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University of Nevada Las Vegas, Nevada LasVegas, NV 07 v5 8/14/07 2:14 PM Page 1 University of Nevada Las Vegas, Nevada Strategies for Creating a University District in Clark County, Nevada April 29–May 4, 2007 An Advisory Services Panel Report ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 LasVegas, NV 07 v5 8/14/07 2:14 PM Page 2 About ULI–the Urban Land Institute he mission of the Urban Land Institute is to • Sustaining a diverse global network of local provide leadership in the responsible use of practice and advisory efforts that address cur- land and in creating and sustaining thriving rent and future challenges. T communities worldwide. ULI is committed to Established in 1936, the Institute today has more • Bringing together leaders from across the fields than 35,000 members from 90 countries, represent- of real estate and land use policy to exchange ing the entire spectrum of the land use and develop- best practices and serve community needs; ment disciplines. Professionals represented include developers, builders, property owners, investors, • Fostering collaboration within and beyond architects, public officials, planners, real estate ULI’s membership through mentoring, dia- brokers, appraisers, attorneys, engineers, financiers, logue, and problem solving; academics, students, and librarians. ULI relies • Exploring issues of urbanization, conservation, heavily on the experience of its members. It is regeneration, land use, capital formation, and through member involvement and information sustainable development; resources that ULI has been able to set standards of excellence in development practice. The Insti- • Advancing land use policies and design prac- tute has long been recognized as one of the world’s tices that respect the uniqueness of both built most respected and widely quoted sources of ob- and natural environments; jective information on urban planning, growth, and development. • Sharing knowledge through education, applied research, publishing, and electronic media; and ©2007 by ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copy- right holder is prohibited. 2 An Advisory Services Panel Report LasVegas, NV 07 v5 8/14/07 2:14 PM Page 3 About ULI Advisory Services he goal of ULI’s Advisory Services Program pants in ULI’s five-day panel assignments are is to bring the finest expertise in the real able to make accurate assessments of a sponsor’s estate field to bear on complex land use plan- issues and to provide recommendations in a com- T ning and development projects, programs, pressed amount of time. and policies. Since 1947, this program has assem- bled well over 400 ULI-member teams to help A major strength of the program is ULI’s unique sponsors find creative, practical solutions for ability to draw on the knowledge and expertise of issues such as downtown redevelopment, land its members, including land developers and own- management strategies, evaluation of develop- ers, public officials, academicians, representatives ment potential, growth management, community of financial institutions, and others. In fulfillment revitalization, brownfields redevelopment, mili- of the mission of the Urban Land Institute, this tary base reuse, provision of low-cost and afford- Advisory Services panel report is intended to able housing, and asset management strategies, provide objective advice that will promote the re- among other matters. A wide variety of public, sponsible use of land to enhance the environment. private, and nonprofit organizations have con- tracted for ULI’s Advisory Services. ULI Program Staff Each panel team is composed of highly qualified Marta Goldsmith Senior Vice President, Community professionals who volunteer their time to ULI. They are chosen for their knowledge of the panel Thomas W. Eitler topic and screened to ensure their objectivity. Director, Advisory Services ULI’s interdisciplinary panel teams provide a Cary Sheih holistic look at development problems. A re- Senior Associate, Advisory Services spected ULI member who has previous panel Matthew Rader experience chairs each panel. Senior Associate, Advisory Services The agenda for a five-day panel assignment is in- Carmen McCormick tensive. It includes an in-depth briefing day com- Panel Coordinator, Advisory Services posed of a tour of the site and meetings with spon- Romana Kerns sor representatives; a day of hour-long interviews Administrative Assistant, Advisory Services of typically 50 to 75 key community representa- Nancy H. Stewart tives; and two days of formulating recommenda- Director, Book Program tions. Many long nights of discussion precede the panel’s conclusions. On the final day on site, the Lise Lingo, Publications Professionals LLC panel makes an oral presentation of its findings Manuscript Editor and conclusions to the sponsor. A written report is Betsy VanBuskirk prepared and published. Art Director Because the sponsoring entities are responsible Martha Loomis Desktop Publishing Specialist/Graphics for significant preparation before the panel’s visit, including sending extensive briefing materials to Kim Rusch each member and arranging for the panel to meet Graphics with key local community members and stake- Craig Chapman holders in the project under consideration, partici- Director, Publishing Operations University of Las Vegas, Nevada, April 29–May 4, 2007 3 LasVegas, NV 07 v5 8/14/07 2:14 PM Page 4 Acknowledgments n behalf of the Urban Land Institute, the tional Las Vegas; Debra March of The Lied Insti- panel would like to thank the sponsors: tute for Real Estate Studies; Dave Fackler of UNLV President David Ashley and UNLV Nielsen-Fackler Planning & Development, Inc.; O staff members Gerry Bomotti, Ron Smith, Frank Back of the ULI Las Vegas District Coun- Juanita Fain, Rebecca Mills, and David Frommer, cil; and Jeff Panchavinin, the UNLV student body as well as Michael Saltman of the Vista Group. president. The panel also expresses thanks to the Without their support and assistance, the panel following organizations for their participation: would not have been possible. JMA Architects, McCarran International Airport, and the Southern Nevada Water Authority. Special thanks go to Rod Allison, Don Burnette, Walter Cairns, Lesa Coder, Chris Giunchigliani, Interviews conducted with numerous stakehold- Elizabeth Macias Quillin, Phil Rosenquist, and ers, including residents, business owners, and Virginia Valentine of Clark County and to Tina public officials, provided valuable information and Quigley, Jacob Snow, and Bruce Turner of the Re- diverse perspectives, aiding the panel in its analy- gional Transportation Commission of Southern sis. The panel thanks all those who consented to Nevada (RTC). Thanks also go to Bruce Deifik, be interviewed. Brian Greenspun, Phil Ralston, and Richard Ser- fas of the American Nevada Company; Michael Mixer and Alexander Rodrigo of Colliers Interna- 4 An Advisory Services Panel Report LasVegas, NV 07 v5 8/14/07 2:14 PM Page 5 Contents ULI Panel and Project Staff 6 Foreword: The Panel’s Assignment and Summary of Recommendations 7 Market Potential 12 Development Strategies 20 Planning and Design Strategies 28 Implementation 32 Conclusion 38 About the Panel 39 University of Las Vegas, Nevada, April 29–May 4, 2007 5 LasVegas, NV 07 v5 8/14/07 2:14 PM Page 6 ULI Panel and Project Staff Panel Chair Ross Tilghman Director John M. Walsh III Tilghman Group President Seattle, Washington TIG Real Estate Services, Inc. Carrollton, Texas Warren Whitlock Director, Construction Coordination Panel Members Columbia University New York, New York Michael D. Beyard Senior Resident Fellow, ULI/Martin Bucksbaum ULI Project Staff Chair for Retail and Entertainment ULI–the Urban Land Institute Thomas W. Eitler Washington, D.C. Director, Advisory Services Marta Borsanyi Cary Sheih Principal Senior Associate, Advisory Services The Concord Group Newport Beach, California Matthew Rader Senior Associate, Advisory Services Bern Ewert President ULI On-Site Coordinator Ewert and Company Charlottesville, Virginia Carmen McCormick Panel Coordinator Tom Flynn Director of Economic Development City of Charlotte Economic Development Charlotte, North Carolina John Orfield BOKA Powell, LLC Dallas, Texas Zane Segal Project Director Zane Segal Projects, Inc. Houston, Texas 6 An Advisory Services Panel Report LasVegas, NV 07 v5 8/14/07 2:14 PM Page 7 Foreword: The Panel’s Assignment and Summary of Recommendations he University of Nevada, Las Vegas (UNLV) OREGON IDAHO Location map. is located in Clark County, Nevada, approxi- mately four miles southeast of the city of T Las Vegas. It is the premier metropolitan research university in Nevada, with more than 80 28,000 undergraduate and professional students and 3,000 faculty and staff members. The main campus consists of 337 acres. NEVADA Reno The Midtown UNLV revitalization project, a public/ Carson City UTAH private partnership, is located on the east and west sides of Maryland Parkway at UNLV. It is an at- tempt to create a university district in Clark County. The Midtown UNLV project is the brain- child of Michael Saltman of the Vista Group and CALIFORNIA both former UNLV President Dr. Carol C. Harter and current UNLV President David B. Ashley. 15 The partnership was initiated by the Vista Group Las Vegas and UNLV, with the intent to expand it to a vari- ety of public and
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