A step by step approach for quantifying walkability, diagnosing communities' walkability strengths and weakness, and prioritizing walkability interventions, investments and policies that will maximize the triple bottom line in the face of fiscal constraints. State of Place™ is a streamlined decision-making tool that offers a cost-efficient, effective, transparent, and accountable approach to boost walkability, sustainability, and profitability.

1. What’s your State of Place™ ?
A streamlined decision-­‐‑making tool that makes it easier and more
cost efficient for cities to enhance walkability and maximize the triple
bo;om line in a transparent and accountable way
Mariela Alfonzo, Ph.D.
Founder, State of Place
President, Urban Imprint
Research Fellow/Adjunct Professor, NYU-Poly
www.urbanimprint.com/state-of-place

2. In the stiff competitive “place market”
walkability is no longer an
“intangible luxury”

3. But…there is a 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

4. Enter, 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

5. First step: Quantifying Walkability
Collect street-level built environment data on 250+ micro-scale
features
• Sidewalk presence, street trees, street benches, parks, street
facades, land uses, etc.
Using Irvine Minnesota Inventory
• Reliable, used widely in research

6. Raters receive walkability training
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
Neighborhood defined based on existing boundaries

7. Next step: Calculate
State of Place™ Index

8. Next Step: Create
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

9. Index & Diagnosis based on
State of Place™ 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

10. Uniquely, the State of Place™
diagnosis allows users to identify
neighborhood assets
& areas in need of improvement
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

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

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

13. But another key value proposition =
State of Place™ is tied to economic
performance
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”

14. State of Place™ is a powerful
decision-making tool

15. Evaluate neighborhoods based on
State of Place™ Index
Like a credit or bond 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

16. State of Place™ = 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

17. And because State of Place™
dimensions are each
tied to distinct ROI
!"#"$%&'(%)*'
!"# $!"# %!"# &!"# '!"# (!"# )!"# *!"# +!"# ,!"# $!!"#
-./0#
1234#
Very Good ROI 5246#
7214#
6/5-#
Good ROI 7/.8#
75/94#
:.33#
45-2#
Fair ROI
75-#

18. !"#"$%&'(%)*'
!"# $!"# %!"# &!"# '!"# (!"# )!"# *!"# +!"# ,!"# $!!"#
-./0#
Very
Good 1234#
ROI 5246#
7214#
6/5-#
Good
7/.8#
ROI
75/94#
:.33#
Fair 45-2#
ROI 75-#
Next Step: Assess current performance
against estimated ROI
Assess current performance
Predict ROI
Balance Costs, Benefits

19. Intervention Sidewalk Façade
Scenario Analysis - EXAMPLE Options improvement improvement
Project Costs $500,000.00 $250,000.00
SoP Dimension Ped. Amenities Aesthetics
Current
50% 25%
Performance
State of Place™
ROI Impact Factor 6 7
Predicted SoP
Performance 10% 15%
Increase
Walkability Impact 7 4
Baseline Indicator Office Rents $25
Predicted $3.13/sf $1.89/sf
Economic Upside

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

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

22. Metropolitan Washington Council of
Governments, DC Metro Region
!"#$%$#& '()#(* +#*,#(-$" .)%(/#0()# 12,)
!"# $#%&'( )'*+,*- ./01#/#(2,2&'( !''1
!"#$%&' !("')%"* ¤ Diagnosing 95
neighborhoods in the
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!"#$%&' 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

23. Conservation Law Foundation
Ventures, Boston, MA
¤ CLFV à 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

24. 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…
¤ Rolling 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
¤ Job creation, retention, firm recruitment
¤ Health Metrics
¤ App – available soon!
¤ Partnering with universities
¤ Working with underprivileged community
¤ Brownsville + NYU-Poly
¤ China – in progress!

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

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