1. Walking toward sustainable change
How State of Place can influence placemaking decisions, enhance
walkability, and maximize the triple bo>om line
Mariela Alfonzo, Ph.D.
Founder, State of Place
President, Urban Imprint
Research Fellow/Adjunct Professor, NYU-Poly
www.urbanimprint.com/state-of-place

2. Why Walkability?
Triple. Bottom. Line. +

3. It’s about how we live
“Weh-­‐‑che-­‐‑steh,” Miami: My hometown…and my
motivation to #getwalkable!

4. It’s about our health…

5. Yes, behavior important…

6. But so is Built Environment

7. It’s about our planet’s health
VMT in the US, Mode Split in the US,
1971-2012 1960-2010

8. And now it’s about our economic
health
Residen'al
values
more
stable
in
walkable
neighborhoods
Have
experienced
less
than
half
the
average
decline
in
value
from
the
housing
peak
A
10pt
increase
in
Walk
Score
linked
to
5-­‐8%
increase
in
commercial
values
A
1pt
increase
in
Walk
Score
linked
to
$700-­‐$3000
for-­‐sale
residen'al
premiums
Urban
mixed-­‐use
developments
generate
25-­‐59x
revenue/acre
than
suburban
counterparts
Avg.
opera'ng
cost
/yr.,
Bike:
$308
Avg.
opera'ng
cost/yr.
Car:
$8,220
1%
rise
in
urban
sprawl
index
increases
obesity
risk
by
0.5%
In
2008,
medical
$$
to
treat
obesity
in
US,
approx.
$147B

9. Design matters….
Individual
Factors
(Walking)

10. Exchange!
Image! Use!
Urban
Design
Cultural! Environmental!
Social!
See CABE

11. Use!
Image! Environmental!
Exchange
Cultural! Social!

12. to value generation….
Individual
Factors
E.g.,
Guggenheim
Effect
E.g.,
Retail
E.g.
Sales
Walking

13. Walkability driving
place consumption…

14. The Power of PLACE
“Places” have become products
Their “sellers” compete with each other for resources
Educated residents
Talent
Businesses
Investment
Americans are choosing which locations to “consume”
based on place quality
walkability is an important “driver”…

15. But…shortage of walkability?
Public policy hurdles +
Legal issues +
NIMBYism +
Lack of benchmarks and metrics
= More difficult to finance/underwrite/create/deliver
Lack effective, cost efficient methods that demystify the
process of identifying, differentiating, and creating the quality
places people want

16. BUT…in this stiff competitive place “market”
AND in light of sustainability benefits,
walkability
is no longer an “intangible luxury”

17. Why State of Place™ ?
¤ Art à Science: Quantifying walkability
¤ Comprehensive, Objective, Reliable
¤ Captures “Micro-­‐‑scale” & “Sensory” features
¤ Diagnostic, Empirically-­‐‑Based
¤ Ties Place Quality, Economic Impact
¤ Facilitates Evidence-­‐‑based decision making, Accountability
¤ Provides empirically-­‐‑based ROI predictions, Customizable

18. Comprehensive. Reliable. Micro-scale.

19. Measuring Walkability: The Irvine
Minnesota Inventory
Uses street-level built environment data
Collected using the Irvine Minnesota Inventory (IMI 2.0)
250+ micro-scale features
• Sidewalk presence, street trees, street benches, parks, street
facades, land uses, etc.
Reliable, used widely in research

20. Measuring Walkability:
The Irvine Minnesota Inventory
Raters receive full day training; tested for accuracy/reliability
Data can be collected for sample of blocks in a neighborhood or on a
select number of blocks
• 10-12 min/block
• Avg. 40-50 blocks/neighborhood
Neighborhood defined based on existing boundaries

21. Diagnostic. Empirically-based.

22. State of Place™ :
The IMI Scoring Algorithm
Dimensions Description/Example Items
Density Measure of enclosure based on building
concentrations and height
Proximity Presence of non-residential land uses
Connectivity Measure of disconnectivty; Potential Barriers
(e.g., six-lane roads)
Form Measure of streetscape discontinuity (e.g. drive-
thrus)
Parks and Public Space Parks, Playgrounds, Plazas, Playing Fields
Pedestrian Infrastructure/ Curbcuts, Sidewalks, Street Furniture, Bike Racks
Amenities
Personal Safety Graffiti, Litter, Windows with Bars
Traffic Measures Traffic Signals, Speed Limit, Traffic Calming
Aesthetics (Pleasurability & Attractiveness, Open Views, Outdoor Dining,
Maintenance) Maintenance
Physical Activity Facilities Gym/Fitness Facilities, Other Recreational Uses

23. Density

24. Form

25. Connectivity

26. Proximity

27. Parks & Public Space

28. Pedestrian Infrastructure & Amenities

29. Personal Safety

30. Traffic Safety

31. Aesthetics

32. Physical Activity Facilities

33. State of Place™ Diagnosis
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Density
Form
Proximity
Connectivity
Parks & Public Space
Pedestrian Amenities
Safety from Crime
Traffic Safety
Aesthetics
Physical Activity Facilities

34. Density
Dimensions - Assets
State of Place™
Pedestrian
Amenities
Form
Traffic Safety

35. State of Place™
Dimensions –
Need improvement
Connectivity
Aesthetics
Safety

36. Place Quality. Economic Impact.

37. State of Place™
Built Environment tied to Economic Value
Correlated Economic Performance
+ $9 sf office rents
+ $7 sf retail rents
+80% retail revenues
+ $300/unit res. rent
+81 sf for-sale res. value
From Brookings Institution
report, “Walk this Way”

38. Walkability = Economic Indicator
Can quantify the value of place….
The State of Place™ index is linked to
premiums of up to:
+74% residential rents/unit
+$1200/unit residential rent
+108% office rents
+84% retail rents
+23% premium valuation before
recession;
+44% premium post
For DC, this translates into up to:
+$744 mill in residential property taxes/
neighborhood
+$96 mill in retail taxes generated/
neighborhood

39. Effective. Decision-making.

40. what is State of Place™?
Like a credit rating for neighborhoods; Helps guide
investment & underwriting; Aids branding; Siting
*Risk averse investors; Steady ROI
*Regional retailer siting
*Risk tolerant investors; Higher ROI
*Aggressive developer enters market
*Target for social
equity advocates

41. ROI Predictions.
Customize. Prioritize. Maximize.

42. State of Place™ & ROI
!"#"$%&'(%)*'
!"# $!"# %!"# &!"# '!"# (!"# )!"# *!"# +!"# ,!"# $!!"#
-./0#
1234#
Very Good ROI 5246#
7214#
6/5-#
Good ROI 7/.8#
75/94#
:.33#
45-2#
Fair ROI
75-#

43. !"#"$%&'(%)*'
!"# $!"# %!"# &!"# '!"# (!"# )!"# *!"# +!"# ,!"# $!!"#
-./0#
Very
Good 1234#
ROI 5246#
7214#
6/5-#
Good
7/.8#
ROI
75/94#
:.33#
Fair 45-2#
ROI 75-#
State of Place™
Assess current performance
Predict ROI
Balance Costs, Benefits

44. Intervention Sidewalk Façade
Options improvements improvements
Project Costs $500,000.00 $250,000.00
Scenario Analysis
SoP Dimension Ped Amenities Aesthetics
Current
50% 25%
Performance
Impact Factor 8 5
Predicted SoP
Performance 10% 15%
Increase
Walkability High Medium
Impact
Baseline
Indicator Office Rents $25
Predicted $8/sf office $4/sf office
Economic Upside

45. Can Prioritize Planned Interventions
¤ Add grid of streets !"#"$%&'(%)*'
!"# $!"# %!"# &!"# '!"# (!"# )!"# *!"# +!"# ,!"# $!!"#
¤ Add Commercial FORM -./0#
office, retail, housing
1234#
(as market bears) DENS 5246#
7214#
6/5-#
7/.8#
¤ Add infill Metrorail 75/94#
station PROX :.33#
45-2#
CONN
75-#
¤ Add BRT Transit Line

46. Can Prioritize Planned Interventions
¤ Add sidewalks, buffers !"#"$%&'(%)*'
!"# $!"# %!"# &!"# '!"# (!"# )!"# *!"# +!"# ,!"# $!!"#
¤ Add street furniture -./0#
PEDS
1234#
¤ Add plaza, public space
5246#
7214#
TRAF 6/5-#
¤ Streetscape 7/.8#
improvements AEST 75/94#
:.33#
45-2#
¤ Traffic calming 75-#

47. Metropolitan Washington Council of
Governments, DC Metro .)%(/#0()# 12,)
!"#$%$#& '()#(* +#*,#(-$" Region
!"# $#%&'( )'*+,*- ./01#/#(2,2&'( !''1
!"#$%&' !("')%"* ¤ Diagnosis 95
neighborhoods in the
+'%%",)- .#//,''%% !"#$%&' ()&*#++ ,%%')-.
!"#$%&' 0%(/
region
/%5'%60%"7
/ ' 0 12 3412
¤ Creating place profiles
– based on assets and
areas in need of
improvement
¤ Informing Strategic
Investment Plan for
region

48. Conservation Law Foundation
Ventures, Boston, MA
¤ Creating Healthy Neighborhood Equity Fund
¤ Piloting State of Place as project & neighborhood
screening tool
¤ Creating estimated State of Place scores based on
proposed projects
¤ Calculating potential upside

49. State of Place™ current & future “imprint”…
¤ Applicable across urban, suburban, & rural communities
¤ IMI data has been collected in California, Minneapolis, Houston, Iowa, North
Carolina RT, Denver, Salt Lake City, Kansas, Arkansas, Michigan, Illinois…
¤ Roll out State of Place in other metros
¤ San Francisco/Bay area – Spring 2013
¤ Houston, Phoenix, Seattle, Los Angeles
¤ Incorporating a broader set of economic indicators
¤ Preservation Green Lab
¤ E.g. Job creation, retention, firm recruitment
¤ App – available soon!
¤ Partnering with universities
¤ Working with underprivileged community
¤ Brownsville + NYU-Poly
¤ China – in progress!

50. Let’s boost your State of Place™ !

51. What’s your State of Place™ ?
www.urbanimprint.com/state-of-place