2. What is Prototyping?
Approach used by innovation leaders
around the world
– IDEO approach: “Right, Rapid & Rough”
– In developing prototypes “creating epiphanies
and model building go hand in hand” – The
Art of Innovation
– "We make lots and lots of prototypes: the
number of solutions we make to get one
solution is quite embarrassing, but it's a
healthy part of what we do."
Apple Chief Designer Jonathan Ive
4. Creating Building Prototypes:
Envision Tomorrow Process Overview
Building Development Scenario Evaluation
Types Types Development
5. Creating Prototype Buildings
Building Envelope and Financials
Square Footage by Use Using ROI
Model…
Units
Rents
Sales Prices
Costs …Create a
Building Value Range of
Buildings
Employment
Parking
8. Prototype Examples
Mixed-Use Residential Mixed-Use Residential Mixed-Use Rehabilitation
2 Story 4 Story
Restaurant and Hotel
Mixed-Use Office Mixed-Use Office
2 Story 4 Story
10. ROI Model
The ROI model is a way to physically and
financially model potential development
The goal is to model feasible development
– or to see where existing regulations
could be optimized
18. Brainstorm: Tulsa’s Prospective
ROI Model Users and Uses
Users Uses
City of Tulsa Evaluate zoning code
Universities Heath dept
Business improvement Use together in a
districts
database format/ shared
CDCs web
Main Street program
Educate users re needed
Neighborhood associations
incentives
Property owners
Assist in financing
RE developers
especially in MU
Banks/lending institutions developments
19. Tulsa Example:
22 Prototype Buildings
Original Standards New Standards
Prototypes Prototypes
Apartment Cottage Home
Single Family Home 5-8K Lot Townhome
Single Family Home 8-15K Lot Live / Work
Neighborhood Grocery (1 Story)
Business Park Neighborhood Retail (1 Story)
Mid-Rise Business Park Mixed Use Apartments & Retail (2 Story)
Retail Mall Mixed Use Retail & Office (2 Story)
Strip Commercial Mixed Use Retail & Office (3 Story)
Heavy Industrial Mixed Use Residential & Retail (4 Story)
Light Industrial High Density Condo or Apartments (5 Story)
Office Retail (3 Story)
Office Retail (5 Story)
Office Retail (10 Story)
20. New Prototypes: A Richer Palate
The following prototypes
were dubbed the “illegal”
uses
Under current regulations,
they can’t really be built
Have a broader range of
uses and densities, tend to
have smaller footprints, and
have lower parking
requirements
22. Prototype example
New mixed-use
building: Three
stories of residential
over retail, parking
in the back
Total area: 37,000 sf
Retail: 3,500 sf
Residential: 11,000 sf
(gross) per floor x 3 floors
= 33,000 sf (gross)
32-36 total units (800 sf
avg.)
Surface parking: 33 stalls
27. Selected New Prototypes are applied to test
whether redevelopment would occur under
new zoning conditions
28. Property values that are low enough to be
feasible will “tip”– indicating that regulatory
improvements can help spur infill development
29. Count up potential development sites
Acres Units
Live Work 7 43
Condo/Apt 2.8 460
Mixed Use 1 50
Residential
Office over 1.5 44,000 SQFT
Retail
Total 12.3
30. Vetting the Prototypes
Each scenario indicates a different level of new
investment the city will need
Value of Total New Construction
$14,000,000,000
$12,000,000,000
$10,000,000,000
$8,000,000,000
Value Added
$6,000,000,000 from All
$4,000,000,000 Construction
$2,000,000,000
$0
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31. Vetting the Prototypes
But Workshop, C, and D will see much greater volumes of
development
New Employment Construction
(Square Feet)
12,000,000
Retail
10,000,000
8,000,000
Office
6,000,000
4,000,000
Industrial
2,000,000 (warehouse,
flex space,
0 etc.)
Trend Workshop Scenario C Scenario D
32. Vetting the Prototypes
For example, mixed-use development accounts for nearly
50% of new investment in Scenario D
Value added from mixed-use
construction
$14,000,000,000
$12,000,000,000
Value Added
$10,000,000,000 from All
$8,000,000,000 Construction
$6,000,000,000
$4,000,000,000
Value Added
$2,000,000,000 from Mixed-Use
$0 Construction
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33. Portland and the Envision
Tomorrow Process
Created 30 building prototypes
Capacity analysis of Portland’s general
plan is underway
– Testing city redevelopment model
assumptions
– Comparing capacity with Metro’s 2035
forecast
34. Building Prototypes Grounded in Reality
Eight Portland developer/expert
interviews were used to calibrate
the ROI Model
Prototypes were created based on
successful recent development in
Portland
37. Residential
Single Family (Infill and Multi-Lot
Subdivision)
Townhome
Courtyard Housing
Skinny House
Apartment (Small Site)
Neighborhood Corridor Apartments
38. Retail and Office
High Rise Office
Mid Rise Office
Low Rise Office
Rehab/Adaptive Reuse
Small-Scale Retail
Large Format/Big Box Retail
41. < $750,000 per acre
“Tipping Point”
Redevelopment
Opportunity Sites
Parcels with assessed
value of less than
$750,000 per acre
Approximately 50 acres
42. Between
$750,000 and $1.2
“Tipping Point” million/acre
Redevelopment
Opportunity Sites
Parcels with assessed
value of between
$750,000 and $1.2
million per acre
Approximately 50 acres
43. > $1.2 million/acre
“Tipping Point”
Redevelopment
Opportunity Sites
Parcels with assessed
value of more than $1.2
million per acre
Approximately 150
acres
44. Making Residential Development
Work in Gateway
We looked at areas in
the CX, RX and EX
zones
Types of feasible
buildings given:
– Current regulations
– Market conditions
45. Prototypes
Created four basic housing prototypes
– 2 Story Residential
– 3 Story Residential
– 6 Story Residential
– 10 Story Residential
Rapid prototyping allows us to hone in on
the variables that affect the feasibility of
new development in the area
46. Sample Gateway Prototype: 6 Story Residential
85 units/acre; 1.67 FAR
Option 1: Option 2: Option 3:
Subsidy No subsidy; raise No subsidy;
rents/sales prices reduce
construction
costs
Rent $0.90/sf $1.18/sf (+31%) $0.90/sf
($700/month) ($902/month) ($700/month)
Sales Price $151/sf $205/sf (+36%) $151/sf
($116,000/unit) ($157,000/unit) ($116,000/unit)
Construction $100/sf $100/sf $67/sf (-33%)
Costs
Subsidy (total) $2.8 million $0 $0
Subsidy (per $33,000/unit $0 $0
unit)
47. Comparing Per Unit Subsidies by
Prototype
Subsidies required per unit increase significantly when building above 6 stories and
wood frame construction is not possible
$60,000
$51,000
$50,000
$41,000
$37,000
$40,000 $33,000
$30,000
$20,000
$10,000
$0
2 Story 3 Story 6 Story 10 Story
48. Conclusion:
Even development at a lower
scale than the zoning allows
would significantly increase
Gateway’s housing base
For example, if the 3
story prototype was
developed on the sites
currently valued at less
than $750,000/acre
(about 50 acres of land
within analyzed zones),
about 2,500 new units
could be developed
