CELEBRATING THE SUCCESS OF ADVISORY SERVICES - ULI ADVISORY SERVICES PROGRAM Where We Have Been and Where We Are Headed
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ULI ADVISORY SERVICES PROGRAM CELEBRATING THE SUCCESS OF ADVISORY SERVICES Where We Have Been and Where We Are Headed
About the Urban Land Institute
THE URBAN LAND INSTITUTEis a global, The extraordinary impact that ULI makes Drawing on the work of its members,
member-driven organization comprising on land use decision-making is based on the Institute recognizes and shares best
more than 45,000 real estate and urban its members sharing expertise on a variety practices in urban design and development
development professionals dedicated of factors affecting the built environment, for the benefit of communities around the
to advancing the Institute’s mission of including urbanization, demographic globe.
shaping the future of the built environment and population changes, new economic
More information is available at uli.org.
for transformative impact in communities drivers, technology advancements, and
Follow ULI on Twitter, Facebook, LinkedIn,
worldwide. environmental concerns.
and Instagram.
ULI’s interdisciplinary membership Peer-to-peer learning is achieved through
represents all aspects of the industry, the knowledge shared by members at
including developers, property owners, thousands of convenings each year that
investors, architects, urban planners, public reinforce ULI’s position as a global authority
officials, real estate brokers, appraisers, on land use and real estate. In 2020 alone,
attorneys, engineers, financiers, and more than 2,600 events were held in cities
academics. Established in 1936, the around the world.
Institute has a presence in the Americas,
Europe, and Asia Pacific regions, with
members in 80 countries.
About ULI Advisory Services
The goal of the ULI ADVISORY SERVICES holistic look at development problems. A and stakeholders in the project under
program is to bring the finest expertise in respected ULI member who has previous consideration, participants in ULI’s five-
the real estate field to bear on complex land panel experience chairs each panel. day panel assignments are able to make
use planning and development projects, accurate assessments of a sponsor’s
The agenda for a five-day panel assignment
programs, and policies. Since 1947, this issues and to provide recommendations in a
is intensive. It includes an in-depth briefing
program has assembled well over 700 compressed amount of time.
day composed of a tour of the site and
ULI-member teams to help sponsors find
meetings with sponsor representatives, a A major strength of the program is ULI’s
creative, practical solutions for issues
day of hour-long interviews of typically 50 unique ability to draw on the knowledge and
such as downtown redevelopment, land
to 100 key community representatives, and expertise of its members, including land
management strategies, evaluation
two days of formulating recommendations. developers and owners, public officials,
of development potential, growth
Long nights of discussion precede the academics, representatives of financial
management, community revitalization,
panel’s conclusions. On the final day on site, institutions, and others. In fulfillment of the
brownfield redevelopment, military base
the panel makes an oral presentation of its mission of the Urban Land Institute, this
reuse, provision of low-cost and affordable
findings and conclusions to the sponsor. A Advisory Services panel report is intended
housing, and asset management strategies,
written report is prepared and published. to provide objective advice that will promote
among other matters. A wide variety of
the responsible use of land to enhance the
public, private, and nonprofit organizations Because the sponsoring entities are
environment.
have contracted for ULI’s advisory services. responsible for significant preparation
before the panel’s visit, including sending
Each panel team is composed of highly
extensive briefing materials to each
qualified professionals who volunteer
member and arranging for the panel to
their time to ULI. They are chosen for
meet with key local community members
their knowledge of the panel topic and are
screened to ensure their objectivity. ULI’s
interdisciplinary panel teams provide a
americas.uli.org/programs/advisory-services
1947–2019 Since 2010
72 years active 150+ panel engagements
Top areas of focus
750+ panels
• Economic development
• Downtowns
Panels convened in more • Adaptive use/building reuse
than 22 countries around • Housing
the world • Healthy neighborhoods and corridors
• Infrastructure
1,100+ ULI members and industry experts engaged
A Letter from ULI’s Global CEO
Of all the Urban Land Institute’s many offerings, perhaps the one that best delivers an ideal combination of member value
and mission advancement is the Advisory Services program.
With the goal of bringing the finest expertise in the real estate field to bear on land use planning and development projects,
programs, and policies, ULI’s Advisory Services program convenes multidisciplinary panels of member experts to provide
unbiased, market-driven feedback on some of the most challenging problems facing communities.
Since 1947, ULI’s Advisory Services program has assembled well over 700 global ULI-member teams to help sponsors
find creative, practical solutions for issues such as downtown redevelopment, economic development, land management
strategies, evaluation of development potential, growth management, community revitalization, provision of low-cost and
affordable housing, asset management strategies, and more.
This report, which profiles the impact of 10 Advisory Services panels that occurred between 2015 and 2019, demonstrates
v
the breadth and depth of the program’s work—including the communities ULI serves, the members ULI engages, and the
value ULI delivers.
We at ULI believe that the Advisory Services program is our mission made real, and we are proud of the impact we have
had—and will continue to have—by bringing the best of practice in the field of land use and real estate to communities
across the world.
W. Edward Walter III
Global Chief Executive Officer
A ULI Advisory Services Program Report
ULI Program Staff
Mary Beth Corrigan Georgia Gempler
Executive Vice President, Senior Associate, Advisory Services
Global Leadership David Zehr
Thomas Eitler Senior Associate, Advisory Services
Senior Vice President, James A. Mulligan
Advisory Services Senior Editor
Deborah Kerson Bilek Laura Glassman
Vice President, Advisory Services Publications Professionals LLC
Lauren Callaghan Manuscript Editor
Director, Advisory Services Brandon Weil
vi
Jacqueline Canales Art Director
Director, Advisory Services Craig Chapman
Kelsey Steffen Senior Director, Publishing
Director, Advisory Services Operations
© 2021 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.
A ULI Advisory Services Program Report
Contents
2 24 46
Introduction Improving Urban Connectivity in Creating a More Resilient Growth
Durban, South Africa Strategy for Lafayette, Louisiana
4 28 52
Promoting Equitable Growth and
Inclusivity in North Charleston, South Attracting New Economic Drivers to Transforming an Iconic Fairground into
Carolina Erie, Pennsylvania, through a Downtown an Economic Driver and Community
Revival Amenity for Pomona, California
9 32 57
Making Miami More Resilient to the
Effects of Climate Change Identifying New Economic Drivers for Rebuilding St. Thomas to Be More
Morgan City and Berwick, Louisiana Resilient, Prosperous,
and Livable
14 36
Improving Access to Parks and Open
Space in Austin, St. Paul, Detroit, and Building for Health and Wellness in
San Antonio Four Colorado Communities
Introduction
Of all the Urban Land Institute’s many from reusing obsolete waterfront industrial as increasing the stock of attainable
offerings, perhaps the one that best delivers properties to rebuilding downtowns ravaged housing, building resilience to mitigate
an ideal combination of member value by economic decline, natural disasters, or climate change, and redeveloping cities to
and mission advancement is the Advisory both. make them more inclusive and to reflect
Services program. the growing diversity of older as well as
Typically, service on an Advisory Services
younger generations. Through this approach,
For more than 70 years, this program has panel entails ULI members from outside
panel recommendations developed for one
consistently delivered pragmatic, unbiased, the community volunteering to evaluate the
assignment can be more easily adapted for
and nonpartisan solutions to complex urban assignment.
and applied to other communities, further
development problems faced by cities
The process includes site tours and extending ULI’s time-honored tradition of
around the world.
numerous interviews with a wide variety of sharing land use knowledge and expertise.
Prospective sponsors, including local stakeholders that inform the preparation of
2 Although support from community sponsors
governments, private developers, community initial recommendations that are presented
continues to be a key funding source for
development corporations, and civic and at the conclusion of the panel’s visit. This
Advisory Services, the program has attracted
philanthropic organizations, turn to ULI when is followed by a more detailed report of
significant philanthropic support from
they need help with land use issues. solutions provided to panel sponsors.
the ULI Foundation, as well as the Kresge
What makes Advisory Services such an Advisory Services has a strong track record Foundation, Colorado Health Foundation,
effective and trusted resource is the land of producing tangible, lasting results by and The JPB Foundation, each of whom
use expertise and objectivity of the program changing the way local stakeholders think sponsored panels included in this report.
participants—ULI members representing all about and approach land use planning, This reflects a more proactive approach
aspects of industry disciplines. design,and development. to community assistance that allows ULI
to proactively identify panel assignments
Since the program was established, As the program has evolved, the scope in addition to responding to requests from
thousands of dedicated ULI members have of the Advisory Services program has individual panel sponsors.
served as panelists, developing solutions for expanded to include a particular emphasis
more than 700 assignments spanning the on issues of universal importance, such
full spectrum of real estate–related issues,
A ULI Advisory Services Program Report
ULI
Panelists at a park in Detroit’s Fitzgerald neighborhood.
3
This report contains 10 profiles of panels assignments. Special thanks are owed to the “The Advisory Services program
that took place between 2015 and 2019, more than 150 panelists (identified in this is, in my opinion, the very best
covering topics ranging from improving report by the company titles/positions they
outreach program offered by ULI.
urban resilience in Miami, to expanding park held when the panels took place) who readily
space in Detroit, to enhancing the economic volunteered their time and expertise to It truly reflects our core mission of
competitiveness of Durban, South Africa. deliver practical recommendations to ensure making the built environment better
In several cases, implementation of at the best outcomes for communities. for all.”
least some of the panel recommendations
With so many factors affecting how our —Jim DeFrancia
is underway, demonstrating the power of
cities grow— demographic and population ULI Life Trustee and principal,
Advisory Services to make a difference
shifts, new economic drivers, technology Lowe Enterprises
locally and globally.
advancements, environmental concerns,
ULI is deeply grateful to the panel sponsors, and infrastructure needs, to name a few—
partner organizations, and hundreds of the advice offered by the Advisory Services
community stakeholders whose ideas, program has never been more necessary.
concerns, and insights helped inform
the challenges outlined in the panel
A ULI Advisory Services Program Report
Promoting Equitable Growth and Inclusivity in
North Charleston, South Carolina
Central to ULI’s Advisory Services work is helping communities prosper and evolve in ways
that are more equitable for all residents, particularly those for whom economic opportunities
and enhanced livability have proved elusive even as the greater community thrives. The city
of North Charleston, South Carolina, is one example of the ULI’s work in this area.
PANEL HIGHLIGHTS
4 Where: North Charleston, South Carolina
What: Adaptive use and building reuse,
economic development
When: March 31–April 5, 2019
Who: Andrew Irvine (panel chair),
Catherine Buell, Veronica Davis,
Aletha Dunston, Rosemarie Hepner,
Thomas Jansen, Emil Malizia, Paul Peters,
Lance Robbins, and Gayle Starr
Sponsors: North Charleston, Charleston
County, and the Coastal Conservation
League
Ashley Robertson/ULI
Knowledge Finder
A ULI Advisory Services Program ReportFollowing the 1996 closure of its largest symbol of contentious disappointment • Land uses and improvements in the study
employer, the Charleston Naval Base in a community looking for continued area that might prove detrimental to the
and Shipyard, the city rebounded quickly, prosperity. The neighborhoods near the surrounding neighborhoods and
rebuilding its economy on the strong hospital site lack access to high-quality contribute to displacement of residents
industrial roots established by its military open space, shops, grocery stores, and and businesses;
heritage. New industry and manufacturing community centers, and they offer few
• Tools and strategies to encourage
have more than replaced the job loss options for walking
investment within the study area while
caused by base closure, and the city or biking.
minimizing or mitigating disruption to
is now the third largest in the state of
In April 2019, North Charleston, existing neighborhoods;
South Carolina. However, not all North
Charleston residents and neighborhoods Charleston County, and the Coastal
• The cost/benefit of adaptive use,
have enjoyed this growth, as highlighted Conservation League asked a ULI Advisory
compared with demolition and new
by the city’s tallest building, the former Services panel to offer a fresh perspective
construction, as modes of redevelopment
Charleston Naval Hospital, which has on the hospital site’s future—including the
for properties in the study area;
remained shuttered since the base merits of demolishing the hospital—as
5 closure. well as to provide advice on catalyzing • The role of private/public partnerships in
economic growth in the surrounding helping to ensure success of the
At 10 stories and about 400,000 square neighborhoods. redevelopment effort;
feet, the hospital, which sits on 22 acres,
is a towering reminder of the community’s In its evaluation of options for the site, the • The type of public investments needed in
loss. Unsuccessful attempts to redevelop panel considered the following factors: the area to make it more walkable and
the hospital have led to significant bikeable; and
• Land uses and improvements in the study
disinvestment in the surrounding area that would enhance and support (a) • Ways to engage community residents in
neighborhoods, which are occupied largely the city’s bus rapid transit (BRT) plans, (b) the study so they have a vested interest
by minority residents whose incomes Charleston County’s effort to establish a in the outcome.
and rates of employment are significantly community services hub, (c) the city of
lower than those of North Charleston North Charleston’s goal to eliminate the Panelists noted that the loss of the major
in general. The decline of these food desert in the area, and (d) the city’s economic driver left the area underserved
neighborhoods, located in an area known desire to preserve the unique identity and and lacking in public investment on both
as the “Neck,” has made the hospital a retain the affordability of the existing financial and policy levels. Before moving
neighborhoods; forward with any redevelopment, they
urged the city to give equal attention to
A ULI Advisory Services Program Reportenhancing the area and maintaining its • Neighborhood and quality of life: Enhance them about housing assistance resources
affordability. The panel advised that the links and activate open space to support and creating new programs targeted at
city strive to unite the neighborhoods healthy lifestyles and social interaction; minimizing displacement.
surrounding the site through a shared create job-training opportunities; find
• Planning and public process: Make
vision and community identity. This ways to improve access to fresh food
robust community engagement a top
would entail proactive measures by the until the redevelopment attracts grocery
priority with a carefully executed strategy
local government and nongovernmental stores; support the proposed BRT route
to help create an equitable outcome that
organizations to mitigate potentially to help relieve traffic jams and accidents;
addresses the needs of existing residents
negative effects of growth and ensure create bike lanes; and improve sidewalks.
and has community buy-in; create a new
that issues pertaining to social equity,
• Development and redevelopment: zoning overlay that maximizes BRT
affordability, and inclusion were
Following the hospital demolition, benefits; seek public/private partnerships
addressed.
prepare the site for equitable mixed-use for redevelopment of the hospital site;
“Our work centered around the need to development; create a refined land use and formalize the collaborative effort
restore a sense of place in an area that and master plan for a retail depot and between North Charleston, Charleston
had been left behind in North Charleston’s a neighborhood center that includes County, and the Coastal Conservation
6
economic recovery,” noted panel chair the planned transit center, structured League with regular meetings that help
Andrew Irvine, senior principal at Stantec parking, mixed-income housing, open reinforce transparency and ensure better
in Denver. “We saw in the hospital site space, and a temporary grocer; and focus coordination, communication, and project
a way for the community to create a on supporting historic and emerging management.
destination that would bring much commercial corridors to function as
needed economic growth to underserved neighborhood-scale commercial centers.
neighborhoods, benefiting existing
• Housing stabilization: Support affordable
residents and attracting new ones.”
housing development
Following tours of the site and by modifying single-family zoning
surrounding neighborhoods, as well restrictions, implementing density
as extensive stakeholder interviews, bonuses, encouraging accessory dwelling
the panel concluded that the hospital units, and creating a housing trust fund;
should be demolished to make way for a establish a city housing and community
transformative revitalization. Based on development department to administer
that initial finding, panelists made detailed housing programs; and reduce
recommendations grouped into the displacement of residents by educating
following categories:
A ULI Advisory Services Program Report7
Cali Slepin/ULI
A ULI Advisory Services Program ReportIrvine was joined on the panel by current and future residents to enjoy,”
Catherine Buell, vice president, policy the report states. “However, if this
and programs, Greater Washington redevelopment and other projects are not
Partnership Washington, D.C.; Veronica handled in a balanced and purposeful
O. Davis, cofounder, Nspiregreen LLC, manner, growth can result in displacement
Washington, D.C.; Aletha Dunston, and disenfranchisement of the existing
executive director, Fort Harrison Reuse community. The city and county need to
Authority, Indianapolis; Rosemarie stand firm to preserve their vision and
Hepner, director, ULI Terwilliger Center channel the growth into a force of equity
for Housing, Washington, D.C.; Thomas and inclusion.”
Jansen, director, HR&A Advisors, Los
Angeles; Emil Malizia, research professor, “Our work centered around the
department of city and regional planning, need to restore a sense of place in
University of North Carolina at Chapel an area that had been left behind
Hill, North Carolina; Paul Peters, principal,
in North Charleston’s economic
8 Hood Design, Oakland, California; Lance
Robins, chief executive officer, Urban
recovery. We saw in the hospital site
Smart Growth, Los Angeles; and Gayle a way for the community to create
Starr, managing director, capital markets, a destination that would bring
Prologis, San Francisco. much-needed economic growth
In a detailed report explaining its to underserved neighborhoods,
recommendations, the panel commended benefiting existing residents and
the local leadership on its thorough attracting new ones.”
planning process ahead of the
redevelopment. “The panel sees the —Andrew Irvine
Naval Hospital site redevelopment as an North Charleston panel chair
exciting, unique, and rare opportunity to
bring much-needed amenities to southern
North Charleston, to stabilize the city’s
affordable housing, to capitalize on the
BRT, and to create a vibrant corridor for
A ULI Advisory Services Program ReportMaking Miami More Resilient to the Effects of
Climate Change
With severe storms and other natural disasters increasing in intensity and frequency, the city of
Miami is among a growing number of communities taking steps to become more resilient in terms
of being able to prepare for, recover from, and adapt to weather events and other impacts related
to climate change.
PANEL HIGHLIGHTS
9 Where: Miami, Florida
What: Urban water resilience
When: June 2–7, 2019
Who: Ladd Keith (panel chair), Michelle Beaman
Chang, Jason Bonnet, Samia Byrd, John
Macomber, Michael Rodriguez, Susannah Ross,
Matthew Steenhoek, Byron Stigge, Jay Valgora,
and Kevin Rogan
Sponsors: City of Miami, City of Miami, Office
of Resilience and Sustainability, and Miami
Downtown Development Authority
Knowledge Finder
Lauren Callaghan/ULI
A ULI Advisory Services Program ReportIn addition to stronger storms and a longer • Concentrate on economic resilience, The panel was charged with forming an
rainy season, the Miami region is expected update waterfront design guidelines that action plan with short- and long-term steps
to experience a two-foot increase (over the incorporate the city’s resilience goals, that could be integrated with and leverage
next two decades) in sea-level rise, vastly align with the city’s form-based code, and other resilience planning work underway,
raising the associated flood risks such bolster the Baywalk and the Riverwalk. such as Resilient Greater Miami and the
as king tides and tidal flooding, including These design alternatives should address Beaches Strategy; the U.S. Army Corps of
more frequent sunny-day flooding. This, the increasing flood risks to the physical Engineers’ Back Bay study; and the Miami
along with more extreme heat occurrences and economic viability of the waterfront, Baywalk and Riverwalk Design Guidelines,
(Miami recorded 71 days with temperatures including insurance rates, real estate the city of Miami’s Stormwater Master Plan,
at or above 92° F in 2019) has elevated investment, financing, and enhanced and its overall strategic plan.
a sense of urgency among city officials livability.
As the panel developed its
to act quickly to improve Miami’s overall
• Define public and private-sector roles and recommendations specific to the
resilience.
recommend financing strategies for waterfronts, it applied a holistic definition
Against this backdrop, the city of Miami green and gray infrastructure of resilience, helping ensure that actions
and the Miami Downtown Development improvements along the waterfront taken to mitigate the impacts of climate
10
Authority (Miami DDA) sought assistance (especially the Baywalk and the change also boost economic prosperity
from a ULI Advisory Services panel in Riverwalk). and quality of life for the metropolitan
June 2019 to help develop a road map region. In addition, the panel wanted
• Develop a policy direction that informs
for improving the resilience of the city’s to focus on ensuring that solutions are
both private and public property
waterfronts along the Miami River and not maladaptive—either unintentionally
modifications to enhance flooding and
Biscayne Bay. The area evaluated by the contributing more greenhouse gas
storm surge resiliency, with a specific
panel has an estimated population of emissions or inadvertently causing new
focus on high rises and historic buildings
about 250,000 and is the city’s primary problems—such as installing water pumps
that cannot be elevated and are not likely
employment hub; about 75 percent to keep downtown dry that might also
to be demolished.
of Miami’s jobs are located within a half increase pollution in the bay and harm the
mile of the water. • Identify steps that forward-thinking cities natural environment, inadvertently adding
are taking to ensure protection of their to the impact of storm surge.
The panel—consisting of nationally
waterfront assets (such as waterfront
renowned land use, urban planning, and Panelists also factored in the city’s existing
promenades) and apply these to Miami.
resilience experts—was asked by the efforts at furthering resilience, including the
city and the Miami DDA to focus on the following:
following:
A ULI Advisory Services Program Report• Participating in the 100 Resilient Cities the expertise of ULI members to Miami and • Embrace the legacy of the waterfront
program and continuing to support the engage in a robust dialogue to address the through design to protect from water, live
city’s chief resilience officer and the impacts of climate change and develop with water, and create value from water.
Office of Resilience and Sustainability; recommendations to protect the economic,
• Adopt the draft Miami Baywalk and
natural and human resources in the urban
• Creating and sustaining an active Sea Riverwalk Design Guidelines with a few
waterfront area,” Keith said.
Level Rise Committee within the city of modifications.
Miami; Following three days filled with briefings
• Design and implement a Living Shoreline
from the city and the Miami DDA, a tour
• Creating and distributing Resilient305, a Demonstration Project along the bayfront
of the urban bayfront and riverfront, and
strategy to address resilience challenges that helps build partnership across
more than 80 interviews with a variety of
through collaboration within the agencies and the community and allows
stakeholders, panelists prepared a set of
community and across several city and exploration of long-term resilience
recommendations including the following:
county jurisdictions; strategies not currently in use both out
into the bay and further inland.
• Developing a city-specific Climate Ready
11
strategy;
• Supporting the Southeast Florida Regional
Climate Change Compact;
• Amending the zoning code to provide for
elevation of new structures, and
demonstrating leadership in wind and
storm-related building codes; and
• Continuously updating the city’s
Stormwater Master Plan.
The panel was chaired by leading
ULI member Ladd Keith, chair of
the Sustainable Built Environments
Jay Valgora/ULI
Program and urban planning faculty for
the University of Arizona’s College of
Architecture, Planning and Landscape The panel recommended that the city use a living shoreline demonstration project to build consensus, engage
Architecture. “We were pleased to bring stakeholders and experts, and highlight opportunities.
A ULI Advisory Services Program Report• Extend and apply these guidelines to the • Pursue proactive community engagement Keith was joined on the panel by panel vice
Riverwalk, the Baywalk, and riverfront with strategies and support networks to foster chair Michelle Beaman Chang, founder and
some additional resilience-focused communication throughout the city. chief executive officer, Imby Community
measures. Inc., Washington, D.C.; Jason Bonnet,
• Use incremental actions to catalyze
vice president of development, Brookfield
• Track and actively engage in the Back Bay larger, transformational changes.
Properties, San Francisco; Samia Byrd,
Study by the U.S. Army Corps of Engineers
deputy county manager, Arlington County
and support the installation of an iconic “Miami has the opportunity to lead
Government, Arlington, Virginia; John
tidal gate for the river. the national conversation about Macomber, senior lecturer in the finance
• Embrace environmentally sensitive transit-
building resilient communities. unit, Harvard Business School, Harvard
oriented development on the ridge for Proactive stakeholder engagement, University, Cambridge, Massachusetts;
future growth. transparency, and predictability Michael Rodriguez, leader, market
research and insights, mid-Atlantic region,
• Update the Downtown Miami Master Plan
of process are necessary
CBRE Inc., Washington, D.C.; Susannah
to bring existing plans and visions in implementing the panel’s Ross, landscape architect, Boston; Matt
12
together. Act on these strategies and recommendations. Change may be Steenhoek, vice president of development,
evaluate outcomes on a regular basis to incremental, but it has the potential PN Hoffman, Washington, D.C.; Byron
account for progress made in resilience- Stigge, founder, Level Infrastructure, New
to be lasting and transformational for
related measures. York City; and Jay Valgora, founder and
Miamians.”
principal, Studio V Architecture, New York
• Pursue a portfolio of financial strategies
—Miami, Florida City. Kevin Rogan, managing director, global
to become the world leader in resilient
Advisory Services panel report real estate and hospitality practice at Marsh
finance, investment, and construction.
& McLennan in Miami served as the panel
“Our recommendations ultimately
• Use an expanded transfer of development adviser.
balanced the various aspects of resilience—
density policy to encourage sensitive
economic and social, along with the The panel’s visit to Miami continued a
development in less flood-prone areas and
corresponding environmental challenges series of urban resilience activities ULI has
provide capital for existing buildings to
and opportunities—giving the city a conducted in a number of communities
make investments in flood-proofing
practical suite of actions they can take across the nation, including Norfolk,
measures when elevating or demolishing a
to advance the resilience of their urban Virginia; Seattle; Portland, Maine; Duluth,
building is untenable.
waterfront,” Keith noted. Minnesota; El Paso, Texas; Toa Baja,
• Reduce uncertainty for the community and Puerto Rico; and Lafayette, Louisiana;
private market through predictability, as well as throughout the Miami region.
transparency, and accountability.
A ULI Advisory Services Program ReportIn 2018, through the Advisory Services
program, ULI members assessed the Sponsor’s Prospective
multiyear stormwater management
program implemented by the city of Miami “The 2019 ULI Advisory Services
Beach, and recommended improvements
panel report on waterfront resilience
that included broadening the strategy. In
2016, an Advisory Services panel assisted
for Miami has become the de facto
Miami-Dade County in assessing climate research document and public
vulnerabilities and social equity through involvement process for embracing
an adaptation action area framework. our waterfront, learning to live with
This effort was followed by a workshop
water, protecting our most valuable
conducted by the local district council, ULI
Southeast Florida/Caribbean, to explore
assets, and creating value. The
the use of transfer of development rights Downtown Miami panel brought
as a climate adaptation strategy in South together the best and brightest
13 Florida. of the responsible development
In their report on the 2019 Miami panel community—planners, architects,
visit, panelists noted that the city is poised engineers, economists, and
to be a national leader on urban resilience. financiers—and their extensive
“With its current work and efforts and a
research and outreach provided
great foundation of previous efforts, the
city is well primed to take the final step
the road map for community input,
of consolidating all efforts into a unified design-based solutions, and future
vision with goals, objectives and clear coastal investments.”
recommendations that provide sufficient
—Neal Schafers
detail to inform policy on waterfront
ASLA, senior manager, Planning,
resilience: one direction, one road map,
Transportation + Resiliency, Miami
one narrative, unified in one key document,”
Downtown Development Authority
states the panel report. “This approach
will provide predictability and can bring
certainty to the residents, the business
community, and others that the city has a
direction and vision and understands what
it needs and what it wants to be.”
A ULI Advisory Services Program ReportImproving Access to Parks and Open Space in
Austin, St. Paul, Detroit, and San Antonio
The Urban Land Institute has long promoted parks and open space as a critical component
of successful communities, serving both as a key amenity that enhances quality of life and
as a catalyst for economic development and revitalization.
14
Paul Angelone/ULI
A ULI Advisory Services Program ReportThis emphasis on shared space as the Austin
connective tissue of thriving cities was PANEL HIGHLIGHTS
elevated in 2017, when ULI joined 10 Minute In Austin, the Advisory Services panel was
Where: Austin, Texas asked by the city’s Parks and Recreation
Walk, a collaborative effort with the Trust
for Public Land and the National Recreation Department (PARD) and The Trail
What: Recreation and entertainment,
and Park Association to increase access Foundation (TTF), a nonprofit organization,
healthy neighborhoods and corridors
to urban parks in cities nationwide. The to develop a revised operations and
goal for the campaign, which is supported When: August 25–30, 2019 maintenance strategy for the nearly
by The JPB Foundation, is for all people 50-year-old Butler Trail, a 10-mile hiking
Who: Julie Underdahl (panel chair), and biking loop along Lady Bird Lake in the
living in U.S. cities to live within a 10-minute
Kimberly C. Driggins, Shane Farthing, city’s downtown. Maintained by the city
walk (or half-mile) of a high-quality park by
Suzanna Fry Jones, Edward Henley III, since its creation, the trail—a cherished
2050. ULI’s participation in the campaign is
Sandra Kulli, Amie MacPhee, Charlie community asset—has become much
through its Building Healthy Places Initiative,
McCabe, and Beth Silverman more heavily used as Austin has grown,
created to highlight the link between human
health and development. Sponsor: The Trail Foundation, the making even basic upkeep challenging if
15 City of Austin Parks and Recreation not difficult. The panel was asked for advice
As part of its involvement in the 10 Minute on transferring some of the operations and
Department
Walk campaign, ULI convened four Advisory maintenance responsibility form PARD to
Services panels in 2018 and 2019 to Knowledge Finder TTF to help improve maintenance and the
recommend strategies for improving access overall trail experience for Austin residents
to parks and open space as well as the and visitors.
space itself in four cities: Austin, Texas;
St. Paul, Minnesota; Detroit, Michigan; and The panel responded with
San Antonio, Texas. Although each of the recommendations based on four guiding
assignments was quite different in scope, principles: trust, in terms of building trust
one of the main takeaways from all of them between the PARD-TTF partnership and
is that prioritizing access to shared common the greater community; equity, in terms
space and maintaining high-quality space of positioning the trail as a place for
can instill community pride by helping “level all; collaboration, in terms of increasing
the playing field” for residents of all incomes collaboration between groups with different
and demographic cohorts. Regardless of the interests but who share a devotion to
community, park space that serves as the the trail; and stewardship, in terms of
people’s space is critical to creating places cultivating more users to be trail stewards
that ultimately become more equitable, who regularly clean the pathways and
inclusive, prosperous, and sustainable. inspire others to do so.
A ULI Advisory Services Program Reportcity of Martinsburg, West Virginia; Edward
Sponsor’s Prospective Henley III, principal and project executive,
Pillars Development, Nashville; Suzanna
“Our experience with the ULI Advisory Fry Jones, director of marketing and
community outreach, High Line Canal
Services panel has helped shape the
Conservancy, Denver; Sandra Kulli, real
path forward for The Trail Foundation estate consultant, Los Angeles; Amie
[TTF]. As TTF embarks on a new MacPhee, founder, Cultivate, San Francisco;
formalized relationship with the Charlie McCabe, parks consultant, Boston;
city of Austin Parks and Recreation and Beth Silverman, cofounder, Lotus
Campaign, Washington, D.C.
Department, we have relied heavily
on the recommendations made by A report from the panel explaining its
Based on these principles, the panel’s
our panelists. The strategies and recommendations pointed out that the
recommendations included the following:
priorities outlined in their final report city could apply learnings from the new
16 • Formalize the public/private partnership have served as our ‘true north’ as trail maintenance arrangement to similar
between TTF and the city of Austin, using agreements for other Austin parks. It also
we have navigated this new territory.
the respective strengths of each noted that although adapting the trail to
organizational partner. TTF is grateful for the opportunity to meet increased demand will not be quick
work with ULI in this capacity and the or cheap, ample energy and enthusiasm
• Develop a strategic plan that includes a
wealth of knowledge we received as exist from PARD and TTF to overcome the
communications strategy. challenges. “TTF and PARD have impressive
a result of our work together.”
• Launch initiatives to fully fund levels of accomplishment and have made
implementation of the strategic plan that — Heidi Anderson clear to the panel that they are ready to
connect to the vision. CEO, The Trail Foundation step up their leadership and collaboration.
The panel is excited to see the partnership
• Build upon past successes and explore The panel, which visited Austin in August
between TTF and the city of
new, better ways to maintain and 2019, was chaired by Julie Underdhal, urban
Austin bloom and grow for many years to
improve the trail. district management consultant in Denver.
come,” the report states.
She was joined by Kimberly C. Driggins,
• Involve, engage, and reach out to the director of strategic planning, City of Detroit
community to build support and trust. Planning and Development Department,
Michigan; Shane Farthing, director of
• Plan for future growth and expansion of
economic and community development,
trail improvements and connections.
A ULI Advisory Services Program Report Celebrating the Success of Advisory ServicesSt. Paul setting priorities for timing and phasing;
PANEL HIGHLIGHTS lessons learned from other communities
In St. Paul, the Advisory Services panel was on funding and space management; and
Where: St. Paul, Minnesota asked to advise on creating park space over stakeholder actions to ensure inclusive,
Interstate 94 to link neighborhoods in the equitable development and to reduce
What: Architecture—landscape;
Rondo community. Panelists visited the city displacement.
healthy neighborhoods and corridors;
in March 2018 to offer their expertise in
open space and parks; urban and
land use and urban planning for a proposed Panelists concurred that the land bridge
regional planning
land bridge, or “freeway lid,” to reconnect would be a worthy investment, serving not
When: March 18–23, 2018 the community after decades of being only as a physical connection that would
divided by the interstate. The panel was enhance neighborhood livability but also
Who: Lyneir Richardson (panel chair), sponsored by the Reconnect Rondo: More as an opportunity for long overdue social
Beth Callendar, Rodney Crim, Sarah Than a Bridge organization and its partners, justice for the community. The panel’s
Graham, Bert Gregory, Ilana Lipsett, including the city of St. Paul, Minnesota recommendations included the following:
and Ben Stone Department of Transportation, Metropolitan
• A significant Rondo Community Land
Sponsors: ReConnect Rondo Council, Minnesota Department of Health,
17 Bridge should move forward as an
and Ramsey County.
Knowledge Finder opportunity for healing, a celebration of
In evaluating the assignment, the panelists history, and an opportunity to capture the
considered the types of land uses and benefits of economic development for the
development (such as retail, residential, local community.
and office space) that could be catalyzed
• The Minnesota Department of
by one or more land bridges and which
Transportation should construct and
would be most beneficial to adjacent
maintain the land bridge, working with
neighborhoods and the greater Rondo
partners to ensure long-term funding for
community. This included factors such as
operation and maintenance of the space.
the benefits and constraints of previous
freeway lid concepts; the most effective • Stakeholders should plan to commit
way to incorporate a freeway lid into the resources of at least $6 million to advance
surrounding community; strategies for the land bridge concept to the next phases
revitalization that acknowledge the area’s of design and engineering and cost
history while promoting connectivity; estimates.
A ULI Advisory Services Program Report18
• The opportunities for African American Lyneir Richardson, executive director for A report prepared by the panel following
leadership of the project should be the Center for Urban Entrepreneurship its visit commended Reconnect Rondo for
embraced and encouraged, ensuring and Economic Development at Rutgers effectively communicating its vision for
that this is an opportunity for inclusive University in New Brunswick, New the land bridge to gain key support for the
economic development. Jersey, served as the panel’s chair. Other effort. “Now is the time to take meaningful
panelists were Beth Callender, principal, action to ensure the land bridge moves
The panel’s recommendations also included
CallendarWorks, San Diego; Rodney from a ‘moonshot’ concept to a point of
three land use options of varying density
Crim, president, St. Louis Economic inevitability,” the report states. “Rondo
with housing, commercial and community
Development Partnership, Missouri; Sarah will be an example of social injustice no
space, and additional open space—each
Graham, principal, Strategic Economics, more, but instead be an example of how to
created with social equity, economic
Berkeley, California; Bert Gregory, partner, address I-94’s legacy.”
opportunities, and wealth creation for
Mithun, Seattle; Ilana Lipsett, cofounder,
neighborhood residents as top priorities.
PublicDesign|PublicSpace, Oakland,
The assignment built on previous advisory
California; and Ben Stone, director of
work regarding freeway lids conducted
arts and culture, Smart Growth America,
through ULI Minnesota, which serves ULI
Baltimore.
members in the Minneapolis–St. Paul area
and throughout the state.
A ULI Advisory Services Program Report19
Bert Gregory/ULI
The panel’s recommendation for the location of the Rondo Community Land Bridge superimposed on ReConnect Rondo’s values.
A ULI Advisory Services Program ReportDetroit In developing their recommendations,
PANEL HIGHLIGHTS panelists noted that Detroit’s parks and
In Detroit, the city government sought open space are key assets that address
Where: Detroit, Michigan assistance from an Advisory Services panel a wide range of the city’s needs by
on creating sustainable financial models helping lift up underserved communities,
What: Open space and parks, healthy
for Detroit’s growing network of parks improve urban resilience, improve the
neighborhoods and corridors, resilience,
and public spaces and the connectors health of residents, and boost economic
design and planning
among them, including urban walking development. The recommendations
When: March 31–April 5, 2019 and biking trails. The park system has included strategies for sustainable park
received considerable support from the funding that focus on building a culture
Who: April Anderson (panel chair), public, private, and philanthropic sectors of business planning, understanding
Neelay Bhatt, Michael Brown, Alexander in an effort to position high-quality open the true costs of services, and securing
Feldman, Savlan Hauser, Stephany Lin, space as a key contributor to the city’s dedicated, long-term funding sources.
Ilana Lipsett, R. Steve Qualkinbush, and revitalization. By bringing in the panel, the The recommendations also included the
Donald Schrotenboer city made a deliberate decision to identify following specifics on organization and
20 Sponsor: Downtown Detroit Partnership and design a more equitable framework governance:
to ensure that increased investments in
Knowledge Finder parks and open space encourage financial • Elevating the City Parks and Recreation
stability and enhance the city’s rich history Department to a cabinet level within the
and cultural assets. city government, so the department can
more effectively coordinate with other
Panelists were asked to consider several departments;
issues, including options for generating
revenue; how to increase earned income • Forming a Detroit Parks Alliance, a
where it makes sense; coordination of nonprofit, public/private partnership to
private, philanthropic, and city government operate as a cross-sector governing
expenditures; how to capture a portion body to champion the city’s park system
of the economic value from development in a collaborative effort with the city;
catalyzed by the park space; an expansion
• Pursuing resource-sharing opportunities
of public and philanthropic funding sources;
as a top priority;
prioritization of investments; and how to
achieve sustainability of the park system
while preserving and increasing access for
longtime residents of the city.
A ULI Advisory Services Program Report21 • Exploring the creation of a special The panel, which visited Detroit in April Florida; and Alex Feldman, managing
assessment district to help insulate park 2019, was chaired by leading ULI member director, U3 Advisors, Philadelphia. ULI
system resources from market, economic, April Anderson Lamoureux, president Michigan, which serves ULI members
and political fluctuations; of Anderson Strategic Consulting in throughout the Detroit region and the state,
Boston. Anderson was joined by Neelay was instrumental in bringing the panel to
• Pursuing community engagement
Bhatt, principal, Pros Consulting Inc., the city.
strategies to garner public support and
Indianapolis; Michael Brown, planning
ensure residents needs and expectations In a report detailing its recommendations,
supervisor, Montgomery County Planning
for public space are being met; and the panelists noted: “Investing in people—
Department, Silver Spring, Maryland;
particularly longtime residents—should
• Reinforcing the historical significance of Savlan Hauser, executive director, Jack
remain the main focus of park and open
the Detroit River as a gateway by pursuing London Improvement District, Oakland,
space investments, and through that
a national monument designation from California; Ilana Lipsett, founder, Public
lens the city of Detroit should adopt a
the National Park Service, opening up Design/Public Space, Oakland, California;
goal of becoming a best-in-class public
more federal funding opportunities for Steve Qualkinbush, partner, Q2 Real
park system. This will lend to enhanced
revitalization and maintenance of the Estate, Northbrook, Illinois; Donald R.
economic revitalization and Detroit
riverfront park. Schrotenboer, president and chief executive
serving as a global model for equitable
officer, Private Equity Group, Fort Myers,
development.”
A ULI Advisory Services Program ReportSan Antonio passive open-space elements. Specific
PANEL HIGHLIGHTS recommendations included the following:
In San Antonio, the city sought assistance
Where: San Antonio, Texas from an Advisory Services panel on how • Create a vision for the Eastern Zone:
to restore a vibrant urban environment on Identify appropriate infrastructure and
What: Open space and parks, design and
the eastern portion of the Hemisfair site—a design interface between parks and
planning
once thriving downtown neighborhood development that incorporates future
When: April 28–May 23, 2019 that was uprooted to host the 1968 World’s uses for the existing building inventory of
Fair and Exposition, and which has been historic and nonhistoric properties,
Who: Alex Rose (panel chair), Marina underused in the decades since. The including potential commercial uses
Badoian-Kriticos, Daniel Conway, panel was asked to provide guidance to and strategies to establish development
Richard Dishnica, Allen Folks, Joyce the Hemisfair Park Area Redevelopment requirements to develop the park and
Lee, Riki Nishimura, Tyrone Rachal, and Corporation, a nonprofit established to achieve sustainability and resiliency
Janine Sisak assist with acquiring property, planning, goals.
Sponsors: Hemisfair Park Area developing, managing, and financing
• Cultivate a development strategy:
Redevelopment Corporation, projects within the Hemisfair site and
22 Find opportunities to strengthen the
10 Minute Walk Campaign surrounding neighborhoods, which includes
attractiveness of the park and identify
a convention center and several cultural
Knowledge Finder opportunities to leverage private
institutions.
development that brings people and
In developing its recommendations, the residents to the area, supporting
panel advised rethinking connections surrounding economic impacts.
between separate sections of the site
• Strive toward long-term sustainability:
and creating a sense of continuity that
Incorporate best design and fiscal
emphasizes inclusivity and accessibility.
practices from similar park models across
Its suggested approach would promote
the country.
connectivity to the surrounding
neighborhoods through “complete streets” • Use financing tools and methods to make
improvements, multiple on-site residential goals attainable: Incorporate best design
housing opportunities (including affordable and fiscal practices from creative models
and senior housing), a mix of retail and across the country.
Hemisfair
dining options, and both active and
The Boomerang climbing feature at Yanaguana Garden at Hemisfair
in San Antonio.
A ULI Advisory Services Program ReportThe panel, which visited San Antonio in late In a report following the panel’s visit,
April and early May 2019, was chaired by panelists concluded that “the creation
ULI trustee Alex Rose, senior vice president of one of the world’s great public places
of Continental Development Corporation is within the city’s capability and grasp.
in El Segundo, California. He noted that This vision can be realized by a strategic
while the panel believed creating the vibrant development plan that balances open
open space sought by the sponsor was space, historic structures, and new high-
important, panelists determined that the quality and affordable developments.”
inclusion of residential uses is what would
ultimately make the public space financially “Thoughtfully designed parks
viable, catalyze additional commercial and and open space make a positive
related development, and reknit adjacent difference in communities, in terms
portions of the community that were torn
of improved livability, environmental
apart to create the World’s Fair site.
quality, and economic outcomes.
Rose was joined on the panel by Marina They serve as a respite, a source
23
Badoian-Kriticos, research scientist,
of civic pride, and a draw for
energy and natural resource policy,
Houston Advanced Research Center, the
investment activity. The work of
Woodlands, Texas; Dan Conway, president Advisory Services panels to raise
and director of marketing and economics, awareness of these key benefits of
THK Associates Inc., Aurora, Colorado; publicly shared space fits perfectly
Rick Dishnica, president, the Dishnica
with ULI’s mission to create thriving,
Company LLC, Point Richmond, California;
Allen Folks, director of design and planning,
sustainable communities worldwide.”
Ascent Environmental, Sacramento; Joyce —Alex Rose
Lee, president, IndigoJLD Philadelphia; Riki San Antonio panel chair and ULI trustee
Nishimura, director of urban strategies,
Gensler, San Francisco; Tyrone Rachal,
president, Red Rock Global Capital
Partners, Atlanta; and Janine Sisak, senior
vice president and general counsel, DMA
Companies, Austin, Texas.
A ULI Advisory Services Program ReportImproving Urban Connectivity in Durban,
South Africa
For the past two decades, ULI’s Advisory Services program has increasingly offered assistance to
communities and cities worldwide, reflecting ULI’s global growth in membership as well as its rising
profile as a trusted global authority on responsible land use and creating vibrant communities.
PANEL HIGHLIGHTS
24 Where: Warwick Junction, Durban,
South Africa
What: Connecting people, place, and purpose
in the eThekwini Metropolitan Municipality
When: February 22–27, 2015
Who: William Kistler (panel chair),
Michael Beyard, Peter Holland, Andrew Irvine,
Liz Ogbu, and Rod Stainton
Sponsors: World Bank, National Treasury
Hansueli Krapf/Wikimedia Commons
Cities’ Support Programme (CSP)
Knowledge Finder
A ULI Advisory Services Program ReportAlready active in Asia and Europe, the emphasized, would be fundamental to insufficient and inadequate housing,
program expanded to Africa with a panel Durban’s ability to compete as a global city concerns about personal safety and
visit in February 2015 to Durban, the largest and to achieve eThekwini’s goal of Durban security, and aging infrastructure.
port in Africa and one of the largest cities becoming “Africa’s most caring and livable Traditionally, the Durban Central Business
in South Africa. Durban is part of the city” by 2030. The panel determined that District (CBD), where Warwick Junction
eThekwini Metropolitan Municipality, a although larger projects, initiatives, and is located, had been the principal driver
regional municipality formed in 2000 from investments are envisioned for Durban— of economic activity and the home for
seven formerly independent local councils from the new cruise terminal to hosting most of Durban’s major commercial,
and tribal land. Currently, the municipality’s the Commonwealth Games—none would cultural, and civic facilities and entities.
total population is nearly 3.5 million, while have more transformative potential than However, since the early 2000s, most
Durban’s is just over 595,000. upgrading the Warwick precinct. of Durban’s residential and commercial
development, infrastructure investment,
South Africa’s National Treasury, through Leading ULI member William P. Kistler, chief
and employment opportunities moved away
an urban advisory service agreement with executive at Urban Innovation Network
from the CBD to the suburbs, particularly in
the World Bank, engaged ULI to provide in London, chaired the panel. “The great
neighborhoods along the coast. Panelists
the eThekwini municipality with strategic potential of this key area to lift up Durban
25 noted the troubling implications for the CBD
advice on improving the overall connectivity was readily apparent,” Kistler said. “We
associated with this flight to the suburbs,
of Warwick Junction, a major transit hub immediately recognized how enhancements
including underused building stock,
in Durban that connects the commercial to the quality, efficiency, and character
disinvestment in the CBD, a perception of
center of the city with the rest of the region of this critical gateway would have a
the CBD as an unsafe place, and abandoned
and South Africa. According to the Warwick catalytic effect, accelerating and leveraging
buildings and urban decay.
Junction Urban Renewal Project, 460,000 other initiatives throughout the city. The
people pass through the junction every day. end result would be greater economic The panel acknowledged efforts by the
development, a significant increase in government and the business community
In considering ways to improve and
tourism, and perhaps most important—the to reverse this trend of decline and
reinforce Warwick Junction as a key place
cultivation of a strong sense of community revive the CBD, noting that ULI’s advisory
for transit connections, the ULI panel
pride among residents that would help keep work was meant to supplement and
recognized the junction’s greater role as
the momentum going.” enhance initiatives already underway. In
the area’s focal point connecting Durban’s
addition, the panel pointed out that while
peoples and cultures, its institutions and The panel found Durban to be experiencing
meaningful results will likely take years
its services, and ultimately its past to its many of the same challenges as other
to achieve, it is critical to stay committed
future. Strengthening those links, panelists cities, such as poverty, unemployment,
to the revitalization. Its recommendations
included the following:
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