Thesis: M.C.P., Massachusetts Institute of Technology, Department of Urban Studies and Planning, 2015. / Thesis: S.M. in Real Estate Development, Massachusetts Institute of Technology, Program in Real Estate Development in conjunction with the Center for Real Estate, 2015. / Cataloged from PDF version of thesis. / Includes bibliographical references (pages 129-135). / Community engagement in large-scale development projects is a critical step in the real estate development process, needed both to obtain official project approval and to gain feedback to create projects that better provide for and respond to the needs of the community. In San Francisco and other cities with extensive political and community involvement surrounding issues of urban growth, community engagement can be particularly important. Yet the community process can be agonizing, rife with contentious public hearings in which only those who are avidly for or against a project participate. Because of this, developers may dismiss engagement as an unpleasant formality necessary for project approval. However, the community process undertaken at Pier 70, a large waterfront development project in San Francisco, demonstrates that engagement can be an effective tool to build trust, gain project support, and make projects that better serve the community. The developers of Pier 70, Forest City, have gained remarkable community support for their project, including receiving citywide voter approval for proposed height changes on site. This thesis examines Pier 70 as a case study to explore how developers can help foster trust and effective collaboration through the community engagement process. To do so, it draws from a review of the process and problems of standard community engagement and presents alternative models. It also discusses recent large-scale waterfront projects in other cities, the history of San Francisco's highly politicized development process, and increasing controversy concerning waterfront development. Analysis suggests that Forest City has led an effective engagement strategy, gaining support and meaningful feedback throughout the process. Case study findings at the scale of the developer, project, neighborhood, and city demonstrate how Forest City has tailored their approach to the specific site to align the project and community process with the needs of the city and community. Forest City has been successful largely due to their ability to act locally, engage broadly and openly, and build trust with the community. Ultimately, this thesis draws lessons from Pier 70's development process to suggest methods for ensuring that development projects are not only profitable, but also valuable for the community and surrounding urban realm. / by Elizabeth Horton Kuwada. / M.C.P. / S.M. in Real Estate Development

Thesis: M.C.P., Massachusetts Institute of Technology, Department of Urban Studies and Planning, 2017. / Thesis: S.M. in Real Estate Development, Massachusetts Institute of Technology, Program in Real Estate Development in conjunction with the Center for Real Estate, 2017. / Cataloged from PDF version of thesis. / Includes bibliographical references (pages 84-87). / Chinatowns in cities like Boston, New York, or Philadelphia have well established reputations as vibrant ethnic neighborhoods that draw tourists as well as working-Chinese immigrants. The individual businesses that line the streets of Chinatown are crucial to creating these unique urban neighborhoods. As cities are undergoing a new era of growth and real estate activity in urban centers is booming, the impacts on small businesses has not yet been widely researched. This thesis uses Chinatowns (in Boston, New York, and Philadelphia) as case studies to uncover the impacts of new real estate developments on small businesses. The research relied on a mixed-method approach, utilizing quantitative data from city reports or census data, as well as qualitative data derived from interviews with local stakeholders, particularly small business owners. The broad categories of impact documented include: (1) changes to inventory and availability of ground floor retail space, (2) a homogenization of storefront design, (3) changes to the residential community, and (4) rise in occupancy costs. In contrast, the top concerns identified by business owners were (1) the image of Chinatown as dirty and (2) the availability of parking. This thesis was not able to fully address the mismatch between the impacts of development and the concerns of business owners but is an area that deserves more research. The conclusion of this thesis provides readers with a preliminary framework for assessing displacement risks that can be applied to other ethnic districts and suggests possible interventions that can mitigate some of these risks. / by Karmen Cheung. / M.C.P. / S.M. in Real Estate Development

Thesis (M.C.P.)--Massachusetts Institute of Technology, Dept. of Urban Studies and Planning; and, (S.M. in Real Estate Development)--Massachusetts Institute of Technology, Program in Real Estate Development in Conjunction with the Center for Real Estate, 2011. / This electronic version was submitted by the student author. The certified thesis is available in the Institute Archives and Special Collections. / Cataloged from student-submitted PDF version of thesis. / Includes bibliographical references (p. 68-72). / The Low-Income Housing Tax Credit is arguably the most successful and important program in American history for the creation of affordable housing. The program leverages private investment in affordable housing, through tradable tax credits, to produce quality affordable housing throughout the country. By providing additional money for projects in areas with especially low incomes and high development costs, the program has actively encouraged the creation of affordable housing in certain cities, towns and neighborhoods. At the federal level, the program has not, however, encouraged the development of housing near transit. Since 2008, when states were given the option to provide additional money for certain projects, five states began programs to provide additional money to projects near transit. This thesis examines the possibility of providing additional money to projects near transit at the federal level, in the form of a transit -- oriented basis boost. It starts with a brief introduction to the Low-Income Housing Tax Credit, followed by a discussion of the importance of housing near transit. It then examines what various states are doing to encourage affordable housing near transit, followed by a proposal for a federal basis boost program. The thesis culminates in a case study, showing how providing additional money to projects near transit might affect the economics of developing affordable housing near transit. / by Alex Magliozzi. / S.M.in Real Estate Development / M.C.P.

Thesis: M.C.P., Massachusetts Institute of Technology, Department of Urban Studies and Planning, 2015. / Thesis: S.M. in Real Estate Development, Massachusetts Institute of Technology, Program in Real Estate Development in conjunction with the Center for Real Estate, 2015. / Cataloged from PDF version of thesis. / Includes bibliographical references (pages 120-122). / This thesis has sought to construct a diagnostic study of small downtown revitalization in Somersworth, New Hampshire, and Berwick, Maine. To develop a holistic understanding of downtown revitalization in Somersworth-Berwick, and other such small towns on the urban fringe, this research was divided into three broad parts: [1] local contextualization of Somersworth-Berwick and empirical studies of small town revitalization, [2] a local market analysis, and [3] a site plan and financial feasibility model. The methods used to complete this research included focused interviews, market analysis, and financial modeling. These methods are coupled with a review of literature and sought to answer what potential market-based downtown revitalization strategies are and how economically and financially viable these might be in the context of Somersworth-Berwick. While this thesis has fashioned a robust framework specifically in the context of Somersworth-Berwick's downtown revitalization, its methodological approach and findings are applicable for similar small and fringe communities. The findings of this thesis highlight that market-based revitalization efforts, such as catalytic real estate development, do hold promise in advancing revitalization efforts yet often require subsidy in the face of weak real estate markets and market failure. As such, broad-based and non-traditional revitalization efforts are key elements to a holistic and effective downtown revitalization plan. / by Paul Matthew Goodwin. / M.C.P. / S.M. in Real Estate Development

Thesis: M.C.P., Massachusetts Institute of Technology, Department of Urban Studies and Planning, 2014. / Thesis: S.M. in Real Estate Development, Massachusetts Institute of Technology, Program in Real Estate Development in conjunction with the Center for Real Estate, 2014. / Cataloged from PDF version of thesis. / Includes bibliographical references (pages 98-101). / American manufacturing is experiencing a modest renaissance. U.S. firms are choosing to re-shore manufacturing jobs not out of their sense of patriotism, but because it makes good business sense. The costs of transportation and overseas labor are increasing, opening the door for domestic production. Political leaders are embracing the prospects for skilled, living wage jobs; President Obama has made manufacturing one of the central tenets of his economic recovery plan. This has important implications for cities, which stand to benefit from new investment and increased employment opportunities. However, important questions linger for planners: where will manufacturing jobs materialize within the urban fabric? Are factories even viable within the core cities of industrial regions, where there is the greatest need? If so, what physical planning strategies should those cities be pursuing in order to retain, attract, and increase the number of manufacturing jobs within their borders? This research begins with a history of urban production, from the Industrial Revolution through the present day. Emerging trends are assessed and synthesized into a new model for urban industrial development. That model is tested with a detailed examination of Louisville, Kentucky, a place that embodies the renewed efforts to re-industrialize cities with a manufacturing past. Urban manufacturing typologies are presented that describe the urban forms in Louisville at large, and within the Park Hill industrial corridor in particular. A unified set of design principles is presented and matched to the urban manufacturing typologies, focusing on verticality, mixed uses, transparency, sustainability, connectivity, and adaptability. Finally, the thesis concludes with an assessment of the most pressing challenges and opportunities facing the implementation of the Neo-Industrial City model. / by Christopher Rhie. / M.C.P. / S.M. in Real Estate Development

Thesis: M.C.P., Massachusetts Institute of Technology, Department of Urban Studies and Planning, 2017. / Thesis: S.M. in Real Estate Development, Massachusetts Institute of Technology, Program in Real Estate Development in conjunction with the Center for Real Estate, 2017. / Cataloged from PDF version of thesis. / Includes bibliographical references (pages 52-54). / In 2009, President Barack Obama and mayors around the country pledged to end veteran homelessness by 2015. Although their collaborative efforts led to a dramatic decrease in the rate of homelessness among veterans, the number of homeless female veterans peaked during the same period. The federal and state governments have increased the amount of permanent supportive housing units to address this rising homeless population, but experts have cited several reasons for stagnant rates of homelessness among female veterans. Many female veterans are unaware of housing opportunities, confused about identifying as a veteran, and/or perceive veteran housing as incompatible. Reasons for the perceived incompatibility of veteran housing by female veterans include the impression that it is an unsafe living environment, inaccessibility to supportive services such as childcare, and a lack of privacy. This thesis is a comparative case study of three veteran housing developments in Boston: Patriot Homes, New England Center and Home for Veterans (NECHV), and Brighton Marine. These cases explore how developers in Boston navigated the development process to provide housing for female veterans. This thesis examines such obstacles to building veteran housing as general development barriers, permitting issues, design requirements, and funding needs. Several recommendations for ending female veterans' homelessness are offered and focused on improving the development process using design, data, and policy. / by Ronette C. Seeney. / M.C.P. / S.M. in Real Estate Development

Thesis: M.C.P., Massachusetts Institute of Technology, Department of Urban Studies and Planning, 2016. / Thesis: S.M. in Real Estate Development, Massachusetts Institute of Technology, Program in Real Estate Development in conjunction with the Center for Real Estate, 2016. / Cataloged from PDF version of thesis. / Includes bibliographical references (pages 108-110). / China is a nation evolving through post-industrialization towards a cultural and innovation based society. In turn, its urban form is grappling with a number of preserved industrial heritage sites in major urban centers such as Beijing and Shanghai. The People's Republic of China has implemented policy through a culture-led approach in preservation and reuse, resulting in artist communities, museums, and creative offices. However, these sites have either become artifacts frozen in time or heavily commercialized tourist attractions that threaten to displace the creativity within. This thesis investigates alternative approaches to preservation and reuse of these sites, especially how to integrate 21st century productive uses as a means of urban regeneration. The spirit of industriousness can be preserved within these sites by allowing new productive activities to occur. There is potential to bring high-tech industries into these sites which can benefit from the existing creative environment while increasing longterm economic viability and promote innovation. Collaboration is needed between the government and private developers to control the development direction of the site while allowing flexibility for innovative solutions. Opportunities exist in industrial heritage sites in major Chinese cities today that can bring them back into the life of the city. / by Yifei Lu. / M.C.P. / S.M. in Real Estate Development

Thesis: M.C.P., Massachusetts Institute of Technology, Department of Urban Studies and Planning, 2014. / Thesis: S.M. in Real Estate Development, Massachusetts Institute of Technology, Program in Real Estate Development in conjunction with the Center for Real Estate, 2014. / Cataloged from PDF version of thesis. / Includes bibliographical references (pages 129-137). / This thesis considers two interrelated sources of blight in cities: so-called "problem properties" (PP), or properties in poor physical condition where owners have stopped performing basic maintenance, and tax-delinquent properties (TDP), where owners have stopped paying their property taxes. It focuses on how cities can be more effective in addressing PP and TDP both "before" (through proactive prevention) and "after" (through correction/collection) they emerge. Fundamentally, it argues that cities should recognize the relationship between PP and TDP, which often constitute the same properties, but, more importantly, both can be "liened up" and taken through foreclosure if their owners are truly unresponsive. These liens can be established through unpaid code violation fines and receivership liens, as well as unpaid taxes. This approach is based on the premise that cities want to receive as few properties as possible through foreclosure, because of the costs associated with holding excess land and buildings, but also want to avoid the "worst of the worst" PP and TDP becoming a blight on neighborhoods. Thus, if owners are going to refuse to correct severe code violations and/or delinquency, cities want to transfer properties to responsible owners as quickly as possible. Recognizing the links between PP and TDP enables cities to switch from a reactive to proactive approach in treating blight. This thesis also discusses barriers to addressing PP and TDP. It suggests that cities treat them through comprehensive "enforcement pathways" targeted to specific property and owner types. In particular, owners are divided into three groups: cooperative, non-cooperative, and "missing in action." This segmentation methodology recognizes that different properties present different enforcement challenges and require different strategies to return them to productive use. In addition, this thesis examines the three collection methods available to cities: public collection, contracted third-party servicing, and privatized collection (tax lien sales), and addresses a major limiting factor on tax lien sales: their dependence on private market demand. Finally, it examines how cities can be more effective in managing and disposing of their property inventories. To guide property usage and disposition timing, it suggests that cities establish a central property inventory that includes critical land and building characteristics, a property potential reuse scoring system, and a market model that segments neighborhoods and identifies spatial and temporal "inflection points." It also recommends that cities not take a "one size fits all" approach to their entire inventory, but rather select the disposition method, -- sheriff's sale/auction, RFP, third-party transfer, or land banking, -- that is most appropriate for the property type, (sub)market condition, and desired outcome(s). Finally, it outlines strategies to overcome under-management of public assets, weak markets, and financing challenges. To support the discussion about how to best manage delinquency and disposition, it includes detailed case studies of Philadelphia, New York City, and Boston. / by Sara E. Brown. / M.C.P. / S.M. in Real Estate Development

Thesis: M.C.P., Massachusetts Institute of Technology, Department of Urban Studies and Planning, 2014. / Thesis: S.M. in Real Estate Development, Massachusetts Institute of Technology, Program in Real Estate Development in conjunction with the Center for Real Estate, 2014. / Cataloged from PDF version of thesis. / Includes bibliographical references (pages 118-122). / Development projects ultimately create places in the built environment. As such, the developer should be concerned with the quality of spaces they create for those in the community to interact within. For this reason, a structural framework should be established to allow developers to understand the needs of the various communities in which they develop. The focus of this thesis is not upon traditional notions of community engagement, which is primarily focused on short-term decisions and development implications. Rather the structural framework proposed in this thesis takes a long-term approach to development and views community involvement as a win-win situation in which all parties involved are better off. In order for this framework to be implemented, a large-scale embrace of strategic planning that facilitates and guides development is needed. This requires that community engagement be addressed at the onset of the development process, more specifically, the land optioning and assembly process. This thesis combines parametric design theory and community engagement in the ideal state of Singapore, with the goal of establishing a stakeholder framework that could be applied to the land optioning and assembly process for the Eco-Town development of Punggol. The intent of this thesis is to establish a stakeholder framework that provides an opportunity for the land optioning and assembly process to be more systematically understood. Using parametric design thinking theoretically allows each stakeholder to have control over various aspects of the land optioning process. Realistically, the developer could observe the impacts that occur when different stakeholders engage in this process. Ultimately, this framework provides the developer with a better methodology to understand stakeholder engagement as a component of their development projects. The hope is to generate ideal development and planning process ideals that can allow individuals to have a greater impact in the communities in which they reside. / by Lawrence Bernard Harkless, Jr. / M.C.P. / S.M. in Real Estate Development

Thesis: M.C.P., Massachusetts Institute of Technology, Department of Urban Studies and Planning, 2018. / Thesis: S.M. in Real Estate Development, Massachusetts Institute of Technology, Program in Real Estate Development in conjunction with the Center for Real Estate, 2018. / Cataloged from PDF version of thesis. / Includes bibliographical references (pages 81-89). / Following Hurricane Katrina, New Orleans demolished nearly all of its public housing. Mirroring a national trend, not all of it was replaced. What was replaced largely took different forms: tenants received portable Housing Choice Vouchers and developers built new housing subsidized by the Low-Income Housing Tax Credit (LIHTC). Now, New Orleans has over 18,000 voucher households and approximately 10,000 LIHTC units. While this might appear to add up to 28,000 affordable units, the two programs overlap in significant ways. Tenants are permitted to use vouchers in LIHTC developments and LIHTC developers must accept tenants with vouchers. I start with a seemingly simple question: What is the prevalence of this practice? Through spatial analysis, some relationships between LIHTC and vouchers appear. Through interviews and review of property level data, I find that approximately 50% of LIHTC units are occupied by individuals with tenant-based vouchers. By permitting tenants with portable vouchers to live in LIHTC developments, do we "lose" affordable units? Through interviews with developers, policymakers, and property managers, I find that LIHTC developers do not consider tenant-based subsidy in the development process, nor do they depend on it for underwriting deals. However, due to different methodologies for rent determination, tenant-based vouchers allow LIHTC developers to earn higher rents. This "Tenant- Based Section 8 Overhang" brings additional unanticipated revenue to developments. This is essentially lagniappe - a phrase used in New Orleans to describe an unexpected small gift. Using New Orleans as a case study, I analyze payments standards and suggest that by requiring developers to accept the lower LIHTC rents, it may be possible to save millions of dollars per year. I conclude with policy proposals that seek to preserve tenant choice while pushing for maximum program savings to potentially create additional vouchers. / by William C. Bowling, Jr. / M.C.P. / S.M. in Real Estate Development