Bloomington Indiana April 8–13, 2018 Advisory Services Report Panel A ULI Bloomington, Indiana Redevelopment Strategies for the Bloomington Hospital Site April 8–13, 2018 Advisory Services Panel Report A ULI A ULI About the Urban Land Institute THE URBAN LAND INSTITUTE is a global, member- factors affecting the built environment, including urbaniza- driven organization comprising more than 42,000 real tion, demographic and population changes, new economic estate and urban development professionals dedicated drivers, technology advancements, and environmental to advancing the Institute’s mission of providing leader- concerns. ship in the responsible use of land and in creating and Peer-to-peer learning is achieved through the knowledge sustaining thriving communities worldwide. shared by members at thousands of convenings each ULI’s interdisciplinary membership represents all aspects year that reinforce ULI’s position as a global authority on of the industry, including developers, property owners, land use and real estate. In 2017 alone, more than 1,900 investors, architects, urban planners, public officials, real events were held in about 290 cities around the world. estate brokers, appraisers, attorneys, engineers, finan- Drawing on the work of its members, the Institute recog- ciers, and academics. Established in 1936, the Institute nizes and shares best practices in urban design and devel- has a presence in the Americas, Europe, and the Asia opment for the benefit of communities around the globe. Pacific region, with members in 80 countries. More information is available at uli.org. Follow ULI on Twit- ULI’s extraordinary impact on land use decision making is ter, Facebook, LinkedIn, and Instagram. based on its members’ sharing expertise on a variety of Cover photos: Paul Angelone/ULI. © 2018 by the Urban Land Institute 2001 L Street, NW Suite 200 Washington, DC 20036-4948 All rights reserved. Reproduction or use of the whole or any part of the contents of this publication without written permission of the copyright holder is prohibited. 2 A ULI Advisory Services Panel Report About ULI Advisory Services THE GOAL OF THE ULI ADVISORY SERVICES program accurate assessments of a sponsor’s issues and to provide is to bring the finest expertise in the real estate field to recommendations in a compressed amount of time. bear on complex land use planning and development proj- A major strength of the program is ULI’s unique ability ects, programs, and policies. Since 1947, this program to draw on the knowledge and expertise of its members, has assembled well over 600 ULI-member teams to help including land developers and owners, public officials, sponsors find creative, practical solutions for issues such academics, representatives of financial institutions, and as downtown redevelopment, land management strate- others. In fulfillment of the mission of the Urban Land gies, evaluation of development potential, growth manage- Institute, this Advisory Services panel report is intended to ment, community revitalization, brownfield redevelopment, provide objective advice that will promote the responsible military base reuse, provision of low-cost and affordable use of land to enhance the environment. housing, and asset management strategies, among other matters. A wide variety of public, private, and nonprofit ULI Program Staff organizations have contracted for ULI’s advisory services. Paul Bernard Executive Vice President, Advisory Services Each panel team is composed of highly qualified profession- als who volunteer their time to ULI. They are chosen for their Thomas W. Eitler knowledge of the panel topic and are screened to ensure their Senior Vice President, Advisory Services objectivity. ULI’s interdisciplinary panel teams provide a holis- Beth Silverman tic look at development problems. A respected ULI member Vice President, Advisory Services who has previous panel experience chairs each panel. Paul Angelone Director, Advisory Services The agenda for a five-day panel assignment is intensive. Cali Slepin It includes an in-depth briefing day composed of a tour Associate, Advisory Services of the site and meetings with sponsor representatives, a day of hour-long interviews of typically 50 to 100 key James A. Mulligan community representatives, and two days of formulating Senior Editor recommendations. Long nights of discussion precede the Joanne Platt, Publications Professionals LLC panel’s conclusions. On the final day on site, the panel Manuscript Editor makes an oral presentation of its findings and conclusions Brandon Weil to the sponsor. A written report is prepared and published. Art Director Anne Morgan Because the sponsoring entities are responsible for signifi- Lead Graphic Designer cant preparation before the panel’s visit, including sending extensive briefing materials to each member and arranging Deanna Pineda, Muse Advertising Design for the panel to meet with key local community members Graphic Designer and stakeholders in the project under consideration, partici- Craig Chapman pants in ULI’s five-day panel assignments are able to make Senior Director, Publishing Operations Bloomington, Indiana, April 8–13, 2018 3 Acknowledgments ON BEHALF OF THE URBAN LAND INSTITUTE, the panel would like to thank its sponsor, the city of Bloom- ington—Mayor John Hamilton, Deputy Mayor Mick Ren- neisen, Mary Catherine Carmichael, Jeffery Underwood, Philippa Guthrie, Terri Porter, Alex Crowley, Donald Griffin, and Vi Simpson—for inviting the panel to Bloomington to examine the Bloomington Hospital site and for the Hoosier hospitality. A special thank you to Elizabeth Walter for her help setting up and supporting the entire week and to Steven Chy- bowski for putting together the panel’s briefing materials. SLEPIN/ULI CALI Mayor John Hamilton and panelists learn about Switchyard Park In addition, the panel would like to thank the over 100 during the study area tour. Sponsoring a panel requires a tremendous amount of work and effort, and the panel thanks everyone who made residents, business and community leaders, and represen- this week a success. tatives from across Bloomington and Monroe County who shared their perspectives, experiences, and insights with the panel over the week. 4 A ULI Advisory Services Panel Report Contents ULI Panel and Project Staff ...............................................................................................................................6 Background, Assignment, and Key Recommendations .......................................................................................7 Market Conditions ..........................................................................................................................................11 Development Vision........................................................................................................................................15 Development Program ....................................................................................................................................23 Implementation ..............................................................................................................................................28 Conclusion ....................................................................................................................................................36 About the Panel .............................................................................................................................................38 Bloomington, Indiana, April 8–13, 2018 5 ULI Panel and Project Staff Panel Chair Cate Ryba New Projects Director Glenda Hood Urban3 Former Mayor of Orlando, Florida Asheville, North Carolina Founding Partner triSect LLC Sujata Srivastava Orlando, Florida Principal Strategic Economics Panel Members Berkeley, California Gabriela Cañamar-Clark Principal Graduate School Intern LandDesign Matt Lascheid Alexandria, Virginia Graduate Student, Master of Urban Design Ball State University, CAP: Indy Connector James Coleman Indianapolis, Indiana Managing Director Hill Companies Denver, Colorado ULI Project Staff Paul Angelone Richard F. Krochalis Director, Advisory Services Commissioner Seattle Design Commission Cali Slepin Seattle, Washington Associate, Advisory Services Christine C. Richman Michaela Kadonoff Principal Associate, Meetings and Events GSBS Architects Salt Lake City, Utah 6 A ULI Advisory Services Panel Report Background, Assignment, and Key Recommendations AS BLOOMINGTON, INDIANA, CELEBRATES its with 42 percent of households making less than $25,000. bicentennial, it is at a critical time of re-visioning and Because of the large number of retirees and students, growth. New opportunities are coming to the city with the the panel continued to hear that these data do not truly development of the 65-acre Switchyard Park, the expan- represent the socioeconomics of Bloomington’s full-time sion and redevelopment of the convention center, the new residents and workforce. Trades District, and the 3.1-mile B-Line Trail. Those assets Over the past five years, office industries in surrounding reaffirm Bloomington in the way that Bloomingtonians view Monroe County have driven much of the overall employ- it—a wonderful place to live with the amenities of a city ment growth. If that growth continues, the demand for new but the feel of a small town. With this idealistic self- office space will be 30,000 square feet each year. And image, the city also faces challenges: rising rents and with an occupancy