Commentary: Mixed-Use Master Minds
Sophisticated—and highly detailed—master plans are an increasingly important piece of the planning process.
By Roy Higgs
With mixed-use development (and redevelopment) a continued trend, complex multi-stage projects are an increasingly common feature on the civic landscape of towns and cities across the country. Consequently, many planning authorities are asking for (and, in some cases, demanding) much more than just basic sketch plans before signing off on a project.
Many municipalities have actually implemented detailed block-by-block planning requirements to ensure there is logical/viable space for additional developments, to evaluate how the long-term commercial development landscape will impact the surrounding businesses and communities, and to accommodate the strategic development of future public spaces.
Many of the most experienced and successful commercial real estate professionals have acknowledged and adapted to this shift. But who is involved in this planning process? What are the implications of this trend? What are the potential benefits and limitations of detailed, long-term block-by-block planning?
The big picture
Some of the most successful mixed-use commercial developments today feature a diverse mix of uses, and developers and communities alike are not only more open to the kind of defining mixed-use environments that distinguish those projects—they are actively seeking them out.
In the past, planning authorities and civic/community leaders may have been content with a simple breakdown of how much of each component will be featured in a project, but today that kind of fractional or raw square footage information is insufficient. They want to see a comprehensive master plan, with enough detail for decision-makers to examine not only the plans for the current project, but also the ways in which it may fit in with future developments. In addition to layouts, they also want to see individual lot details, including street sections, public areas and green space, elevations, and, many times, details about the size and number of residential, retail and office units.
A seat at the table
The list of participants involved in these detailed planning sessions can be extensive. In addition to the architect, planner and developer, meetings will typically include representatives from the city (and sometimes county or state) department of planning, as well as traffic consultants, civil engineers and possibly the state’s department of natural resources. Politicians and civic leaders are an increasingly common presence—especially for projects that may have sensitive community or political considerations.
Municipal participation
In addition to basic input and the ability to share local knowledge, insights, and priorities with the architect and developer, the participation of municipal leaders and representatives in collaborative planning sessions helps create projects that are better suited for their surroundings. The increased interest in more comprehensive and sustainable planning and design solutions really began in earnest with the growth of New Urbanism and its emphasis on dense, walkable communities. But it has taken off in recent years. As veteran attendees of the International Council of Shopping Centers’ (ICSC) annual spring conference in Las Vegas RECon can attest, representatives from municipalities rarely (if ever) attended the event in the past. These days, however, they are a common sight. Retail is seen as an important ingredient for cities and towns, and is considered essential for enhancing prosperity.
Municipalities understand just how important these kinds of projects can be. As a result, they are taking a more active and proactive role in promoting development that improves their infrastructure and boosts their economic outlook. They understand better than ever that the appeal of great spaces and places, and the draw of dynamic and engaging urban environments, is more than just theoretical: there are big dollars at stake. The reputation of a town or city, and the range of high-quality options for residents to live, work and play, can make a defining difference in attracting new residents and building vibrant urban communities.
Obstacle coursing
One of the primary advantages of a more detailed, contextual and participatory planning process is that many of the parties involved will be able to cultivate a more sophisticated understanding of the considerations that have to be accounted for. Large mixed-use projects present an enormously complex array of architectural and logistical challenges, and overcoming those challenges demands an extraordinary level of coordination and communication. Many representatives from the municipal side of the table may not understand the intricacies of what it takes to develop commercially feasible retail environments, and have not necessarily given enough thought to parking ratios, green space, usage considerations and other technical details.
Securing buy-in
One of the most important potential benefits of this kind of detailed contextual planning is an enhanced ability to secure literal and figurative buy-in—both from the community, and from investors and potential partners looking to help finance or participate in the project. The “big picture” often helps interested parties appreciate the full potential of a project in the context of a 5-, 10- or 20-year plan. If a developer approaches (or is approached by) a large national homebuilder, for example, that homebuilder may be more inclined to purchase and build out the residential component of the project if they see not only a great design, but an overall development with promising long-term potential.
A well-planned future
The rise of redevelopment—and the successful revitalization and reinvigoration of many downtowns and urban environments—has contributed to this push for more detailed planning protocols and processes. Urban redevelopment initiatives have highlighted the need for the kind of thoughtfully designed and executed projects that are seamlessly integrated into a city’s architectural and experiential context.
With these kinds of projects so heavily dependent on zoning—and zoning issues occupying a prominent place in many civic discussions and debates—detailed and deliberate planning processes are definitely more prevalent.
And with the threads of so many developments and redevelopments today woven into increasingly complex tapestry of existing civic infrastructure and commercial development, they can no longer be treated as stand-alone ventures—and instead must be conceived, designed and evaluated in a broader context. That context encompasses not only space and usage, but even time, looking ahead to the adjacent developments of tomorrow to create something lasting and meaningful: a commercial and civic success.
Roy Higgs serves as president of Roy Higgs International, a premier provider of architectural retail and planning design services in the United States and around the globe. Roy can be reached at [email protected].