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Developing The Small, Mixed-Use Urban Project:: A Contribution To Neighborhood Revitalization
Developing The Small, Mixed-Use Urban Project:: A Contribution To Neighborhood Revitalization
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Signature of the author Jacqueline Morrissette Olivier
Department of Architecture, 13 May 1988
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JUN - 398
UBRARES
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Developing the Small, Mixed-Use Urban Project:
A Contribution to Neighborhood Revitalization
by
Jacqueline Morrissette Olivier
Abstract
Through out many cities in America, urban neighborhoods are characterized by the diminished vitality and extensive
deterioration of their overall landscape. The consequences of modern city planning, architectural design and real estate development
through out the past thirty years have abrogated much of the cohesive and diverse pattern of the historic urban fabric. Today, many
urban areas suffer from the endless repetition of single use structures. Others suffer from the devastating neglect of little or no investment
activity at all.
The intention of this thesis is to investigate the development feasibility of the small, mixed-use project. Mixed-use is a building
prototype combining various uses in one structure and is typified in the appealing character of many older American and European
cities. The assertion made is quite simple; if it worked then why can't it work now? The particular focus of the inquiry concentrates
on poor urban neighborhoods though the prototype is relevant in other urban areas. Requisite to the formulation of the project isthe
aim to responsibly support and stimulate community revitalization.
It is concluded that the feasibility for small mixed-use development exists though many problems remain. Design on small sites
as small as one half acre is difficult but possible. Such locations are suitable particularly where they sit at major intersections between
residential and commercial districts. Economically the prototype remains weak; the development risks are great. Substantial
investigation to identify the most beneficial instruments for obtaining equity, reducing development costs and increasing the revenues
is required for projects of this kind. Nevertheless, the small mixed-use holds an important role in the future development of the urban
landscape. The prototype promises to offer a considerable contribution to the increased health and revitalization of many urban
communities.
Acknowledgements
Thank you Susan, Peter, and Ross for responding to my impromptu requests
for desk crits.
Most of all, thank you Mark, for your patience and endless support.
TABLE OF CONTENTS
Page
Abstract 3
Acknowledgements 5
Preface 9
Bibliography 87
8
9
Preface
The motivation for this thesis relates directly to my urban roots. Growing up
on the southside of Chicago has instilled me with a compassion and concern for urban
environments, particularly as they relate to minorities and the poor.
I sincerely believe that this country has a long way to go before it recognizes that
the disaffection and under utilization of a major segment of the population deprives us
all. We are deprived of the benefit of our most precious commodity- human resources.
The idea for this investigation started out as a campaign for the disaffected. It naturally
evolved into a topic about design and development which embodied the focus of
community revitalization.
INTRODUCTION:
FRAMING THE PROBLEM
11
THE THESIS
The focus of this work is to examine and formulate a prototype for the
development of small, mixed-use projects within urban neighborhoods. Specifically
the thesis concentrates on neighborhoods that are typically overlooked, abused or
neglected by the development process in the United States. Yet the prototype is
applicable to any urban context. The contention is that architectural form and the
activity of real estate development can together influence both the physical framework
of neighborhoods and the community's social and economic well being. This thesis
investigates the potential for the small, mixed-use prototype as a vehicle for increasing
the quality of life viewed from three perspectives:
Stated another way, the inquiry endeavors to discern to what extent a small
mixed-use project exhibits the potential to offer financial returns while positively
addressing a community's sometimes desperate need for physical upgrading and broad-
based community development. Central to the achievement of these aims is the strength
of the small mixed-use prototype and its financial viability. This thesis assesses the
extent to which private investment from local banks, businesses, and developers, many
of whom are actively working to affect positive change, can assist in the process.
The Greek Agora,
Zeidler, p.')
12
WHY MIXED-USE
Mixed-use is the integration of multiple uses within one building or group of
buildings -retail, office, and residential, in any combination. The building prototype has
long historical roots and serves as a fitting model for adaptation in the inner city. Mixed-
use addresses two fundamental needs of the community - housing and commercial
services. In addition, integrating commercial and residential uses supports quality urban
design. The diversity of commercial and residential uses and architectural forms brings
to the streetscape added life and vibrancy . The natural surveillance of people coming
and going at different hours (office, retail, housing) maximizes utility and provides
security for the area.
Within the last quarter of a century however, city planning and zoning laws have
come full circle and have readapted the integration of commercial and residential uses
within one building or within a described area. Public agencies gave credence to the
Patterns of Association,
Zeidler, p.17 argument developers promoted, that the development of mixed-use brought the advan-
13
tages of liveliness and synergy to a location. The benefits enhanced both the aesthetic
Yesterda
and financial success of the project and were shared between the developer and the city.
Mixed-use development enhanced the quality of life in many urban areas and
seemed to be at least one solution to the dark and empty downtown street which became
Living and Wor*ig in7 r/re Smoke,
deserted after 5pm when the office crowd left for the suburbs. The large projects of
Boston's Copley Place and Chicago's Watertower Place are just two examples of
today's successful mixed-use development. Both encompass large numbers ofresiden-
tial units, commercial (retail and office) and usually several hotels within one complex.
Livmg rn theSbturbs-working i, r/ie Smoke
Yet, despite the successes of the large mixed-use, rarely has the prototype been
adapted for use at the smaller urban scale, especially in older neighborhoods. Instead,
antiquated zoning laws of the 1950's remain in place and developers continue to pursue
the building of single use projects. Furthermore, many developers remain convinced
that building large single use projects isthe only formula for making money in the real
estate business. The net effect on urban areas has been the destruction of a once multi- tvfn&brkn 7nteSunlat fwav -
varied fabric of building types containing a lively mix of uses.
Poster of Garden City,
Zeidler, p.14
In the past, urban diversity and vitality was derived from the variety of uses
within a given area. The continued pattern of developing apartment buildings and
office buildings as separate uses has inadvertently destroyed the character and integrity "The isolated building prototypes developed by
modern architecture - such as the apartment tower,
of many urban neighborhoods. The symbiosis attained through the interaction of
the office tower, the shopping centre or the one-
various functions has been lost. One of the aims of this thesis is to demonstrate that family house - may fulfill their internal demands,
urban developments do not have to be restricted to single function structures in order however thoughtlessly pushed together, they cannot
create a coherent city.... Modern city districts of such
to be profitable.
single - use buildings lack the complexity and life
involvement that "old" city spaces still
offer." (D
14
In addition to the community and urban design benefits that the mixed-use offers
is the opportunity for the developer to offset many financial and market risks. Cross
market development, provides a method of diversification and mitigates the impacts of
individual market fluctuations. Often the market does not warrant the construction of
an entire office building, or housing project. Small scaled mixed-use development
provides a vehicle for addressing downsized housing and office demand accordingly.
Furthermore, infrastructure costs can be amortized more favorably than single function
buildings and when necessary cross subsidizing between uses is possible.
duplication for each use. Whereas in a residential building one elevator core may be
required, in the mixed-use they must be provided separately for the office and residential
spaces. Small mixed-use projects must juggle these design constraints efficiently within
small sites and within small budgets. Inherent in the task of identifying the potential of
the small mixed-use is to determine whether or not the prototype is economically
feasible when lacking the benefits of the larger project context.
THE ORGANIZATION
The body of this thesis is divided into sections that correspond to three main
components examined: the question of community development and neighborhood
revitalization, how they influence the design of small mixed-use, and the financial
implications thereby created. Section 1 sorts through the maze of issues related to
community revitalization and relates them to the development of small mixed-use.
Section 2 demonstrates a design concept and outlines the issues that influenced it.
Section 3 examines and interprets the financial implications of cost and marketing
constraints and Section 4 takes a critical assessment of the small mixed-use prototype's
strengths and weaknesses identified in the proposed project scenario.
Urban design issues were overlaid onto the site context and alternative building
16
diagrams studied. A design concept was then developed with the aim of establishing a
sense of community both within the larger neighborhood and within the project
community itself. Available cost and market information maintained the direction of the
design formulation and programing within a practical context. In the end, an assessment
was made to understand the implications of findings and derive generalities with respect
to small mixed-use development.
17
NOTES:
SECTION I:
COMMUNITY REVITALIZATION
THROUGH REINVESTMENT
19
Vacant lots and abandoned buildings are a commonplace phenomenon in urban "The psychological health of the city is as important
cityscapes. They are scars in a community, eyesores that fester and breed destruction, as Its economic health. Without a strong city self-
image, economic development rarely succeeds" (
refuges for garbage, stripped automobiles, and abandoned buildings. Rebuilding in
vacant lots and abandoned buildings removes the blight that plagues many inner city
communities. Renovation and new construction rejuvenates and may encourage
reinvestment by its current resident.
"gentritlcation is...the resettlement of professional Gentrification is often characterized as the "invasion" of outsiders into a community.
and upper middle class home owners In city
neighborhoods .... The 'gentry' create a neighborhood
Typical of the gentrification process is the total lack- of consideration for the
ambience and a style that reflect upper middle class neighborhood's current residents. Hostilities often arise as the incumbent residents
tastes and values; their taste and values supplant those attempt to thwart the effects of displacement. " (T)hose threatened with displacement
of the lower-income population that dominated the
area before revitalization." (j
have begun to develop 'countermovements'in defense of their neighborhoods....in hope
of preserving their current life-styles and preventing 'elite' invasions and intrusions into
'their neighborhoods." (
Yet, invasion and conflict between classes and racial groups is not a necessary
part of the revitalization process. Gentrification and upgrading may coexist and often do.
Within upgrading neighborhoods it is possible for "spot gentrification" to occur.
Alternatively, in some gentrification neighborhoods, the fringes may be upgraded by the
incumbent residents.@ This proposal for the development of small mixed-use is
predicated on a balance between the influx of new residents and upgrading by
incumbents.
"Those who argue that the significance of gentrifi- counterparts, considerations of the quality of investment, design, and amenities are im-
cation has been overstated are correct in asserting portant locational factors for both living and business.
that central cities and many older neighborhoods
continue to be threatened by abondonment and
decline." (D As a practical matter, the influence of a single small scaled development on a
community's revitalization is limited at best. Though the project can act as a catalyst for
further development efforts, realistically, the first hurdle that it must cross over is
convincing its market of the mixed-use concept. Expanding the notion of measuring
appreciation beyond the narrow concept of financial return will aid in the task of
marketing the project to residents, tenants, and investors. The strength of the proposed
small mixed-use lies more in the benefits of living and working within it, than in
opportunism and quick financial return.
LOCATIONAL CONSIDERATIONS
The locational considerations of developing in inner city neighborhoods bear
directly on the success of the project, both to the strength of attracting a market and to
the extent that the development contributes to the revitalization of the larger community.
Utilizing "gateways" to a neighborhood as targeted locations for revitalizing develop-
ment efforts is advantageous in two respects.
The following section explores the design strategies for reclaiming a specific
site, repairing the physical landscape and creating a fuctional and attractive integration
of commercial and residential uses. The aspects of urban design responsiveness and
the change to promote responsible and well intentioned community revitalization are
assimilated into the design process.
NOTES:
7. Ibid.
11. Leon A. Lekai, "An Examination of Gentrification," Real Estate Finance Jour-
nal, Spring 1988.
13. Ibid.
25
26
SECTION II:
THE DESIGN PROPOSAL
27
The site was chosen because it serves as a transition into the Roxbury
community . It is a gateway between two highly contrasting neighborhoods. The South
End is a neighborhood, that has evolved from a 1800's "fashionable place to live" for
K1~'
Boston's upper society until the area lost favor to the nearby Back Bay and became a
rooming house district for immigrants during the turn of the century. During the 1940's,
50's and 60's, the neighborhood deteriorated into a blighted inner city slum whose poor
and minority residents endured the well intentioned but destructive efforts Urban
Renewal and finally fell victim to the displacement of gentrification. The South End
is now a largely affluent community enjoying the benefits of its close proximity to
downtown and its designation as an architectural historic district.
28
Option C was chosen for its ability to not only complete the block form but to
tie the block together around the collection of backyard spaces. The design objective
of the project was to test the limit to which its presence could benefit the immediate
community. In their current state, the individual backyard spaces were vastly
underutilized . Option C provided the impetus for not recreating them in the proposed
project.
Similarly, it became apparent that collectively the rear spaces could provide a
much greater amenity, not only to the residences of the mixed-use, but to the block as
a whole. Pleasant outdoor spaces are a premium in most urban areas. Enhancing the "What goes on in neighborhood s affects basic dy-
quality of outdoor space was linked as a parallel goal within the objective of repairing namics and attitudes, rendering substantial
the built space. The design sought to create a visual connection between the individual changes in a neighborhood possible. This process
can create new equilibrium even in areas where
yards connected along a spinal path. Special design emphasis would be placed at the large, well-financed, and well-orchestrated inter-
ventions have been unable to stimulate change in
culmination of the path with a large outdoor space provided within the court of the the past....". D
mixed-use project.
30
Project Context
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ing to the same community. Attention to the design/articulation of the building(s) and The "extension of the privately controlled domain of
unit sizes support the establishment of individual identity - of the home, and of the the tenants to their doorstep, window sill, or small yard
gives Increased opportunities for personalization
project community. and....create pride in one's home and can be extended to
Responding to two levels of community governed the design of the project. The a sense of belonging and community." (
first level of community was derived from within the project while the second extended
to the level of the block. Enhancing the sense of community within the project offered
obvious benefits - a sense of security and belongingness. Aligning the internal
community of the project with a larger, external community would potentially further
the aim of community development and neighborhood cohesion.
Residential
The residential component of the small mixed-use caters to a broad cross section
of the population. Principally the appeal is strongest in the young and affluent segment
of the market. Between the ages of 25 to 40, they are an expanding market of the upper
middle class minority population. They have the option of living in the suburbs and are
attracted to the conveniences of living in the city. Typically, they desire to live close to
work, may operate their own small business or professional service, or may be thinking
of doing so in the near future. They are attracted to the idea of living in a "neighborhood"
- like where they grew up, and where a sense of community and identity is apparent.
Another potential market base is the empty nester seeking urban living with low
maintenance and high security. As life long residents of the city, this segment is wary
of large apartments and condominium buildings and relocation to the suburbs. Supple-
mentary to the desire to attract the middle income it is hoped that several below market
units can be provided, particularly to the elderly or single parent family. Integrating
incomes within a small residential project is often difficult but not impossible. Attaining
diversity within the housing component establishes a balanced community. Further-
37
more, ages spanning the range from child to mature adult within a neighborhood offer
stability, provide role models and resources for the young and inspiration for the older
adult.
Office
Small professional offices, particularly those with local clientele, are ideal for
tenants to occupy the office space within the project. Their space requirements are such
that the class B space will adequately meet their functional business requirements. If
possible, leasing a portion of the space through a shared office tenant is desirable method
of providing incubator space to start-up companies. It is one which emphasizes the
increased utility of shared amenities and services.
Retail
convenience/drug store
sit-down restaurant
deli/ice cream
local cleaner/shoe repair
local clothing retailer
furniture store
music/video store
copy store
bookstore/office supply/card store
beauty/barber shop
art gallery
dance studio
DAYCARE
Providing daycare within the project addresses an important need for the
targeted residential and office markets as well as the community outside. Additionally,
the inclusion of daycare space relates back to and reinforces the sense of community.
Daycare can be run as family care by a resident living in the adjacent unit to the allocated
space. Alternatively, the residential and commercial tenants may organize with other
community residents and operate the daycare as a cooperative whereby parents succes-
sively spend half days with their children in school.
Retail 9,400
Office 19,788
One level of underground parking was included to preserve the quality and use
of the outdoor space. It was determined that the zoning requirement for parking was
impractical and outdated, with respect to both the commercial and residential uses. A
40
zoning variance will be needed. For marketing and functional reasons, the program pro-
portions a higher parking ratio (1 car/unit versus the zoned .7/unit) than presently
required. Conversely, parking provided for the commercial uses is less than the
mandated amount.
The rationale behind the decision to alter the parking ratios was based on the
notion that both the retail and office uses demand little or no actual parking because of
the pedestrian nature of the localized trade area. It can be reasonably argued that the
provided parking will adequately meet the needs of the commercial tenants themselves,
and that the available parking on the street will meet the demand from the commercial
clientele. A higher ratio of parking to residential units is more suitable and attractive to
the targeted market. Additionally, a portion of the parking spaces can be shared between
the commercial tenants, who require daytime use, and the residential tenants, who largely
require nighttime and weekend parking.
The central open space provided in the building design is the crux of the project
concept. The 8,000 available square footage exceeds the required 150 square feet per
unit mandated by the zoning. Supplementary to the ground plane open area is the
inclusion of private decks for the residential. Provisions were made to utilized the deck
created by the access to the underground garage as a terrace for commercial use (outdoor
eating for a restaurant) along the Mass. Ave. edge ,and a patio area for the internal court.
While the inclusion of the court area may act as a catalyst for the revitalization
of the adjacent backyards in the block, the success of the quality of the space within the
project is not dependent upon the fulfillment of that goal. If necessary, the property line
of the site can be screened by planting in a manner that further enhances the quality of
the outdoor area.
41
Through the clear separation of entrances for each use, well established and
distinct identities could be constructed. Market appeal would then be further enhanced
for each use. The office component of the project would exhibit the quality of an office
building for its tenants. Likewise the residential component maintained the identity of
a residential building and the retail, unhindered by breaks in its facade, would read as
a cohesive commercial strip.
42
The additional height not only created added value to the housing (views were
created to downtown Boston, the Christian Science Center, John Hancock building, as
well as other notable buildings along the Boylston Street retail district) but also
reinforced the taller street edge along Washington Street. The location of the units along
the southeasterly edge of the site gave opportunities for quality light and ventilation.
The office component of the program was relatively insensitive to its location
within the building, as compared to the other uses. Accordingly, the office space was
used as served as a buffer which neutralized the potential conflict between the retail and
residential uses.
43
Direct physical access to the court area was limited to the residential compo-
nents, including both the penthouse units above the commercial spaces and the
townhouse units. Residential tenants were provided access directly from their units as
well as from the street through the main residential entrance. Access to the court area
by residents from the remainder of the block is possible along the existing path and
would be secured at either end with a locked gate.
NOTES:
3. Joan Goody and John Clancy, "Need for Variety and Personalization," Essays on Social
Housing, Progressive Architecture, July, 1984.
4. Clay, ob.cit.
"The revival of middle-class interest in the city as a place to live has been attributed
to a major reversal in the attitudes and values of young people. Observers point to
youth's great interest in self-actualization and their even greater desire to express their
life-style in their consumer choices, including housing, sugges that young professional
consumers seek the most in custom for their dollars.... four primary factors may help
explain the demonstrated willingness and desire of young consumers to buy and
renovate older houses in the city: 1) the diversity of the city, 2) its convenience for
those working in the city, 3) its position as the center of adult-oriented activities, such
as theaters, restaurants, and sports events, and 4) the opportunities it offers for good,
even stylish, housing at bargain prices."
CHART A
MIXING USES WITHIN A SINGLE BUILDING:
FUNCTIONAL ISSUES
47
* The existence of commercial uses below and immediately * Disallow commercial uses that usually attract loitering teen-
along side the housing brings up issues of smells and noise from agers or others (video arcades, pizza joints, liquor stores, record
the operations of those businesses, from people who tend to stores, fast food establishments, 24 hr convenience stores)
congregate/loiter outside. Noise pollution relates to the possible Isolate noisy/smelly businesses away from residential as much
problem of security of entrances and open spaces (both shared as possible. Isolate/protect residential entrances from commer-
ground space and decks) and parking. cial areas as well as residential openspaces/decks and parking.
* The existence of noisy neighbors, because of the close prox- * Adequate attention to soundproofing within the units and
imity of living may be a problem. Noise levels may be in- between them. Use sound absorbing materials in the interior
creased because of the central outdoor space. court as much as possible.
* Garbage maintenance is a problem, more so than in other * Formulate a resident run management organization (a "coopera-
buildings because of the establishment of the interior park tive" between the condominium and retailers/office associations)
(the building has two "frontyards"). Additionally, should to further the development objective of creating and fostering a
some residents fail to adequately maintain their own open sense of community within the residents and encouraging long
space areas as well as the public spaces, everyone suffers. term investment in the building (and therefore, in the larger com-
munity).
49
* Office tenants may find themselves uncomfortably located * Provide adequate ventilation systems.
above smelly retailers. On the other hand they may enjoy
having quick access to lunch, as well as the serenity of looking
out into the interior park and underground parking with direct
elevator access, not to mention the convenience of working
close to home.
* Shared office spaces lower the effective costs to the office * Minimized common spaces (through efficient planning)
tenants. reduces overall maintenance costs while providing for attrac-
tively designed and usable public areas (higher per square foot
expenditures).
* Retailers are forced to service their stores from the front. * Shelter and isolate garbage collection areas from the
Garbage disposal and maintenance may be awkward and hard to open space.
conceal from the other uses.
50
CHART B
DESIGN CHARACTERISTICS FOR
THE SMALL MIXED-USE
51
CHART C
SUMMARY OF QUALITATIVE AND
PERFORMANCE REQUIREMENTS
53
RESIDENTIAL
Privacy
* From neighbors - hearing and seeing them
* Within the unit - from the kids and noisy activities within the apartment.
Security
* Of the individual units from burglary, the entrance from loiterers, the
parking area from vandals, the open space area from all criminal elements.
Parking
* Security from vandals, weather, and movement to and from the parking
area.
OFFICE
Operating Expenses
* Efficient HVAC systems
* Minimize heating and cooling costs
Location
* Accessibility and image for and to customers, clients, patients, etc.
* Proximity to public transportation and highways
55
RETAIL
Demographics
* Spendable dollars available within the trade area - breadth and depth of the
market
Store Depth
* 50 - 60 feet is typical - allows for store service area and storage.
DESIGN SCHEMATIC
57
58
Basement Plan
59
Office Plan
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B a m g g
61
SECTION III:
THE FINANCIAL ANALYSIS
65
THE ASSESSMENT
Pro forma analysis indicates that the proposed scenario for the small mixed-use
has economic potential but that substantial examination of its components is necessary
to make the prototype truly viable. Admittedly the decision to develop the project within
marginal locations sets up a difficult hurdle to test the strength of the prototype. Yet,
in spite of the relatively high revenues projected and one year absorption the ten year
holding period for the project is forecasted to be lean. It is envisioned that the
development will increase the land value in the immediate area and act as a stimulus for
increased investment. Nevertheless, the extent to which the project proves viable
depends almost entirely on the the anticipated long term appreciation (future capital
gain) of the development.
With a zoned FAR of 2, the project does not support itself. At FAR 3, the
numbers begin to offer returns worth examining further, provided that the residential
component is sold as market rate condominiums. Even then the project remains a
"skinny deal." Up-front equity requirements are high (in excess of a half of a million
dollars) and result from the limitations imposed by financing the development soft costs
and land acquisition (see exhibit 2).
The construction debt is limited by the amount of the permanent or takeout loan
which in turn is a function of the lender's debt coverage ratio (DCR). In considering
the project risks a DCR of 1.18 was used in the pro forma. The project exhibits a return
on cost of ten percent during the first four years. 0 Lenders in the Boston area report
that most single use properties return eighteen percent. ® Assuming a five percent
inflation rate, modest cash flows are spun off through out the entire ten year holding
period. (see exhibits 3 and 4)
66
The project exhibits less strength as rental housing. Despite secondary financing
at the project's onset, returns in the rental scenario remain below 11% (IRR) and 8%as
a return on cost. (see exhibit 7). Unless the project utilizes available housing subsidies
the units, if made rental, will necessarily and exclusively be marketed to upper income
levels. A rental scenario is least desirable in this project not only because of the
unattractive returns it offers but also because it is inconsistent with the assumption that
homeownership opportunities are better for the project and the efforts toward community
revitalization.
Construction costs were based on available estimates for Boston. The numbers
assumed no unusual site conditions and accounted for a sufficient budget to afford
67
innovative architectural design and quality construction given the need for attractive
housing and efficient coordination of mechanical and fire safety systems. The costs of
one level of underground parking were also included. (see exhibit 6)
FURTHER ANALYSIS
Several alternative strategies and possible adjustments to the proposed scenario
were briefly examined to strengthen the viability of the project.
68
Rehabilitation
Rehabilitation is a possible alternative for the project provided that subject
buildings can be acquired at minimal cost -completely gutting the building is in almost
every case a requirement. Design costs as well as budgeted contingencies for
construction will be increased. Additionally, underground parking, unless already
provided in the existing building, will be impractical.
Nevertheless, some available sites will have an existing structure that may be
worth preserving and incorporating into the new construction. In some cases it may be
possible to preserve the exterior (front facade) of the existing building when it would
be architecturally aesthetic and beneficial from a marketing standpoint to do so. Facade
preservation is expensive and may be appropriate only in locations where market
demand is strong. Facade preservation, of a notable church or schoolhouse, may,
however, reinforce the positive images (and institutions) of a community and can be
rationalized from that perspective.
70
Summary
As shown, in depth analysis of the outlined alternatives as well as others is
required to completely understand the full financial picture of the small mixed-use.
Making the prototype viable is possible through either an increase in revenues or by
reducing the cost of the development. For increasing project revenues augmenting
project density is the most prudent solution. Inflating market assumptions on revenue
streams only compromises the project's market attractiveness. On the other hand,
increasing the density too far endangers the aim of creating a viable community within
the residential component.
Development cost reducing measures exist in land subsidies and property tax
abatements. Mortgage interest rate subsidies, investment tax credits and other strategies
are available instruments which may increase the likelihood of a successful mixed-use
project. Additionally, raising capital through syndication may prove feasible. An
analysis of these and the after tax benefits will be a decisive factor in the final
determination of the project's true economic strength.
Notes
1. In the rental scenario the return on cost is calculated a t 8%during the first stabilized
year.
2. Some lenders may be willing to accept a higher risk because of the community
revitalization objectives of the project.
3. Assuming 90% financing at 10% interest, 30 yr. fixed, and mortgage payments at 30%
of gross income.
71
4. "Outside" is interpreted to mean new business and/or local businesses from other
parts of the city. Further analysis may reveal methods fro subsidizing or "incubating"
marginal businesses through coordinated support systems of business associations and
the like.
6. $60,000 annual income is calculated based on 90% financing, 10% fixed rate
amortized over 30 years and assumes a maximum mortgage payment at 30% of gross
income.
72
Exhibits
73
THE DEVELOPMENT
Site Area
sf : 21 , 927
acres: 0.50
CGLA) (GFA)
EF:FF IC I ENCY
ALLOCATION OF USES RATIOS
Park i ng
29 sta l1l:s 5,800 10 , 800
exhibit 1
74
FINANCIAL SUMMARiY
Rental. Condom i ni um
Amount F i nanced
F irst Mortgage 4 , 6.97"-, 05S1 2, 693. 993
Second MortgagQ 700 , 000 0
exhibit 2
75
REVENUES
Parking/stall
Rental 720.00 29 20,880
Condominium 20,000.00 15 300,000
Condo/Lease 720.00 114 10,080 exhibit 3
76
I
DEVELOPMENT COST BUDGET' Percentages
ACQUISITION
Land per acre 0
$ 100, 000 $50, 407 0. 7?4%
Eluildinag /sf G
$10. 00 256,000 3. 71~
TOTAL ACQUISITION COSTS $306, 4-0? '1.18~
HARD COSTS .G FA)
Demo li t ion 0
$7.50 48,000 0.70O
Construc t ion
Retail 705,000 10. 31%;-
Office 1,792,560 26. 22%
Residertial 2,310,92-4 33. 80%
Daycare 126,000 1.04%
Landscaping 3
$10.00 329.610 '1.62%
Underground Parking @
$25 270,000 3. 95%
TOTAL HARD COSTS $5,582,121 81.64
SOFT COSTS
Arch and Eng 0
6% 334, 927 A. 90%
Legal and Acc't I
Permits I
Insurance I
R.E. Taxes I
2. 45%
Development Fee
(incl marketing/leasing)
8 1-16, 570 6. 53%
exhibit 4
77
FINANCING ASSLIMPTIONS
Point.: 2. 00%
Term C'.month-s)
Const-ruct.ion Perriod 15
Condo Absorption Pe.riod
Amort i zat i on Intrst Only
Avg amount outst.anding 50
RENTAL CONDO
L1vr 1opment Cost $6, H-37, 192 -
x LTV 0 80. 0 90. 001%
exhibit 5
78
YEAR 0 1 2 3 4 5 6 7 0 9 10 11
Grosz Income
Retail 0 169,200 169,200 169,200 169,200 169,200 215,947 215,947 215.947 215,947 215,947 275,609
Office 0 346,290 346,290 346,290 346,290 346.290 441,964 411,964 441,964 411,961 411,964 564,070
Residential 0 396,964 424,751 454,484 486,297 520,338 556.762 595,735 637,437 682,05? 729,901 780,88?
Daycare, 0 11,400 14,400 14.400 14,400 14,400 18,378 18.378 18.378 18,378 18,370 23,456
Total base Revenues so $926,854 $954,641 5984,374 $1,016,187 $1,050,228 $1,233,051 $1,272,024 51,313,726 $1,358,346 $1,406,090 S1,644,022
Parking Revenues 0 20,980 21.924 23,020 24,1?1 25.380 26,649 27,981 29,380 30,949 32,392 34.011
GROSS REVENUES 50 5947.734 $976,565 S1,007,394 51,040.359 $1,075,609 $1,259,700 $1,300.005 51,343,106 $1.389.195 $1,438,482 $1,678.034
Vacancy I
50Z 0 (473,967)
52 0 0 C48,828) (50,370) (52,018) (53.780) (62,985) (65,000) (67,155) C69,460) (71,924) (93,902)
NET REVENUES 50O $473,867 $927,737 595?,024 $988,341 $1.021,828 $1.196,715 S1,235,005 $1,275,951 51,319,736 $1,366.558 51.594,132
Operating Expenses 0 (145,425) (282,852) (320.,220) (296.939) C304.514) (403,926) (424j122) C445,328) (467,595) (490,975) C599,052)
hanagenent 0
62 0 C28,432) C55,664) C57.421) (59.300) (61.310) C71.803) C?4.100) C76,557) C79,184) (81,993) C95,648)
Leasing/Rental Expenses
Conmercial C92,799) (22,029) C35,983)
Residential C23,918) C1,274) (1,363) C1,459) (1,561) (1,670) C1,797) (1.912) C2,046) C2,189) (2,343)
NET OPERATING INCOME s0 5193,404 $587.946 5578.019 S630.643 $654,443 5697.296 5734,995 S752,153 $770,910 $791,400 S861,206
Debt service
First hortgage 0 (498,260) (498,260) C498.260) C498,260) C498,260) (606.336) C606,336) C606,336) C606,336) C606,336)
Second hortgage 0 C66,90 1) (66,901) (06.901) C6. 901) C96,901) 0 0 0 0 0
Office Lease Rollover Exp 0 0 0 0 0 C120,262) 0 0 0 0 (153,489)
CASH FLOW AFTER DEBT 0 (401,757) 2,786 C7.141) 15.483 C50,979) 90,950 128,659 145,8 1? 164,575 31,576
Initial Investment 0 0 0 0 0 0 0 0 0 0
! Unfinanced Bev Costs (1,972.205)
Mlortgage Points 0 C79,94 1) 0 0 0 0 (105,427) 0 0 0 0
Proceeds fron Refinance 0 5.397,051 0 0 0 0 5,271.357 0 0 0 0
Proceeds fron Sale 0 0 0 0 0 0 0 0 0 0 8.612,061
Payback of Loan balance 0 (5,397,051) 0 0 0 0 (1,651,350) 0 0 0 C3,103.561)
Costs of Sale I
32 0 0 0 0 0 0 0 0 0 0 C259.362)
CASH FLOW BEFORE TAXES (1,872,205) (481,698) 2,796 (7,141) 45,483 C50.979) 605.530 128,659 145,017 164,575 5,201,714
exhibit 6
79
YEAR 0 1 2 3 4 5 6 7 9 9 10 11
Gross Income
Retail 0 169.200 169,200 169,200 169,200 169,200 215,947 215,947? 215,917 215,947 215,917 275,609
Office 0 316,290 316,290 346,290 346,290 346,290 141.961 111,961 411,961 141,964 111,964 561,070
Residential 0 1,136,652 0 0 0 0 0 0 0 0 0 0
Daycare - 0 14,400 14,400 11. 100 11,400 11,400 18,378 18,379 19.,379 18.378 18,378 23,156
Total Base Revenues $0 $1,966,542 $529,990 $529,890 $529,890 $529,890 $676,299 $676,29 $676,299 $676,209 $676,289 $863,135
Parking Revenues 0 310,090 10,581 11,113 11,669 12.252 12,865 13,508 11,191 14,893 15,637 16,419
GROSS REVENUES $0 5,276,622 540,174 $541,003 $511,559 $542,112 $689,151 $689,797 $690,172 $691,182 $691,926 $979,551
Vacancy 2
0 (263,278)
52 0 0 (27,021) (27,050) (27,078) (27,107) (34,158) (31,490) (31,521) (34,559) (31,596) (3,978)
513,-50 -513,9 5------ -515,-35 --5-,69- --------
-655,3-7 -655,9-9 65,62 ----- ---
NET REVENUES so 5,013,311 513,150 $513,953 $511,181 $515,035 $651,696 $655,307 $655,919 $656,623 $657,330 $935.577
Operating Expenses O (76,540) (145,427) (145,127) (145,427) (115.427) (167,929) (167,929) (167,929) (167,929) (167,929) (211,321)
Management 0
0 (16,602) (30,807) (30,837) (30,969) (30,902) (39,292) (39,318) (39.357) (39,397) (39,110) (50,135)
Condo Sale Expenses 6
102 (413,665)
Leasing/Rental Expenses (92,788) (22,029) (35,883)
NET OPERATING INCOME s0 $1,383,749 $337,217 $337,689 $338,185 $338,706 $125,156 $118,060 $148,663 $119,296 $419,961 $535,231
Debt service
Rbsorp Period Interest 0 (195,881)
First Mortgage 0 0 (285.777) (285.777) (295,777) (295,777) (285,777) (285,777) (285,777) (285,777) (285.777)
Second Mortgage 0 0 0 0 0 0 0 0 0 0 0
Office Lease Rollover
Tenant Rllowance 0 0 0 0 0 (120,262) 0 0 0 0 (153.488)
-51,4-- $51,912 -52,-09 C$-7,333 -139,6-- -1-2,23 13---- -------- $--------
CASH FLOW AFTER DEBT S0 $3,997,867 $51,110 $51,912 $52,409 ($67,333) $139,690 $162,283 $162,896 $163,520 $10,696
Initial Investnent
Unfinanced Dev Costs (683,719) 0 0 0 0 0 0 0 0 0 0
Mortgage Points 0 0 (53,880) 0 0 0 0 0 0 0 0
Proceeds fron Refinance 0 0 2,693,993 0 0 0 0 0 0 0 0
Proceeds fron Sale 0 0 0 0 0 0 0 0 0 0 5,352,342
Payback on Loan Balance 0 (3,897,867)(2,912,020) 0 0 0 0 0 0 0 (2,303,819)
Costs of Sale @ 0 0 0 0 0 0 0 0 0 0 0
(160,570)
CASH FLOW BEFORE TAXES ($683,719) $0 (120,167) $51,912 $52,109 (67,333) $139,680 $162,283 $162,886 $163,520 $2,898,649
exhibit 7
80
SECTION IV:
A SUMMARY
81
An Overview
A myriad of issues were raised during the process of this research. For some
problems solutions were found. For others the surfaces were barely scratched. Within
five categories of the development process: design, construction, marketing, leasing and
finance, recurrent questions are brought up with each small mixed-use project. The
following paragraphs summarize the pertinent points.
adequately met to insure the lease-up and successful operation of the commercial
components? How well does the design distinguish the different functions and how well
does the project create appealing image and identities for each? In addition, how does
the project relate to its context, the larger environment - the community outside?
Marketing/Leasing
As the design of the project related directly to marketing and leasing additional
factors are folded into the process. Marketing is the key to the success of the any
development project but is dependent upon the building's functionality and quality ofthe
architectural design. Factors to consider in the marketing of the project include: How
well has the design of small mixed-use addressed the issues of security, convenience, and
service? How well does the project support the emotional needs of its occupants, both
residential and commercial? Do the different uses coexist harmoniously and is there a
synergy created between them?
The marketing effort for the project must necessarily be aggressive and well
tailored. Directed and thorough attempts will be needed to fully identify the market
demographics. The concept for small mixed-use is largely untested and its target market
is not entirely understood. Who exactly is this so-called minority middle and upper class
market? What do they want in housing, in working, in living, in location, and in return
on their investment? What specifically are their alternatives, i.e., the competition? What
is being offered and at what prices? Understanding the nature of the market can be elusive
and requires, in part, anticipating market demand that is currently not well researched.
Financing
Bankability was the stated goal and a necessary part of the definition and
understanding of the small, mixed-use project. The prototype exhibits the potential for
financial viability. Yet, several questions remain unanswered in this investigation.
What kind of institutions will finance such a project and to what extent can "local"
private monies be raised? How might the project accommodate different forms of
ownership and investment -forms which promote the growth of local businesses (versus
national conglomerates) and which promote ownership opportunities for community
residents?
CONCLUSION
An additional overlay onto the investigation and central to the theme of the
design was the promotion of community revitalization and the creation of community
within the residential component of the project. It was presumed that the requirement
would restrain the number of units within a range estimated as roughly equivalent to the
size of a (low density) block or less (20 - 30). The retail component was derived from
the available area within the first and possibly second floors. The need to provide
parking underground determined the depth of the building facing Washington Street.
84
Finally, the office component was determined by the compromise between providing
sufficient area to sustain an office building quality and identity, remaining pragmatic
about the limits of market demand, and maintaining the integrity of the mixed-use
concept.
The project design illustrates the concept of organizing the uses around a main
feature, in this case a central outdoor space. The commercial spaces were oriented
outward to the major streets, while the residential focused internally to the court. The
design of the landscape was constructed to add a valuable amenity for the residents and
enhanced the quality of outdoor area for the adjacent housing. Adequate and well
protected parking met issues of security and enhanced the market appeal. Additionally,
it provided a mechanism for submerging the service and trash removal requirements out
of view while increasing project revenues.
In the final analysis, the concept for mixed-use holds great promise. Its prototype
is suitable for a range of urban locations and exhibits the potential to be utilized as a
vehicle for catalyzing community revitalization. Though seemingly limited to upper
income markets, numerous financing, and development cost saving strategies are
available to afford moderate for sale and rental housing and commercial space. The
limitations of this research did not allow extensive examination of them. Deriving
85
workable solutions for the architectural design of the project may be an easier task
than it is to create viable projects at this scale. The capability exists forprivately initiated
development supported through public-private partnerships structures, business coali-
tions and lending consortiums for investing capital and underwriting debt.
Confronting the developerof the small mixed-use, particularly in poor inner city
neighborhoods is a challenging task. Yet, the potential rewards, both financial and
social, indicate that profitable real estate development efforts need not conflict with or
be insensitive to the desire to build vibrant and attractive urban environments which
provide the sustenance for strong communities and healthy living neighborhoods.
Notes:
1. John G. Mascioni, The Role of Social Needs of the Urban Poor in Determining
Performance Standards for Housing, p.10.
86
87
BIBLIOGRAPHY
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Economics Development, February 1988.
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4. Goody, Joan and John Clancy, "Need for Variety and Personalization," Essays on
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6. Lekai, Leon A., "An Examination of Gentrification," Real Estate Finance Journal,
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7. Lang, Michael H., Gentrification andUrban Decline: Strategies for America's Older
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9. Mascioni, John G., The Role of Social Needs of the Urban Poor in Determining
88
Performance Standards for Housing, Office Of Urban Technology and Research - The
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1980.
14. Wireman, Peggy, Urban Neighborhoods. Networks, and Families, Lexington Books
- D.C. Heath and Compnay, Lexington, Ma., 1984.
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