Before We Begin… About the Speakers… Jeremy Greene, AIA Principal Please turn off (or set BartonPartners Architects Planners, Inc. Norristown, PA Moving Closer: Overcoming to vibrate) all cell Urban Infill Challenges phones, pagers and Thomas W. Kopf, ASLA electronic devices Principal Wednesday, January 21 DTJ Design, Inc. Architecture | Planning | Landscape Architecture 3:30 pm - 5:00 pm during the seminar. Boulder, CO
Presented by: William H. Kreager FAIA, MIRM LEED® Accredited Professional Jeremy Greene, AIA Tom Kopf, ASLA William Kreager, FAIA BartonPartners DTJ Design MITHŪN Thank you! Principal MITHŪN Architects + Designers + Planners Seattle, WA San Francisco, CA
Seminar Overview: The Urban Infill “W’s” Defining Urban Infill Defining Urban Infill – Verb (used with object) • Trends influencing urban infill in each – Adjective 1. to fill in: The old stream beds have been infilled with sediment. geographic region: East, Mountain West, and 1. of, pertaining to, or West – why are people opting for urban infill? designating a city or town. – Noun • Demographics – who are the end-users for 2. living in a city. 2. the planned conversion of empty lots, underused or rundown each region? buildings, and other available 3. characteristic of or space in densely built-up urban • Motivations – what is influencing these accustomed to cities; citified and suburban areas for use as sites for commercial buildings and buyers to opt for urban infill development? "characteristic of city life," 1619 housing, frequently as an (but rare before 1830s), from alternative to overdevelopment of • Form of Development – how to satisfy these rural areas. buyers? L. urbanus "of or pertaining to a city or city life," – Adjective • Challenges and Opportunities – what to look 3. of, pertaining to, or involving the for (or look out for) when developing urban use of infill in urban planning: infill condominium projects; infill office infill buildings and retail space.
Courtesy of www.dictionary.com Courtesy of www.dictionary.com
1 Reasons for Urban Infill Development Reasons for Urban Infill Development Reasons for Urban Infill Development Urban development utilizes existing infrastructure Urban development limits auto dependence Urban development reflects diversity • Higher density and multi-family housing do not require as much investment in school infrastructure as additional Higher density urban Average Daily Car Trips Households by Type: 2003 Married couples The US population is with children (23.3) single family units infill development, (Percentage of Total) 12.0 becoming increasingly Married couples Number of School Age Children Projected Household Growth: 2000-2010 especially at walkable diverse; demand for a without children per 100 Units of New Housing 10.0 5.6 (28.2) Daily Other fami l y nodes along a transit 20.0% 0% 8.0 Single single family house for 15.2 23. 33 households (16.4) system, enable Family 70 6.0 a nuclear family is no Men living alone Detached Apartment 60 15.0% alternative modes to the (11.2) Families with Nonfamily Families 4.0 longer paramount. 50 10.0% 11.2 Ow ne r - No Children Households with 40 10.0 6.3 Women living Occupied automobile; they don’t 2.0 5.0% Children With this changing 30 Mid- to Single-Family alone (15.2) Garden 16.0% 14.0% under Number ofTrips 28.2 Ho m e s High-Rise Rate % Growth result in more 20 Apartments 0.0% 18 0.0 Apartments19 -3.0% demand comes a Number of Children 21 16.4 Other non-family 10 64 -5.0% congestion on local Type of Housing desire for new kinds of households (5.6) 0 Type of Household Source: U.S. Bureau of the Census, Current Population Survey, Type of Housing streets, roads and March; and Annual Social and Economic Supplement: 2003. Source: Institute of Traffic Engineers, Trip Generation, 6th Edition, vol. 1 places. (Washington D.C.: Author, 1997). Source: 1999 American Housing Survey (Washington, D.C.: U.s. Source: Projection of Number of Households and highways Bureau of the Census and U.S. Department of Housing and Families in the United States: 1995-2010 (Washington, Urban Development, 1999). D.C.: U.S. Bureau of the Census, 1996).
Reasons for Urban Infill Development Reasons for Urban Infill Development
Urban development utilizes existing infrastructure Urban infill development = good land use practice
• In-place utility infrastructure • Revitalization of inner cities, urban fringe areas and can be utilized rather than suburban hubs signals responsible, smart and having to construct anew sustainable land use practices. WHY: Trends Influencing • Existing street network can be used and reinvigorated Urban Infill Development • Can take advantage of existing surrounding businesses and social amenities
2 Trends Across the Country Trends Influencing Urban Infill Development Trends Influencing Urban Infill Development - The Coasts - The Coasts • Sprawl, sprawl and more sprawl… • Increasing automotive congestion despite recent decrease in vehicle miles traveled • Lack of affordable real estate • Energy and fuel cost uncertainties • Increasing distances to employment, • Renewed interest in mass transportation shopping, entertainment, etc.
Trends Influencing Urban Infill Development Trends Influencing Urban Infill Development Trends Influencing Urban Infill Development - The Coasts - Rocky Mountain West - Rocky Mountain West • Affordable housing Delayed Marriage demand High “Boomer” Divorce Rate - Singles - Families - Seniors • Work force housing needs • Luxury/Move-up buyers still are still out there, albeit in fewer numbers
3 Trends Influencing Urban Infill Development Trends Influencing Urban Infill Development Trends Influencing Urban Infill Development - Rocky Mountain West - Rocky Mountain West - Rocky Mountain West New Light Rail System Major Redevelopment: Stapleton Airport Major Redevelopment: Gates Rubber Company
Trends Influencing Urban Infill Development - Rocky Mountain West
New Sports and Cultural Facilities
4 Trends Influencing Urban Infill Development Trends Influencing Urban Infill Development Trends Influencing Urban Infill Development - General - General -Overall
• Generational demographics • Cultural demographics • Smart growth, sustainable • Decreasing household sizes design and green building • Increasing diversity initiatives • Non-traditional households - Immigrants, Multi-Generational, Ethnicity • Increased public and private •Lifestyle choices investment in inner cities, urban fringe areas and older suburban hubs. • Increased municipal efforts to redevelop and revitalize underutilized urban areas
Who are the Consumers? Demographics Influencing Urban Migration
• Market Segments …just about every demographic, EXCEPT - Generation X & Y “families w/ school aged children" - Singles (+25%) Demographics: - Boomers/ 55+ market (()+30%) WHO - Non-traditional families are the Buyers? (+4%) - Immigrants/ Ethnic - Traditional families (-16%)
5 Demographics Influencing Urban Migration Demographics Influencing Urban Migration Demographic Segments Desiring Urban Living • Aging population • Gen-X/ Gen-Y/ Singles - % of Population over 65 • By 2010 up to 75 percent of - Want their own identity, not their increasing U.S. households will have parents no children living at home. - Desire to do better than their parents • Family sizes decreasing - High levels of debt - 1950: 3.54 persons per - More interested in multi-family household • Typical resident profiles are - Smaller units that offer higher design couples with no children, (not just square footage and room - Today: 2.6 persons per young singles, and empty count) household nesters in search of smaller, - Amenities, amenities, amenities… - Greater than 50% of all more convenient housing in - Proximity to social opportunities households are childless cities - Transportation choices - Single parents constitute - Emphasis on the environment and sustainability 10% of households Courtesy of NAHB.org
Demographic Segments Desiring Urban Living Demographic Segments Desiring Urban Living Demographics Influencing Urban Migration
• Boomers/ Empty-Nesters • Immigrants/ Ethnic • Non-Traditional Families – Highest disposable income of - Growth in many markets almost and Households any demographic group entirely due to immigration – Single parent – Still active and working - Diverse needs and expectations – Smaller households – Independent - Multi-generational – Alternative lifestyle – Life-long learning - Attainability – Value added amenities – Embrace technology - Adjacent to their social and civic very important – Environmentally aware institutions – Design takes on increased – Enjoying life and having fun! - Tend to be more urban oriented significance – Flexibility
6 What Motivates Urban Infill Buyers? What Motivates Urban Infill Buyers?
• Congestion due to sprawl = loss of quality time • Cost of energy now and in the future Motivations: WHAT Influences Buyers to Opt for Urban Infill?
What Motivates Urban Infill Buyers? What Motivates Urban Infill Buyers? What Motivates Urban Infill Buyers?
• The long commute • Volatility in suburban real estate markets • Access to public transit
7 What Motivates Urban Infill Buyers? What Motivates Urban Infill Buyers? What Urban Areas Have to Offer -Rocky Mountain West -West Coast • Lifestyle choices …here it’s a little bit different! It’s not… •Strong and growing dedication to • Seeking a sense of lack of land, or… the environment and sustainability increased distance to employment, or… community and lack of affordable housing. •Mandated sustainability togetherness It’s about a recreation oriented “lifestyle” legislation in several states • “Hiving” including California, Oregon and - Home is considered Washington “command central” for work, •Mandated growth control social and entertainment activities legislation in both Oregon and Washington - Quest for more “connectedness” with friends, •Strong market of “cultural family and neighbors creatives” who want sustainability and convenience… …and, attitude! living environments Courtesy of Yankelovisch Inc., NAHB.org
What Urban Areas Have to Offer What Urban Areas Have to Offer What Urban Areas Have to Offer Range of housing choices • Importance of “experience” • Proximity to shopping, - Within walking distance of, or dining and culture connected by transit to • Proximity to civic recreation, culture and institutions, hospitals entertainment and higher education - Surrounded by features and amenities - Pride of where they live
Courtesy of Yankelovisch Inc., NAHB.org
8 Elements of Urban Infill Development Forms of Development -East Coast
Forms of Development: Residential HOW to Satisfy Urban Infill Urban Infill Office Development Buyers Mixed Transit Parking Use Oriented
Retail
Liberty Court Liberty Court Liberty Court Philadelphia, PA Philadelphia, PA Philadelphia, PA
Phase I
Phase II
9 Liberty Court Liberty Court Eastside Commons Philadelphia, PA Philadelphia, PA Providence, RI
Eastside Commons Eastside Commons Eastside Commons Providence, RI Providence, RI Providence, RI
10 The Residence at Vail Mansion The Residence at Vail Mansion The Residence at Vail Mansion Morristown, NJ Morristown, NJ Morristown, NJ
The Residence at Vail Mansion Forms of Development Housing Smorgasbord: 3 lots become 14 homes Morristown, NJ -Rocky Mountain West
11 Housing Smorgasbord: 5 lots become 17 homes Housing Smorgasbord: mid-density Housing Smorgasbord: mixed-use
West Pearl Iris Hollow The Steelyards
Housing Smorgasbord: planned community
The Steelyards
12 Housing Smorgasbord: Housing Smorgasbord: town-scale mixed-use town-scale residential
The Steelyards
Forms of Development -West Coast
Merchant Homes at High Point Lile Homes | 20 DUA Merchant Homes at High Point Lile Homes | 20 DUA Seattle, Washington Seattle, Washington
13 Merchant Homes at High Point Lile Homes | 20 DUA Merchant Homes at High Point Lile Homes | 20 DUA Merchant Homes at High Point Lile Homes | 20 DUA Seattle, Washington Seattle, Washington Seattle, Washington
Merchant Homes at High Point Lile Homes | 20 DUA Merchant Homes at High Point Lile Homes | 20 DUA Mosler Lofts Schuster Group | 237 DUA Seattle, Washington Seattle, Washington Seattle, Washington
14 Mosler Lofts Schuster Group | 237 DUA Mosler Lofts Schuster Group | 237 DUA Mosler Lofts Schuster Group | 237 DUA Seattle, Washington Seattle, Washington Seattle, Washington
Mosler Lofts Schuster Group | 237 DUA Mosler Lofts Schuster Group | 237 DUA Mosler Lofts Schuster Group | 337 DUA Seattle, Washington Seattle, Washington DUA Seattle Washington
15 Brix Schnitzner West | 153 DUA Brix Schnitzner West | 153 DUA Brix Schnitzner West | 153 DUA Seattle, Washington Seattle, Washington Seattle, Washington
Brix Schnitzner West | 153 DUA Brix Schnitzner West | 153 DUA Brix Schnitzner West | 153 DUA Seattle, Washington Seattle, Washington Seattle, Washington
16 Brix Schnitzner West | 153 DUA Domaine Intracorp | 80 DUA Domaine Intracorp | 80 DUA Seattle, Washington Seattle, Washington Seattle, Washington
Domaine Intracorp | 80 DUA Domaine Intracorp | 80 DUA Domaine Intracorp | 32 DUA Seattle, Washington Seattle, Washington Seattle, Washington
17 Domaine Intracorp | 80 DUA Domaine Intracorp | 80 DUA Domaine Intracorp | 80 DUA Seattle, Washington Seattle, Washington Seattle, Washington
» 120 acres
» 1,700 total units – 350 public housing – 984 market rate – 250 workforce – 75 low income senior
» 30,000 GSF office/commercial space
» Parks
» Rolling and steep hillside
High Point Seattle Housing Authority | 20 DUA High Point Seattle Housing Authority | 20 DUA Longfellow Creek Watershed Seattle, Washington Seattle, Washington Seattle, Washington
18 High Point Seattle Housing Authority | 20 DUA High Point Seattle Housing Authority | 20 DUA Resident Type Distribution Seattle, Washington Seattle, Washington
Reduce Create Natural Hardscape Area Drainage System
» Reduce road width » Improve water quality treatment » Maximize transit opportunities » Miles of grass and vegetated » Use streets for parking rather swales than parking lots » Shallow swales promote play, » UiUse pervious pavemen t TND look » Use alternative pervious » Protects salmon habitat driving surfaces » Mimics natural drainage » Use curbed, curbless and quality interrupted curbs » Maintain classic » Maintain classic neighborhood neighborhood streetscape streetscape High Point - Storm Water/Streets 56’ ROW, 25’ Street, Parking Both Sides
19 High Point – “Rain Garden” Storm Water Treatment High Point – Parks and Open Space High Point – Storm Water Flow/Treatment Seattle, Washington Seattle, Washington Seattle, Washington
Challenges to Urban Infill Development
• Land acquisition costs
What to Consider WHEN • Land use regulations Developpging Urban Infill Properties: • Site contamination (brownfields) Challenges & Opportunities • Neighborhood opposition
Collects and cleans surface storm water runoff & directs flow into Longfellow Creek A football field in size
20 Challenges to Urban Infill Development Challenges to Urban Infill Development Identifying Urban Infill Opportunities • Master planning • Public policies • Availability of jobs • Block redevelopment • Scattered sites • Site constraints • Quality of education • Adaptive reuse • Brownfields • Rfitilt/Reuse of existing elements/ • Proxi m ity to mass t ransit • Greyfields infrastructure • Perception of daily living • Parking, parking, parking! •Crime
Planning and Programming Considerations Planning and Programming Considerations Planning and Programming Considerations • Parking – Discrete but convenient •Design • Partnerships – Shared parking: night/ – Scale and proportion day and transit/ non- – Local government/ municipality – Relationship to surrounding transit – Transit agency Context – Reduced parking ratios – Developer • Mixed use considerations • Transit oriented – RidtResidents an dtd trans it users – Retail visibility – Accommodating – Community development – Office/ commercial access pedestrians and groups bicyclists & ride sharing – Range of housing choices – Facilitating quick and • Sustainable/ Green Design – Density of housing easy access to transit Considerations – 24/7 vitality • Walkable neighborhoods
21 Conclusion Conclusion - Benefits of Urban Infill Conclusion - Benefits of Urban Infill • Greatly reduced dependence on oil and • Smart growth /sustainable development with reduced other energy resources incentive for sprawl encouraging Residential compact development • Less automotive congestion and strain of road • Redevelopment of underused infrastructure urban land and re -use existing Urban Infill infrastructure Office Development • Greatly reduced pollution Mixed Transit • Support of businesses and and environmental social amenities Parking Use Oriented compromise • Creation of new, non-invasive Retail • Increased Use of Mass communities Transportation
Conclusion - Benefits of Urban Infill Questions? Sustainable Handouts!
• Variety of lifestyle choices For a copy of this presentation, • Increase choices in housing email • More diverse places to live, work, and play [email protected] • Healthier lifestyle with more for instructions walking and ease of moving around on how to download this seminar DROP US A LINE! from the BartonPartners website • Reduced household spending on transportation, resulting in more [email protected] affordable housing [email protected] • More stable property values [email protected]
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