside Chicago essays fi'om urban planners, local business leaders, poverty, the question is, why takes big steps to meet developers, architects, and academia regarding the future are these efforts not working? of the Crescent City. affordable housing needs.

90 Toronto in Lights 58 ULI'S 70 Louisiana's ALBERT WARSON Recommendations Coastal Plight A Hollywood-style megastudio for Rebuilding CHARLES PICCIOLA and media village under New Orleans The future safety of construction in a dead New Orleans cannot be industrial zone on Toronto's 64 Visions for ensured without rebuilding central waterfront promises New Orleans Louisiana's wetlands. to kick-start a long-awaited RON NYREN revitalization. Representatives from the 72 Rebuilding academic, development, the Gulf Coast 79 Redeveloping 94 Financing business, and preservation KEVIN SHANLEY Downtown Mixed-Use communities discuss the We must learn from this PATRICIA L. KIRK rebuilding of New Orleans. Development tragedy, ask the hard A shift in the public's perception questions about rebuilding, of living in high-density urban ALAN GOODKIN 67 Operation and move ahead skillfully environments is converging with Efficiently priced capital is Rebirth and quickly. market forces and efforts by local available for well-conceived PRES KABACOFF governments to revitalize cities, projects. Development needs to be creating momentum that is connected to New Orleans's moving urban redevelopment neighborhoods. forward at unprecedented speed.

68 Rebuilding 84 Resettling in the Soul of Philadelphia New Orleans ADAM GLASER WARREN WHITLOCK Science, jobs, and new For New Orleans to be residents are turning rebuilt successfully, it must Philadelphia into one of the be objective about its past. most vital and successful mixed­ use urban areas in the country. ON THE COVER: PHOTO: CADE MARTIN

JANUARY 2006 URBAN LAND n JANUARY 06 URBAN LAND

96 Land Writes

96 Preserving Affordable 101 Planning Downtown Housing Brooklyn JOHN McCARRON JONATHAN BARNETT When it comes to the future of affordable Today's downtown Brooklyn has long rental housing, what is new is a national fulfilled and surpassed the objectives set refocusing on the urgent need to preserve in its first downtown plan. what is old. 104 Saving Moose Jaw 99 Toward a New Discourse STEVE BERGSMAN on Mixed-Use Development The population of this Saskatchewan city is ELLEN BERKOWITZ coming back and employment has reached More needs to be done to offset the an all-time high. Community involvement significant impediments currently interfering and a retum to historic roots are credited with the creation of these projects on a with creating a healthy and expanding communitywide scale. tourism industry.

24 Developments 32 Dialogues 106 ProActive New York City Promotes Green 32 ULI 106 In Practice 118 Solution File Affordable Housing Accommodating Need, The Marketing Mix Suburban Industrial Best Affordable Housing Preparing for Growth for Mixed Use Chic Lofts Developments Named MARILYN J. TAYLOR KEN BECKER WILLIAM P. MACHT BuildingGreen Announces Tough choices will need to be Not only is the marketing mix Anding the economics in 2005 Top Ten Green Building made about what, when, and different, but there also are new a single-floor warehouse Products where rebuilding occurs in market segments that must be conversion. Federal Tenants Drive New Orleans. reached. Mixed-Use Redevelopment 120 In Print, Etc. The Resilient City: 34 Housing 108 Open Space Cities in the Wilderness: How Modem Cities Raising the Roofin The Value of Urban A New Vision of Land Use Recover from Disaster New Orleans Open Space in America MARK MURO AND RICHARD HUFFMAN The Long Emergency: SuNiving BRUCE KATZ Philadelphia's Rittenhouse the Converging Catastrophes of How should the nation go about Square illustrates how urban the Twenty-Rrst Century rebuilding a flood-prone, racially public open space can add divided city of great character and value to adjacent private 160 Back Page soul so that it reemerges more properties. inclusive, sustainable, and A Call for Action in prosperous than before? New Orleans THOMAS MURPHY 40 Retail We desperately need translators-those who can The Forgotten Frontier communicate across the of Retailing divisions-to get us untangled. Curing Fire Hazards MICHAEL BEVARD Then, we need decisions. with Healing Hooves America's Inner-city, minority Washington's New neighborhoods are still the Mixed-Use Gospel forgotten frontier of retailing. Departments In Memoriam-longtime 16 UL Mail Box Ull Leader Charlie Shaw 42ULX 21 This Issue A New Kind of Aging in Place Retail Look 113 Green Use 158 ULI Calendar Former D.C. Convention JAMES MIARA Center Site Transformed Ten remade malls have Greening Downtown Greens into Public Park transformed the role of MARY VOGEL malls in American society Some cities are striving to make 127 Regional through creative design. their building sites and parks as Spotlight: Arizona "green" as their buildings. 157 Advertisers Index

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On the cover: Photo: Colin Galloway Urban Land February 2006 ©sinopix Special Report: New Asia New sustainable towns and edge cities are springing up throughout Asia, which is undergoing urbanization at an unprecedented rate. In this 20-page special report, Urban Land takes a look at recent growth in China, a country of 1.3 billion people, and at the world’s tallest building, located in Taiwan.

Developing Greener Cities in China by Edward H. Ziegler

Shanghai’s satellite cities are combining new urbanism with Chinese characteristics.

Shanghai’s Sustainable New Towns by Alexander E. Kalamaros

Five new town projects in Shanghai showcase China’s commitment to sustainable development.

Chongqing: The Chicago of China? by Ron Gluckman

This up-and-coming city is still ripe for attractive development opportunities.

Towering Taiwan by Colin Galloway

Currently the world’s tallest building, Taipei 101 has been built to the most exacting engineering standards of any structure in the world.

Features Midtown Miami by Bernard Zyscovich

A public/private partnership is transforming a desolate inner-city container yard into a mixed-use, urban community of diverse and sustainable neighborhoods.

New Urbanist Golf by Hal Phillips

Golf course community developers are fans of the density allowed by bunching smaller residential units around a village center.

A New City for Singapore by Hsing Yao Cheng

A greenfield surrounded by water and gardens is the centerpiece of the Southeast Asia city-state’s plan to become a world-class destination.

Venture Financing by Steven A. Kohn

Structuring joint ventures is much more targeted and personal than marketing an asset for sale or financing.

Land Writes Boston Embraces Mixed Use by Frederick a. Kramer

A number of new projects are enabling people to move back to a city in transformation.

Providence Trust by James Miara

Providence, Rhode Island, is replacing the “good corruption” myth with the trust dividend.

City Within a City by Andy Cohen and J.F. Finn

Project CityCenter in Las Vegas—a model for future large-scale projects in dense urban areas?

A New Dawn in South African Urban Development by Mike Kerkhoff

Population growth and an expanding economy are giving rise to two megaprojects in South Africa’s richest and most densely populated province, Gauteng.

Developments Challenges Ahead for China’s New Towns

Atlanta’s City Within a City

Management System Addresses Urban Parking Problems

Historic Aircraft Facility Redeveloped into Community

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Wyoming Golf with View of Black Hills

Health Group Engages Community with Colorful Complex

Hungry Planet: What the World Eats

Fan Pier Project to Begin Again

Golf Designed with Nature in Mind

Dialogues

Gridlock

What’s Wrong with Cities? by Lance Hosey

If we are to solve the problems of commuting, we need to rethink the entire character and fabric of cities to offer more diversity and more choice.

Mobility

Let’s Fund Our Infrastructure by Edward T. McMahon

America could benefit from harvesting ideas and best practices from overseas for application here at home—like Europe’s integrated air, rail, road, and public transportation system.

Capital

Is the End Near for Unrestrained Capital Flows? by Bowen H. McCoy

It appears we are in for another cycle—it is time to manage debt structures prudently.

ULI

Knowledge Ecology by Richard M. Rosan

We are the university without walls envisioned by our founders.

ULX The Burbs’ Best by James Miara

Ten planned communities attempt to reconcile American nostalgia for older towns with the realities of the 21st century.

ProActive

In Practice

The Next Market by Aaron Gruen, Claude Gruen, and Nina Gruen

The successes of tomorrow’s real estate development will be unlike those of the past.

Market Watch

Real Estate in the Asia-Pacific Market by Timothy Bellman

The Asia-Pacific market attracted considerable investor interest last year and should continue to do so throughout 2006.

Market Watch

The Philippine Market by Alan Dalgleish

Nowhere in the Asia-Pacific region is the impact of global outsourcing more evident that in the Philippines.

At Issue

Oregon’s Measure 37 by Michelle Rudd

Oregon’s land use planning system gets a reprieve.

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Open Space

Big Plans and Bold Dreams Along the Anacostia by Martin Zimmerman

The polluted Anacostia River harbors hundreds of acres of developable land in the heart of the nation’s capital. An initiative to develop the land surrounding the river can significantly affect the redevelopment of Washington, D.C.

Solution File

More Flexible Live/Work Lofts by William P. Macht

Users, rather than planners, are determining how certain buildings are being used in Portland’s Pearl District.

In Print, Etc.

Practical Ecology for Planners, Developers, and Citizens

Architourism: Authentic, Escapist, Exotic, Spectacular

Community Builder

Thomas Murphy by Desiree French

Back Page

Bold Planning Visions for China by Kevin Teng

China’s new towns and edge cities offer challenges—and opportunities.

Regional Spotlight Hawaii by Mike Sheridan

Massachusetts by Mike Sheridan

This Issue China Goes Green

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Urban Land February 2006

Feature Article

by

In This Issue A New City for Singapore A greenfield surrounded by water and gardens is the centerpiece of the Southeast Asia city-state’s plan to become a world-class destination. A New Dawn in South African Urban Development Population growth and an expanding economy are giving rise to two megaprojects in South Africa’s richest and most densely populated province, Gauteng. Architourism: Authentic, Escapist, Exotic, Spectacular The Bilbao effect—named for the economic benefits that architect Frank Gehry’s Guggenheim Museum has brought to the sleepy industrial town of Bilbao, Spain—is a known, albeit debated, concept. Atlanta’s City Within a City Development of megastructures that can rejuvenate dormant properties while protecting the landscape and generating profits for developers is on the rise. One of the largest urban brownfield redevelopment projects in the nation, the $2 billion Atlantic Station, rises above the remains of Atlanta’s long-dormant Atlantic Steel Mill site, covering 138 acres, much of it decontaminated before construction could begin. Big Plans and Bold Dreams Along the Anacostia The polluted Anacostia River harbors hundreds of acres of developable land in the heart of the nation’s capital. An initiative to develop the land surrounding the river can significantly affect the redevelopment of Washington, D.C. Bold Planning Visions for China China’s new towns and edge cities offer challenges—and opportunities. Boston Embraces Mixed Use A number of new projects are enabling people to move back to a city in transformation. Challenges Ahead for China’s New Towns China’s economic transformation is taking place at such a rapid pace that large disparities in land and economic development exist throughout the country. China Goes Green A country of 1.3 billion people, China is undergoing urbanization at an unprecedented rate. Its urban growth, fed by a combination of rural migration and market forces, is creating populations of more than 1 million in dozens of cities. Chongqing: The Chicago of China? This up-and-coming city is still ripe for attractive development opportunities. City Within a City Project CityCenter in Las Vegas—a model for future large-scale projects in dense urban areas? Developing Greener Cities in China Shanghai’s satellite cities are combining new urbanism with Chinese characteristics. Fan Pier Project to Begin Again Bostonians believe deeply in linkages, rallying over many decades for their Emerald Necklace park system, a future Urban Ring transit line, a 47-mile Harborwalk, and a new downtown Greenway atop the Big Dig tunnel project. Golf Designed with Nature in Mind Faced with transforming 600 acres of former phosphate mining land, including 32 acres of distressed wetlands, into a 1,683-unit community in Lakeland, Florida, the developers of the Villages at Bridgewater needed green space and a solution for the wetlands problem. Hawaii It is often referred to as heaven on earth, and for some in the real estate industry, that may not be hyperbole. A robust economy fueled by healthy consumer spending, strong sales in the second-home sector, and a continuing influx of visitors are converging to create a vigorous real estate market in the Aloha State. Health Group Engages Community with Colorful Complex The California Endowment, the state’s largest private, nonprofit health foundation, has relocated to downtown Los Angeles where Chinatown, Little Tokyo, and El Pueblo de Los Angeles meet. Historic Aircraft Facility Redeveloped into Community The former Douglas Aircraft production facility, a brownfield site in Long Beach, California, was known for having the nation’s highest percentage of female factory employment during World War II, when it was a thriving aircraft manufacturer assembling some of the nation’s most important warplanes. Hungry Planet: What the World Eats Nourishment is necessary for all people—a common denominator we share as human beings regardless of race, religious beliefs, economic status, political affiliation, or other characteristics. Is the End Near for Unrestrained Capital Flows? It appears we are in for another cycle—it is time to manage debt

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pp y g structures prudently. Knowledge Ecology We are the university without walls envisioned by our founders. Let’s Fund Our Infrastructure America could benefit from harvesting ideas and best practices from overseas for application here at home—like Europe’s integrated air, rail, road, and public transportation system. Management System Addresses Urban Parking Problems San Francisco–based Streetline Networks Inc. is piloting a parking management system for cities, providing real-time information about on-street parking use and availability. The system will allow cities to manage on-street parking as effectively as they now manage fully equipped parking garages, with accurate time counts and flexible payment options. Massachusetts With a new emphasis on smart growth and green buildings as well as higher density and more transit-oriented development, major changes are forecast for the Massachusetts real estate industry. Midtown Miami A public/private partnership is transforming a desolate inner-city container yard into a mixed-use, urban community of diverse and sustainable neighborhoods. More Flexible Live/Work Lofts Users, rather than planners, are determining how certain buildings are being used in Portland’s Pearl District. New Urbanist Golf Golf course community developers are fans of the density allowed by bunching smaller residential units around a village center. Oregon’s Measure 37 Oregon’s land use planning system gets a reprieve. Practical Ecology for Planners, Developers, and Citizens Environmental science, once a rarified discipline, has entered the mainstream of planning and design for development. Increasingly, local plans and development regulations call for conserving healthy ecosystems in ways that respect the natural environment while benefiting community development. Providence Trust Providence, Rhode Island, is replacing the “good corruption” myth with the trust dividend. Real Estate in the Asia-Pacific Market The Asia-Pacific market attracted considerable investor interest last year and should continue to do so throughout 2006. Shanghai’s Sustainable New Towns Five new town projects in Shanghai showcase China’s commitment to sustainable development. The Burbs’ Best Ten planned communities attempt to reconcile American nostalgia for older towns with the realities of the 21st century. The Next Market The successes of tomorrow’s real estate development will be unlike those of the past. The Philippine Market Nowhere in the Asia-Pacific region is the impact of global outsourcing more evident that in the Philippines. Thomas Murphy When Thomas Murphy first took office as mayor of Pittsburgh in 1994, remnants of the gritty city’s past dotted the landscape. Acre upon acre of old industrial warehouses and abandoned steel mills crippled the downtown riverbanks, sealing off pedestrian access. Some residential neighborhoods were plagued with an extensive string of dilapidated public housing, the oldest dating back to 1941. Other communities languished in despair, desperately awaiting new infrastructure and basic city services. Towering Taiwan Currently the world’s tallest building, Taipei 101 has been built to the most exacting engineering standards of any structure in the world. UL February 2006 Cover UL TOC February 2006 Venture Financing Structuring joint ventures is much more targeted and personal than marketing an asset for sale or financing. What’s Wrong with Cities? If we are to solve the problems of commuting, we need to rethink the entire character and fabric of cities to offer more diversity and more choice. Wyoming Golf with View of Black Hills The small, northeast Wyoming city of Hulett is the site of Devils Tower, the nearly vertical monolith rising 1,267 feet above the Belle Fourche River and featured in the movie Close Encounters of the Third Kind. The geologic form is visible from the Golf Club at Devils Tower, a nine-hole layout that this July will open a second nine holes designed by Phelps Golf Design.

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48 The Public Realm 76 Incubator 86 Toronto's A great public realm offers unrestricted access for all Workspaces Cultural people, provides a sense of ownership, and seamlessly TINCHUCK AGNES NG AND Renaissance connects buildings and spaces, making users feel as RICHARD PEISER ALBERT WARSON though they are a part of a greater city. In this 26-page Workspace layout establishes the Unfolding downtown in a historic special report, Urban Land takes a look at how public workplace atmosphere-whether quarter ofToronto is the nearly gathering places can become economic engines for cities, creative, private, secret, cooperative, simultaneous redevelopment of pull neighborhoods together, use art to enhance urban competitive. But how does design the city's principal cultural venues. life, and technology to convey messaging and branding. drive business outcomes?

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81 Infrastructure and Identity AMY ELIOT Reconsidering the civic role of infrastructure buildings-from large 48 Design in the 65 Filling the Cut water treatment facilities to small pump stations. Digital Age ROBERT A. BROWN DAVID GALES After years of planning, Urban media open the Rose Kennedy up new possibilities Greenway is finally taking for extending the shape in Boston. influence of design into the pubic realm. 69 Art in Public VALERIE FAHEY 55 What Makes Art for the public's sake a Great Public takes a variety of different Realm? guises. CHARLES LOCKWOOD A discussion of urban design and how it affects the public realm.

60 Public Space Design u=-NO GUILLERMO LOPEZ Design can create and connect great public spaces to help transform underperforming economies.

ON THE COVER: PLAZA SAN MARINO, GUAYAQUIL, ECUADOR PHOTO : DEVELOPMENT DESIGN GROUP

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94 Land Writes 94 New Places for a New Age 100 How Will the Rebuilding Be PHILIP N. LOHEED AND BRANDY Financed? H.M. BROOKS MELISSA FLOCA Instead of isolation, we are faced with the Residents of New Orleans should have pressing reality of a single, rapidly evolving, housing options, regardless of future decisions global and multiethnic culture. How might on where they will be allowed to rebuild. A planning and settlement patterns be altered look at how to structure the use of funds to house this integrated world? needed to rebuild the city's housing stock.

97 New Urban Synergies 102 Islamic REITs ANDREA CHRISTIE PIZZICONI SAMEER ABDI AND SHAHYAN JAVED When office developers lease space to public MERCHANT schools, there are tangible benefits to having Could growth of Islamic real estate funds them as tenants-their need for large space, presage the introduction of the first Islamic their ability to pay market rents, and their REil? In time, this new investment vehicle desire for long-term leases. could become a major player.

22 Developments 34 Dialogues 106 ProActive 116 Profile Combining Capital with Character Welcome to the Movement in Historic Downtowns 34 Transit 1061n Practice Economy CHRIS LARSEN Megaregions: New Focus for What Comes After the Interstate? What Constitutes True Urbanism? How people move through the Forums? ROBERT DUNPHY SUZANNE H. CROWHURST public realm is an important LENNARD From Naval Base to Convention What is the likelihood of a new consideration when planning The principles of true urbanism Center District federal transportation program that public places. will serve the development patterns consist of essential, interconnected EU and UN-Habitat to Promote of the 21st century? elements-all promoting each Sustainable Cities resident's social, mental, and 118 Solution File Europe: Investors Anticipate 38 Environment physical well-being, along with the California's Creative-Class Profitable Year community's cultural, economic, Warehouse Offices What Can We Do About and social well-being. WILLIAM P. MACHT Global REIT Allocations to Increase Climate Change? Smaller warehouse conversions EDWARD MAZRIA Must Read: Ritual House: offer nontraditional, less Drawing on Nature's Rhythms for Architects, designers, and planners expensive office space. Architecture and Urban Design need to lead in the race against human-induced climate change, Increased Funding Needed for 122 In Print, Etc. Infrastructure Projects Let's accept this challenge. 126 Community Builder 40ULX Eclectic Mix 176 Back Page JIM MIARA Dubai Uproar When the perspectives of investors WILLIAM P. KISTLER and academics are merged, the Is the paranoia produced result is an eclectic top ten list by our politicians slowing of cities with investment and closing our borders, our development opportunities for markets, and our minds? commercial real estate.

Tobacco Industry Breathing New Departments Life into Downtown 112 Open Space 14 UL Mail Box Museum Siting: Transformed by Urban Parks Redux Light: The New York Night 19 This Issue DOUGLAS VAIRA 174 ULI Calendar A renewed interest in cities has sparked the realization that those great, green gems-urban parks­ 130 Regional Spotlight: Texas are in ne~d of some serious polishing. 173 Advertisers Index

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56 Balancing Growth and Nature 82 Mountain Rapid population growth in Utah is pushing the boundaries of development outward, Resorts Grow Up toward the majestic peaks of the Rocky Mountains and the turquoise waters of Great Salt DAVID HOLTZMAN Lake, and how the region addresses this growth today will affect the future shape of the As mountain resorts morph from ski metropolitan area. This issue of Urban Land looks at how Satt Lake City and its areas into year-round destinations, surrounding communities are balancing development pressures with the region's they face affordable housing important natural resources-and how some companies are proving that environmental shortages and other growth stewardship and financial success are not mutually exclusive concepts. challenges. 66 Utah's Construction and 86 Finding Real Estate Summer Success Markets for Mountain JAMES A. WOOD With the help of job Resorts growth, a rising CHRIS DUNN population, and low Mountain resorts seeking significant interest rates, both the summer traffic are rethinking their construction and real amenities and activity offerings. estate markets in Utah However, a clear understanding of set several records last the market and visitation patterns Is year. There is every critical for success. reason to expect 2006 to be another standout year. 89 Japanese Peaks ROB VOLANSKY Foreign investment in Japan's 56 Humans/ 63 Envision Utah: 71 A Gateway to mountain resorts is on the upswing, Nature Laying the New Life with some companies making dramatic changes to lure Western SAM NEWBERG Foundation for RICHARD C. LEWIS skiers to Far Eastern slopes. Daybreak, the first phase Quality A neglected industrial of Kennecott Land's Development brownfield in the heart development at the base ROBERT J. GROW of Salt Lake City has of the Oquirrh Mountains, AND ALAN been reborn as a retail, is generating both buyer MATHESON commercial, and interest and accolades­ From its beginnings as residential district, and is expected to set a regional visioning complete with new the tone for future growth exercise to its role in links to transit. in the area. laying the foundation for Kennecott Land's 75 Utah Banks on ambitious development, Wetlands Envision Utah has MICHAEL M. changed the public BRODSKY dialogue regarding With more than 40o,ooo growth and planning. acres of wetlands ringing Great Salt Lake, Utah's many public and private wetland preservation and mitigation programs play important roles in the state's environmental protection efforts.

ON THE COVER: THE NEW WILDLIFE EDUCATION CENTER AT THE lEAR RIVER MIGRATORY BIRD REFUOE IN BRI9HAM CITY, UTAH, 110 MILES NORTH OF IALT lAKE CITY.

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98 Land Writes

98 Utah's Planning Heritage 103 Too Many Buyers, and Its Modern Significance Too Few Deals RICHARD H. JACKSON AND ROBERT M. WHITE, JR. MARK W. JACKSON The current capital cycle began in zoot, and Settlements across the Intermountain West since then acquisitions of commercial real established by Mannon settlers during the estate have quadrupled. The universe of latter half of the 19th century share buyers has grown and competition to acquire characteristics that reflect planning principles properties is fierce. Some investors have first elaborated by the sect's founder, Joseph actually returned capital or formed waiting Smith, Jr., who proposed a model for cities lists simply because their ability to invest the called the "City of Zion" in 1833. capital is limited.

24 Developments 32 Dialogues 106 ProActive Former Industrial Site Becomes 110 Green Use Key to Revitalization 32 Environment 1061n Practice LEEDing the Pack Expert Opinion: Brownfields Open Space and Our Sustainable Starting a Development Business JOHN BECKER Future STAN ROSS AND Salt Lake City has made a ROCKY ANDERSON JAMES CARBERRY significant commitment to Salt Lake City needs to preserve its Developers who want to strike out sustainable architecture, striving for natural assets, but a multitude of on their own should start small, be LEED certification for a variety of challenges lies ahead. patient, and find the right partners. public buildings. I

34 Community 108 Open Space 112 Solution File On Finding Balance A Center That Is Not Just for the Sustainable Glass Building WILLIAM H . HUDNUT Ill Birds WILL MACHT There are always at least two sides PAUL LARSEN A modem "green" research building to every issue, and the role of The Bear River Migratory Bird Refuge looks right at home between two government is to find equilibrium is home to a new wildlife education historic structures at the University between competing interests. center aimed at increasing of Toronto. awareness of conservation issues, 38Regions as well as bringing economic benefits to the region. 116 Community Builder Green Residences on Snowy A Strategy for Balancing Slopes Development in the West 144 Back Page Symposium Examines Regional CON HOWE Cooperation In Aorida In the American West, iconic natural Get Out and Walk beauty is juxtaposed with sprawling BRENDA CASE SCHEER development. So, how can it Salt Lake City's downtown is accommodate continued rapid booming-but where are all the growth while protecting its natural people? assets?

46ULX Departments Ten Trends Affecting Mountain 21 This Issue Resorts 142 ULI Calendar HOWARD KOZLOFF From offering new amenities to affordable housing to regional 121 Regional Spotlight: Illinois planning, mountain resorts across 143 ,Mvertisers Index the country are responding in innovative ways to market changes.

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48 Sustainability 84 Green Transit Sustainable practices are being adopted across the ROBIN ROGERS board and with a view to uwhole system" integration. The greening of transportation Urban Land takes a look at sustainability in this systems, integrated with 34·page special report. green buildings, will be vital to sustainable development as populations increase. 62 Sustainable Cities: Envisioning the Future CHARLES LOCKWOOD A look at both the prob­ lems of sustainable devel­ opment and their solu­ tions in an exchange that covered the world.

68 The Green Quotient: A Q&A with Thomas L. Friedman CHARLES LOCKWOOD "I want to redefine green as geostrategic, geo­ economic, capitalist, and the most patriotic thing you can do. My mantra is 94 Greening the that green is the new red, Big Box white, and blue." CHARLES LOCKWOOD The impact of Wai-Mart's 70 Getting 48 Coevolution experimental- and Behind the Wheel sustainable-supercenters RICHARD D. RUSH RALPH DINOLA could have a major effect The progress in Europe AND KATRINA on the real estate industry and the United States in SHUM·MILLER and the environment. sustainable design and Passion, innovation, and 89 Green Flight technology has involved a business savvy currently LINDA S. VELAZQUEZ 99 Metropolitan process of coevolution. drive sustainability, while Green roofs offer numerous market advantage, incen­ benefits, especially when America in the 54 Living Green tives, and mandates pro­ designed for large surfaces, New Century STELLA TARNAY vide the fuel. such as airport roofs. WILLIAM H. FREY What would development The early 2ooos has brought look like if only one 76 Moving shifts in U.S. population growth. planefs worth of resources Beyond Green The big growth winners thus far was used? An ambitious BARBARA KREISLER are California's interior metro­ project team set this chal­ A shift into uwhole politan areas. lenge for itself ten years system" thinking about ago when it began plan­ green is taking place. ning a development in southern London.

0" tn COWU : IED OU.OJQ N l£1110 ENERGY OE\IElOPMENT (BEDZED), A SUSTAINABLE, TRANSIT-FR I ENDLY OCUIII~UfHI~ QUfSUtl l.OI"DO.N (SEE PAOE 54.)

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110 Land Writes

110 Green Across the Board 118 D.C. Modern RONALD M. IZUMITA AND COLDEN FLORANCE, DAVID VARNER, WILLIAM F. SCHULZ AND ANDREW ROLLMAN No longer relegated to stany-eyed idealists, urban sustain­ A number of often-conflicting forces are developing around ability practices are being adopted across America. Washington's mid-century Modem building stock. 113 One-Stop Shopping 121 Smart Growth Scorecards CHERYL HOFFMAN AND JIM HARASIMOWICZ DOUGLAS R. PORTER A new financing vehicle to restore the land to productive Scorecards and endorsement programs can represent and best use, while shielding the players and the a positive step toward sensible decision making about community from the liabilities that lurk beneath the soil. development proposals.

115 Spinning Brownfields into Gold 124 The Location Benefit Levy JIM MIARA DAVE WETZEL A investment fund turns brownfields into successful The introduction of a land value tax could produce many development sites. benefits, including funds of public transport. 116 Coloring a "Brown" Legacy "Green" PATRICIA L. KIRK A developer with green vision plans to make Naughatuck, Connecticut, a model for sustainable development.

20 Developments 30 Dialogues 130 ProActive Historic Office Building Goes Residential-and Green 30 Land Use 130 At Issue Sustainability and Property Rights Green Parking Structure Direct Democracy and Planned for Santa Monica EDWARD T. MCMAHON Development So-called takings measures are Must Read: Green Infrastructure: PHYLLIS MYERS based on a fundamentally flawed Ironically, the success of the smart l.inking Landscapes and assumption-that land use regula- Communities growth movement in engaging citi- tions, per se, decrease property zens likely has stimulated develop- 140 Profile values. Sensible land use regula- Sustainable Commuter Benefits ment referenda by raising expecta- tions almost always prop- Talking Green with S. Richard Package Offers Nondriving increase tions among all players about their Incentives for Workers erty values. "Rick" Fedrizzi ability to shape growth and by CHARLES LOCKWOOD encouraging adversaries to go to the latest Green Trends Explored at The president and CEO of the Wash- 34 Mobility mat rather than negotiate. Recent Ull Conference in Seattle ington, D.C.-based U.S. Green Build- Museum Siting: On-Site- True Costs ofTransportation ing Council discusses where the New Architecture in Spain ROBERT DUNPHY green movement stands today. Green as a Branded Most consumers have no idea how Building Concept much it costs to keep a car on the 141 Solution File road. Some officials show a similar AlA Picks 2006 Top Ten lack of knowledge about the cost of Green Projects fuel taxes. 144 In Print, Etc. Coexistence of Burrowing Owls and Park Construction 36 Parking 146 Community Builder D.C. Residential Real Estate The Price Tag for Structured Market Slowing Parking 216 Back Page RICHARD F.X. JOHNSON Ten Developments Win Ull's 1341n Practice An urban parking program could revi- Departments 2006 Awards for Excellence Smooth Transition talize urban areas. 14MaiiBox New PBS Miniseries Offers Tools TIM DELORM to Create Self-Sustaining Cities 38 ULI Certain actions can pave the way for 19 This Issue New Documentary Explores life Responsible leadership a smoother transition from military 214 Ull calendar base to civilian use. and legacy of J.C. Nichols MARILYN J. TAYLOR A look at the activities being undertaken 149 Regional 136 Green Use to inspire better land use decisions. Spotlight: Green Siting 42ULX LAWRENCE REED DC/MD/VA Plan the site, then design the building. 213 Advertisers Index Green 'Hoods

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44 Global Competition Urban Land takes a look at the changing face of cities positioning themselves for the 21st century in this 32-page special report.

78 Place Making 87 Reinventing at Poundbury France's Second­ LAWRENCE 0. Largest City HOUSTOUN GORDON FELLER Lessons from an English village. Lyon is pursuing a more sustainable infrastructure 44 Reconquering 65 Europe's 82 Downtown for its many development World Cities Affordable Template projects. PENNY KAY Housing ALBERT WARSON The world's most successful BRIAN BAKER Enlightened urban planning, 92 China's cities are integrating Linking reduced energy tough design guidelines, a Logistics approaches to social, use to housing costs passion for walkable neigh­ economic, and environ­ serves two purposes in borhoods, and developer Logjam mental issues, as well as a way likely to find favor acquiescence have turned COLIN GALLOWAY addressing governmental with both policy makers a Canadian city into a template Shifting goods into, around, concerns. and tenants. for downtown redevelopment. and out of China takes significantly longer than in 49 Demographics 69 Asian Giants Western countries. As a result, investment in and Destiny TIM CAMPBELL Chinese distribution M. LEANNE High-profile cities in China centers has soared. LACHMAN and India only partly The real estate investment reflect a much more implications of global complicated reality in demographics. both countries.

56 Smart Cities: 74 The Green Bilbao Quotient: Q & A TIM CAMPBELL with Che Wall Knowledge exchange and CHARLES a sustained focus on LOCKWOOD mechanisms to gather and "It is a very brave investor absorb information over today who doesn't think time are central features sustainability will be in of learning cities. much greater demand ten years from now." 60 The Other Europe BERT ERIK TEN CATE Real estate investors tum to central and eastern Europe in search of UNIVERSITY LIBRARY, COTTBUS, BRANDENBURG, GERMANY higher returns.

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98 Land Writes

98 Working Together 106 Property Title Issues in Asia BRETT HUTCHENS AND ALISON COOKE JANE ROBINSON Across Asia, property title systems and market Successful public/private partnerships depend practices present considerable difficulties in on a number of principles. establishing clean title to property.

100 Best-Selling MPCs 108 Storytelling and Leadership MELINA G . DUGGAL TRISHA RIGGS Today's master developers are trying to meet A longstanding tradition of using storytelling as the needs of a variety of homeowners of various a way to share industry knowledge is a main income levels, as well as the needs of a variety factor distinguishing ULI from other real estate of household types. organizations and trade associations.

103 Taking Transit GREG YAGER To maximize the positive contributions of railways to China's future and to offset the negative effects of the boom in car ownership, town planning needs to play an inextricable role in the development of transit hubs in China. 20 Developments 28 Dialogues 112 ProActive

28 Partnerships 112 At Issue Infra-Investment Site Fights DALE ANNE REISS P. MICHAEL SAINT AND Public infrastructure attracts private ROBERT J. FLAVELL investment worldwide. Land use site fights are growing more challenging in a politically 32 Megaregions savvy world. Think Global, Act Megaregional 116 Market Watch High Density for Seattle's South WILLIAM H. HUDNUT Ill lake Union Neighborhood The megaregion concept has taken China's Secondary Cities Sustainable Portland shape because the issues these JAMES HAWKEY Must Read: This Land: the Battle large regions face call for a new Though primary cities were the over Sprowl and the Future of framework for planning and public favorites of foreign investors in the America investment that is cross disciplinary, 1990s, the investment spotlight regional, and farsighted. now shines on secondary cities. Bike-Friendly Infrastructure a 124 Community Builder Health Benefit 35ULI 119 Marketing High-Rise Living in the Tropics 168 Back Page Building for Permanence Name that Brand Bus Maintenance Facility to RICHARD M. ROSAN CONSTANTINE A. VALHOULI Departments Receive LEED Silver In today's world of land use, How do you tum a neighborhood Harvard Business Review sustainability is more relevant into a destination? 14 Mall Box Goes Green than ever. 16 Publisher Note Five Developments Win ULI's 2006 122 In Print, Etc. 19 This Issue 36ULX Doing Time in the Garden: Life Awards for Excellence: Europe 166 ULI Calendar Lessons through Prison Horticulture 7 World Trade Center Earns Public/Private Prosperity LEEDGold RON NYREN The Iconic Building Conference in Asia Explores Ten projects show how public/private 127 Regional City Building partnerships can revitalize down­ towns and waterfronts, provide Spotlight: Communities Go All Green low-income housing in poverty­ California Breaking Status Quo stricken neighborhoods, and make massively complex development 165 Advertisers Index projects feasible.

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44 Lifestyle 78 Sustainable 90 Golf-In, In this 30-page special report, Urban Land looks at Resorts Golf-Out consumer-sponsored public venues that revitalize DAVID TIRMAN SCOTT KAUFFMAN public space. Developing resort projects Fractional-ownership clubs sustainably calls for responsible are teaming up with golf. land stewardship and shared community values. 95 Racing 82 The Rise of Uncertainty DOUG MORRISON New Ruralism Winning the honor to host the PETER S. RUMMELL 2012 Olympic Games was just Through this broad-based real the first round of the battle. estate movement, a philosophi­ As London has discovered, cal foundation of best practices the real struggle is realizing that defines new ruralism is the plans on which the bid beginning to emerge. was based.

44 Great Places 65 The Next GREGORY R. Wave GUNTER MICK MATHEUSIK Can shopping environ­ Spas are becoming the ments provide society's primary draw at hotels, third places? resorts, and master­ planned communities. 86 Under 98 China's SO The Challenges 70 Making Space the Spell of Retail Boom of Mixed Use for Place San Miguel RON GLUCKMAN CHRISTINE PAUL STROHM MARGE FAHEY Even as Chinese officials ROM BOUTS In the past ten years, Americans are discovering try to cool down a bubbling The right approach to "place" has been recog­ the charms of San Miguel mainland real estate market, mixed-use development nized as more significant de Allende and other Mexican the retail sector just keeps can indeed create added to a city than individual towns and are creating a real on growing. value, even beyond the projects. estate boom that is spiking project itself. prices dramatically. 74 The Green 58 The "Life" in Quotient: Lifestyle Centers Q&Awith JEFF GUNNING William Browning What are the ingredients CHARLES for a successful lifestyle LOCKWOOD center? "We have gotten very good at techno-fixes for indoor air quality and energy use, but now we really need to focus on the building environment

and how it affects the MESA ARTS CENTER, MESA, ARIZONA .. people within it." PHOTO: TIMOTHY HURSLEV/THE ARKANSAS OFFICE

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104 Land Writes

104 Resort Growth 113 Waterfronts for Small Towns MELODY FINNEMORE STEVE BERGSMAN Regions of the Northwest are attempting to To survive, Nova Scotia's Pictou County balance the demand for new resorts and communities redevelop along waterways. second homes with smart growth guidelines. 115 The Urge to Merge 107 The Mall as Resort STEPHEN R . BLANK IAN THOMAS Have we finally reached a tipping point in Retail centers take cues from resorts. mergers and acquisitions of real estate investment trusts and real estate operating 110 Site Design for the New companies? ''Village Center" JOSEPH T. GELLER Designing an appealing lifestyle center can pose many challenges, but also many opportunities for creative planning and problem solving.

22 Developments 30 Dialogues 120 ProActive 130 Marketing London District Strives Finding a Voice for Zero Impact 30 Place Making 120 Capital Markets through Branding ROBIN PERKINS Milan Undergoing Where Hype and Promise Intersect Going Global In recent years, the term "branding" Urban Renaissance MICHAEL BEVARD PADRAIG BROWN AND has become part of the daily lexicon, There is a very real danger that NOBLE CARPENTER yet it remains an ambiguous concept we will end up with an updated­ Today, real estate is in a global that is difficult to measure, much but little improved-version of investment class of its own. less define. cookie-cutter development with places looking the same from 124 In Practice coast to coast. 132 Solution File By the Numbers Design Depth BETH MATTSON-TEIG 32 Smart Growth WILLIAM P. MACHT Communities are arming themselves Deep office building conversions Searching for a Middle Ground with demographic research in an challenge developers to design FRANK CHOW aggressive move to recruit specific for depth. China should find a middle ground retailers. where ideology, socioeconomic 135 In Print, Etc. Paris Market Enjoys the Heat change, and sustainable growth 126 Profile balance the speed and power of The World is Aat: A Brief History Must Read: Building Barcelona: the country's vast changes. Talking Retail with Tacee Webb of the Twenty-Rrst Century A Second Renalxenfa RON NYREN Tourism in Croatia 36 Globalization Tacee Webb, project manager and 136 Community Builder Continues to Grow site selector for Los Angeles-based Hard Thinking clothing retailer American Apparel, 176 Back Page Luxury Resort to Open CLIVE CROOK discusses the synergy possible in Indochina Capitalism in the Third World between national chains and small Loss of Place Five Developments Win ULI's and technology advances require independent retailers-and the GEORGE OTTO, JR. 2oo6 Awards for Excellence: Americans to adapt and to change resulting opportunities for urban Berlin, Germany, plans to close Asia Pacific Region their patterns of work. revitalization. its last authentic market hall. Nihonbashi, Tokyo, Sees New Growth 38ULX 128 Design Departments Access Vacation Homes Anytime Metro Minority Populations Home Design with Cultural 14 Mail Box Differences in Mind RON NYREN 16 Publisher Note The highest ethnic population growth HENRY G. CISNEROS 19 This Issue rates are shown in ten metropolitan As homebuilders recognize the areas: six in the South, three in the importance of providing housing 174 ULI Calendar West, one in the Midwest-but none that respects cultural heritage, in the Northeast. more homes and neighborhoods 141 Regional will be designed to take into Spotlight: Georgia account the traditions and needs of ethnic households. 173 Advertisers Index

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88 Regional Thinking 128 Diluting No longer can cities function as islands, governing them­ Colorado's selves with little thought to the effects their policies have Water War on their neighbors. Suburban growth patterns and their attendant regional problems have caused some city lead­ PATRICIA L. KIRK ers to realize the need for cooperation and coordination It is west versus east in the with their neighbors. From transit to economic develop­ statewide battle over the ment to green building, Denver is thinking regionally and precious-and increasingly enacting solutions that not only address its problems, but scarce-resource of water. 154 Motor City also position the city to grow into the future. Shifts Gears 134 A Tale of LUKE FORREST Two Resort Following its success as the Valleys host of Super Bowl XL, Detroit is poised to bring new life to its ALLEN BEST downtown. Aspen and Vail-two of the nation's most famous ski resorts- are grappling with the 158 The Green need to accommodate growth Quotient: A Q&A and vie with newer, more modem competitors. with Christopher B. Leinberger 140 Cultural CHARLES LOCKWOOD "The alternative development 88 Regional 106 TOO Planning Assets: pattern that many people want Thinking by Type Museums Turn but have a hard time finding is KATHLEEN GLORIA OHLAND to Mixed Uses high-density, integrated, mixed­ MCCORMICK The Denver region will get use, quite complex develop­ SUSAN BREITKOPF The Denver metropolitan 70 new rail stations over ment that provides everyday A slew of new and redeveloped area has been a model of the next 12 years, creating basic services and maybe even museums in urban areas is get­ regional cooperation, with huge development oppor­ jobs, all within walking distance, ting in on the mixed-use band­ municipalities and counties tunities. But the city lacks which I call 'walkable urbanity."' wagon. working together to improve the resources and staff for infrastructure and accommo­ such an elaborate and 162 Regions Bet date growth. costly planning effort. 147 Hospitality's Heyday on Biotech DAVID SCHWARTZ 99 Regional 108 Intelligent BRAD BERTON Many regions see biotechnology Partnership Key to Development In response to surging demand, as the path to economic suc­ T-REX Success SHANNON COX hotel construction in Denver is cess, sparking a boom in SU RYDEN AND BAKER, KEN GILLIS, booming-but how much will be biotech-related development. HUNTER SYDNOR AND BYRON KOSTE too much? In real estate circles, the Denver is implementing mantra has always been smart solutions to address 166 Incubating location, location, location. its growth challenges. Inner-City In today's urban develop­ Biotech ment parlance, it is part­ 114 Birthing a City PHILIPS. HART AND nerships, partnerships, within a City WILLIAM J. GASPER partnerships. CYNTHIA KEMPER As Los Angeles tries to develop The Central Platte Valley, a a biomedical research campus 101 On the Right large tract of abandoned rail in its inner city, it can look to a Track yards and derelict land adja­ similar successful project in KATHLEEN OSHER cent to downtown Denver, is Boston for guidance. After a rocky start, the being transformed into a Denver area has come vibrant new gateway to ON THE COVER: THE DANIEL LIBESKIND - DESIGNED ADDITION TO THE DENVER together to support an downtown-a process that ART MUSEUM ADDS A NEW LAYER OF INTEREST TO THE CITY'S began more than 20 years REVITALIZED DOWNTOWN . ambitious new transit plan. ,.140lO: Jfff WULS : CO UIHUT Of THI OUfVEil: .Aitf MUSEUIWI ago and is still going.

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174 Land Writes

174 Place Making with 178 The Role of Banks in Form-Based Codes Community Reinvestment MARY E. MADDEN AND BILL MIKE SHERIDAN SPIKOWSKI Regional and community banks are helping lead "Form-based codes" are on the minds of devel· the way in community revitalization, noting that opers, planning professionals, and even citi· not only is the revitalization a profitable niche, zens. Most references to them are enthusiastic, but also that they feel rewarded by making a but some express fear and trepidation. What difference in their communities. are these codes really about?

34 Developments 54 Dialogues 190 ProActive Denver's Residential Peaks and Valleys 54 Denver 190 Solution File Community Action Grants Fund Seizing Opportunities for the Amazonian flexibility Two Community Outreach Projects Future WILLIAM P. MACHT in Colorado MAYOR JOHN W. The redesign of the headquarters for HICKENLOOPER the world's largest Internet retailer Denver has a history of making bold accommodates its rapid growth and transportation and land use choices change. to shape its destiny.

58 Land Use The Path to Rebuilding RICHARD M. ROSAN 204 Green Use One year after Hurricane Katrina dev· Retail Goes Green at Stapleton astated the Gulf Coast, New Orleans BEN KELLY still lacks a coordinated plan for Stapleton's new shopping center is action. participating in the LEED Core and Shell pilot program, and the devel· 66 Mobility oper is working with tenants to make the process easier to navigate. To Travel Is to Learn EDWARD T. MCMAHON Atlhough Hong Kong is easier to 210 Community Builder Profile Rubber Meets the TOD navigate today, it is at risk of losing its identity. Crested Butte Tries TND 224 Back Page Branding ULI Colorado The City in Context Learning Landscapes Transform 76ULX SUSAN BARNES-GELT Denver Playgrounds Ten DenverTODs 198 Trustee Profile Denver's future depends on balanc· ing urban needs with the western SAM NEWBERG Marilee Utter mind-set. An ambitious expansion of Denver's MARGE FAHEY transit network has opened up a host President of Citiventure Associates of opportunities for transit-oriented LLC, a Denver-based real estate advi­ Departments development. sory and development firm, Marilee 22 Publisher Note Utter has made career choices 27 This Issue whereby !\he can make a difference and change the world. 222 ULI Calendar

221 Advertisers Index

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68 Public Space 100 Ingredients In this 28-page special report, Urban Land takes a look at for Successful public spaces: the role parks, open space, and urban streets can play in protecting the urban landscape and Public Spaces generating economic development in cities as diverse as LARRY 0. HOUSTOUN, JR. New Orleans, Seattle, and Atlanta; and the market square Given a fine location, it is difficult as a gathering place in Berlin and Lodz, Poland. to design a space that will not attract people. What is remarkable is how often this has been accomplished.-William H. Whyte 106 Going Public STEVE GARMHAUSEN 121 Japan Developing around well-thought­ out public space is a concept Rethinks Urban that is catching on. Renewal GORDON FELLER 110 Bagby-to­ With the population due to fall by 28 million in the next 45 Sabine: A New years-at which time Japan will Beginning have the world's second-largest CHARLES LOCKWOOD percentage of people aged A neglected 23-acre portion of 65 and over-the country is downtown Houston has been examining its housing and transfom1ed into a public realm transportation needs. for families, joggers, boaters, and bicyclists. 68 Visions of Green 87 Blending Old 125 Return on Perception JENNIFER ZELL and New 114 Community What role will parks and GEORGE OTTO, JR. MARGE FAHEY open space play in a The key to establishing a Policing Design needs to be linked to rebuilt New Orleans? sense of place is to maintain ANDREA COHEN infrastructure and public policy a location's authenticity and GEHRING decisions. 73 Moving toward character while promoting a Police stations are undergoing High-Performance functioning and profitable major changes, moving away 128 The Green Infrastructure market environment-a from a fortress mentality to a Quotient:· Q&A MARY VOGEL strategy implemented in more positive focus on civic life. Great urbanism can be Berlin's Chamissoplatz. with Scott achieved while protecting­ 117 Historic Muldavin even improving-streams 92ANewCity Continuity in CHARLES LOCKWOOD and rivers. Heart "There still is a need for the DOUG MORRISON Berlin methods and practices to enable 80 AtlantaJs New A mix of retail, culture, RICHARD D. RUSH a particular lender or investor to Green Space business, and community Historic continuity, perhaps the look at a particular building with most vital ingredient in the NANCY EGAN life is being created around whatever combination of green a market square that is planning of place, has been attributes it has and assess its Every now and then, an difficult to establish in Berlin. idea, simple yet sophisti­ striving to be the new heart financial-value impact." of Lodz, Poland. cated, captures the public imagination of a city and­ in spite of the usual partisan squabbles-works.

ON THE COVER: N1 AERIAL VIEW OF THE HeDGE MAZE AT LONGLEAr HOUSE IN WILTSHIRE, ENGI.JWD, ONE OF THE LONGEST MAZES IN THE \WRLD, WITH A TaJAL PAJIM'AY LENGiTH OF 1.89 MILES (2.12 KMJ . PHOTO: JASON HAWKES/THE IMAGE BANK/GETTY IMMES

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134 Land Writes

134 A More Protective 142 Land, Policy, and Markets Urban Landscape DOUGLAS R. PORTER CHARLES REITH Washington State weathers a stormy debate As the world warms and becomes more populous over accommodating growth. and urban, more is expected from cityscapes. 146 Rediscovering Asia's 137 Restoring Water Flow to Urban Waterfronts Gulf Coast Mangroves KEVIN TENG DUANE SULK AND PATRICK COX The past decade has witnessed a burgeoning Today, much of the water flow has been waterfront renaissance on riverfronts and restored at Fiddler's Creek in southwest Rorida, lakefronts in inland urban areas in Asia. giving new life to the preserves and more natural habitat to the wildlife that live there. 148 Defeasance of Securitized Mortgages 140 Florida Embarks on MICHAEL A. HELLER Wetlands Initiative Defeasance has come from relative obscurity in GARY HOWALT 1998 to become a booming business in 2006. Federally owned parkland, state forests, and existing municipal parks will be tied together to form a substantial ecological preserve as well as a recreational area.

32 Developments 46 Dialogues 155 ProActive 179 Solution File Police Station Goes Green From Racquetball to School Hall 46 Outlook 155 In Practice WILLIAM P. MACHT Historic Site in Wooded Glen to Designers tum a 1970s-era, nearly Become Residential Community Risk Awareness in the Minority Developers and World Economy New Orleans windowless concrete-wall structure Must Read: The Bones ofthe Earth into a 21st-century elementary school. KURT F. VIERMETZ PHILIP S. HART Landscape Project Drives The changes and policies needed Is there a role for minority developers Regeneration in French Suburb to reduce global imbalances are full in the rebuilding of New Orleans? 182 In Print, Etc. Derelict Site in U.K.'s Nottingham of risks, requiringvigilance from all Diamond: A Struggle for to Include Green Space parties involved. Environmental Justice in 160 Capital Markets Louisiana's Chemical Corridor New Award for Sustainable Asia Investment Trends 50 Smart Growth Reston Town Center: Shopping Centers COLIN GALLOWAY A Downtown for the 21st Century Hamburg, Germany, Transit As a Tool for Foreign money is flooding Asian Regeneration Project Includes Shaping Development real estate markets. Public Open Space ROBERT DUNPHY 186 Nichols Prize Mobility Option for Aging Southern California needs to take 166 Market Watch New Urbanist Pioneer primary responsibility for developing TRISHA RIGGS Urban Population Coming of Age facilities to serve growth, with minimum Peter Calthorpe, this year's winner of India Introduces Real Estate COLIN GALLOWAY reliance on federal or state support the ULI j.C. Nichols Prize for Visionaries Mutual Funds Greater maturity and transparency in Urban Development, strives for Museum Siting: New Orleans 54ULI have boosted the presence of bigger model urbanist communities. After the Flood: Photographs by players in Japan's property market. The One ULI Robert Polldari 232 Back Page RICHARD M. ROSAN 168 Open Space Who Owns London? Implementing the One ULI strategy "Greening'' Times Square Classical Chinese Garden in has involved aligning the Institute's Selling the Importance of Parks California staff more closely around its program DOUGLAS VAIRA Departments of work. Why is it so hard to get parks in the Putting the Garden in Le Jardin city budget? 20 Mail Box St. Louis Developing Greenway 24 Publisher Note District 58ULX 172 Profile 29 This Issue National Evacuation Planning Top Ten Urban Parks Lewis Mumford: Pioneer of Study Underway 230 ULI Calendar RON NYREN MultidisFiplinary Urban Thought Open Space Seattle 2100 Coalition Urban open space provides more N. J. SLABBERT Members Call for 1oo-Year Green than just a green respite amid In an age of sound bytes and televi­ 195 Regional Infrastructure Plan busy city life. sion rivalry for public attention meas­ Spotlight: Florida ured by the minute, the power of 227 Advertisers Index Mumford's ideas has persisted. 16 URBAN LAND 0 C T 0 BE R 2 0 0 6 NOVEMBER/DECEMBER 06 LAND VOLUME 65, NUMBER 11/12 WWW.ULI.ORG/URBANLAND

62 Urban Design 92 Merging Old In this 28-page special report, Urban Land looks at and New how design affects the future of cities, addressing JONATHAN BARNES environmental concerns in the design process, the While adapting old buildings for role of foreign architectural firms in the changing face new uses is nothing new, one of China, and projects designed to fit Europe's existing particular type of adaptive use­ urban fabric. parabuilding-is gaining momentum worldwide. 96 Return to Grandeur NAOMI MIROGLIO The two most common ways to save historic movie theaters are to adapt them for live performances or make them work for modem-day moviegoers. 100 Infrastructure as Art NANCY EGAN A quirky new look for the 112 The Green Coney Island subway station. Quotient: Q&A with James 104 Today's Howard Kunstler Special CHARLES LOCKWOOD BRIAN STYS "In my view, there will be little U.S. restaurants are renovating to zero development of any kind 62 City Challenges 80 China Design and saving historic structures, in the decades ahead." PENNY KAY GORDON FELLER and, in return, they have the For the first time in its history, Will China's architectural benefit of one-of-a-kind venues. the Venice Architecture design market open wider Biennale examined cities, to foreign !inns? 108 Untying the architecture, and society. European Office 86 Meeting the 70 The Design Density Challenge DAVID TAYLOR Dividend Wireless technology has given BRIAN BAKER the European workforce new AMADIE HART Designing a project to fit freedom, but just what will The context of the city is a the existing urban fabric that mean for the future of greater detenninant of good while ensuring that it office design? design than any individual meets contemporary building or single design requirements is a key element. challenge for high-quality European developments. 73 Designing the Way to Green PATRICIA L. KIRK Environmental design is now synonymous with sustainable, or green,

design. DETAIL OF PLASTER ORNAMENT WITH ORIGINAL METAL LEAF FINISH IN THE ART DECO ALAMEDA THEATRE, LOCATED IN THE HISTORIC DISTRICT OF GOroilOWH IIWiimAt ti.UFOIIrflA. PHOTO: ARCHITECTURAL AESOUilCES GROUP

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116 Land Writes 116 New LEED Trend 120 The World of SCOTT MARTIN AND Islamic Finance FRANK THAXTER COLIN GALLOWAY LEED-NC is geared toward new construction and Islamic finance is emerging from its niche to major renovations, so what is a community full become a real player in world financial markets. of existing buildings to do? 122 Slowdown: Curves Ahead 118 India: A Market in STEPHEN R. BLANK the Making Investors c~ntinue to focus on coastal markets, PAUL STROHM emphasizing 24-hour cities like New York, With a population of about 1.1 billion, coupled Washington, D.C., Los Angeles, San Francisco, with gross domestic product growth that has and Seattle. averaged 6 percent since 1992, India is worth more than a second glance.

26 Developments 38 Dialogues 126 ProActive Old Electric Plant Becomes High-Tech Office Hub 38 New Orleans: 126 At Issue One Year after Katrina Hotel Restored with States Restrict Eminent Domain KENNETH CALDWELL Innovative Financing MATTHEW J. KIEFER A land use expert involved in Almost lost in the debate about Must Read: The Destruction of developing recommendations for Memory: Architecture at War eminent domain is its importance rebuilding New Orleans discusses to the economic health of cities. A Science/ Art Park Collaboration the efforts to date. in Princeton, New jersey 130 Capital Markets Europe's Industrial Space Rerated 46 Environment Transforming the Market through Europe's Retirees Go South Nature: Friend or Faux? Leverage WILLIAM H. HUDNUT Ill Predictions, Insights Shared at GARY MOZER ULI Fall Meeting Needed are broad, regional strategies Through a diversified pool of capital, 146 Design for linking environmental sustain­ collateralized debt obligations are ability and local land use planning. innately capable of structuring and 150 Profile pricing a significantly higher level of 50 Green Renewal risk than commercial mortgage­ 156 Solution File ULI Renovates Green backed securities. RICHARD M. ROSAN 160 In Print, Etc. Interest is growing in the area of 134 Green Use environmentally conscious building The Business Case for Sustainable 162 Community Builder renovation-the transformation of Office Design traditional, existing space into ALLAN MONTPELLIER AND 180 Trustee Profile Five Projects Win ULI Global green space. BRENT ROGERS Awards for Excellence Owners and developers should eval­ Notes from the Ground Aoor uate sustainable design options 184 Back Page New ULI Centre for Real Estate 54ULX based on a total cost of ownership Education in Abu Dhabi Design: Ten Cities to Watch economic analysis, rather than on Departments the more standard life-cycle cost RON NYREN 16 UL Mail Box Barajas Airport in Madrid Wins analysis. Stirling Prize High-profile architects, innovative 20 Publisher Note design, and sustainable strategies Commentary: A Negative Victory are changing the ways U.S. cities 142 Marketing 23 This Issue for the Democrats? look-and operate. Cobranding's Competitive 182 ULI Calendar Advantage CONSTANTINE VALHOULI 167 Regional As design and marketing hooks Spotlight: New Location for Urban Land Index continue to be embedded in The subject/author Index of the articles that have appeared in Urban Land developments, branded buildings Pennsylvania over the past year (previously contained in the November/December issues of may change the ·Nay luxury buildings 179 Advertisers Index the magazine) is now located on the Ull Web site at www.ull.org/urbanland. are marketed and developed.

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62 Resorts/Tourism In this 26-page special report, Urban Land looks at the emerging international market for megaresort development; resort trends in the United States, including the tum­ around of Atlantic City; redeveloping golf courses; and the value-added components of three post-Olympic cities.

94 Looking 110 It Takes Back to Plan a Station the Future CYNTHIA L. KEMPER PATRICIA L. KIRK Union Station-Denver's single­ Casting aside the failed largest redevelopment project experiment of suburbia in in a decade-has inspired an the United States, planners unprecedented level of public/ are looking back to age-old private collaboration that is principles for guidance in expected to transform the planning a future with city and regional mass modem challenges. transit systems. 62 Mega Niches 79 Captured Value 102 Nurturing 114 Moho JIM MIARA on the Links Modules Among international STEVEN J. LURIE AND the Land megaresorts, competition SCOTT THOMPSON STEPHEN LOVELETTE Modernize is fierce and proper Using excess land of golf Community-based planning Manchester positioning is a science. courses for redevelopment efforts apply principles WILLIAM P. MACHT of Hawaiian life to the is one way course operators A scheme in the U.K. uses development of sustainable 69 Redefining are generating cash for single-module construction communities in West Maui. Resorts capital improvements. in multifamily condominiums. JEFF MONGAN, JOHN G. MANSOUR, JOHN C. 83 Slaying the 106 Border 118 The Green HILL, JR., AND Olympic Elephants Destination Quotient: ROBERT C. GLAZIER HOWARD KOZLOFF ROB ANDERSON AND Because the baby boom Given the scope, size, and KRISTOPHER LONGSON Q&Awith generation cares about costs involved with hosting The challenge was to create Bjorn Stigson environmental stewardship, the Olympic Games, host a shopping experience that CHARLES LOCKWOOD natural beauty, and historic cities need a comprehensive draws from the traditions of "Concern over ecosystems sensitivity, developers, plan to eliminate ''white the open-air marketplace and, is going to produce more designers, and resort elephants" and to capitalize at the same time, attracts regulations and incentives operators are redefining on the event's residual families from both sides of involving where one can the concept of luxury_ momentum for the benefit the U.S-/Mexican border. build, what one can build, of residents_ and how one can build." 75 Betting on Atlantic City RICHARD HUFFMAN New casinos, new housing, and new shopping venues have finally restored Atlantic City as a year-round resort. ON THE COVER: ITALY, CATTOLICA, UMBRELLAS ON ADRIATIC BEACH

PHOTO: PnE TURNER/THE IMAGE BANK/GErrY IMAGES

FEBRUARY 2007 URBAN LAND 15 FEBRUARY 07 1~ 3 ~:~ r~ LA N D

124 Land Writes 124 Tapping the Value of Density 131 Parking as Catalyst NATHAN MOEDER GEOFF ADAMS The amount of revenue that can be generated Parking garages can serve as important catalysts from a density recapture program is significant. in the preservation or redevelopment of downtown centers. 126 The Transformation of Florida's South Walton County 133 Exploring a New Planning PREMA KATARI GUPTA Paradigm for the 21st Century A region of resort communities, once derisively MARGE FAHEY referred to as the "Redneck Riviera," is now A projected increase of 100 million people by an area of soaring real estate values and midcentury will profoundly change the face of architectural innovation. the American landscape, and, as a result, require a paradigm shift in planning to keep 129 Are Ground Lease Rent the nation's cities globally competitive. Reset Clauses Formulas for Disaster? 135 REITs on Fire JOSHUA STEIN RALPH BLOCK A common deal structure for many development RElT stocks have been hot-and for some projects in the United States can include subtle time now. time bombs. 28 Developments 38 Dialogues 142 ProActive Latest Housing Trends in Europe Show "Booming" to "Dull" 38 Community 142 Market Watch 156 Profile Markets Creating U.S. Workforce Housing Outside the Box Richard Buckminster Fuller's Risk of Flooding in Europe Grows JOHN K. MCILWAIN CHUCK DiROCCO Plea for Comprehensive Design Five European Countries Address The real issue is: What are we doing Main centers in western Europe continue N.J. SLABBERT Sustainability to build sustainable communities? to draw the investment dollar; however, with opportunities now limited, capital 165 Solution File Bucharest Market Set for is starting to look at emerging markets Transformation 42 Environment and second-tier cities. 168 In Print, Etc. The 20-Something Generation Affordable Housing from the En ron Scandal? Transforms China's Cityscapes 146 Design 172 Community Builder GREGORY TRIMARCHE Jakarta Hotel Undergoing Facelift New corporate accounting rules lnfilllntervention 212 Trustee Profile Must Read: may help spur urban residential SEAN FINE The Perfect $1oo,ooo House: redevelopment. As both American cities and academic 216 Back Page A Trip Across America and Back in institutions struggle to invigorate their Pursuit of a Place to Call Home 46 Transit downtowns and campus communities, New Orleans: an infill strategy offers a variety of Where Are the Leaders? University of Connecticut Inconvenient Truths about Driving TOM MURPHY Replicates New York ways to guide growth. ROBERT DUNPHY Faced with the reality of no plan, no Stock Exchange clear leadership, and appalling ineffi­ The latest U.S. data show that driving 1481n Practice is Faster and cheaper than public ciency in the distribution of funds, transit. How does this affect the Winning Community Support individuals and private groups are formulation of a rational U.S. policy DOUGLAS R. PORTER trying to move forward to rebuild for transportation investment and Developers in the United States can New Orleans and the Gulf Coast. development? employ community outreach strategies to help shape their projects to meet Departments 48 Finance community as well as market goals. 18 UL Mail Box Nothing Lasts Forever 22 Publisher Note 150 Open Space BOWEN H. McCOY 25 This Issue This is an excellent time to apply 214 ULI Calendar systematic risk analysis to the 153 Green Use development and financing of Changing the Green Paradigm projects. CHARLES LOCKWOOD 179 Regional The sustainable features of Lend Spotlight: 52ULX Lease's headquarters in Sydney Gulf Coast· have made it a transforrnative Housing the Workforce green building for Australia. 211 Advertisers Index RON NYREN

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60 Chicago's Evolution JACQUES GORDON, MARY LUDGIN, AND NATHAN ZINN Once a midwestern manufacturing center, Chicago is in the midst of transforming itself into a white-collar economy with a global reach. Although the city has a dynamic and growing urban center, the region now has to grapple with transportation, education, and housing problems to accommodate its new residents-challenges that will shape the face of the city in the decades to come.

83 The Sky's the 92 Shanghai Limit World Financial DEBORAH L. MYERSON Center Rises States are starting to realize the value and cash flow benefits of Again public/private partnerships for COLIN GALLOWAY U.S. infrastructure finance, but Shanghai's tallest building will they need to take a long-term open its doors next year, more view of their assets when enter­ than ten years after breaking ing into an agreement. ground. The path to the top has been fraught with challenges. 88 Racing to Board the WiFi 96 Central City Train Concern's 8NW8 JULIE D. STERN 68 Transforming 76 Greening a City JIM MIARA A high-density, infill tower that the Chicago from the Top Down Cities worldwide are in a rush to houses formerly homeless Housing Authority provide wireless Internet access SAM NEWBERG recovering alcoholics and ROBIN SNYDERMAN to all their citizens, but they Led by Mayor Daley, Chicago addicts in downtown Portland, differ markedly in the ways they Developers and regional has been at the forefront of Oregon's Pearl District wins the are achieving this goal. employers are partnering green development and is inaugural!. Donald Temer Prize with the public sector in the setting an example for pri­ for Innovation and Leadership push to replace Chicago's vate sector participation in in Affordable Housing. troubled high-rise public achieving sustainable goals. housing developments with viable communities. 102 Green Quotient: 72 The Windy City Q&Awith Reaches for Its Rings Jonathan Rose CHARLES LOCKWOOD HOWARD KOZLOFF "Impermanence means that Chicago looks to build on its everything changes. If one legacy of "big plans" to win thinks about cities rising and the bid for the 2016 Olympic falling-that they are imperma­ Games. nent and change-this is, in fact, a principle of hope .... If you believe that you can change ON THE COVER: CHICAGO, IHINOIS. cities, you can change them for PJIOfO ~ Olaw!MACifS"/Ilffll IUlO ES the better."

MARCH 2007 URBAN LAND n 106 Land Writes

106 Updating Chicago's Central 110 The Next Frontier Area Plan SCOTT GOLDSTEIN LINDA GOODMAN AND CHRISTINE The redesign of a struggling suburb south of WILLIAMS Chicago is intended to increase the supply of Rrst conceived seven years ago, the city's Cen­ workforce housing and reconnect the commu­ tral Area Plan provided the framework for much nity's residents with one another. of downtown Chicago's recent growth. Today, a new city initiative is putting together an action plan to build on that success and keep the downtown's momentum going.

22 Developments 38 Dialogues 116 ProActive Greening Chicago's Schools 38 Chicago At Home, Up High 116 In Practice The Quality of Life Factor Sustainability Through Integrated MAYOR RICHARD M. DALEY Planning Cities that thrive in the 21st century STEVEN KELLENBERG will be those that devote themselves Substantial cost and time savings to improving the quality of life for can be made in sustainable develop­ current and prospective residents. ments by bringing together the entire design and construction team at the 40 Regionalism beginning of a project to form a plan. A Region of Big Shoulders 120 Solution File MARYSUE BARRETT Chicago's success owes much From Brownfield to Harbor Housing to a concerted effort in regional WILLIAM P. MACHT 128 Trustees Profile cooperation. Waukegan's city government lever­ Stephen Quazzo: Learning from aged technological advances and the Best 44 Mobility innovative thinking to recapture MARGE FAHEY prime lakefront property for an The Transwestem cofounder and CEO Infrastructure's Rise from ambitious mixed-use development. Neglect to Asset credits his mentors and colleagues­ and a great deal of hard work-with ROBERT DUNPHY 124 Green Use his success in the real estate field. A rash of public/private partnerships is providing an infusion of capital to Recapturing Urban Wilderness fix the United States' crumbling infra­ ALISON HIRSCH 168 Back Page structure, but there is still a long way Communities of indigenous plants Rooms With a View to go. can attract a diversity of wildlife. Builders Jump on LEED Bandwagon JAMIE McAFEE Chicago's towering skyline soon will Mayors, Planners Advocate for have two new super-tall additions. Energy ConseJVation 52ULX Infrastructure Takes Center Stage Departments in California 52 The Urban Wild 18 Publisher Note RON NYREN 19 This Issue Ten "urban wildernesses" illustrate successes and challenges of preserv­ 166 UU Calendar ing substantial swaths of untamed land in urban areas. 131 Regional Spotlight: Canada 161 Advertisers Index

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52 Global Housing In this 38-page special report, Urban Land explores the housing affordability crisis facing the middle class in both America and Australia, the decline of first-tier suburbs in the United States, the housing choices of the aging baby boomers, and the luxury residential market being developed in China and the United Arab Emirates.

92 Hamburg: 104 Island Living City of RON GLUCKMAN The property market in Phuket, Opportunity Thailand, is showing signs of DOUG MORRISON maturing, despite more than Hamburg boosts a special its share of setbacks. 52 Housing 70 Australia's selling point in the form of the Housing Crunch HafenCity project, whose sheer the Masses scale differentiates the city 108 Art on View PATRICIA L. KIRK RON NYREN from the competition-both CYNTHIA L. KEMPER With wages stagnant and An affordability crisis is in Germany and beyond. A complex public/private the cost of housing inflated, reshaping the housing condominium project in Denver, less than 20 percent of dreams of Australians. Colorado, leverages culture and American families earn 96 A Model for world-class architecture in a nod enough to afford a median­ 77 Emerging Regeneration to high-end demographics. price home in many East Neighborhoods LORNA JACK and West Coast markets, NANCY EGAN Tapping investment through 112 The Green where housing the masses A residential focus is partnership and industry has become the top Quotient: transforming mixed-use enclaves is making Glasgow, challenge for the 21st development in emerging Scotland's International Q&Awith century. markets like China and Rnancial Services District a Hank Dittmar model for regeneration. the United Arab Emirates. CHARLES LOCKWOOD 60 Forever Young '"Try it, you'll like if is better JAMIE McAFEE 84 Shanghai's 100 The than 'Do this even though it America's baby boomer Lilongs Twinning of hurts because it's good for generation is redefining ANNE WARR the planet."' retirement-both in terms Two Cities Shanghai's housing blocks of lifestyle and housing DAVID TIMMONS AND offer lessons for creating choices. T. KEITH GURNEE dense urban neighborhoods. A unique partnership between 66 The First Croatia and the United States Suburbs is helping identify land reuse opportunities. JEFFREY SPIVAK From New Jersey to Los Angeles, and particularly in the Midwest, inner-ring suburbs are forming coalitions to deal collectively ON THE COVER DEN VER'S MUSEU M RES/OE riCES, with decline and decay. A CONDOMINIUM PROJE CT LOCATE D AD JACE NT TO TH E NEW DENVER ART MU SE UM 'S FREDER ICK C HAMILTON BUILDING (SEE PAG E 108 J PHOTO ©BITTERBREDT DE/ DAVI S PARTNEA S f11 P ARCHITECTURE

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116 Investing in Communities 122 Sowing the Seeds of DAVID TAYLOR Regional Planning Investment, developing sustainable KAREN GULLEY communities-and sin-were among the Regional planning agencies and local jurisdictions topics at a roundtable during the MIPIM in southern California are meeting local needs property conference in Cannes, France. and supporting shared regional values.

120 Housing for Ruppies 126 Funding for Specialty KYLE EZELL Housing Ruppies-or retired urban people-are fast SHEKAR NARASIMHAN, becoming the primary urban homebuyer in JEFFREY A. DAVIS, CHRIS DYSON, the United States. AND HOWARD SMITH The overall growth in multifamily lending has spurred significant interest in the specialty niche markets.

22 Developments 32 Dialogues 130 ProActive 150 Open Space Urban Parks Helped by A Boutique Inn for Tibet 32 Ownership 130 Capital Markets Conservancies SAM NEWBERG Keeping a Watch on Cambodia's A Reinvigorated Property India's Real Estate Heritage Rights Movement Investment Boom Urban parks, particularly in America, are often neglected and under· RICHARD H. CARSON GORDON FELLER Notes from the World Cities Forum funded . Parks conservancies can be The property rights movement There has been a sudden spurt in in Shanghai an effective tool to address this. takes center stage in 23 of foreign construction and housing America's states. groups taking up projects in India. 154 Solution File 36 Environment 136 Market Watch Secondary Suites-Aexible and Affordable Greenhouse Gases and Housing Can the Hong Kong Property WILLIAM P. MACHT JOHN MciLWAIN Market Sustain Its Current Levels? Accessory units in multifamily buildings Pressure on the U.S. housing industry NICHOLAS BROOKE provide affordable housing choices in to reduce emissions is going to grow Issues and challenges need to Vancouver, British Columbia. in intensity and in unexpected ways be addressed for Hong Kong to in the years ahead. maintain its status as a premier international city. 1581n Print, Etc. 42Giobal 160 Community Builder What Makes an Investment­ 139 Profile Worthy City? Robert Moses 164 Trustee Profile Washington, D.C.'s Real Estate RICHARD M. ROSAN N.J. SLABBERT Market Remains Stable Amid It is clear that the factors that make Robert Moses's influence on New York Housing Slowdown a city a great place to live are the City reminds us that urban design is 224 Back Page Must Read: Beneath the Metropolis: very factors that make a city a an intensely political business. Europe Takes to the High Life The Secret Lives ofCities great place to invest. PAUL STROHM Savannah's New Extension 142 In Practice Plays on History 44ULX San Francisco Modernism Departments ULI Expands Outreach in India Today's Seniors' Housing YOSH ASATO 14 UL Mail Box Reflects Connectivity San Francisco's dot.com boom in the 16 Publisher Note UC-Berkeley Team Wins Student RON NYREN 1990s opened the door to a new era Urban Design Competition As America's baby boomers swell of architecture. 19 This Issue Reorganization of Ull Reflects the ranks of those 55 and older, 222 ULI Calendar Ongoing Global Expansion housing for seniors is evolving to 148 Design reflect new preferences for active Australia Looks at the U.S. Seniors' At Home ... With Hotel Amenities 169 Regional Living Model living, lifelong learning, urban amenities, sustainability, and VALERIE FAHEY Spotlight: Florida community. Hotel design elements are showing 221 Advertisers Index up in American luxury condominium projects.

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54 Building Green 82 China's 98 Biodiversity In this 26-page special report, Urban Land takes a look High-Tech Parks in the Built at how the built environment both impacts and engages ALEXANDER E. Environment the land from the perspective of positive energy buildings, KALAMAROS AND VICTORIA WOJCIK to "boom" building, to sensitive, sustainable planning ZHEFEI XIONG How a site is planned and and design. China's high-tech parks offer landscaped can have a ample opportunities for significant impact on the sustainable urbanization. local ecosystem. 86 Europe Targets Energy Efficiency BRIAN BAKER The current contribution of buildings to C02 emissions in major European Union countries is between 25 and 30 percent. 90 Ecological Experiments ALEXANDER J. FELSON Developers throughout the world can save costs and improve efficiency by integrating ecological experiments into development projects. 102 The Green 94 Building Quotient: 54 Designing 65 Going Dutch Green in Q&Awith Sustainable RICK LEBRASSEUR Buildings The Dutch approach to the Pacific Elizabeth GORDON GILL mixed uses, open space, Northwest Economy As everything within the built infrastructure, and reuse ALAN HART CHARLES LOCKWOOD and natural environments is as creative tools may Cities around the world are ''The real challenge is for China connected, a building's hold some lessons for charting their own paths in to reform its political economy · design should stem from practitioners in North going green. Demonstrated in a way that makes it easy for an understanding of how America. successes are numerous, but local officials and businesses the structure fits within that systemic issues still impede to do the right thing." context-locally, regionally, 70 Green all but the most motivated and globally. Cohousing municipalities from really BRIAN BAKER thinking green. 60How Green cohousing is growing Sustainable in popularity throughout the Is Dubai? United States and Europe. VISHAL PANDEY URBAN Dubai's current image raises 76 Oregon Green many questions about its MICHAEL MEHAFFY economic, social, and ..., ·,· t ', A new community in Salem, environmental future. Oregon, is raising the bar for .. : ,,,_-~-. ~ ~ ~: . ·. \ sustainable development. \A -_J.'·. . <[t ~ •. - \ l~~ ].!I:O.Al'l..l ' , , _....CHOICES .. • .'__.. '... ON THE COVER: A LONG-HORNED BEE (SEE PAGE 98) PHOTO: ROLLIN COYILLE

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106 Land Writes

106 Unveiling the 116 Where Is Europe on Green Homebuyer Energy Performance? SHYAM KANNAN NICOLA CAPPIN Housing is the critical missing link in the green building movement. 118 Doing Good-and Doing Well MELISSA FLOCA AND GARY PIVO 110 Green Building Standards Interest in the responsible property investment Around the World field is an outgrowth of the increasing aware­ CHARLES LOCKWOOD ness that real estate development lies at the juncture between pressing environmental and 114 The Coming Green societal challenges. Renovation Boom CHARLES LOCKWOOD 121 Financing the Green What does the green movement mean for Premium the trillions of dollars of existing nongreen BRAD BERTON commercial real estate?

24 Developments 34 Dialogues 124 ProActive

Green Is L.L. Bean's 34 Green Trends 124 At Issue 142 Green Use Retail Signature Q&A with Rick Fedrizzi LEED Versus Green Globes Going for Platinum More Than 63 Percent of Renters CHARLES LOCKWOOD JIM MIARA CHARLES LOCKWOOD Recycle, Survey Says The president and CEO of the Competition between LEED and The organization that created the Building Efficiency Program Washington, D.C.-based U.S. Green Green Globes signals a sea change green building rating system now has Created by Clinton Foundation Building Council discusses where the in green building. a LEED Platinum-rated headquarters. Word from the ULI Green green building movement stands in Conference: Get on Board- 2007-and where it is headed in the 130 Capital Markets 144 Solution File near future. or Get Left Behind Awash in Money Building a Green Research Park Must Read: MetroGreen: 40 Green Build MICHAEL E. PRALLE BRUCE PEARSON, Connecting Open Space The unprecedented amount of money DAVID S. PANDOLI, AND in North American Cities Where Are the Green Buildings? available for investment is the single WILLIAM P. MACHT WILLIAM G. LASHBROOK Ill most prominent characteristic of New U.K. Energy Benchmark 146 In Print, Etc. Available for Existing Green building has been discussed commercial real estate today. for years. So why so little progress? Commercial Properties 148 Community Builder Russia Leads Shopping Center 132 Market Watch Development in Europe 42 Environment European Property Investment 150 Trustee Profile Climate Change and the New Urban Quarter Planned BERT ERIK TEN CATE 208 Back Page for Sofia, Bulgaria Built Environment Demand for commercial real estate EDWARD T. McMAHON across continental Europe shows no Mobility Crisis A Look into What the Olympic When AI Gore, Newt Gingrich, Arnold signs of slowing. TRISHA RIGGS Games Could Mean for the Schwarzenegger, and insurance giant The private sector is going to play a Host City's Regeneration Lloyd's of London all agree on 134 Design significant role in what is predicted to The Most Livable Cities in China something, it is obvious that a be a global movement to build and new wind is blowing. Honoring "Productive" Buildings modernize the world's infrastructure. A Sustainable Vision for the CYNTHIA L. KEMPER Middle East's New Tourism Architects of projects recognized and Cultural Heart 46ULX Departments for their ability to reduce overall Experts at ULI Spring Council Green "Firsts" environmental impact discuss 14 UL Mail Box Forum Debate What Is Next CHARLES LOCKWOOD sustainable approaches to design. 20 Publisher Note for Housing From a convent to a zoo to a car 23 This Issue The Greening of the dealership, there are ten firsts 138 Profile 207 ULI Calendar Nation's Capital for the U.S Green Building Council's LEED-rated list. Loren Eiseley: Science, Ethics, and Environmental Leadership 157 Regional N.J. SLABBERT Spotlight: DC/MD/VA 206 Advertisers Index

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SO Urban Regeneration 82 Postdisaster In this 30-page special report, Urban Land looks at the Recovery in potential of development to affect urban growth patterns in the United States, London, Berlin, Tokyo, Malaysia, New Orleans and India. RON NYREN "The question is, how do you rebuild the economic strengths 64 Berlin's the city had before Katrina, Hauptbahnhof create new economic engines, Spurs and then bring people into the Development center of this economic activity BRIAN BAKER who have not traditionally been A modem mixed-use in those parts of the economy?" railway station in Europe 103 Navigating is acting as a catalyst for 88 Building China's Water projects in the center of Berlin. Blocks of Challenge Housing STEPHANE ASSELIN 70 Building a Affordability China explores new systems to New Tokyo address both the scarcity and PATRICIA L . KIRK quality of its water. JOANN GRECO With no end in sight to rising japan's capital is building costs, architects experiencing a concerned about providing 106 Sustainable construction boom the likes the masses affordable, good­ Cities of the of which have not been quality housing are embracing 21st Century seen in the city since its cost-effective, factory-controlled TRISHA RIGGS heyday in the 198os. building methods, resulting in The truly sustainable cities of low-cost, high-performance the 21st century will be those 75 India's housing products. Regeneration that address quality-of-life Challenges issues and environmental 95 The Artist protection to keep their BILL KISTLER Dividend economies strong and 50 Five Cities, The current undersupply competitive, according to a of almost every product JEFFREY SPIVAK Five Strategies Cities large and small, urban group of land use experts for Regeneration type in India and the size attending the Urban Land of its market suggest and suburban, from one end of JON PICKARD AND the country to the other, are Institute's second World compelling long-term Cities Forum, held last April WILLIAM CHILTON prospects for regeneration. courting painters, dancers, and Developers taking the long others in the arts as potential in Shanghai, China. view, especially those saviors of abandoned buildings developing large or multi­ and run-down parts of town. 110 Green phased properties, expect Quotient: their projects not only to fill 99 Cordoba: an immediate market need, Q&A with but also to respond to Coming Into Paul Hawken established trends and Its Own CHARLES LOCKWOOD adapt to future changes. MARCO SILVESTRO AND "The media are presenting GERMAN BAIGORRI green as the new black, which 59 London Calling With its universities, skilled is fine, but what we are talking DAVID TAYLOR labor force, infrastructure, and about is a cultural change that Mayor Ken Livingstone's competitive tax and exchange comes about as a result of appreciation of the need for rates, Cordoba, Argentina, is fast deep reflection about values, new, sometimes iconic, and attracting international firms. community, and identity." often tall buildings has given the city's economy a push. ON TH E COVER TOK YO MI DTOWN (S EE PA GE 70) PH OT O \D EDA W 200 7/ PHOTOGR APH)' BY OAVlO llOYD

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114 Land Writes 120 Lessons from Japan's 114 Global Property Trends Retirement Communities BRIAN BAKER JIM LEE AND JOHN LOOMIS Transport and the environment take center Japan, which faces housing the oldest average stage in a recent report on megacities population in the world, offers retirement worldwide. community solutions that could prove useful to America's aging baby boom generation. 117 A Case of Three Bowls REBECCA KUZINS 124 Infrastructure: The problem faced by the Rose Bowl in Paving the Way Pasadena, the Cotton Bowl in Dallas, and JONATHAN D. MILLER the Orange Bowl in Miami is their inability Increasingly, economists, academics, and to compete with more modem sports arenas planners argue that those who use infrastructure in metropolitan areas. should pay for it as a way to help orient consumers to the most cost-effective and sound lifestyle and business pra ctices.

20 Developments 30 Dialogues 128 ProActive Motoring across Town: 142 Profile An Electric Alternative 30 Solutions 128 Market Watch Morton and Lucia White: Talking Global Sustainability Vietnam's Changing Skyline The Anatomy of Antiurban ism with Chandran Nair JOHN LIM N.J. SLABBERT RON NYREN Vietnam has joined China and Almost half a century ago, Morton The founder and CEO of Hong Kong's India as a key Asian economy with and Lucia White revealed the depth nonprofit think tank Global institute significant growth prospects, and of antiurban sentiment in American for Tomorrow talks about the chal­ has captured the attention of foreign culture. Their work is now more lenges of achieving sustainability in investors. relevant than ever. today's global economy. 132 In Practice 146 Solution File 34 Global Green Remaking Germany's Capital Rooftop Modular Housing Study Finds Less than 5 Percent Toward a Carbon-Neutral Planet JENNIFER GEREND WILLIAM P. MACHT of Commuters Use Public Transit JOHN PRESCOTT A look at the role of design competi­ Topping a converted medical office In the 21st century, nations have to tions in cities like Berlin, Germany. Railway Station Provides Links building with rooftop modular units learn to sustain on a massive scale. within Melbourne, Australia creates affordable housing at 136 Green Use increased densities, without World Heritage List 38 Environment Adds New Properties Going Beyond LEED increasing land costs. Q&A With Peter M. Wege New Cultural Center Complex DAVE CALLAN in Southeast China CHARLES LOCKWOOD The next generation of green buildings 148 In Print, Etc. Civic visionary, environmental must be more climate responsive British Retail Property Group hero, and something of a rebel, in order for architects and engineers 150 Community Builder Heralds a Shopping "Revolution" Peter M. Wege supported causes to qualify as climate-responsible Sustainable "Earth" Spa long before they were embraced designers. 152 Trustee Profile in Thailand by other business leaders or the public. 139 Preservation Waterfront Living in Singapore 208 Back Page Visits to Europe from BRIC 42ULX Reinventing Old Houses Countries Expected to Boom as Hip Hotels Departments Riverfront Reconnections CHAM! JOTISALIKORN Must Read: From a Cause to a 12 UL Mail Box Style: Modernist Architecture's RON NYREN In the race to become modem Encounter with the American City Ten cities illustrate ways of supercities, Asian cities are witnessing 16 Publisher Note the demolition of many of their integrating cultural facilities, 19 This Issue Yahoo! Green Cities promenades, and pa rks into historic buildings to make way for Todd W. Mansfield Named their riverfront areas. skyscrapers. In Bangkok, Thailand, 207 ULI Calendar New ULI Chairman a disappearing architectural heritage is being preserved by reinventing 155 Regional Pamela Hughes Patenaude old houses as hip hotels. Named Executive Director Spotlight: of ULJ Terwlllger Center California for Workforce Housing 205 Advertisers Index

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52 Urban 84 Mixed-Use Musings Redevelopment PATRICIA L. KIRK In this 30-page special report, Urban Land takes a look at the development trends and measures that cities and Local governments are neighborhoods in Europe, Canada, and the United States attempting to reinvent are undertaking to redevelop sustainably. their municipalities on a traditional planning concept of blended uses. 91 Grocery Centers JEFFREY SPIVAK Grocery stores are becoming modern lifestyle centers. 94 The Urban Mixed-Use Campus JEFF STAHL As U.S. academic institutions 52 Change of 70 Reviving think more entrepreneurially Climate Neighborhoods and see a future increasingly MICHAEL MEHAFFY through Art urban in feel, developers with Emerging trends in five ELIZABETH LUNDAY vision and creativity will have European cities suggest Neighborhood-based centers more opportunities to work 108 Supportive what could be ahead for that support local artists with them. Communities the U.S. development and engage community DORIT FROMM environment. members provide more 100 Charleston Americans can learn much from benefits to cities than do Annex a synthesis of housing, care, theater complexes for 59 Italy's Milanese JONATHAN BARNETT and help delivery that consti­ opera companies and Renaissance Daniel Island, a new tutes a new frontier for the symphony orchestras. CYNTHIA KEMPER community with a highway aging in northern Europe. The architecturally daring interchange built in, is part Milan Fair Complex catalyzes 76 Greening of the planned expansion of 114 The Green a new economic era as Waterfront the city of Charleston, South Quotient: one of Europe's largest Development Carolina. construction projects. MARY VOGEL Q&Awith Toronto is striving to 104 Place Making Vivian Loftness make its waterfront both 65 Private CHARLES LOCKWOOD a national and global in China's Urbanism "Why are we unwilling to invest model for sustainability. KISHORE VARANASI Second-Tier in our workstations where eight The development and Cities to ten hours of productive work design community needs BRIAN JAN must take place? We must to rethink what to control Regional competition and begin to invest inside buildings." and what not to control, lessons from past develop­ recognizing that each ments are transforming context-and each project­ secondary cities into models is different. of both intense urban experiences and greener living.

ON THE COVER THE NEW MILAN FAIR COMPLEX (NUOVO POLO FIERA MILANO) IN MILAN, ITALY (PAGE 59), ALSO WILL INCLUDE COMMERCIAL AND LEISURE ACTIVITIES A CAR PARK, AND TWO HOTELS

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118 Rules of the Road 124 Financing Mixed-Use TROY RUSS Developments Many professionals in the land use planning MICHAEL WIEDEN community in the United States have lost sight A savvy developer must be able to convince of basic transportation planning principles lenders that the components of a mixed-use necessary to build high-quality communities. development can complement each other. Ultimately, all components will dilute the 121 Skinny Streets and risk that each developer faces alone. Fire Trucks REID EWING, TED STEVENS, AND STEVEN J. BROWN The main obstacle to skinny streets in the United States is no longer the city traffic engineer, but rather the local fire chief, who enforces the fire code with singular purpose.

22 Developments 32 Dialogues 126 ProActive

32 Dialogue: Education 126 At Issue 146 Profile Schools: An Added Asset Transit joint Development jane Jacobs: DAVID ETHAN GREENBERG JASON MOODY AND Political Economist ofthe City High-quality American school BRUCE APPLEYARD N .J. SLABBERT communities could become the Ultimately, developers must determine While Jacobs thought of herself ultimate real estate amenity. whether the benefits of developing as bringing new clarity to the within or immediately adjacent study of cities, her most important 36 Dialogue: Mobility to transit stations outweigh any contribution may lie in her explication restrictions on their projects that of the political complexity of urban TOO without Transit? may be imposed by the U.S. thought and in the conduct of ROBERT T. DUNPHY Federal Transit Administration. politics per se. Newer town centers in the United Streetcars Rediscovered as States now have pedestrian appeal, 128 Market Watch 150 Solution File Transit Option but one aspect of mobility that Coming Soon: A Greener seems to be missing is transit. Thailand's Stylish Mini-Malls Building Green in the Woods New York City RON GLUCKMAN WILLIAM P. MACHT U.K. Flooding Affects New Housing 40 Dialogue: Rebuilding Asia is seeing a trend away from A car retailer creates a LEED Silver big malls to more boutique building emphasizing economical Northern Ireland's Peace Is Time for an Infrastructure OVerhaul "destination locations." construction and operation, while Paying Dividends RICHARD G. LITTLE minimally disturbing a forest. Must Read: Richistan: A journey California, the most populous 132 In Practice Through the American Wealth state in America, provides a good 152 In Print, Etc. Boom and the Lives of the New Rich window on the country's looming Private/Nonprofit Partnership infrastructure crisis. Strategies Real Estate Company Makes JERRY RAPPAPORT, JR., 154 Community Builder List ofTop Environmentalists 44ULX AND JIM HOFFMAN Thailand Draws Condo Dwellers A for-profit/nonprofit partnership 156 Trustee Profile Lessons from Schools presents significant, but worthwhile, MBA Students Study Chinese RON NYREN challenges. 192 Back Page Real Estate Market Firsthand Ten schools in the United States Ten Projects Win ULI's 2007 find creative strategies to finance 138 Green Use Awards for Excellence: and build new facilities that enhance Departments The Americas learning, communities, and the Green Neighborhood Design 14 UL Mail Box environment. BLAKE MURILLO AND Five Developments Win ULI's 2007 16 Publisher Note SEAN VARGAS Awards for Excellence: Europe LEED is poised to take a central role 19 This Issue Five Winners for ULI's 2007 Awards in neighborhood design. 191 ULI Calendar for Excellence: Asia Pacific 141 Design 159 Regional Improving the Design of Chains Spotlight: and Franchises EDWARD T. McMAHON New York/Boston The key to getting better design is 190 Advertisers Index to ask for it. 12 URBAN LAND AUGUST 2 0 0 7 SEPTEMBER 07 U N D VOLUME 66, NUMBER 9 WWW.ULI.ORG/URBANLAND

94 Las Vegas Real Estate Overview JOHN RESTREPO AND MARIA GUIDENG While tourism-related industries continue to domi­ nate and drive the local economy, other industries also have shown employment growth.

132 The Biggest 146 Manufactured Little City in the Housing: A New World Era Dawns SAM NEWBERG MIKE SHERIDAN Living up to its nickname, Reno Changing the perceptions of is taking on many attributes of manufactured housing will be a big city. one of the biggest hurdles for the industry. 136 Lake Tahoe Rediscovered 149 The Chicago 104 Evolution of 120 Game On, CHRIS DUNN Climate Exchange: the Las Vegas Game Off To succeed in Tahoe, as A Precursor of Strip HOWARD KOZLO FF elsewhere, developers must What's to Come? JEFF SIMPSON Las Vegas's identify the intrinsic value of MARGE FAHEY The Strip continues nongaming options their property early on. to morph in sync with continue to shape the The Chicago Climate Exchange is a system of more than market and tourism gambling ~api ta l 's 140 Singapore's conditions. environment, 330 companies voluntarily Tourism Gets a committing to achieve reduc­ Boost tions in their greenhouse gas 108 Downtown 124 Southern emissions. Las Vegas's Urban Nevada's JOHN LIM Renewal Transportation Two integrated resorts being ALANA ROBERTS Challenges and built in Singapore to boost 155 A Man with a Revitalization of Opportunities tourism competitiveness also Mission downtown and its JACOB SNOW will help boost the economy. TRISH RIGGS arts and entertain- Infrastructure changes Todd Mansfield views land ment district bolster offer new commuter 143 From Munitions development as a people its potential. options. to Mixed Use business, rather than just a building business. DOUG MORRISON 114 Tapping into Gunwharf Quays, a waterfront TIF mixed-use project in the United 159 Green BRAD BERTON Kingdom, spurs regeneration in Quotient: Tax increment the town of Portsmouth. financing helps turn Q&A with a redevelopment dis­ David Gottfried trict around, helping CHARLES LOCKWOOD promising projects pencil out.

ON THE COVER: R E" II~ EIU H G Or CU'I' CEIH EII:·, LAS VEGAS IMAGE: COURTESY OF MGM MIRAGE.

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168 Land Writes

168 The Las Vegas Suburbs' 174 Increasing Importance of Draw Workforce Housing TONY ILLIA ALAN SCHLOTTMANN AND Las Vegas residents are moving as far THOMAS BOEHM as an hour away from the city center in The benefits of affordable workforce search of the American dream. housing can no longer be dismissed as merely anecdotal. 171 The TIF Backlash JEFFREY SPIVAK Political climate change begins as tax increment financing comes under new scrutiny.

24 Developments 32 Dialogues 106 ProActive Vegas Center Goes Green 58 Dialogue: Las Vegas 182 Solution File 212 Green Use CityCenter: Las Vegas Luxury MAYOR OSCAR GOODMAN Developing a Desert City California's Dreaming Las Vegas: A Drier Future More than 7,900 mid· and WILLIAM P. MACHT Sustainability high-rise residential units are Revitalization of Downtown Developing a desert city ELWOOD C. "WOODIE" being built and planned for the Plantation, Aorida community within ecological TESCHER AND LINDA F. TATUM downtown area. Home Furnishings Industry Gets constraints requires smarter Fostering sustainability in the New Digs design and development western states boils down to 64 Dialogue: patterns. one central theme: overcoming Inspired Design Infrastructure the adverse impacts of urban Big-Box Camouflage RICK ROSAN 194 Profile sprawl. Seattle Condo Design Low infrastructure investment will emerge as a crisis that Architecture, Postmodernism, and 220 Design Includes Park the Language of Landscape could compromise the nation's Summerlin Builds an Urban Core ability to compete globally. N.J. SLABBERT John Ruskin commands our BARRY ELBASANI AND KEVIN T. ORROCK 68 Dialogue: Land Use attention anew more than a century after his death. Summerlin Centre offers an The Politics of Satellite alternative for those who seek Communities an authentic and sustainable BILL HUDNUT public realm experience. Sustainable communities will not wear out after a generation of use. 224 Trustee Profile

76 Dialogue: 240 Back Page Environment Asset Repositioning KAY BROTHERS Using Eminent Domain for Southern Nevada is dealing Departments Community Revitalization at the same time with climate 18 Publisher's Note Houston's Midtown Area Anchored change and population growth. by College Campus 20 On the Web Lack of Affordable Housing 42ULX 25 This Issue Employment Gains in Commercial The Power of Performance 239 ULI Calendar Real Estate RON NYREN 202 At Issue Coming Attraction Performing arts centers can Conversion Conundrum bolster local economies, bring 237 Advertisers Index W. MICHAEL HOWLETT activity to city streets day and Strategic tondominium night, create synergies with conversion planning can yield other arts and community considerable savings. uses, and serve as catalysts for development.

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78 Water Watch 114 Waterfront In this 30-page special report, Urban Land takes Redevelopment a look at water issues-from recycling, replenishing, and reducing demand for water in developments with a Difference CHARLES LOCKWOOD in Australia; British Columbia, Canada; Seattle, Washington; Las Vegas, Nevada, and the rest of The new Brooklyn Bridge Park the American West; to rebuilding strategies in the converts a little-used group aftermath of devastating storm surges; to designing of piers and parking lots into ecologically sensitive urban riverfronts; to producing public parkland along the environmentally friendly communities through East River and locates revenue­ green landscaping. generating housing along the periphery. 119 Developing the Delaware CHRIS REYNOLDS Waterfront development precipitates planning on Philadelphia's North Delaware River. 138 Bogota's 122 Gulf Growth New Image RON NYREN JIM MIARA As development in the Arabian The challenge for Bogota, 78 Is Water the 95 Rebuilding Gulf continues to boom, both Colombia, is to convince Next Carbon? after Disaster the public and private sectors business owners and investors that it has unique competitive ALEXA BACH LESLIE HOFFMAN are seeking ways to counteract advantages. Water could be the Devastated areas can the inevitable growing pains. keystone element for be fashioned into measuring a project's new places that are 128 Taking Flight 144 The Green sustainability. sustainable and safe. NICOLA CAPPIN Quotient: Across Europe, the number Q&A with 86The New 99 Redirecting of people traveling by plane Frontier Waterfront is climbing, and airports are Julian Darley MICHELLE HENRIE Development expanding to cope with the CHARLES LOCKWOOD As the American West MARY VOGEL increase in traffic. "It's not just the population continues its rapid Can Portland, Oregon, level, it's the level of development, one of have both a thriving 132 Transit consumption. People in the biggest issues it economy-and Regenerates England or Canada or America faces is water. an improved consume many times the environment? Europe amount of energy [consumed 91 Water Cure BRIAN BAKER by] people in developing European cities continue to countries." ALBERT WARSON 104 Greening benefit from major sustainable With Las Vegas Landscape transportation investments. in the midst of a Architecture New capacity, both long­ historic drought and DONALD WISHART distance and within city already under a strict AND BILL LITES regions, is stimulating water conservation Landscape architecture development and wider regimen, a master- can be the catalyst economic growth. planned development for green design as will return millions of landscape architects gallons per year of shape elements recycled wastewater that produce to the Lake Mead environmentally ON THE COVER : CRACKS IN CLAY SOil, reservoir. friendly communities. MADEIRA, PORTUGAL. JIUO[ ~ CI ALIMOI. Nh"

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152 Land Writes

152 Infrastructure: World View 162 Cambodia: JONATHAN D. MILLER Asia's Late Boomer When it comes to infrastructure, America RON GLUCKMAN is more of a follower than a leader. The Asian boom, albeit a decade belatedly, has finally arrived in Cambodia, attracting 158 A Look at India regional investment and sending property DOROTHY ALPERT prices skyrocketing. Over the past few years, China's stellar economic growth oft~n has dominated 166 Using Creative Thinking American headlines. But in real estate, to See Potential and India is proving at least as intriguing. "Change the Times" MARGE FAHEY 160 Global Talks ULI leadership roundtable looks at JAMIE McAFEE hallmarks of leadership. Companies are locating call centers around the world based on a number 169 Last One Standing? of operational strategies. GEOFFREY DOHRMANN Over the near term, as markets continue to reprice, tax-exempt investors just could hold the key to deal financing. But that market faces challenges, too.

36 Developments 54 Dialogues 178 ProActive Boston Breaks Ground on New Neighborhood 54 Dialogue: 178 Capital Markets 194 In Practice Cooperation A Tall Read in Kansas City Global Investment Consumer Preferences Building Better Cities Real Estate Market NINA J. GRUEN San Francisco Plans Most WILLIAM P. KISTLER STEVE COLLINS AND Energy-Efficient Office Building The incredibly complex issues PADRAIG BROWN in the Country 198 Profile facing cities today demand 2006 saw the strongest Ray Bradbury: An Electric Car with Every Loft bigger thinking and more performance ever by global Imagining the City ofTomorrow American Planning Association concerted, integrated action real estate markets. lt also is N.J. SLABBERT Announces 2007 Winners of in all areas of the real estate the first time that all major Great Places in America industry. developed and emerging market returns were both 205 Solution File Businesses Are the Ones Courting aligned and positive. Cities These Days, at Least in Europe 58 Dialogue: Rebuilding 210 In Print, Etc. NewTown Planned for the Castles in the Sky; 186 At Issue Scottish Highlands Little on the Ground EDWARD FEATHERSTONE Regulating Sprawl 214 Nichols Prize Transit-Oriented Development Three unglamorous proposals CHARLES LOCKWOOD Needs Development-Oriented could breathe life into New The time has come for 220 Trustee Profile Transit Orleans's moribund recovery. American states-and Plaza Anchors Mixed-Use Transit counties-to take a stand 264 Back Page Village above L.A. Metro Station 62 Dialogue: Housing on sprawl. ULI Place Making Conference China's Alluring Housing Market Departments Explores Ideas for Designing and 190 Market Watch JOHNS. GALLAGHER Building Sustainable Spaces 20 UL Mailbox Until some problems are Rolling the Dice in Macau 26 Publisher Note Emerging Trends Examines clearly understood and COLIN GALLOWAY Asia Pacific Real Estate corrected, Chinese builders Macau's gambling supremos 31 This Issue and the international are racing to create the biggest MacArthur Provides $4 Million for 263 ULI Calendar Community Revitalization Efforts in investment community gaming center in the world. But Ten Cities, Using Chicago as Model will continue to stumble with so many new rooms in the over the same ground. pipeline, is there the demand 227 Regional Must Read: State of the World to match their ambitions? 2007: Our Urban Future 66ULX Spotlight: Sustainable Real Estate Awards Created by the Financial nmes and Walking in Air: Pedestrian Bridges Maryland the Urban Land Institute RON NYREN 261 Advertisers Index

14 URBAN LAND OCTOBER 2007 NOVEMBER/ DECEMBER 07 URBRN LRND VOLUME 66, NUMBER 11/12

62 Design Value 114 Hong Kong's In this 36-page special report, Urban Land looks at Waterfront Divide the added value of design in the context of when COLIN GALLOWAY developers are also architects; super-tall buildings Few things polarize public can be both sustainable and address a broader opinion in Hong Kong consumer base; 197os/198os office buildings can be more than the prospect of repositioned to create a new design agenda; historic developing land reclaimed structures can successfully be integrated into new from its ever-shrinking harbor. construction; and the economic power of heritage tourism can be balanced with conservation. 118 The Green 76 Reclassifying Quotient: Office Properties Q&A with ROBERT A. BROWN The revived office 100 Changing Brenna S.Walraven market provides an Places CHARLES LOCKWOOD opportunity for build- PATRICIA L. KIRK "In no more than five years­ ing owners to create Growng demand for housing and maybe in as little as 24 a new design agenda in America's urban cores is to 36 months-you will face for properties once prompting some developers to a competitive disadvantage if coveted for their cool, recognize older buildings for your building is not green and iconic image. their unique features and the operating efficiently." opportunity they present to 84 Capturing create noteworthy dwellings the Spirit at a reasonable price. PATRICIA L. KIRK With the push 106 Homage to to redevelop or an Industrial Icon reestablish residential 62 Architects as GREG FLISRAM neighborhoods in the Developers: One of Milwaukee, Wisconsin's inner city, developers Five Portraits more elusive goals is to are finding that the KENNY CALDWELL AND reinvigorate the entrepreneurial advantages of integrat­ GREGORY HOADLEY culture within the 3oth Street ing new construction From smaller residen- corridor and the region by with historic structures tial projects to vast concentrating on university or neighborhoods are mixed-use develop- and private sector technology both aesthetic and ments, more and more transfer with a special focus on financial. architects are crossing locally emerging industries. over into development work, bringing a fresh 93 Preserving 110 Romania at perspective to the History process. STEPHEN FARNETH the Crossroads Heritage tourism MICHAEL MEHAFFY 71 Integrity is a significant An eastern European country of Place contributor to the world struggles to revive its crumbling economy, creating built heritage as it recovers ANTONY WOOD jobs and revitalizing from a disastrous communist Future tall building communities even as regime. design needs to be it helps preserve the inspired by both the past. But balancing physical and the the economic power environmental aspects ON JHIE COVER ! HII:U~ · - I U Wt~D of tourism with the FARM, A HYPOTHETICAL DESIGN of place and reinvent FOR A NEW GENERATION OF needs of conservation SUSTAINABLE TALL BUILDINGS itself as the ideal HARNESSING WIND ENERGY AT requires thoughtful HEIGHT ~ (SEE PAGE 71.) solution for both a planning and CREDIT: @ADAM CHAMBERS & dense, sustainable ALEX DALE-JONES/ANTONY WOOD/ management. COUNCIL ON TALL BUILDINGS AND city and all-inclusive URBAN HABITAT urban living.

NOVEMBER/DECEMBER 2007 URBAN LAND 11 NOVEMBER/DECEMBER 07 URBAN LAND

122 Land Writes

122 Doing Adaptive Use 129 Dose of Fear MARY KONSOULIS STEPHEN R. BLANK Adaptive use projects in the United "It was too good to be true, business States offer rewards, risks-and was just too easy." incentives-for the development industry.

126 New Uses Proposed for Oregon's Rural Airports BRAD BERTON Tapping its heritage as an innovator in general aviation, Oregon envisions clusters of aviation-linked businesses surrounding its extensive network of rural airports.

26 Developments 40 Dialogues 134 ProActive Former Tobacco Company f'O Dialogue: Classicism 134 Capital Markets 160 Open Space Headquarters in Bristol, U.K., Being Converted to An Interview with Paul Gunther Rise of REITs in Europe Art Parks: Art Blended Residential Use CHARLES LOCKWOOD NICOLA CAPPIN with Green Space The president of the New York Despite progress in the U.K., DAVID SOKOL Adobe's Green Retrofit Project City-based Institute of Classical Europe as a whole is under- America's public spaces are Gains Platinum for Three Buildings Architecture & Classical America represented in the global listed combining parkland and art · New Cube Concept for Students advises those building in a property and REIT markets. programming. in London classical or traditional manner to "take the time to do it right" 138 In Practice 164 Profile and "learn the rules" as "there are lessons from the past that Female Developers: A Difference? Architectural Evolution deseNe to endure." WILLIAM P. MACHT and Mathematics Do female developers differ N .J. SLABBERT 46 Dialogue: Design from male developers in how The intriguing speculations of they approach development? Charles Jencks foreshadow an When Designosaurs architecture that may not be Ruled the Earth 151 Design ours but that of a society MICHAEL ELLIS yet to come. A number of influential The Community Design New Orleans's French Market Review Process Undergoing Revitalization critics are suggesting that the 168 Solution File starchitect may have become a PHILIP G. FREELON Portland Warehouse Adapted as designosaur-and that its era One of the most significant Green Office Building is coming to an end. changes in the practice of 172 In Print, Etc. Beijing Sees Steep Property Price architecture over the past Increase as Olympics Draw Near 50 Dialogue: decade in the United States 175 Trustee Profile Environment is the ever-increasing role the A Number of American Cities public has taken in shaping 224 Back Page Try New Signage Reaching beyond Platinum the design of buildings. Economy and Climate Change DENNIS WILDE Departments High on ULI Fall Meeting Agenda Net zero is not enough. 154 Preservation 16 UL Mailbox Five Projects Win ULI Global The Public/Private Arts Catalyst 18 Publisher Note Awards for Excellence 52ULX KURT SCHINDLER Open Park(ing) Spaces Make Historic U.S. Main Street Revivals To create cultural catalysts 23 This Issue Pitch for More Green Space RON NYREN requires both a supportive 223 ULI Calendar Final Year for Campus Heritage public sector and a dedicated Grants Program for Preservation community leader to help 185 Regional of U.S. College and University financially and to give projects Campuses widespread support. Spotlight: Richard Moe Wins Arizona Vincentj. Scully Prize 221 Advertisers Index

12 URBAN LAND NOVEMBER / DECEMBER 2007 JANUARY 06 U BA VOLUME 65, NUMBER 1 WWW.URBANLAND.ULI.ORG

50 A Rude Awakening 74 Breaking the 87 Keeping BARBARA KREISLER Cycle of Poverty Traditions in It has been five months since Hurricane Katrina CHARLES LOCKWOOD Highland Park devastated the Gulf Coast. Urban Land offers a 24-page After the outlay of hundreds of DOUGLAS R. PORTER special report with an overview, recommendations, and billions of dollars to alleviate A small city outside Chicago essays fi'om urban planners, local business leaders, poverty, the question is, why takes big steps to meet developers, architects, and academia regarding the future are these efforts not working? of the Crescent City. affordable housing needs.

90 Toronto in Lights 58 ULI'S 70 Louisiana's ALBERT WARSON Recommendations Coastal Plight A Hollywood-style megastudio for Rebuilding CHARLES PICCIOLA and media village under New Orleans The future safety of construction in a dead New Orleans cannot be industrial zone on Toronto's 64 Visions for ensured without rebuilding central waterfront promises New Orleans Louisiana's wetlands. to kick-start a long-awaited RON NYREN revitalization. Representatives from the 72 Rebuilding academic, development, the Gulf Coast 79 Redeveloping 94 Financing business, and preservation KEVIN SHANLEY Downtown Mixed-Use communities discuss the We must learn from this PATRICIA L. KIRK rebuilding of New Orleans. Development tragedy, ask the hard A shift in the public's perception questions about rebuilding, of living in high-density urban ALAN GOODKIN 67 Operation and move ahead skillfully environments is converging with Efficiently priced capital is Rebirth and quickly. market forces and efforts by local available for well-conceived PRES KABACOFF governments to revitalize cities, projects. Development needs to be creating momentum that is connected to New Orleans's moving urban redevelopment neighborhoods. forward at unprecedented speed.

68 Rebuilding 84 Resettling in the Soul of Philadelphia New Orleans ADAM GLASER WARREN WHITLOCK Science, jobs, and new For New Orleans to be residents are turning rebuilt successfully, it must Philadelphia into one of the be objective about its past. most vital and successful mixed­ use urban areas in the country. ON THE COVER: PHOTO: CADE MARTIN

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96 Land Writes

96 Preserving Affordable 101 Planning Downtown Housing Brooklyn JOHN McCARRON JONATHAN BARNETT When it comes to the future of affordable Today's downtown Brooklyn has long rental housing, what is new is a national fulfilled and surpassed the objectives set refocusing on the urgent need to preserve in its first downtown plan. what is old. 104 Saving Moose Jaw 99 Toward a New Discourse STEVE BERGSMAN on Mixed-Use Development The population of this Saskatchewan city is ELLEN BERKOWITZ coming back and employment has reached More needs to be done to offset the an all-time high. Community involvement significant impediments currently interfering and a retum to historic roots are credited with the creation of these projects on a with creating a healthy and expanding communitywide scale. tourism industry.

24 Developments 32 Dialogues 106 ProActive New York City Promotes Green 32 ULI 106 In Practice 118 Solution File Affordable Housing Accommodating Need, The Marketing Mix Suburban Industrial Best Affordable Housing Preparing for Growth for Mixed Use Chic Lofts Developments Named MARILYN J. TAYLOR KEN BECKER WILLIAM P. MACHT BuildingGreen Announces Tough choices will need to be Not only is the marketing mix Anding the economics in 2005 Top Ten Green Building made about what, when, and different, but there also are new a single-floor warehouse Products where rebuilding occurs in market segments that must be conversion. Federal Tenants Drive New Orleans. reached. Mixed-Use Redevelopment 120 In Print, Etc. The Resilient City: 34 Housing 108 Open Space Cities in the Wilderness: How Modem Cities Raising the Roofin The Value of Urban A New Vision of Land Use Recover from Disaster New Orleans Open Space in America MARK MURO AND RICHARD HUFFMAN The Long Emergency: SuNiving BRUCE KATZ Philadelphia's Rittenhouse the Converging Catastrophes of How should the nation go about Square illustrates how urban the Twenty-Rrst Century rebuilding a flood-prone, racially public open space can add divided city of great character and value to adjacent private 160 Back Page soul so that it reemerges more properties. inclusive, sustainable, and A Call for Action in prosperous than before? New Orleans THOMAS MURPHY 40 Retail We desperately need translators-those who can The Forgotten Frontier communicate across the of Retailing divisions-to get us untangled. Curing Fire Hazards MICHAEL BEVARD Then, we need decisions. with Healing Hooves America's Inner-city, minority Washington's New neighborhoods are still the Mixed-Use Gospel forgotten frontier of retailing. Departments In Memoriam-longtime 16 UL Mail Box Ull Leader Charlie Shaw 42ULX 21 This Issue A New Kind of Aging in Place Retail Look 113 Green Use 158 ULI Calendar Former D.C. Convention JAMES MIARA Center Site Transformed Ten remade malls have Greening Downtown Greens into Public Park transformed the role of MARY VOGEL malls in American society Some cities are striving to make 127 Regional through creative design. their building sites and parks as Spotlight: Arizona "green" as their buildings. 157 Advertisers Index

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On the cover: Photo: Colin Galloway Urban Land February 2006 ©sinopix Special Report: New Asia New sustainable towns and edge cities are springing up throughout Asia, which is undergoing urbanization at an unprecedented rate. In this 20-page special report, Urban Land takes a look at recent growth in China, a country of 1.3 billion people, and at the world’s tallest building, located in Taiwan.

Developing Greener Cities in China by Edward H. Ziegler

Shanghai’s satellite cities are combining new urbanism with Chinese characteristics.

Shanghai’s Sustainable New Towns by Alexander E. Kalamaros

Five new town projects in Shanghai showcase China’s commitment to sustainable development.

Chongqing: The Chicago of China? by Ron Gluckman

This up-and-coming city is still ripe for attractive development opportunities.

Towering Taiwan by Colin Galloway

Currently the world’s tallest building, Taipei 101 has been built to the most exacting engineering standards of any structure in the world.

Features Midtown Miami by Bernard Zyscovich

A public/private partnership is transforming a desolate inner-city container yard into a mixed-use, urban community of diverse and sustainable neighborhoods.

New Urbanist Golf by Hal Phillips

Golf course community developers are fans of the density allowed by bunching smaller residential units around a village center.

A New City for Singapore by Hsing Yao Cheng

A greenfield surrounded by water and gardens is the centerpiece of the Southeast Asia city-state’s plan to become a world-class destination.

Venture Financing by Steven A. Kohn

Structuring joint ventures is much more targeted and personal than marketing an asset for sale or financing.

Land Writes Boston Embraces Mixed Use by Frederick a. Kramer

A number of new projects are enabling people to move back to a city in transformation.

Providence Trust by James Miara

Providence, Rhode Island, is replacing the “good corruption” myth with the trust dividend.

City Within a City by Andy Cohen and J.F. Finn

Project CityCenter in Las Vegas—a model for future large-scale projects in dense urban areas?

A New Dawn in South African Urban Development by Mike Kerkhoff

Population growth and an expanding economy are giving rise to two megaprojects in South Africa’s richest and most densely populated province, Gauteng.

Developments Challenges Ahead for China’s New Towns

Atlanta’s City Within a City

Management System Addresses Urban Parking Problems

Historic Aircraft Facility Redeveloped into Community

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Wyoming Golf with View of Black Hills

Health Group Engages Community with Colorful Complex

Hungry Planet: What the World Eats

Fan Pier Project to Begin Again

Golf Designed with Nature in Mind

Dialogues

Gridlock

What’s Wrong with Cities? by Lance Hosey

If we are to solve the problems of commuting, we need to rethink the entire character and fabric of cities to offer more diversity and more choice.

Mobility

Let’s Fund Our Infrastructure by Edward T. McMahon

America could benefit from harvesting ideas and best practices from overseas for application here at home—like Europe’s integrated air, rail, road, and public transportation system.

Capital

Is the End Near for Unrestrained Capital Flows? by Bowen H. McCoy

It appears we are in for another cycle—it is time to manage debt structures prudently.

ULI

Knowledge Ecology by Richard M. Rosan

We are the university without walls envisioned by our founders.

ULX The Burbs’ Best by James Miara

Ten planned communities attempt to reconcile American nostalgia for older towns with the realities of the 21st century.

ProActive

In Practice

The Next Market by Aaron Gruen, Claude Gruen, and Nina Gruen

The successes of tomorrow’s real estate development will be unlike those of the past.

Market Watch

Real Estate in the Asia-Pacific Market by Timothy Bellman

The Asia-Pacific market attracted considerable investor interest last year and should continue to do so throughout 2006.

Market Watch

The Philippine Market by Alan Dalgleish

Nowhere in the Asia-Pacific region is the impact of global outsourcing more evident that in the Philippines.

At Issue

Oregon’s Measure 37 by Michelle Rudd

Oregon’s land use planning system gets a reprieve.

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Open Space

Big Plans and Bold Dreams Along the Anacostia by Martin Zimmerman

The polluted Anacostia River harbors hundreds of acres of developable land in the heart of the nation’s capital. An initiative to develop the land surrounding the river can significantly affect the redevelopment of Washington, D.C.

Solution File

More Flexible Live/Work Lofts by William P. Macht

Users, rather than planners, are determining how certain buildings are being used in Portland’s Pearl District.

In Print, Etc.

Practical Ecology for Planners, Developers, and Citizens

Architourism: Authentic, Escapist, Exotic, Spectacular

Community Builder

Thomas Murphy by Desiree French

Back Page

Bold Planning Visions for China by Kevin Teng

China’s new towns and edge cities offer challenges—and opportunities.

Regional Spotlight Hawaii by Mike Sheridan

Massachusetts by Mike Sheridan

This Issue China Goes Green

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Urban Land February 2006

Feature Article

by

In This Issue A New City for Singapore A greenfield surrounded by water and gardens is the centerpiece of the Southeast Asia city-state’s plan to become a world-class destination. A New Dawn in South African Urban Development Population growth and an expanding economy are giving rise to two megaprojects in South Africa’s richest and most densely populated province, Gauteng. Architourism: Authentic, Escapist, Exotic, Spectacular The Bilbao effect—named for the economic benefits that architect Frank Gehry’s Guggenheim Museum has brought to the sleepy industrial town of Bilbao, Spain—is a known, albeit debated, concept. Atlanta’s City Within a City Development of megastructures that can rejuvenate dormant properties while protecting the landscape and generating profits for developers is on the rise. One of the largest urban brownfield redevelopment projects in the nation, the $2 billion Atlantic Station, rises above the remains of Atlanta’s long-dormant Atlantic Steel Mill site, covering 138 acres, much of it decontaminated before construction could begin. Big Plans and Bold Dreams Along the Anacostia The polluted Anacostia River harbors hundreds of acres of developable land in the heart of the nation’s capital. An initiative to develop the land surrounding the river can significantly affect the redevelopment of Washington, D.C. Bold Planning Visions for China China’s new towns and edge cities offer challenges—and opportunities. Boston Embraces Mixed Use A number of new projects are enabling people to move back to a city in transformation. Challenges Ahead for China’s New Towns China’s economic transformation is taking place at such a rapid pace that large disparities in land and economic development exist throughout the country. China Goes Green A country of 1.3 billion people, China is undergoing urbanization at an unprecedented rate. Its urban growth, fed by a combination of rural migration and market forces, is creating populations of more than 1 million in dozens of cities. Chongqing: The Chicago of China? This up-and-coming city is still ripe for attractive development opportunities. City Within a City Project CityCenter in Las Vegas—a model for future large-scale projects in dense urban areas? Developing Greener Cities in China Shanghai’s satellite cities are combining new urbanism with Chinese characteristics. Fan Pier Project to Begin Again Bostonians believe deeply in linkages, rallying over many decades for their Emerald Necklace park system, a future Urban Ring transit line, a 47-mile Harborwalk, and a new downtown Greenway atop the Big Dig tunnel project. Golf Designed with Nature in Mind Faced with transforming 600 acres of former phosphate mining land, including 32 acres of distressed wetlands, into a 1,683-unit community in Lakeland, Florida, the developers of the Villages at Bridgewater needed green space and a solution for the wetlands problem. Hawaii It is often referred to as heaven on earth, and for some in the real estate industry, that may not be hyperbole. A robust economy fueled by healthy consumer spending, strong sales in the second-home sector, and a continuing influx of visitors are converging to create a vigorous real estate market in the Aloha State. Health Group Engages Community with Colorful Complex The California Endowment, the state’s largest private, nonprofit health foundation, has relocated to downtown Los Angeles where Chinatown, Little Tokyo, and El Pueblo de Los Angeles meet. Historic Aircraft Facility Redeveloped into Community The former Douglas Aircraft production facility, a brownfield site in Long Beach, California, was known for having the nation’s highest percentage of female factory employment during World War II, when it was a thriving aircraft manufacturer assembling some of the nation’s most important warplanes. Hungry Planet: What the World Eats Nourishment is necessary for all people—a common denominator we share as human beings regardless of race, religious beliefs, economic status, political affiliation, or other characteristics. Is the End Near for Unrestrained Capital Flows? It appears we are in for another cycle—it is time to manage debt

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pp y g structures prudently. Knowledge Ecology We are the university without walls envisioned by our founders. Let’s Fund Our Infrastructure America could benefit from harvesting ideas and best practices from overseas for application here at home—like Europe’s integrated air, rail, road, and public transportation system. Management System Addresses Urban Parking Problems San Francisco–based Streetline Networks Inc. is piloting a parking management system for cities, providing real-time information about on-street parking use and availability. The system will allow cities to manage on-street parking as effectively as they now manage fully equipped parking garages, with accurate time counts and flexible payment options. Massachusetts With a new emphasis on smart growth and green buildings as well as higher density and more transit-oriented development, major changes are forecast for the Massachusetts real estate industry. Midtown Miami A public/private partnership is transforming a desolate inner-city container yard into a mixed-use, urban community of diverse and sustainable neighborhoods. More Flexible Live/Work Lofts Users, rather than planners, are determining how certain buildings are being used in Portland’s Pearl District. New Urbanist Golf Golf course community developers are fans of the density allowed by bunching smaller residential units around a village center. Oregon’s Measure 37 Oregon’s land use planning system gets a reprieve. Practical Ecology for Planners, Developers, and Citizens Environmental science, once a rarified discipline, has entered the mainstream of planning and design for development. Increasingly, local plans and development regulations call for conserving healthy ecosystems in ways that respect the natural environment while benefiting community development. Providence Trust Providence, Rhode Island, is replacing the “good corruption” myth with the trust dividend. Real Estate in the Asia-Pacific Market The Asia-Pacific market attracted considerable investor interest last year and should continue to do so throughout 2006. Shanghai’s Sustainable New Towns Five new town projects in Shanghai showcase China’s commitment to sustainable development. The Burbs’ Best Ten planned communities attempt to reconcile American nostalgia for older towns with the realities of the 21st century. The Next Market The successes of tomorrow’s real estate development will be unlike those of the past. The Philippine Market Nowhere in the Asia-Pacific region is the impact of global outsourcing more evident that in the Philippines. Thomas Murphy When Thomas Murphy first took office as mayor of Pittsburgh in 1994, remnants of the gritty city’s past dotted the landscape. Acre upon acre of old industrial warehouses and abandoned steel mills crippled the downtown riverbanks, sealing off pedestrian access. Some residential neighborhoods were plagued with an extensive string of dilapidated public housing, the oldest dating back to 1941. Other communities languished in despair, desperately awaiting new infrastructure and basic city services. Towering Taiwan Currently the world’s tallest building, Taipei 101 has been built to the most exacting engineering standards of any structure in the world. UL February 2006 Cover UL TOC February 2006 Venture Financing Structuring joint ventures is much more targeted and personal than marketing an asset for sale or financing. What’s Wrong with Cities? If we are to solve the problems of commuting, we need to rethink the entire character and fabric of cities to offer more diversity and more choice. Wyoming Golf with View of Black Hills The small, northeast Wyoming city of Hulett is the site of Devils Tower, the nearly vertical monolith rising 1,267 feet above the Belle Fourche River and featured in the movie Close Encounters of the Third Kind. The geologic form is visible from the Golf Club at Devils Tower, a nine-hole layout that this July will open a second nine holes designed by Phelps Golf Design.

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48 The Public Realm 76 Incubator 86 Toronto's A great public realm offers unrestricted access for all Workspaces Cultural people, provides a sense of ownership, and seamlessly TINCHUCK AGNES NG AND Renaissance connects buildings and spaces, making users feel as RICHARD PEISER ALBERT WARSON though they are a part of a greater city. In this 26-page Workspace layout establishes the Unfolding downtown in a historic special report, Urban Land takes a look at how public workplace atmosphere-whether quarter ofToronto is the nearly gathering places can become economic engines for cities, creative, private, secret, cooperative, simultaneous redevelopment of pull neighborhoods together, use art to enhance urban competitive. But how does design the city's principal cultural venues. life, and technology to convey messaging and branding. drive business outcomes?

\. ~.

81 Infrastructure and Identity AMY ELIOT Reconsidering the civic role of infrastructure buildings-from large 48 Design in the 65 Filling the Cut water treatment facilities to small pump stations. Digital Age ROBERT A. BROWN DAVID GALES After years of planning, Urban media open the Rose Kennedy up new possibilities Greenway is finally taking for extending the shape in Boston. influence of design into the pubic realm. 69 Art in Public VALERIE FAHEY 55 What Makes Art for the public's sake a Great Public takes a variety of different Realm? guises. CHARLES LOCKWOOD A discussion of urban design and how it affects the public realm.

60 Public Space Design u=-NO GUILLERMO LOPEZ Design can create and connect great public spaces to help transform underperforming economies.

ON THE COVER: PLAZA SAN MARINO, GUAYAQUIL, ECUADOR PHOTO : DEVELOPMENT DESIGN GROUP

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94 Land Writes 94 New Places for a New Age 100 How Will the Rebuilding Be PHILIP N. LOHEED AND BRANDY Financed? H.M. BROOKS MELISSA FLOCA Instead of isolation, we are faced with the Residents of New Orleans should have pressing reality of a single, rapidly evolving, housing options, regardless of future decisions global and multiethnic culture. How might on where they will be allowed to rebuild. A planning and settlement patterns be altered look at how to structure the use of funds to house this integrated world? needed to rebuild the city's housing stock.

97 New Urban Synergies 102 Islamic REITs ANDREA CHRISTIE PIZZICONI SAMEER ABDI AND SHAHYAN JAVED When office developers lease space to public MERCHANT schools, there are tangible benefits to having Could growth of Islamic real estate funds them as tenants-their need for large space, presage the introduction of the first Islamic their ability to pay market rents, and their REil? In time, this new investment vehicle desire for long-term leases. could become a major player.

22 Developments 34 Dialogues 106 ProActive 116 Profile Combining Capital with Character Welcome to the Movement in Historic Downtowns 34 Transit 1061n Practice Economy CHRIS LARSEN Megaregions: New Focus for What Comes After the Interstate? What Constitutes True Urbanism? How people move through the Forums? ROBERT DUNPHY SUZANNE H. CROWHURST public realm is an important LENNARD From Naval Base to Convention What is the likelihood of a new consideration when planning The principles of true urbanism Center District federal transportation program that public places. will serve the development patterns consist of essential, interconnected EU and UN-Habitat to Promote of the 21st century? elements-all promoting each Sustainable Cities resident's social, mental, and 118 Solution File Europe: Investors Anticipate 38 Environment physical well-being, along with the California's Creative-Class Profitable Year community's cultural, economic, Warehouse Offices What Can We Do About and social well-being. WILLIAM P. MACHT Global REIT Allocations to Increase Climate Change? Smaller warehouse conversions EDWARD MAZRIA Must Read: Ritual House: offer nontraditional, less Drawing on Nature's Rhythms for Architects, designers, and planners expensive office space. Architecture and Urban Design need to lead in the race against human-induced climate change, Increased Funding Needed for 122 In Print, Etc. Infrastructure Projects Let's accept this challenge. 126 Community Builder 40ULX Eclectic Mix 176 Back Page JIM MIARA Dubai Uproar When the perspectives of investors WILLIAM P. KISTLER and academics are merged, the Is the paranoia produced result is an eclectic top ten list by our politicians slowing of cities with investment and closing our borders, our development opportunities for markets, and our minds? commercial real estate.

Tobacco Industry Breathing New Departments Life into Downtown 112 Open Space 14 UL Mail Box Museum Siting: Transformed by Urban Parks Redux Light: The New York Night 19 This Issue DOUGLAS VAIRA 174 ULI Calendar A renewed interest in cities has sparked the realization that those great, green gems-urban parks­ 130 Regional Spotlight: Texas are in ne~d of some serious polishing. 173 Advertisers Index

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56 Balancing Growth and Nature 82 Mountain Rapid population growth in Utah is pushing the boundaries of development outward, Resorts Grow Up toward the majestic peaks of the Rocky Mountains and the turquoise waters of Great Salt DAVID HOLTZMAN Lake, and how the region addresses this growth today will affect the future shape of the As mountain resorts morph from ski metropolitan area. This issue of Urban Land looks at how Satt Lake City and its areas into year-round destinations, surrounding communities are balancing development pressures with the region's they face affordable housing important natural resources-and how some companies are proving that environmental shortages and other growth stewardship and financial success are not mutually exclusive concepts. challenges. 66 Utah's Construction and 86 Finding Real Estate Summer Success Markets for Mountain JAMES A. WOOD With the help of job Resorts growth, a rising CHRIS DUNN population, and low Mountain resorts seeking significant interest rates, both the summer traffic are rethinking their construction and real amenities and activity offerings. estate markets in Utah However, a clear understanding of set several records last the market and visitation patterns Is year. There is every critical for success. reason to expect 2006 to be another standout year. 89 Japanese Peaks ROB VOLANSKY Foreign investment in Japan's 56 Humans/ 63 Envision Utah: 71 A Gateway to mountain resorts is on the upswing, Nature Laying the New Life with some companies making dramatic changes to lure Western SAM NEWBERG Foundation for RICHARD C. LEWIS skiers to Far Eastern slopes. Daybreak, the first phase Quality A neglected industrial of Kennecott Land's Development brownfield in the heart development at the base ROBERT J. GROW of Salt Lake City has of the Oquirrh Mountains, AND ALAN been reborn as a retail, is generating both buyer MATHESON commercial, and interest and accolades­ From its beginnings as residential district, and is expected to set a regional visioning complete with new the tone for future growth exercise to its role in links to transit. in the area. laying the foundation for Kennecott Land's 75 Utah Banks on ambitious development, Wetlands Envision Utah has MICHAEL M. changed the public BRODSKY dialogue regarding With more than 40o,ooo growth and planning. acres of wetlands ringing Great Salt Lake, Utah's many public and private wetland preservation and mitigation programs play important roles in the state's environmental protection efforts.

ON THE COVER: THE NEW WILDLIFE EDUCATION CENTER AT THE lEAR RIVER MIGRATORY BIRD REFUOE IN BRI9HAM CITY, UTAH, 110 MILES NORTH OF IALT lAKE CITY.

APRIL 2006 URBAN LAN 0 13 ..~ , ------=------

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98 Utah's Planning Heritage 103 Too Many Buyers, and Its Modern Significance Too Few Deals RICHARD H. JACKSON AND ROBERT M. WHITE, JR. MARK W. JACKSON The current capital cycle began in zoot, and Settlements across the Intermountain West since then acquisitions of commercial real established by Mannon settlers during the estate have quadrupled. The universe of latter half of the 19th century share buyers has grown and competition to acquire characteristics that reflect planning principles properties is fierce. Some investors have first elaborated by the sect's founder, Joseph actually returned capital or formed waiting Smith, Jr., who proposed a model for cities lists simply because their ability to invest the called the "City of Zion" in 1833. capital is limited.

24 Developments 32 Dialogues 106 ProActive Former Industrial Site Becomes 110 Green Use Key to Revitalization 32 Environment 1061n Practice LEEDing the Pack Expert Opinion: Brownfields Open Space and Our Sustainable Starting a Development Business JOHN BECKER Future STAN ROSS AND Salt Lake City has made a ROCKY ANDERSON JAMES CARBERRY significant commitment to Salt Lake City needs to preserve its Developers who want to strike out sustainable architecture, striving for natural assets, but a multitude of on their own should start small, be LEED certification for a variety of challenges lies ahead. patient, and find the right partners. public buildings. I

34 Community 108 Open Space 112 Solution File On Finding Balance A Center That Is Not Just for the Sustainable Glass Building WILLIAM H . HUDNUT Ill Birds WILL MACHT There are always at least two sides PAUL LARSEN A modem "green" research building to every issue, and the role of The Bear River Migratory Bird Refuge looks right at home between two government is to find equilibrium is home to a new wildlife education historic structures at the University between competing interests. center aimed at increasing of Toronto. awareness of conservation issues, 38Regions as well as bringing economic benefits to the region. 116 Community Builder Green Residences on Snowy A Strategy for Balancing Slopes Development in the West 144 Back Page Symposium Examines Regional CON HOWE Cooperation In Aorida In the American West, iconic natural Get Out and Walk beauty is juxtaposed with sprawling BRENDA CASE SCHEER development. So, how can it Salt Lake City's downtown is accommodate continued rapid booming-but where are all the growth while protecting its natural people? assets?

46ULX Departments Ten Trends Affecting Mountain 21 This Issue Resorts 142 ULI Calendar HOWARD KOZLOFF From offering new amenities to affordable housing to regional 121 Regional Spotlight: Illinois planning, mountain resorts across 143 ,Mvertisers Index the country are responding in innovative ways to market changes.

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48 Sustainability 84 Green Transit Sustainable practices are being adopted across the ROBIN ROGERS board and with a view to uwhole system" integration. The greening of transportation Urban Land takes a look at sustainability in this systems, integrated with 34·page special report. green buildings, will be vital to sustainable development as populations increase. 62 Sustainable Cities: Envisioning the Future CHARLES LOCKWOOD A look at both the prob­ lems of sustainable devel­ opment and their solu­ tions in an exchange that covered the world.

68 The Green Quotient: A Q&A with Thomas L. Friedman CHARLES LOCKWOOD "I want to redefine green as geostrategic, geo­ economic, capitalist, and the most patriotic thing you can do. My mantra is 94 Greening the that green is the new red, Big Box white, and blue." CHARLES LOCKWOOD The impact of Wai-Mart's 70 Getting 48 Coevolution experimental- and Behind the Wheel sustainable-supercenters RICHARD D. RUSH RALPH DINOLA could have a major effect The progress in Europe AND KATRINA on the real estate industry and the United States in SHUM·MILLER and the environment. sustainable design and Passion, innovation, and 89 Green Flight technology has involved a business savvy currently LINDA S. VELAZQUEZ 99 Metropolitan process of coevolution. drive sustainability, while Green roofs offer numerous market advantage, incen­ benefits, especially when America in the 54 Living Green tives, and mandates pro­ designed for large surfaces, New Century STELLA TARNAY vide the fuel. such as airport roofs. WILLIAM H. FREY What would development The early 2ooos has brought look like if only one 76 Moving shifts in U.S. population growth. planefs worth of resources Beyond Green The big growth winners thus far was used? An ambitious BARBARA KREISLER are California's interior metro­ project team set this chal­ A shift into uwhole politan areas. lenge for itself ten years system" thinking about ago when it began plan­ green is taking place. ning a development in southern London.

0" tn COWU : IED OU.OJQ N l£1110 ENERGY OE\IElOPMENT (BEDZED), A SUSTAINABLE, TRANSIT-FR I ENDLY OCUIII~UfHI~ QUfSUtl l.OI"DO.N (SEE PAOE 54.)

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110 Green Across the Board 118 D.C. Modern RONALD M. IZUMITA AND COLDEN FLORANCE, DAVID VARNER, WILLIAM F. SCHULZ AND ANDREW ROLLMAN No longer relegated to stany-eyed idealists, urban sustain­ A number of often-conflicting forces are developing around ability practices are being adopted across America. Washington's mid-century Modem building stock. 113 One-Stop Shopping 121 Smart Growth Scorecards CHERYL HOFFMAN AND JIM HARASIMOWICZ DOUGLAS R. PORTER A new financing vehicle to restore the land to productive Scorecards and endorsement programs can represent and best use, while shielding the players and the a positive step toward sensible decision making about community from the liabilities that lurk beneath the soil. development proposals.

115 Spinning Brownfields into Gold 124 The Location Benefit Levy JIM MIARA DAVE WETZEL A investment fund turns brownfields into successful The introduction of a land value tax could produce many development sites. benefits, including funds of public transport. 116 Coloring a "Brown" Legacy "Green" PATRICIA L. KIRK A developer with green vision plans to make Naughatuck, Connecticut, a model for sustainable development.

20 Developments 30 Dialogues 130 ProActive Historic Office Building Goes Residential-and Green 30 Land Use 130 At Issue Sustainability and Property Rights Green Parking Structure Direct Democracy and Planned for Santa Monica EDWARD T. MCMAHON Development So-called takings measures are Must Read: Green Infrastructure: PHYLLIS MYERS based on a fundamentally flawed Ironically, the success of the smart l.inking Landscapes and assumption-that land use regula- Communities growth movement in engaging citi- tions, per se, decrease property zens likely has stimulated develop- 140 Profile values. Sensible land use regula- Sustainable Commuter Benefits ment referenda by raising expecta- tions almost always prop- Talking Green with S. Richard Package Offers Nondriving increase tions among all players about their Incentives for Workers erty values. "Rick" Fedrizzi ability to shape growth and by CHARLES LOCKWOOD encouraging adversaries to go to the latest Green Trends Explored at The president and CEO of the Wash- 34 Mobility mat rather than negotiate. Recent Ull Conference in Seattle ington, D.C.-based U.S. Green Build- Museum Siting: On-Site- True Costs ofTransportation ing Council discusses where the New Architecture in Spain ROBERT DUNPHY green movement stands today. Green as a Branded Most consumers have no idea how Building Concept much it costs to keep a car on the 141 Solution File road. Some officials show a similar AlA Picks 2006 Top Ten lack of knowledge about the cost of Green Projects fuel taxes. 144 In Print, Etc. Coexistence of Burrowing Owls and Park Construction 36 Parking 146 Community Builder D.C. Residential Real Estate The Price Tag for Structured Market Slowing Parking 216 Back Page RICHARD F.X. JOHNSON Ten Developments Win Ull's 1341n Practice An urban parking program could revi- Departments 2006 Awards for Excellence Smooth Transition talize urban areas. 14MaiiBox New PBS Miniseries Offers Tools TIM DELORM to Create Self-Sustaining Cities 38 ULI Certain actions can pave the way for 19 This Issue New Documentary Explores life Responsible leadership a smoother transition from military 214 Ull calendar base to civilian use. and legacy of J.C. Nichols MARILYN J. TAYLOR A look at the activities being undertaken 149 Regional 136 Green Use to inspire better land use decisions. Spotlight: Green Siting 42ULX LAWRENCE REED DC/MD/VA Plan the site, then design the building. 213 Advertisers Index Green 'Hoods

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44 Global Competition Urban Land takes a look at the changing face of cities positioning themselves for the 21st century in this 32-page special report.

78 Place Making 87 Reinventing at Poundbury France's Second­ LAWRENCE 0. Largest City HOUSTOUN GORDON FELLER Lessons from an English village. Lyon is pursuing a more sustainable infrastructure 44 Reconquering 65 Europe's 82 Downtown for its many development World Cities Affordable Template projects. PENNY KAY Housing ALBERT WARSON The world's most successful BRIAN BAKER Enlightened urban planning, 92 China's cities are integrating Linking reduced energy tough design guidelines, a Logistics approaches to social, use to housing costs passion for walkable neigh­ economic, and environ­ serves two purposes in borhoods, and developer Logjam mental issues, as well as a way likely to find favor acquiescence have turned COLIN GALLOWAY addressing governmental with both policy makers a Canadian city into a template Shifting goods into, around, concerns. and tenants. for downtown redevelopment. and out of China takes significantly longer than in 49 Demographics 69 Asian Giants Western countries. As a result, investment in and Destiny TIM CAMPBELL Chinese distribution M. LEANNE High-profile cities in China centers has soared. LACHMAN and India only partly The real estate investment reflect a much more implications of global complicated reality in demographics. both countries.

56 Smart Cities: 74 The Green Bilbao Quotient: Q & A TIM CAMPBELL with Che Wall Knowledge exchange and CHARLES a sustained focus on LOCKWOOD mechanisms to gather and "It is a very brave investor absorb information over today who doesn't think time are central features sustainability will be in of learning cities. much greater demand ten years from now." 60 The Other Europe BERT ERIK TEN CATE Real estate investors tum to central and eastern Europe in search of UNIVERSITY LIBRARY, COTTBUS, BRANDENBURG, GERMANY higher returns.

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98 Working Together 106 Property Title Issues in Asia BRETT HUTCHENS AND ALISON COOKE JANE ROBINSON Across Asia, property title systems and market Successful public/private partnerships depend practices present considerable difficulties in on a number of principles. establishing clean title to property.

100 Best-Selling MPCs 108 Storytelling and Leadership MELINA G . DUGGAL TRISHA RIGGS Today's master developers are trying to meet A longstanding tradition of using storytelling as the needs of a variety of homeowners of various a way to share industry knowledge is a main income levels, as well as the needs of a variety factor distinguishing ULI from other real estate of household types. organizations and trade associations.

103 Taking Transit GREG YAGER To maximize the positive contributions of railways to China's future and to offset the negative effects of the boom in car ownership, town planning needs to play an inextricable role in the development of transit hubs in China. 20 Developments 28 Dialogues 112 ProActive

28 Partnerships 112 At Issue Infra-Investment Site Fights DALE ANNE REISS P. MICHAEL SAINT AND Public infrastructure attracts private ROBERT J. FLAVELL investment worldwide. Land use site fights are growing more challenging in a politically 32 Megaregions savvy world. Think Global, Act Megaregional 116 Market Watch High Density for Seattle's South WILLIAM H. HUDNUT Ill lake Union Neighborhood The megaregion concept has taken China's Secondary Cities Sustainable Portland shape because the issues these JAMES HAWKEY Must Read: This Land: the Battle large regions face call for a new Though primary cities were the over Sprowl and the Future of framework for planning and public favorites of foreign investors in the America investment that is cross disciplinary, 1990s, the investment spotlight regional, and farsighted. now shines on secondary cities. Bike-Friendly Infrastructure a 124 Community Builder Health Benefit 35ULI 119 Marketing High-Rise Living in the Tropics 168 Back Page Building for Permanence Name that Brand Bus Maintenance Facility to RICHARD M. ROSAN CONSTANTINE A. VALHOULI Departments Receive LEED Silver In today's world of land use, How do you tum a neighborhood Harvard Business Review sustainability is more relevant into a destination? 14 Mall Box Goes Green than ever. 16 Publisher Note Five Developments Win ULI's 2006 122 In Print, Etc. 19 This Issue 36ULX Doing Time in the Garden: Life Awards for Excellence: Europe 166 ULI Calendar Lessons through Prison Horticulture 7 World Trade Center Earns Public/Private Prosperity LEEDGold RON NYREN The Iconic Building Conference in Asia Explores Ten projects show how public/private 127 Regional City Building partnerships can revitalize down­ towns and waterfronts, provide Spotlight: Communities Go All Green low-income housing in poverty­ California Breaking Status Quo stricken neighborhoods, and make massively complex development 165 Advertisers Index projects feasible.

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44 Lifestyle 78 Sustainable 90 Golf-In, In this 30-page special report, Urban Land looks at Resorts Golf-Out consumer-sponsored public venues that revitalize DAVID TIRMAN SCOTT KAUFFMAN public space. Developing resort projects Fractional-ownership clubs sustainably calls for responsible are teaming up with golf. land stewardship and shared community values. 95 Racing 82 The Rise of Uncertainty DOUG MORRISON New Ruralism Winning the honor to host the PETER S. RUMMELL 2012 Olympic Games was just Through this broad-based real the first round of the battle. estate movement, a philosophi­ As London has discovered, cal foundation of best practices the real struggle is realizing that defines new ruralism is the plans on which the bid beginning to emerge. was based.

44 Great Places 65 The Next GREGORY R. Wave GUNTER MICK MATHEUSIK Can shopping environ­ Spas are becoming the ments provide society's primary draw at hotels, third places? resorts, and master­ planned communities. 86 Under 98 China's SO The Challenges 70 Making Space the Spell of Retail Boom of Mixed Use for Place San Miguel RON GLUCKMAN CHRISTINE PAUL STROHM MARGE FAHEY Even as Chinese officials ROM BOUTS In the past ten years, Americans are discovering try to cool down a bubbling The right approach to "place" has been recog­ the charms of San Miguel mainland real estate market, mixed-use development nized as more significant de Allende and other Mexican the retail sector just keeps can indeed create added to a city than individual towns and are creating a real on growing. value, even beyond the projects. estate boom that is spiking project itself. prices dramatically. 74 The Green 58 The "Life" in Quotient: Lifestyle Centers Q&Awith JEFF GUNNING William Browning What are the ingredients CHARLES for a successful lifestyle LOCKWOOD center? "We have gotten very good at techno-fixes for indoor air quality and energy use, but now we really need to focus on the building environment

and how it affects the MESA ARTS CENTER, MESA, ARIZONA .. people within it." PHOTO: TIMOTHY HURSLEV/THE ARKANSAS OFFICE

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104 Resort Growth 113 Waterfronts for Small Towns MELODY FINNEMORE STEVE BERGSMAN Regions of the Northwest are attempting to To survive, Nova Scotia's Pictou County balance the demand for new resorts and communities redevelop along waterways. second homes with smart growth guidelines. 115 The Urge to Merge 107 The Mall as Resort STEPHEN R . BLANK IAN THOMAS Have we finally reached a tipping point in Retail centers take cues from resorts. mergers and acquisitions of real estate investment trusts and real estate operating 110 Site Design for the New companies? ''Village Center" JOSEPH T. GELLER Designing an appealing lifestyle center can pose many challenges, but also many opportunities for creative planning and problem solving.

22 Developments 30 Dialogues 120 ProActive 130 Marketing London District Strives Finding a Voice for Zero Impact 30 Place Making 120 Capital Markets through Branding ROBIN PERKINS Milan Undergoing Where Hype and Promise Intersect Going Global In recent years, the term "branding" Urban Renaissance MICHAEL BEVARD PADRAIG BROWN AND has become part of the daily lexicon, There is a very real danger that NOBLE CARPENTER yet it remains an ambiguous concept we will end up with an updated­ Today, real estate is in a global that is difficult to measure, much but little improved-version of investment class of its own. less define. cookie-cutter development with places looking the same from 124 In Practice coast to coast. 132 Solution File By the Numbers Design Depth BETH MATTSON-TEIG 32 Smart Growth WILLIAM P. MACHT Communities are arming themselves Deep office building conversions Searching for a Middle Ground with demographic research in an challenge developers to design FRANK CHOW aggressive move to recruit specific for depth. China should find a middle ground retailers. where ideology, socioeconomic 135 In Print, Etc. Paris Market Enjoys the Heat change, and sustainable growth 126 Profile balance the speed and power of The World is Aat: A Brief History Must Read: Building Barcelona: the country's vast changes. Talking Retail with Tacee Webb of the Twenty-Rrst Century A Second Renalxenfa RON NYREN Tourism in Croatia 36 Globalization Tacee Webb, project manager and 136 Community Builder Continues to Grow site selector for Los Angeles-based Hard Thinking clothing retailer American Apparel, 176 Back Page Luxury Resort to Open CLIVE CROOK discusses the synergy possible in Indochina Capitalism in the Third World between national chains and small Loss of Place Five Developments Win ULI's and technology advances require independent retailers-and the GEORGE OTTO, JR. 2oo6 Awards for Excellence: Americans to adapt and to change resulting opportunities for urban Berlin, Germany, plans to close Asia Pacific Region their patterns of work. revitalization. its last authentic market hall. Nihonbashi, Tokyo, Sees New Growth 38ULX 128 Design Departments Access Vacation Homes Anytime Metro Minority Populations Home Design with Cultural 14 Mail Box Differences in Mind RON NYREN 16 Publisher Note The highest ethnic population growth HENRY G. CISNEROS 19 This Issue rates are shown in ten metropolitan As homebuilders recognize the areas: six in the South, three in the importance of providing housing 174 ULI Calendar West, one in the Midwest-but none that respects cultural heritage, in the Northeast. more homes and neighborhoods 141 Regional will be designed to take into Spotlight: Georgia account the traditions and needs of ethnic households. 173 Advertisers Index

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88 Regional Thinking 128 Diluting No longer can cities function as islands, governing them­ Colorado's selves with little thought to the effects their policies have Water War on their neighbors. Suburban growth patterns and their attendant regional problems have caused some city lead­ PATRICIA L. KIRK ers to realize the need for cooperation and coordination It is west versus east in the with their neighbors. From transit to economic develop­ statewide battle over the ment to green building, Denver is thinking regionally and precious-and increasingly enacting solutions that not only address its problems, but scarce-resource of water. 154 Motor City also position the city to grow into the future. Shifts Gears 134 A Tale of LUKE FORREST Two Resort Following its success as the Valleys host of Super Bowl XL, Detroit is poised to bring new life to its ALLEN BEST downtown. Aspen and Vail-two of the nation's most famous ski resorts- are grappling with the 158 The Green need to accommodate growth Quotient: A Q&A and vie with newer, more modem competitors. with Christopher B. Leinberger 140 Cultural CHARLES LOCKWOOD "The alternative development 88 Regional 106 TOO Planning Assets: pattern that many people want Thinking by Type Museums Turn but have a hard time finding is KATHLEEN GLORIA OHLAND to Mixed Uses high-density, integrated, mixed­ MCCORMICK The Denver region will get use, quite complex develop­ SUSAN BREITKOPF The Denver metropolitan 70 new rail stations over ment that provides everyday A slew of new and redeveloped area has been a model of the next 12 years, creating basic services and maybe even museums in urban areas is get­ regional cooperation, with huge development oppor­ jobs, all within walking distance, ting in on the mixed-use band­ municipalities and counties tunities. But the city lacks which I call 'walkable urbanity."' wagon. working together to improve the resources and staff for infrastructure and accommo­ such an elaborate and 162 Regions Bet date growth. costly planning effort. 147 Hospitality's Heyday on Biotech DAVID SCHWARTZ 99 Regional 108 Intelligent BRAD BERTON Many regions see biotechnology Partnership Key to Development In response to surging demand, as the path to economic suc­ T-REX Success SHANNON COX hotel construction in Denver is cess, sparking a boom in SU RYDEN AND BAKER, KEN GILLIS, booming-but how much will be biotech-related development. HUNTER SYDNOR AND BYRON KOSTE too much? In real estate circles, the Denver is implementing mantra has always been smart solutions to address 166 Incubating location, location, location. its growth challenges. Inner-City In today's urban develop­ Biotech ment parlance, it is part­ 114 Birthing a City PHILIPS. HART AND nerships, partnerships, within a City WILLIAM J. GASPER partnerships. CYNTHIA KEMPER As Los Angeles tries to develop The Central Platte Valley, a a biomedical research campus 101 On the Right large tract of abandoned rail in its inner city, it can look to a Track yards and derelict land adja­ similar successful project in KATHLEEN OSHER cent to downtown Denver, is Boston for guidance. After a rocky start, the being transformed into a Denver area has come vibrant new gateway to ON THE COVER: THE DANIEL LIBESKIND - DESIGNED ADDITION TO THE DENVER together to support an downtown-a process that ART MUSEUM ADDS A NEW LAYER OF INTEREST TO THE CITY'S began more than 20 years REVITALIZED DOWNTOWN . ambitious new transit plan. ,.140lO: Jfff WULS : CO UIHUT Of THI OUfVEil: .Aitf MUSEUIWI ago and is still going.

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174 Place Making with 178 The Role of Banks in Form-Based Codes Community Reinvestment MARY E. MADDEN AND BILL MIKE SHERIDAN SPIKOWSKI Regional and community banks are helping lead "Form-based codes" are on the minds of devel· the way in community revitalization, noting that opers, planning professionals, and even citi· not only is the revitalization a profitable niche, zens. Most references to them are enthusiastic, but also that they feel rewarded by making a but some express fear and trepidation. What difference in their communities. are these codes really about?

34 Developments 54 Dialogues 190 ProActive Denver's Residential Peaks and Valleys 54 Denver 190 Solution File Community Action Grants Fund Seizing Opportunities for the Amazonian flexibility Two Community Outreach Projects Future WILLIAM P. MACHT in Colorado MAYOR JOHN W. The redesign of the headquarters for HICKENLOOPER the world's largest Internet retailer Denver has a history of making bold accommodates its rapid growth and transportation and land use choices change. to shape its destiny.

58 Land Use The Path to Rebuilding RICHARD M. ROSAN 204 Green Use One year after Hurricane Katrina dev· Retail Goes Green at Stapleton astated the Gulf Coast, New Orleans BEN KELLY still lacks a coordinated plan for Stapleton's new shopping center is action. participating in the LEED Core and Shell pilot program, and the devel· 66 Mobility oper is working with tenants to make the process easier to navigate. To Travel Is to Learn EDWARD T. MCMAHON Atlhough Hong Kong is easier to 210 Community Builder Profile Rubber Meets the TOD navigate today, it is at risk of losing its identity. Crested Butte Tries TND 224 Back Page Branding ULI Colorado The City in Context Learning Landscapes Transform 76ULX SUSAN BARNES-GELT Denver Playgrounds Ten DenverTODs 198 Trustee Profile Denver's future depends on balanc· ing urban needs with the western SAM NEWBERG Marilee Utter mind-set. An ambitious expansion of Denver's MARGE FAHEY transit network has opened up a host President of Citiventure Associates of opportunities for transit-oriented LLC, a Denver-based real estate advi­ Departments development. sory and development firm, Marilee 22 Publisher Note Utter has made career choices 27 This Issue whereby !\he can make a difference and change the world. 222 ULI Calendar

221 Advertisers Index

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68 Public Space 100 Ingredients In this 28-page special report, Urban Land takes a look at for Successful public spaces: the role parks, open space, and urban streets can play in protecting the urban landscape and Public Spaces generating economic development in cities as diverse as LARRY 0. HOUSTOUN, JR. New Orleans, Seattle, and Atlanta; and the market square Given a fine location, it is difficult as a gathering place in Berlin and Lodz, Poland. to design a space that will not attract people. What is remarkable is how often this has been accomplished.-William H. Whyte 106 Going Public STEVE GARMHAUSEN 121 Japan Developing around well-thought­ out public space is a concept Rethinks Urban that is catching on. Renewal GORDON FELLER 110 Bagby-to­ With the population due to fall by 28 million in the next 45 Sabine: A New years-at which time Japan will Beginning have the world's second-largest CHARLES LOCKWOOD percentage of people aged A neglected 23-acre portion of 65 and over-the country is downtown Houston has been examining its housing and transfom1ed into a public realm transportation needs. for families, joggers, boaters, and bicyclists. 68 Visions of Green 87 Blending Old 125 Return on Perception JENNIFER ZELL and New 114 Community What role will parks and GEORGE OTTO, JR. MARGE FAHEY open space play in a The key to establishing a Policing Design needs to be linked to rebuilt New Orleans? sense of place is to maintain ANDREA COHEN infrastructure and public policy a location's authenticity and GEHRING decisions. 73 Moving toward character while promoting a Police stations are undergoing High-Performance functioning and profitable major changes, moving away 128 The Green Infrastructure market environment-a from a fortress mentality to a Quotient:· Q&A MARY VOGEL strategy implemented in more positive focus on civic life. Great urbanism can be Berlin's Chamissoplatz. with Scott achieved while protecting­ 117 Historic Muldavin even improving-streams 92ANewCity Continuity in CHARLES LOCKWOOD and rivers. Heart "There still is a need for the DOUG MORRISON Berlin methods and practices to enable 80 AtlantaJs New A mix of retail, culture, RICHARD D. RUSH a particular lender or investor to Green Space business, and community Historic continuity, perhaps the look at a particular building with most vital ingredient in the NANCY EGAN life is being created around whatever combination of green a market square that is planning of place, has been attributes it has and assess its Every now and then, an difficult to establish in Berlin. idea, simple yet sophisti­ striving to be the new heart financial-value impact." of Lodz, Poland. cated, captures the public imagination of a city and­ in spite of the usual partisan squabbles-works.

ON THE COVER: N1 AERIAL VIEW OF THE HeDGE MAZE AT LONGLEAr HOUSE IN WILTSHIRE, ENGI.JWD, ONE OF THE LONGEST MAZES IN THE \WRLD, WITH A TaJAL PAJIM'AY LENGiTH OF 1.89 MILES (2.12 KMJ . PHOTO: JASON HAWKES/THE IMAGE BANK/GETTY IMMES

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134 Land Writes

134 A More Protective 142 Land, Policy, and Markets Urban Landscape DOUGLAS R. PORTER CHARLES REITH Washington State weathers a stormy debate As the world warms and becomes more populous over accommodating growth. and urban, more is expected from cityscapes. 146 Rediscovering Asia's 137 Restoring Water Flow to Urban Waterfronts Gulf Coast Mangroves KEVIN TENG DUANE SULK AND PATRICK COX The past decade has witnessed a burgeoning Today, much of the water flow has been waterfront renaissance on riverfronts and restored at Fiddler's Creek in southwest Rorida, lakefronts in inland urban areas in Asia. giving new life to the preserves and more natural habitat to the wildlife that live there. 148 Defeasance of Securitized Mortgages 140 Florida Embarks on MICHAEL A. HELLER Wetlands Initiative Defeasance has come from relative obscurity in GARY HOWALT 1998 to become a booming business in 2006. Federally owned parkland, state forests, and existing municipal parks will be tied together to form a substantial ecological preserve as well as a recreational area.

32 Developments 46 Dialogues 155 ProActive 179 Solution File Police Station Goes Green From Racquetball to School Hall 46 Outlook 155 In Practice WILLIAM P. MACHT Historic Site in Wooded Glen to Designers tum a 1970s-era, nearly Become Residential Community Risk Awareness in the Minority Developers and World Economy New Orleans windowless concrete-wall structure Must Read: The Bones ofthe Earth into a 21st-century elementary school. KURT F. VIERMETZ PHILIP S. HART Landscape Project Drives The changes and policies needed Is there a role for minority developers Regeneration in French Suburb to reduce global imbalances are full in the rebuilding of New Orleans? 182 In Print, Etc. Derelict Site in U.K.'s Nottingham of risks, requiringvigilance from all Diamond: A Struggle for to Include Green Space parties involved. Environmental Justice in 160 Capital Markets Louisiana's Chemical Corridor New Award for Sustainable Asia Investment Trends 50 Smart Growth Reston Town Center: Shopping Centers COLIN GALLOWAY A Downtown for the 21st Century Hamburg, Germany, Transit As a Tool for Foreign money is flooding Asian Regeneration Project Includes Shaping Development real estate markets. Public Open Space ROBERT DUNPHY 186 Nichols Prize Mobility Option for Aging Southern California needs to take 166 Market Watch New Urbanist Pioneer primary responsibility for developing TRISHA RIGGS Urban Population Coming of Age facilities to serve growth, with minimum Peter Calthorpe, this year's winner of India Introduces Real Estate COLIN GALLOWAY reliance on federal or state support the ULI j.C. Nichols Prize for Visionaries Mutual Funds Greater maturity and transparency in Urban Development, strives for Museum Siting: New Orleans 54ULI have boosted the presence of bigger model urbanist communities. After the Flood: Photographs by players in Japan's property market. The One ULI Robert Polldari 232 Back Page RICHARD M. ROSAN 168 Open Space Who Owns London? Implementing the One ULI strategy "Greening'' Times Square Classical Chinese Garden in has involved aligning the Institute's Selling the Importance of Parks California staff more closely around its program DOUGLAS VAIRA Departments of work. Why is it so hard to get parks in the Putting the Garden in Le Jardin city budget? 20 Mail Box St. Louis Developing Greenway 24 Publisher Note District 58ULX 172 Profile 29 This Issue National Evacuation Planning Top Ten Urban Parks Lewis Mumford: Pioneer of Study Underway 230 ULI Calendar RON NYREN MultidisFiplinary Urban Thought Open Space Seattle 2100 Coalition Urban open space provides more N. J. SLABBERT Members Call for 1oo-Year Green than just a green respite amid In an age of sound bytes and televi­ 195 Regional Infrastructure Plan busy city life. sion rivalry for public attention meas­ Spotlight: Florida ured by the minute, the power of 227 Advertisers Index Mumford's ideas has persisted. 16 URBAN LAND 0 C T 0 BE R 2 0 0 6 NOVEMBER/DECEMBER 06 LAND VOLUME 65, NUMBER 11/12 WWW.ULI.ORG/URBANLAND

62 Urban Design 92 Merging Old In this 28-page special report, Urban Land looks at and New how design affects the future of cities, addressing JONATHAN BARNES environmental concerns in the design process, the While adapting old buildings for role of foreign architectural firms in the changing face new uses is nothing new, one of China, and projects designed to fit Europe's existing particular type of adaptive use­ urban fabric. parabuilding-is gaining momentum worldwide. 96 Return to Grandeur NAOMI MIROGLIO The two most common ways to save historic movie theaters are to adapt them for live performances or make them work for modem-day moviegoers. 100 Infrastructure as Art NANCY EGAN A quirky new look for the 112 The Green Coney Island subway station. Quotient: Q&A with James 104 Today's Howard Kunstler Special CHARLES LOCKWOOD BRIAN STYS "In my view, there will be little U.S. restaurants are renovating to zero development of any kind 62 City Challenges 80 China Design and saving historic structures, in the decades ahead." PENNY KAY GORDON FELLER and, in return, they have the For the first time in its history, Will China's architectural benefit of one-of-a-kind venues. the Venice Architecture design market open wider Biennale examined cities, to foreign !inns? 108 Untying the architecture, and society. European Office 86 Meeting the 70 The Design Density Challenge DAVID TAYLOR Dividend Wireless technology has given BRIAN BAKER the European workforce new AMADIE HART Designing a project to fit freedom, but just what will The context of the city is a the existing urban fabric that mean for the future of greater detenninant of good while ensuring that it office design? design than any individual meets contemporary building or single design requirements is a key element. challenge for high-quality European developments. 73 Designing the Way to Green PATRICIA L. KIRK Environmental design is now synonymous with sustainable, or green,

design. DETAIL OF PLASTER ORNAMENT WITH ORIGINAL METAL LEAF FINISH IN THE ART DECO ALAMEDA THEATRE, LOCATED IN THE HISTORIC DISTRICT OF GOroilOWH IIWiimAt ti.UFOIIrflA. PHOTO: ARCHITECTURAL AESOUilCES GROUP

NOVEMBER / DECEMBER 2006 URBAN LAND 13 NOVEMBER/DECEMBER 06 LAND

116 Land Writes 116 New LEED Trend 120 The World of SCOTT MARTIN AND Islamic Finance FRANK THAXTER COLIN GALLOWAY LEED-NC is geared toward new construction and Islamic finance is emerging from its niche to major renovations, so what is a community full become a real player in world financial markets. of existing buildings to do? 122 Slowdown: Curves Ahead 118 India: A Market in STEPHEN R. BLANK the Making Investors c~ntinue to focus on coastal markets, PAUL STROHM emphasizing 24-hour cities like New York, With a population of about 1.1 billion, coupled Washington, D.C., Los Angeles, San Francisco, with gross domestic product growth that has and Seattle. averaged 6 percent since 1992, India is worth more than a second glance.

26 Developments 38 Dialogues 126 ProActive Old Electric Plant Becomes High-Tech Office Hub 38 New Orleans: 126 At Issue One Year after Katrina Hotel Restored with States Restrict Eminent Domain KENNETH CALDWELL Innovative Financing MATTHEW J. KIEFER A land use expert involved in Almost lost in the debate about Must Read: The Destruction of developing recommendations for Memory: Architecture at War eminent domain is its importance rebuilding New Orleans discusses to the economic health of cities. A Science/ Art Park Collaboration the efforts to date. in Princeton, New jersey 130 Capital Markets Europe's Industrial Space Rerated 46 Environment Transforming the Market through Europe's Retirees Go South Nature: Friend or Faux? Leverage WILLIAM H. HUDNUT Ill Predictions, Insights Shared at GARY MOZER ULI Fall Meeting Needed are broad, regional strategies Through a diversified pool of capital, 146 Design for linking environmental sustain­ collateralized debt obligations are ability and local land use planning. innately capable of structuring and 150 Profile pricing a significantly higher level of 50 Green Renewal risk than commercial mortgage­ 156 Solution File ULI Renovates Green backed securities. RICHARD M. ROSAN 160 In Print, Etc. Interest is growing in the area of 134 Green Use environmentally conscious building The Business Case for Sustainable 162 Community Builder renovation-the transformation of Office Design traditional, existing space into ALLAN MONTPELLIER AND 180 Trustee Profile Five Projects Win ULI Global green space. BRENT ROGERS Awards for Excellence Owners and developers should eval­ Notes from the Ground Aoor uate sustainable design options 184 Back Page New ULI Centre for Real Estate 54ULX based on a total cost of ownership Education in Abu Dhabi Design: Ten Cities to Watch economic analysis, rather than on Departments the more standard life-cycle cost RON NYREN 16 UL Mail Box Barajas Airport in Madrid Wins analysis. Stirling Prize High-profile architects, innovative 20 Publisher Note design, and sustainable strategies Commentary: A Negative Victory are changing the ways U.S. cities 142 Marketing 23 This Issue for the Democrats? look-and operate. Cobranding's Competitive 182 ULI Calendar Advantage CONSTANTINE VALHOULI 167 Regional As design and marketing hooks Spotlight: New Location for Urban Land Index continue to be embedded in The subject/author Index of the articles that have appeared in Urban Land developments, branded buildings Pennsylvania over the past year (previously contained in the November/December issues of may change the ·Nay luxury buildings 179 Advertisers Index the magazine) is now located on the Ull Web site at www.ull.org/urbanland. are marketed and developed.

4 URBAN LAN 0 N 0 V EMBER /D ECEMBER 2 0 0 6 Urban Land October 2005

On the cover: Features Passing by a sign advertising a A Choice of Lifestyles lifestyle mall in Guangzhou, by David C. Scholl and Robert B. Williams China.

Photo: ©Sinopix Though the mall is here to stay, lifestyle retail centers are

catering to consumers who want a complete experience.

Inside ULI Alternative Anchors by Patricia L. Kirk Bring New Orleans Back Commission to Work with ULI With ambience becoming more important than ever, the gathering place is beginning to replace the anchor. Economic Development Strategies for Bridgeport, An Interview with New ULI Chairman Marilyn Jordan Taylor Connecticut by Trisha Riggs

Financing Urban Infrastructure The role of ULI chairman is a fitting role for this self- professed “passionate advocate” of urbanity and the public Inner-City Adviser Profile: realm. Joanne R. Milner China’s Lifestyle Malls

by Colin Galloway Lights, Camera, Action Grant in

New York China’s retail market is booming as other sectors become overheated. ULI Welcomes Scholars in Residence Ethni-City by Elizabeth Austin Lunday President's Message Rebuilding New Orleans and the Latino new urbanism and the future of the American city.

Gulf Coast—a Look Ahead

Today’s Workplace Chairman's Message by Kay Sargent

Reaching Out

Accepted wisdom on workplace design must adapt to a changing work environment.

Unconventional Art Spaces by Terry J. Lassar

A new crop of convention centers is connecting with the surrounding community through art.

Special Section: Northern California Bay Rebound by Mark Hornberger

Special Section: It is primarily housing that is driving signs of recovery in northern California.

Bioscience Boom by Brad Berton

Special Section: Northern California is being transformed into a biotech hub.

Finance Trends A New Paradigm for Real Estate by Bruce R. Cohen

Finance Trends: Permanent liquidity will ensure the availability of funding for well-thought-out projects.

Financing Manufactured Housing by Charles Williams

Finance Trends: Barriers to entry and the growing sophistication of the industry will keep this sector strong.

Global Capital Markets Make Their Impact on the U.S. CMBS Landscape by Dan Smith and Daniel Vinson

Finance Trends: Suddenly, a host of variables can affect CMBS performance.

Departments

Point of View Evolution of the Urban Mosaic by Victor B. MacFarlane

Capital Markets Development Financing in China by Chen Yuan

Smart Growth Green Evolution by Murray W. Newton

At Issue Reclaiming Hong Kong’s Harbor by Colin Galloway

Market View The London Hospitality Market by Charles Lockwood

Solution File Mixing Office, Medical, and Residential Uses by William P. Macht

In Print, Etc

Brave New Neighborhoods: The Privatization of Public Space

Clearing the Way: Deconcentrating the Poor in Urban America

Private Neighborhoods and the Transformation of Local Government

The City: A Global History

The Initiated Eye: Secrets, Symbols, Freemasonry, and the

Architecture of Washington, D.C.

Developments

A City within a City in Dallas

Catalytic Community Centers Coming Online

Discovery Trail Links Neighborhoods

Fortune Finance Center Establishes Vision for Chinese City Core

L.A. Design Center: Transforming Identity

Mixed-Use Infill Reinvigorates Surrounding Streetscapes

Open-Air Village Responds to Desert Environment

San Francisco Bay Area Pioneering Universal Design

Self-Liquidating Aquatic Facility

Suburban Jacksonville Gets Urban Main Street Center

Urbanity in the Suburbs

Open Portfolio Unlocking the Past by Stephanie Moore

This Issue Refining Retail by Kristina Kessler

Community Builders Profile Michael Banner by Desiree French

Back Page A Teachable Moment

by Edward T. McMahon

January 2005 UL-TOC

Photo: Corbis

This Issue In Equilibrium by Kristina Kessler

Shoppers have been taking equity out of their homes—using them as giant ATMs—making retail the only property sector in relative equilibrium.

Special Section: Central Florida/Golf Resort Heading South by Beth Mattson-Teig

A growing population base in Florida, Georgia, and Alabama piques retailers’ interest.

Retail Hotspots by Beth Mattson-Teig

Retailers get creative to land stores in an increasingly crowded California market.

Inside ULI

Energizing Allentown’s Vision

Forum Looks at Emerging Land Use

Gladstone Receives ULI Washington Lifetime Achievement Award

President's Message

Why Sustainable Growth Matters Now More Than Ever

ULI Trustee Profile

Patrick Phillips

Developments

Buffalo’s Erie Canal District Gains

Charitable Trust Revitalizes Waikiki Shopping Center

Library Uses Retail Techniques

NYC Retail Rents on the Rise

In Print, Etc.

A Field Guide to Sprawl

Dark Age Ahead

Dark Age Ahead

Urban Land January 2005

Features Entertaining Development by Michael D. Beyard

Retail entertainment has exceeded the seemingly inflated expectations of a decade ago.

Gaming Retail by Steve Bergsman

There is still plenty of room for retail on the Strip.

Going “Off Mall” by Brad Berton

Department store chains are experimenting with a new format to capture convenience-oriented customers.

Lost in Translation by Yaromir Steiner and Nathaniel Poteet

Essay: Now is the time to rethink and rearticulate the nomenclature of the retail development industry.

Neighborhood Shopping by Michael D. Beyard, Michael Pawlukiewicz, and Alex Bond

Ten strategies can help rebuild neighborhood retail.

Finance Trends Global Real Estate Securities by Lee Menifee

Direct investments in international property markets provide competitive returns, plus variable diversification benefits.

Net Lease Transactions by Darin L. Buchalter and Mike Syers

More companies could enter into net lease transactions to restructure real estate assets and capitalize on favorable market conditions.

The Debt and Equity Scene by Mike Sheridan

With low interest rates, active lenders, and an improving economy boasting good job growth and reasonable net absorption, 2005 is shaping up to be a unique time in the history of commercial real estate investment.

Community Builders Profile Daniel Biederman by Desiree French

Point of View The Wal-Mart Challenge by Dale Mulartrick and David Silver

Capital Markets Managing for the Crisis by Bowen H. McCoy

At Issue Eminent Domain in Economic Development by Leonard A. Zax and Rebecca L. Malcolm

In Practice Forgotten Urban Land by Daniel T. Kildee

Solution File Transit Dependent by William P. Macht

Open Portfolio Upping the Mall Ante by Denise Orr

Back Page In Pursuit of Place by Sam Newberg

FEBRUARY 2005 • VOLUME 64 • NUMBER 2 Features A New Exodus? CHARLES LOCKWOOD Soaring housing prices are forcing middle-class Americans to rethink where they will live. 58 Living Green TERRY J. LASSAR Application of LEED standards is not always an easy fit-especially for multifamily housing. 65 Communities on the Edge ELENA MARCHESO MORENO As development pushes farther into forests and grasslands in many states, communities at the urban/wildlife interface are experiencing an unprecedented risk of fire. 69 Living Together BETH ROGERS Cohousing can bring a deeper sense of community to new urbanist, affordable, and retirement developments. 74 Second Homes JEANETTE I. RICE Demographic and societal trends are converging Same-sex locations. to create significant long-term growth in demand. 78 Gay America GARY J. GATES To understand the real housing choices of the gay community, developers must move beyond stereotypes. 83 Age-Sensitive Development DAVID SALVESEN AND PHILIP HERVEY Housing communities need to be made truly accessible for older adults. 88 Housing Israel RoN NYREN Israel's growing population and limited land availability present significant challenges for housing residents in the coming decades. ON THE COVER: Chelsea area of Manhattan. 92 Refining Mixed Use Israeli space. Phcto: C

U r b a n L a n d February 2005 13 Contents continued from page 13

www.urban Ia nd. u li.org

PUBLISHER RACH ELLE L. LEVITT [email protected]

EDITOR IN CHIEF KRISTINA KESSLER Strong Signs kkessl er@u]i. org MIKE SHERIDAN MANAGING EDITOR KAREN SCHAAR Central Florida's economy is growing at a rapid pace. [email protected] COPY EDITORS NANCY H. STEWART Golf Strategies [email protected] PHll GILDAN }AMES A. MULLIGAN Golf resort community developers need to be [email protected] aware of often-overlooked problem areas that DAVID JAMES RosE [email protected] could hinder their exit strategies. ART DIRECTOR BETSY VANBUSKIRK [email protected] Newfoundland place. Departments GRAPHIC DESIGNERS ANNE MORGAN Point of View [email protected] Impact of Boomer Retirement on Sprawl BYRON HOLLY Wtlliam H. Hudnut III [email protected] PRODUC110N MANAGER 18 Capital Markets DIANN STANLEY-AUSTIN Institutional Investors Target Workforce Housing [email protected] ]. Michael Fried and Keith B. Rosenthal EDITORIAL COORDINATOR CECE MINER 22 Smart Growth [email protected] ADMINISTRATIVE ASSISTANT 29 At Issue YVONNE STANTON Boom Without Bust? [email protected] Amanda Huron ADVER11SING VICE PRESIDENT Can a housing market boom without busting the poor? LAURA TEMPLETON l2 Market View 1202-624-7044/[email protected]) Condo Hotels SENIOR ADVER11SING MANAGER CARMELA ACAMPORA Hawaii Mayors Discuss Jim Butler and Guy Maisnik ( 202-62 4-704 21 [email protected]) Development Issues NATIONAL SALES MANAGER 38 Looking Abroad (design;engineering,tplanning,tconstruction) European Investors Anticipate Growing Pains YASMINE YATES Profitable Year Jack Rodman I 202-62 4-71 75 [email protected]) A Development Strategy and Policy China's housing market could evolve into a long-term ADVERTISING ACCOUNT MANAGER Framewolt! for Annexation Areas investment opportunity for global investors. THOMAS MITCHELL I 202-6 24-713 3/[email protected]) Plus: 40 Solution File ADVERTISING ADMINISTRATIVE ASSISTANT • ULI Trustee Profile Affordable Housing above Trendy Retail UNIQUE MILLER • Members in the News William P. Macht (202-624-7!79 /[email protected]) • Who's Who at ULI and the ULI Foundation 42 In Print, Etc. • ULI Calendar of Events 46 Developments Volume 64, Number 2 Urban Land IISSN 0042.0891) is pubfishQ1ll110!l t n~ (txllePI """'" 48 Open Portfolio r~~~..::=~~~-~!$.;~u.~~~.!~~: I).C. 20007·5201; """·u•blntsod.uii.Ofi. ©2005 ULHhe lltban Tilting History i.8llll l do~Ma . on rWllS reserved. Roccrp! of Urban IJrod IS~ beft­ eRt 01 membership li> Ul.i-11\o Urbon Lllnd 11\st~Uio. Sin«Je onme< no II$IIM6ibltity for the ro.. or 1.20 Community Builders Profile let, Washington, D.C. 20007-5201. ~~r~~~-~= ·~~~S~WM.hifl gton, D.C., and additional mailing

14 Urban Land February2005 MARCH 2005 • VOLUME 64 • NUMBER 3

lt Race to the Sky JIM MIARA The appeal of tall buildings is surviving the events of 9/11.

1· • Office Condos STEV E BERG SMAN Driving this market niche is the current availability of cheap money.

'~ Global Citizens, Global Cities R ON N YREN Across the globe, the office building is becoming less isolated, less isolating, and more adaptable.

c.. t Urban Surge DAVID G. GARB ER China is hosting history's biggest building boom.

t~ I Reviving Japan's Gateway R EB ECCA GREEN AND TATSUO NI SHIMOTO A case study unlike any Japan has ever seen .

•~ t • Image Shaping JER RY W. SzAr AN China model. Cities large and small are developing arts and cultural facilities to shape their local, national, and even international images-and to enhance their economies. Talking Art + Culture JA ME S FRASER AND CHRIS WARR EN Arts, culture, and business are helping to revitalize downtown Durham, North Carolina.

8-~ Mid-Atlantic Boom PATR ICIA KIRK Housing is driving mixed-use projects along the mid-Atlantic.

ON THE COVER: 1 H Broker Dialogue London Bridge Tower MIKE SHERIDA N (see page 48). City cuHure. FINANCE TREND 5: The U.S. brokerage industry Ske\ch: Renzo Pi8<1 o Building Workshop continues its transformation as clients' demands change, the business adjusts to frequent ebbs and flows, and new challenges appear with increasing frequency.

MORE CONTENTS ON FOLLOWING PAGE liJoo

U r b a n L a n d March 2005 11 ,- ...... -~.- .- ·---~_-.- ..

.··. Conienls cmrtimtef; from page 11 .. ~ . . ~. .. ' - - . Urban land www. urban land. u I i. org

PUBUSHER RACHELLE L. LEVITT [email protected]

EDITOR IN CHIEF KRISTINA KESSLER 10 CMBS Maturation [email protected] BRETT SMITH AND DAVID KOLETIC MANAGING EDITOR KAREN SCHAAR FINANCE TRENDS: By 2006, CMBS financing [email protected] should account for 50 percent of all new COPY EDITORS permanent financing. NANCY H. STEWART nstewart@uli. org JAMES A. MULLIGAN 10 AHemative Financing for Mixed Use [email protected] SANFORD HERRICK DAVID JAMES RosE [email protected] FINANCE TRENDS: Where conventional lenders are less active, developers are seeking ART DIRECTOR BETSY VANBUSKIRK "special situation" loans. [email protected] GRAPHIC DESIGNERS 1.- Leadership Exchange ANNE MORGAN [email protected] TRISHA RIGGS BYRON HOLLY ULI studies leadership skills that work. [email protected] PRODUCTION MANAGER DIANN STANLEY-AUSTIN [email protected] EDITORIAL COORDINATOR ., Mail Box CECE MINER [email protected] 17 Capital Markets ADMINISTRATIVE ASSISTANT Asian Property Sector YVONNE STANTON Nick Sallnow-Smith [email protected] How far behind global trends is the real estate ADVERT1SING VICE PRESIDENT sector, will it catch up, and how will it affect Asia? LAURA TEMPLETON ( 202-624-7044/[email protected]) 10 Tech Trends SENIOR ADVERTISING MANAGER Blogging for Dollars CARMELA ACAMPORA Joe Dysart Reinvent or Be Obsolete: Retail Confer­ ( 2 02-624-704 2/ [email protected]) Bloggers can serve up insightful observations ence Attendees Buy the Message NATlONAL SALES MANAGER on defined interest areas. (design;engineeringjplanningjconstruction) Denver Justice Center Seeks and YASMINE YATES Finds Solutions In Practice ( 202- 624· 71 75/[email protected]) Cultural Planning The Washington, D.C., Region ADVERTlSING ACCOUNT MANAGER DoritFromm THOMAS MITCHELL Gets a "Reality Check" Harnessing cultural facilities to further economic ( 202-624.713 3/[email protected]) ULI Southwest Florida Honors development has been the dream of hundreds ADVER11SING ADMINISTRATIVE ASSISTANT Four Community Leaders of cities, including second-tier cities. UNIQUE MILLER (202-624-7179 /[email protected]) Plus: Solution File • Trustee Profile Private Streets, Public Purpose • who's Who at ULI and the P. ULI Foundation William Macht Holding public facilities privately can help maximize profits. Volume 641 Number 3 • Calendar of Events Urban Land {ISSN 004t-089l) Is ptlb~sned m0111hly (W:opl eom- ~o;g~~-:.,~~:~!~~i,~cM":.'s~~!~~~~~: lO In Print, Etc. D,C, 20007.S20l: I'IIWI.Utbani&Od . ull .~ . ©2005 ULI-the Urban Llfnd lnsllMe. nil AA~\S tes<>tOi of Urban Land is a ben· er.t at membetslllp Jn uu-tll! Ulban La 111st1Wta. SII1Qio arri ""'~ j Developments tlpJt! cop!"" ere ;MIIIaJoie tiVotJgh UU Publ~i!OnsOnlefs (800.321· oou 01 f.msll: t>oo~<>tot...,U . or!l) : s~~ pr~co, m :S9 ~h lot fMl to 2• oop105; S4 ,50 =~fat 25 01 mofe CGpOO$. 35 This Issue Opinions expressed in articles or columns appearing in Urban Land are those of the author(s) or person(s) quoted and are not neces­ sarily those of Urban Land or of ULI-lhe Urban Land Institute Ad­ vertisements appearing in the magazine do not constitute or imply 120 Community Builders Profile endorsement by Urban Land or Ull-the Urban Land Institute. Urban Land assumes no responsibility for the loss or damage of unsolicited manuscripts or graphics. The contenls of Lhis publication are pro­ l Back Page tected by copyright and may not be reproduced in whole or in part or in any form without written authorization, Requests for reprint per­ Biopragmatism mission, editorial guidelines, and editorial calendar should be sent to Yvonne Stanton (E-mail: [email protected]). Letters about articles Nicholas Slabbert and columns published in Urban Land, as well as comments about other topics of interest to its readers, can be sent by Malaysian architect Ken Yeang combines high-rise e-mail to [email protected] or [email protected]. (Note: submis­ engineering know-how with cutting-edge green sions are subject to editing for clarity, style, and length.) Postmaster: Send address changes and circulation mquiries to Advertisers Index, page 143 technologies. Urban Land, Member Services Division, ULI, 1025 Thomas Jeffer­ son Street, N.W., Suite 500 West, Washington, D.C. 20007·5201. Periodicals postage paid at Washington, D.C., and additional mail­ ing offices. Printed in the U.S.A.

12 U r b a n L a n d March 2005 APRIL 2005 • VOLUME 64 • NUMBER 4 Features I 58 The Texas Turnaround MARK G. DOTZOUR AND HAROLD HUNT The Lone Star State has picked itself up by its bootstraps and is brushing away the effects of an economic downturn that hit hard in 2000-2001.

64 Border Boomtowns JERRY W. SZATAN Major cities along the Rio Grande have grown rapidly in the last decade, fueled by the relaxing of trade regulations and growing logistics and services sectors. Downtown's draw. 70 Growing the Downtown Neighborhood BEN E. BREWER III From historic conversions to new construction, San Antonio's downtown housing market is booming.

74 Changing Times TERRI L. WILLIAMS A former military base finds new life.

80 Up to Par SAM NEWBERG Controversy continues to swirl around a PGA golf course proposal that has been roiling the San Antonio development community over the past few years.

84 The Trinity's Travails BILL EAGER AND ALEX KRIEGER Nearly 20 years and numerous proposals later, consensus on the future of the Trinity River Corridor may finally have been reached.

90 Centering Towns MIKE SHERIDAN Mixed-use town center developments are becoming increasingly a must-have for suburban and exurb an ON THE COVER: communities across the country. San Antonio Central Library. Rediscovering a river.

Photo: Carol M. Highsmitll

MORE CONTENTS ON FOLLOWING PAGE ~

U r b a n L a n d April2005 13 Urban land www. urban land. uli .org

PUBLISHER RACHELlE L. LEVITT 105 Reurbanizing the Core [email protected] MEEJJNG ISSUES EDrrDR PATRICIA L. KIRK AMADIE HART Both Phoenix and Las Vegas are looking to their [email protected] downtowns to accommodate a continuing influx COPVmrroRS of new residents. NANCY H . STEWART [email protected] JAMES A. MULLIGAN 106 Desert Cool [email protected] JEANETTE O'TooLE DAVID JAMES RosE [email protected] A crop of new homes in California's high desert is incorporating traditional desert modern ART DIRECTOR BETSY VANBUSKIRK architecture to create its own style. [email protected] GRAPHIC DESIGNERS ANNE MORGAN [email protected] Departments BYRON HOLLY [email protected] 18 In Focus PRODUCTION MANAGER Changing Our Approach to Planning DIANN STANLEY-AUST IN Mayor Edward D. Garza dsaustin@uli .org City hall has jettiSOJled its development free-for-all EOn'ORIAL COORDINATOR and is conccntratiJJg its efforts on balanced growth. CECE MINER [email protected] 23 Point of View ADMINISTRATIVE ASSISTANT Reaching Out to City South YvoNNE STANTON Emil R. Moncivais [email protected] San Antonio is refocusing its development lens ADVER11SING VICE PRESIDENT to take advantage of the city's southern assets. LAURA TEMPLETON (202-624-7044/ltempleton@u]i,org) 30 At Issue SENIOR ADVERTISING MANAGER Water Wars on the Mexican Border CARMELA ACAMPORA 124 Charles Mueller (202·624-7042/[email protected]) A long drought and increasing demand are NATIONAL SALES MANAGER Houston Young Leaders Launch Exchange prompting Texas border cities to find ways to (design;engineering,tplanning,tconstruction) Program stretch their water supplies. YASMINE YATES ( 202-624-7175/[email protected] East Commerce Street Corridor 34 Smart Growth ADVERTlSING ACCOUNT MANAGER "Grand Palil" for Frisco The Urban Forest-Yesterday, Today, Tomorrow? THOMAS MITCHELL (202·624 -7133/[email protected]) Plus: John E. Cutler • Trustee Profile Many Texas cities are losing significant amounts AIMR11SING ADMINISTRA11VE ASSISTANT UNIQUE MILLER • Who's Who at ULI and the of tree cover, which affects both the physical and (202-624-7179 /[email protected]) ULI Foundation visual environment. • Calendar of Events 40 Solution File

Sound Solutions Volume 64, Number 4 Advertisers Index, page 135 Will Macht Urban Land (ISSN 0042.()891) OS )lubll!ll""' rnootnry (except con\o boned Nt. 1\ ftlOtl, infill developers to respond creatively. D.C. 20007·520!: w•w.urbonfond . ull.o~ 02005 UU-Ihl! Urb"" ~~~~~'r:if~~u-;g.a~~ ,:::,ltut:.'~:.~ ~Jl: h!i'O ~ Ble IIV8IIOO!e U."""' UU PllbllcnUons On1erS !800-321· 48 Developments ~7~:~~:r~~.~~~~i,~:,~~; $9 each ()pfofotls-e..pcessed in articles or columrcs ~in Urban Land 55 This Issue am 1110.. of tho aU111ott•l or pet$00{0) quotOd arKf'"'" 001 neter. sat>ly mose olllrDtHr LJr>d or ol ULHho UIIUitl l..ond lnr.tituro. Aoj. r lleMI$01110nls •POC•riM Lind lnsUtuto. Urllan 120 Community Builders Profile I.MUW~pts or I!'$Dhoe raprOCIUoed In ~"* 01 1n par1 136 Back Page cwln 8lll' form -wilhout wntlen authoJinL pot· nosslot!, editorial guldollneS. snll OOiiOd, 06 l'oi>H us comments Ann Benson McGlone Olboul ott>or top~ or fnteroslto Its reacr~rs, cen be sent by c-mait to kkessfo

14 U r b a n L a n d April 2005 MAY 2005 • VOLUME 64 • NUMBER 5 Features 58 Growing Smart on the Fringe VICTORIA R. WILBUR Managing suburban fringe development should focus less on regulation and more on education. 63 Green Neighborhoods STELLA TARNAY The neighborhood is a building block for sustainable development. 74 Finding Community in Retirement PHILIP H ERVEY AND DAVID SALVESEN An estimated 20 retirement communities are built, planned, or under construction for gays and lesbians-and that number is likely to grow. 80 University-Linked Retirement Communities DAVID S CH WARTZ A growing niche trend nationwide is seeing seniors pack up for life on-or near-campus. 84 Telecommunities NICHOLAS SLABBERT La Plata, Maryland, could be transformed into a prototype of America's new telecommunity. 90 Mountain House CHARLES LOCKWOOD A new town east of San Francisco promotes density, protects the environment, and combats sprawl and traffic congestion. 96 Interior Sights NANCY EGAN Interior design is evolving in terms oflayout, usage, materials, and technology. 104 The Public Realm CHARLES LOCKWOOD AND MELISSA TCHIRKOW Pittsburgh's PPG Place plaza and Glendale, California's Chess Park find their own separate ways to engage residents ON THE COVER: in "conversation." Chess Park in Glendale, California (see page 104). l't!oto: Tom 8onref 111 Urban Rivers Reborn NANCY L. FLEMING As vital resources that can contribute multiple benefits to our cities, urban rivers must be reclaimed.

MORE CONTENTS ON FOLLOWING PAGE ....

U r b a n L a n d May 2005 15 Urban land www. urban Ia nd. uli .org PUBLISHER RACHELLE L. LEVITT [email protected] miTOR IN CHIEF 120 Colorado Comeback KRISTINA KESSLER [email protected] CATHERINE BURROUGH MANAGING miTOR Cautious economists are saying Colorado can KAREN SCHAAR expect job growth in every sector of its economy­ [email protected] which bodes well for new construction. COPYmiTORS NANCY H. STEWART nstewart@uli. org 122 Communities in Context JAMES A. MULLIGAN MARK A. NUSZER [email protected] DAVID JAMES ROSE Planning greenfield developments that [email protected] embrace Colorado's natural landscape. ART DIRECTOR BETSY VANBUSKIRK [email protected] Departments GRAPHIC DESIGNERS ANNE MORGAN 18 Mail Box [email protected] BYRON HOLLY 20 Point of View [email protected] Public/Private Collaboration Steve Ferris PRODUCTION MANAGER DIANN STANLEY-AUSTIN What is needed is a deeper understanding of [email protected] development promotion. EDITORIAL COORDINATOR CECE MINER 24 Smart Growth [email protected] Conservation Easements ADMINISTIA11VE ASSISTANT Richard Shaw YVONNE STANTON Developers can focus on nature-and still [email protected] make a profit. 28 In Practice ADVER11SING VICE PRESIDENT Making Horticulture Work for Developers LAURA TEMPLETON 134 Ian Cooke ( 202-62 4-7044/[email protected]) Horticulture can be a powerful marketing tool that SENIOR ADVER11SING MANAGER University of Colorado Wins Student can increase the value of property over the long term. CARMELA ACAMPORA (202-624-7042/[email protected]) Urban Design Competition 32 Looking Abroad Strategies for Developing the NADONAL SALES MANAGER Docklands and New Providence Wharf (design; engineering/planning/construction) Village Center at Arapahoe Station John K. Mcflwain YASMINE YATES (202-624-71 75/[email protected]) Healing Neighborhoods with Urban A new London landmark is rising out of the Thames­ Marf!etplace side mud in the shadow of Canary Wharf's gleaming ADVERTlSING ACCOUNT MANAGER office towers. THOMAS MITCHELL Plus: (202-624-7133/tmitchell@uli,org) • Trustee Profile 36 Solution File ADVERTlSING ADMINISTRADVE ASSISTANT • Who's Who at ULI and the UNIQUE MILLER ULI Foundation 38 In Print, Etc. (202-624-7179 /[email protected]) • Calendar of Events 44 Developments

46 Open Portfolio Volume 84, Number 5 ~d.un.org. ©2005 ULHhe Urban l..iNlO III!Utuui. oil ilghls -· R~ pt of Urban Land is a ben­ A master plan to reconstruct the Indonesian provincial efit of membership in UU-the Urban Land lnslitute. Single and mul­ tiple copies are available through UU Publications Orders (800-321- capital of Banda Aceh is in the works as hundreds of 5011 or E-mail: [email protected]); slngie mog!llloo-dO not <011stltute or Imply eildotwnl:~l WUrllon l..ond oc I,A.r-thOn 132 Community Builders Profile land a;sumes no lfSIIPO':i!b~Mylor tr.e lo.os ord....a&o·of unsobcltoa jMr)l)SeQpt.S or S!.on I.Qnif,'·as ~"II as cotnrTM!nts abOut ol~er roplc& of' lntoro ruMers, can be sent by Linda Matchan ~~~ to !

atures ~ 54 Toward Green Urbanism J STELLA TARNAY AND ED McMAHON L Reimagining cities in collaboration with nature. ON r:m Green Moves Mainstream DOUGLAS GENSLER AND ERIC BRILL The volume-build challenge is to streamline the LEED certification process for multiple buildings. 68 The Business Case for Green Building JONATHAN F.P. ROSE Green building makes for a healthy bottom line. 75 Going Green WILLIAM D. BROWNING, JENIFER SEAL CRAMER, AND ANNE B. FRE) In the last two decades, the green building movement has made an enormous leap forward . .83 Harvesting $ from Green Roofs KATRIN SCHOLZ-BARTH Green roofs present a unique business opportunity with tangible benefits for developers. 88 Treating Waste Green builds. CURTIS J. SPARKS Using engineered wetlands for on-site wastewater treatment enables planners to look at residential development in a new way. Managing the Unexpected PATRICIA L. KIRK The "dirty" on greening brownfields. H8 Slimming Down ADRIENNE SCHMITZ AND JASON SCULLY Incorporating walkability into a variety of development models enhances not only personal well-being, but also the bottom line.

ON THE COVER: 104 Faith-Based Development Jovibarba hirta Emerald ELENA MARCHESO MORENO Spring with flowering Sedum sexangular located Churches are getting bigger-so are their on a 20,000-square-foot development goals. extensive green roof atop the Montgomery Park Business Center in Baltimore, Maryland (page 83). MORE CONTENTS ON FOLLOWING PAGE ~ Photo: Katrin Scoolz·Barth • U r b a n L a n d June 2005 11 www. urbanland . ul i . org PUBLISHER RACHEI.l.E L. LEVITT rlevitt@uli .org

EDITOR IN CHIEF Building Greener Cities KRISTINA KESSLER kkessler@u li .OJ g WILliAM P. MACHT MANAGING EDITOR Portland, Chicago, and Pittsburgh are leading KAKEN S CHAAR LEED cities. [email protected]·g COPY EDITORS NANCY H . STEWART Pittsburgh Forges Ahead [email protected] MI C HAEL STERN ]HtEs A . MuLLIGAN [email protected] Brownfields are becoming the economic drivers D A\' I D JHI E S R 0 S E of a postindustrial landscape. [email protected]

ART DIRECTOR BETSY VANBL 1SKIRK Departments [email protected]·g GRAPHIC DESIGNERS 14 Mail Box ANNE MORGAN 17 Point of View [email protected] BYRON HOLLY Revisiting Development Models bholly@uli. org Anindita Mitra PRODUCTION MANAGER Perhaps it is time to establish international norms DIANl\ STA N LEY -AUSTI N for development. [email protected] EDITORIAL COORDINATOR 20 Up Front CECE MINER Restorative Development [email protected] Storm Cunningham ADMINISTRATIVE ASSISTANT What is needed is a development model that repairs YVONNE STANTO N as vigorously as the current model destroys. [email protected] 24 Smart Growth Making Smaller Better ADVERTISING VICE PRESIDENT Bill Valentine LAURA TEMPLETON Can planners and architects make the world a better 1202- 62•- ;04 ;[email protected]) place by designing smaller structures? SENIOR ADVERTISING MANAGER Spring Council Fo111m Explores Changes CARMELA ACAMPORA in Uman Lifestyles 28 At Issue r 2112. n 24-; IJ4 21 [email protected]) Chainnan's Message: NATIONAL SALES MANAGER Frampton Reflects on Lessons Learned 33 On Site (design;engineering;planning!constructJon) A Green Tale YASivi!NE YATES ULI Recognizes 11 Development Projects Christopher W. Kurz ' 202-624 · 'i 17 5/ yyates@ uli .orgJ In the Americas For green development to become mainstream, the ADVERTISING ACCOUNT MANAGER development community has to figure out how to THOMAS MITCHELL ULI Southwest Florida Event Covers H All: 121J 2- n 24-; 13! /tmitchel!@uli. orgJ Economy, Trends, Policy make spec green projects viable. ADVERTISING ADMINISTRATIVE ASSISTANT Panel Recommends Three Phases to In Practice UNIQUE MILLER 1202·624·7179 / umiller@u li .org) Upgrade Camden's Haddon Avenue Brownfield Transactions Plus: Bruce Keyes • Trustee Profile A number of accounting issues affect the bottom-line • Members in the News benefits of brownfield transactions. • Who's Who at ULI and the ULI Foundation Solution File • ULI Calendar of Events Developments Open Portfolio This Issue Community Builders Profile Back Page Downsizing America William H. Hudnut III Advertisers Index, page 143 What impact will the demise of cheap energy have on land use?

12 U r b a n L a n d Ju~e 2005 Urban Land JULY 2005 • VOLUME 64 • NUMBER 7

f-iO Revitalizing Urban Property JESSE C. SMITH Despite their complexity, joint development projects can offer great returns to both public and private partners if they follow certain guidelines.

f\{j. The Day After Peace: Designing Palestine JAMES BENNET A California architect and political naif has proposed an elegant plan for a new state. Against all odds, people are listening.

(i2 Liverpool's Paradise Found MARK MOORE The Paradise Street project will go a long way toward restoring Liverpool's position as a major regional shopping destination.

f~ ·G Showing Talent

JOHN DEMONT Halifax's waterfront is being transformed into what developers hope will be the next great cultural district. 1l BRAC Basics H. CALES GIVENS A new round of military base realignments and closures is underway; developers need to understand the risks­ and rewards-of these often complex redevelopment opportunities.

'!§ The Minor Leagues STEVE BERGSMAN Minor league baseball has seen nothing but blue skies for the past decade, with unparalleled development of new stadiums.

86 Reviving Cities JIM MIARA Chattanooga, Camden, Cleveland, Providence, and ON THE COVER: Philadelphia are all in various stages of being rebranded. Palestine project (page 56). Positioned for Growth Major minor. Aenal rendenng: Suisman Urban Design/RAND JOHN GRADY The revitalization of Philadelphia's Navy Yard is a crucial element in a citywide renaissance whose goal is to redefine Philadelphia as the new River City. MORE CONTENTS ON FOLLOWING PAGE ~

U r b a n L a n d July 2005 11 Urban land www. urban land. ul i .org PUBUSHER RA CHELLE L. LEVITT :W4 Capital Joint Ventures [email protected] Fl NANCE TRENDS: The latest trends and issues EDITOR IN CHIEF facing capital joint ventures in real estate. KRISTINA KE SSLER [email protected] 'I: nv". Double Bottom Line Investment MANAGING EDITOR KAREN SCHAAR M ARK SCH AFFER AND RI CH ARD G ENT ILU CC I [email protected] FINANCE TRENDS: Real estate investment capital COPY EDITORS NANCY H. STEWART is finding its way into impoverished communities [email protected] through the creation of regional funds. ]AM ES A. M ULLIGA N Jmulligan@uli .org l Tenant-in-Common Interests DAVID JAM ES RosE mt. [email protected] MIK E SHERI DAN ART DIRECTOR Fl NANCE TRENDS: Rocketing appreciation BETSY VANBUSKIRK is boosting not only the popularity of 1031 [email protected] exchanges, but a new option as well. GRAPHIC DESIGNERS Turkish treasure. ANNE MOR GAN [email protected] Departments BY RON HOLLY [email protected] 1S Mail Box PRODUCTION MANAGER DIANN STANLEY-AUST I N 1G Point of View [email protected] Stadium Battles in Two Cities EDITORIAL COORDINATOR Steve Viuker CECE MINER [email protected] 21 Capital Markets ADMINISTRATWE ASSISTANT Financing Options for Commercial Properties YVONNE STANTON [email protected] I Bill Rafkin lnsid~l 24 Smart Growth ·'>:...: Ll Boston's Parcel-to-Parcel Linkage Plan ADVERTlSING VICE PRESIDENT Philip S. Hart LAURA TEMPLETON liS ( 202. 624-7044/[email protected]) At Issue SENIOR ADVER11SING MANAGER Mercer County, New Jersey, The Right Mix CARMELA ACAMPORA at a Crossroads Paul f. Titcher and David P. Lari ( 202 . 62 4-70 421 [email protected] ) President's Message: NAnGNAL SALES MANAGER 29 In Practice (deslgnjengineering/planning/construction) "Make No Small Plans": The Importance Acting Proactively YASMINE YATES of Long-Range Planning In Creating ( 202 -624-71 75/yyates@uli .org) Paris Ruthe1jord Uvable Communities ADVER11SING ACCOUNT MANAGER ULI Announces New Chalnnan, 31 Looking Back THOMAS MITCHELL (202 ·624-7133 /[email protected]) Executive Officers, Trustees Saving Landmarks Charles Lockwood ADVERTlSING ADMINISTRATIVE ASSISTANT Ulllmplements Smart Growth UNIQUE MILLER Awards Program in San Diego 33 Solution File (202·624-7I79 /umiller@u]i.org) Awards for Excellence Winners Turkish Partnership Revitalizes Historic Waterfront Announced at UU Europe Conference William P. Ma cht Volume 64, Number 7 Plus: U!Noland !ISSii 0042.0891) l&llUbUoned monlhly Iexcept com· 36 In Print, Etc. billed November/~• lssue)111 Ul.I-41Je Uri!O~ L8nd lnsUWte, • ULI Trustee Profi le 1025 Thelma$ JG!M!son Sueet, N.III. SUite SOO \\'eSt, \1\oshfnilOO, D.C. 20007-520.1; ~ww.urbaf\lartule. ill rights 1...,.,.11. Receipt of l/tbo/1 L8nd 1s a ben· the ULI Foundation efir of membfflhlp li) UU-~ Urllln l.snd 11\StJtuto. 5lnile and mul· ~CO!l!es"'e avallaiJ/e ~ uu PubiiCIItlons Oroors (8QO.J21· • Calendar of Events .SOU or E tecteo 1>t c:Oirftlf.ht and 11'1/J)' not be fUlll In oilolo or n pan « In ill>! (Oim-~lihoul Mine~ 8U!horil8tloft. ~ues1< lor reprint """ 11.6 Community Builders Profile mi!>Sion, edi10118J gUideliOO$, and edi!OiiDI colandru •nourd be sem (0 '1\oor!ne SIIIOtOII (E'!NIH: -~~IIMIJ, Uttelblisllod In 1/rbon LaM, es \Will as comments 128 Back Page about other toplas or lntert"Stto Its readerS. """ be ser\t by 0<)'1011 to klcessfef@lu!l.!)lg or ksellaa,..,ILO

Features 60 Sustainable Destinations EDWARD T. McMAHON Finding ways to balance nature and commerce that benefit both. 65 Sustaining the Edge of Paradise JIM HYATT High-end resorts are focusing on authenticity and seclusion in a sustainable setting. 71 Hotel Niches CHARLES LOCKWOOD AND STEVE BERGSMAN In the ever-evolving hospitality industry, three little-known developments are finding success at filling niches in the world hotel market. 81 Dubai's Next Phase MARGE FAHEY Dubai is positioning itself to be the Singapore and Hong Kong of the Middle East. 86 Second-Home Lifestyles PATRICIA L. KIRK As real estate proves to be a lucrative investment, the second-home market is booming. Luxury seconds. 93 Resort-Style Golf SCOTT KAUFFMAN Golf courses may be closing, but private golf communities are seeing growth. 98 A Global Urban Agenda TRISH RIGGS ULI's World Cities Forum takes a global view of urban growth obstacles and opportunities.

112 Donnant No Longer CHARLES LOCKWOOD The turnaround of Houston's downtown is eliciting ON THE COVER: optimism. The pool at The Grove, Rickmansworth, Hertfordshire, England. 114 Place Making in Houston (See page 72.) SCOTT SLANEY Greater Houston is making inroaqs in creating higher­ density development and attractive public realms.

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U r b a n L a n d August 2005 13 Contents contn111cd Jiam page 13 Urban land www.urbanland .uli .org PUB USHER RACHELLE L. LEVITT [email protected] Departments EDITOR IN CHIEF KRISTINA KESSLER 18 Point of View [email protected] Cities on Earth MANAGING EDITOR Paul Hawken KAREN SCHAAR Needed are economic instruments that recognize [email protected] the value of both national and human capital. COPY EDITORS NANCY H. STEWART 22 Smart Growth [email protected] Crossing Cultures JAMES A. MULLIGAN Cynthia Kemper Jmulligan @uli. org Environmentally conscious thought leaders DAVID JAMES RosE are becoming more vocal about the impact [email protected] of the built environment. ART DIRECTOR BETSY VANBUSKIRK 26 At Issue [email protected] Condemnation for Economic Development GRAPHIC DESIGNERS Leonard A. Zax ANNE MORGAN Specific actions can be taken now to prepare for [email protected] potential conflicts over redevelopment projects. BYRON HOLLY [email protected] 30 In Practice PRODUC110N MANAGER Hotel-Condo Conversion Boom DIANN STANLEY-AUSTIN Charles Lockwood [email protected] New York's residential conversion boom is taking EDITORIAL COORDINATOR many hotel rooms off the market. CECE MINER [email protected] 37 Solution File ADMINISTRATlVE ASSISTANT Stacking Big Boxes YVONNE STANTON William P Macht [email protected] Inside There can be many benefits to stacking ·• ltf big-box retail. --· ULI ADVERTlSING VICE PRESIDENT 40 In Print, Etc. LAURA TEMPLETON 139 Transforming Cities: Revival in the Square ( 202-624- 7044/[email protected]) The High Cost ofFree Parking SENIOR ADVER11SING MANAGER UU Chicago Shares Lessons Learned CARMELA ACAMPORA The Devil in the White City: Murde1; Magic, ( 202-624-7042/ [email protected]) The Tide Turns at Nolfolk's East Beach and Madness at the Fair That Changed America NAnoNAL SALES MANAGER Community Action Grants Help Improve 46 Developments (design/engineeringjplanningjconstruction) Local Communities YASMINE YATES (202-624-7175/[email protected]) UU Conference Explores Latest Trends 52 Open Portfolio Historic Conversions: Offices to Residences ADVEimSING ACCOUNT MANAGER in Green Development THOMAS MITCHELL Mark Harbick ( 202-624.713 3/ [email protected]) Plus: Downtowns are experiencing a wave of historic • Members in the News ADVERTlSING ADMINISTRATIVE ASSISTANT office conversions to housing. UNIQUE MILLER • Who's Who at ULI and the (202-624-7179 /[email protected]) ULI Foundation 159 This Issue • Calendar of Events 136 Community Builders Profile James W. Todd Desiree French 152 Back Page Islam and Modernity Fareed Zakaria The war on terror continues, but do we live in an age of terror? Advertisers Index, page 151

14 U r b a n L a n d August 2005 SEPTEMBER 2005 • VOLUME 64 • NUMBER 9 Features 86 The Capital of Creativity DAVID MALMUTH AND JACK SKELLEY Ethnic-focused development and residential innovation highlight southern California's economic dynamism. 90 Return of the First-Ring Suburbs JACK SKELLEY The cities surrounding Los Angeles are rebounding by revitalizing their own downtowns. 95 Long Beach Reinvents Hself ... Again CAROL RUIZ Over the past five years, downtown Long Beach has '· seemed to rise from the ashes of economic blight. 100 Orange County: Urbanizing Suburbia CHRISTINE ROMBOUTS Infill development marks the O.C.'s next phase of growth. 106 Taking the Plunge JEANETTE O'TOOLE After decades of slow growth, Ventura County is approaching development with smart growth plans that emphasize compact, walkable communities. Modem suburbia. 110 The New Suburban Archetype SAM NEWBERG With an influx of high-tech jobs, high-end housing, mixed-use centers, and the arts, the Inland Empire is evolving as a new kind of suburbia. 116 Hollywood's Time to Shine PHILIP S. HART AND MAUREEN McAVEY Hollywood is finding new life, new residents, and new business thanks to ambitious redevelopment plans. 122 Sustainable Urban Growth Writ Large ALEXANDER E. KALAMAROS A former aerospace development facility gives rise to a mixed-use community that blends conservation with ON THE COVER: new urban planning. The eastern foothills of the Santa Monica 126 The Ups and Downs of Celebrity Mountains, as viewed from the Getty Center. Architecture Photo: Sarah M. Golooka/Brand X MORRIS NEWMAN Pictures/Getty Images Star power makes for great marketing. But what about urbanism? MORE CONTENTS ON FOLLOWING PAGE ~

U r b a n La n d September 2005 17 , Contents continued from page 11

www. urban land. ull .org

130 Show Business PUBUSHER RACHELLE L. LEVITT BRAD BERTON [email protected] Los Angeles is poised to reap substantial benefits MEETING ISSUES EDJTOR from the growing convergence of digital, online, AMADIE HART and traditional media. [email protected] COPYmiTORS NANCY H. STEWART 134 Community Hospitals [email protected] KIRK ROSE AND CARL CHRISTIANSEN ]AMES A. MULLIGAN Health care-related development is big business in [email protected] DAVID ]AMES RosE Los Angeles, and communities are playing a larger [email protected] role in bow these fucilitie are built. ART DIRECTOR BETSY VANBUSKIRK 140 Untangling the Transportation Matrix [email protected] GLORIA OHLAND GRAPHIC DESIGNERS ANNE MORGAN Los Angeles has transit options and significant [email protected] ridership levels. So, why is traffic still so bad? BYRON HOLLY [email protected] 144 To Live and Buy in L.A. PRODUCDON MANAGER JIM MIARA CRAIG CHAPMAN [email protected] Developers are reviving downtown Los Angeles EDITORIAL COORDINATOR with a mix of housing and stores. But the question CECE MINER remains-which should come first? [email protected] ADMINISTRA11VE ASSISTANT YVONNE STANTON 150 When "Good" Is Not Enough [email protected] TRISHA RIGGS Albert B. Ratner and Forest City Enterprises have Inside shaped the look and feel of cities and communities ADVERTISING VIC£ PRESIDENT ULI across the country. LAURA TEMPLETON ( 202-62 4-704 4/[email protected]) 188 SENIOR ADVERTISING MANAGER CARMELA ACAMPORA Celebrating the Complexities of Departments ( 202-624-7042/ [email protected]) Los Angeles NAnONAL SALES MANAGER 26 In Focus (design; engineering/planning/construction) ln~H!f'Qt;y Adviser: Pat Garrett A Place with Many Centers YASMINE YATES Revitalizing the Main Street Mayor Antonio Villaraigosa (202-624-717 5/[email protected]) Redevelopment Area ADVERTISING ACCOUNT MANAGER 30 At Issue THOMAS MITCHELL Washington SGA Recognizes Local Learning by Doing (202 -624-7133/[email protected]) Developer's Best Practices Nicole McAllister ADVERilSING ADMINISTRA11VE ASSISTANT UNIQUE MILLER Plus: 38 Capital Markets (202-624-7179 /umiller@uli. or g) • Members in the News Increment Options • Calendar of Events Samuel]. Polsky 46 In Practice Creating New Land in Greater Los Angeles Gerdo Aquino 56 Smart Growth Confronting California's Growth Challenges Gary Binger 66 Solution File 74 Developments 84 This Issue 180 Community Builders Profile

Advertiser's Index, page 199. 200 Back Page

18 U r b a n L a n d FALL 2005 • VOLUME 1 • NUMBER 1 Features 28 Push and Pull Drivers BRENNA S . WALRAVEN The market opportunities for developing high-performance buildings. 34 Promising Economics GARY PIVO The promising economics of green development are creating new investment opportunities. 40 Better Places to Live MIRIAM LANDMAN Neighborhoods and communities are blending the best practices of yesterday, today, and tomorrow. 46 Technology Trends in High-Perfonnance 'Buildings ALEX WILSON High-performance, "green" buildings are not just the wave of the future; they are here and now. 52 State of the World: High-Perfonnance Building HUSTON EUBANK For green building to fulfill its promise, the transformation must be global. 58 Outlook and Trends }ENJFER SEAL CRAMER AND WILLIAM D. BROWNING Emerging trends and the challenges and barriers facing widespread adoption of green development. Departments 12 From USGBC Market Transformation S. Richard Fedrizzi 16 PracticeWatch Refining How LEED Works S. Richard Fedrizzi 22 This Issue High-Performance Horizons fenifer Seal Cramer

Registry ofAdvertisers page 68

) G r e e n T e c h October 2005

~--- NOVEMBER/DECEMBER 2005 • VOLUME 64 • NUMBER 11/12 a u 68 Dialogue: Global Design and Development Trends Ro N NY REN A group of architectural and development professionals and thinkers discuss their views about recent trends across the globe. 74 Design Values MA RC A. SALLE TTE Measuring the economic value of investing in architecture and design. 84 Vertical Communities ROBERT C. KETTL ER Multiple factors are causing the worlds of urban and suburban development to merge on a new vertical platform. 90 Historic Libraries Transfonned RI CHARD BE RTMAN AND AL FRED W O JCI EC HOW SKI Updated programming has turned libraries into multipurpose destinations, in turn revitalizing surrounding neighborhoods. 96 The Suburban Arts Center MI C HAEL TI NG LE Y AN D P AT HA RR INGTON Cultural facilities adapted to suburban environments differ widely from their urban counterparts. 102 The Renaissance of Landscape Architecture JASON PRIOR Landscape architecture is seen as a smart and critical asset to the built environment. 112 Reclaiming Trees JoH N E. C uT LE R The failure to adequately protect and care for public trees is resulting in a staggering loss of urban forests. 118 Denver's Emerging "Aeropolitan" Ju LIE BE N DER Not only the airports themselves, but also the cities ON THE COVER: surrounding them, must be planned as dynamic Bench, Gare de LyorrSaint · Exupery, Lyon , France international destinations. (Architect: Santiago Calatrava). 130 Weathering Setbacks Photo: ©G. Schusterjzefa/Corbis ST EVE GA RM HAUSEN s~'H; i~.' :; :c·1 JO,; NewYorkhassomebig projects in the pipeline. MORE CONTENTS ON FOLLOWING PAGE ..

U r b a n L a n d November/December 2005 15 www. urban land. ul i. org

PUB USHER 132 The Other Island RACHELLE L. LEVITT [email protected] STEVE GARMHAUSEN miTOR IN CHIEF s f E c I A \. s f. c T I 0 N : Efforts are underway KRISTINA KESSLER to decide how to use Governors Island as a [email protected] real functioning part of New York City. MANAGING miTOR KAREN SCHAAR 134 New York's New Townhouses [email protected] COPYmiTORS CHARLES LOCKWOOD NANCY H. STEWART SPECil\l SECliON: Manhattan's new [email protected] townhouses are going for record prices. JAMES A. MULLIGAN [email protected] DAVID JAMES ROSE Departments [email protected] ART DIRECTOR 18 Mail Box BETSY VANBUSKIRK [email protected] 21 Point of View GRAPHIC DESIGNERS Choosing a Skyline ANNE MORGAN Nicholas Slabbert [email protected] How intelligently are we recognizing urban context BYRON HOLLY as a feature of environmental responsibility? [email protected] PRODUCTION MANAGER 26 Essay CRAIG CHAPMAN Beyond the Waiting Room [email protected] Edmund M. Einy miTORIAL COORDINATOR Today's hospital is arguably the most public-and CECE MINER yet, the most sterile-structure in our society. [email protected] miTORIAL ASSISTANT 30 At Issue CLAIR WOOLLEY - .. [email protected]

Inside_,. 32 In Practice . l Ll 36 Industry View ADVER'nSING VICE PRESIDENT LAURA TEMPLETON 156 The Current State of Manufactured Housing ( 202-624-7 044/[email protected]) David Schwartz SENIOR ADVERTISING MANAGER UU Fall Meeting Topics Create Synergy Though more impressive, high-end designs are CARMELA ACAMPORA Among Attendees being created, industry insiders believe what is ( 102-614-7042/ [email protected]) Chainnan's Message: UU's Growing really needed is some new blood. NAnDNAL SALES MANAGER Influence and Reach (design; engineering/planning/construction) 43 Solution File YASMINE YATES Keynoters Give lnsiglrts on Cities, ( 202-62 4-71 75/[email protected]) Economy, People, and More 46 In Print, Etc. ADVERTlSING ACCOUNT MANAGER THOMAS MITCHELL Hooked on Advisory SeMces 54 Developments ( 202-624-713 3/[email protected]) Plus: 62 Open Portfolio ADVERTISING ADMINISTRATIVE ASSISTANT • ULI Who's Who at ULI and UNIQUE MILLER Wrapped in Beauty the ULI Foundation (202-624-7179 /[email protected]) • ULI Calendar of Events Cynthia Kemper "Developers achieve far more by building beautiful spaces, because people are naturally willing to pay more to live and work in them;' says architect Santiago Calatrava. 67 This Issue 154 Community Builder Profile 166 2005 Urban Land Subject/Author Index 176 Back Page Putting Humanism Back into Architecture ' Chris Larsen Has architecture lost its way and forgotten its purpose? Sydney architect Richard Huxley is Advertisers Index, page 175 a man on a mission.

16 U r b a n L a n d November/December 2005