| Introduction | p. xvii |
| Urban Sprawl | p. 1 |
| Why Change-of-Use? | p. 1 |
| What is Urban Sprawl? | p. 3 |
| Causes of Urban Sprawl | p. 4 |
| Why Does Urban Sprawl Lead to Decay? | p. 5 |
| The Cost of Urban Sprawl | p. 12 |
| Obstacles to Overcoming Urban Sprawl | p. 15 |
| Combating the Negative Effects of Urban Sprawl: The Role of Redevelopment in Effecting Positive Change | p. 18 |
| Administrative Assistance | p. 19 |
| Legislative Assistance | p. 19 |
| Strategic Assistance | p. 20 |
| Infrastructure Maintenance and Improvement | p. 21 |
| Tax Abatement Agreements | p. 21 |
| Land For Development | p. 22 |
| Business Location Services | p. 23 |
| Supportive Ordinances | p. 24 |
| Anchoring the Urban Core and Defining Urban Form | p. 25 |
| Private Initiatives Intended to Curb Sprawl | p. 28 |
| Mitigating Administrative and Community Obstacles to Specific Redevelopment Projects | p. 30 |
| Influencing Factors in Land Development Patterns | p. 33 |
| What Are the Forces of Change in Our Cities? | p. 33 |
| Economic Change | p. 34 |
| Economic Development and Self-Refueling | p. 47 |
| Regionalism | p. 48 |
| Environmental Change | p. 52 |
| Technological Change And The Use Of Appropriate Technology | p. 54 |
| Social Change | p. 57 |
| Political Change | p. 64 |
| Demographic Change | p. 65 |
| Latin Culture in America | p. 66 |
| Security Implications of Demographic Trends | p. 71 |
| Younger Populations in Developing Countries | p. 71 |
| Interpreting Demographic Data | p. 73 |
| Psychic/Spiritual Change | p. 76 |
| Comprehensive Land Use Planning and Zoning | p. 79 |
| Achieving Livable Communities | p. 79 |
| Planning | p. 79 |
| Planning Department Structure and Processes | p. 80 |
| Planning Department Organizational Structure | p. 81 |
| Key Roles and Responsibilities | p. 82 |
| Plan Analysis Tools | p. 86 |
| Citizens Affecting The Planning Process | p. 90 |
| Zoning | p. 92 |
| A Brief History of Zoning | p. 92 |
| Instruments of Zoning and Planning | p. 97 |
| The Plan | p. 108 |
| Urban Core | p. 117 |
| The Downtown Master Plan | p. 117 |
| Changes after 9-11-2001 | p. 119 |
| Transit Oriented Plans | p. 119 |
| Smart Growth Plans | p. 120 |
| New Urbanism, an Approach to Planning and Zoning | p. 121 |
| Kunstler | p. 127 |
| Katz | p. 128 |
| William McDonough and Michael Braungart | p. 128 |
| Calthorpe | p. 129 |
| Duany, Plater-Zybek | p. 130 |
| Dover, Correa, Kohl, Cockshutt, Valle | p. 132 |
| Pattern Language | p. 133 |
| Legal Aspects of Zoning | p. 134 |
| Development and Sustainability | p. 135 |
| Nature Of Development | p. 135 |
| How Do Communities And Neighborhoods Market Themselves? | p. 135 |
| Courting Development | p. 139 |
| Market Forecasting in Retail Development | p. 141 |
| Brownfield Redevelopment | p. 149 |
| State and local programs | p. 153 |
| Methods | p. 155 |
| Green Design | p. 157 |
| LEED Program/Energy Star | p. 159 |
| Sports Entities in the Urban Environment | p. 162 |
| The Gaming Industry | p. 167 |
| Funding Development Initiatives | p. 169 |
| Private Funds/ Matching Funds | p. 171 |
| Federal Programs and Resources | p. 173 |
| Preservation Funds and Assistance | p. 174 |
| Compatible New Uses | p. 177 |
| Project Seeking, Identification, Initiation and Development | p. 177 |
| An Overview of New Use Projects | p. 177 |
| Selecting A Suitable Conversion Project | p. 188 |
| Commercial Buildings | p. 189 |
| Nonresidential Properties | p. 190 |
| Flipping for Profit | p. 198 |
| Profit Potential | p. 199 |
| Keepers | p. 201 |
| Managed Property | p. 202 |
| Utilities | p. 202 |
| Taxes | p. 203 |
| Condition | p. 203 |
| Location | p. 203 |
| Field Observation | p. 203 |
| Field Observation Tools and Techniques | p. 204 |
| Evaluation | p. 206 |
| Red Flags | p. 206 |
| Changing Nature Of Clients | p. 208 |
| Increased Client Sophistication | p. 209 |
| Managing Complexity | p. 209 |
| Flexibility | p. 211 |
| Profitability | p. 213 |
| Productivity | p. 219 |
| Savings | p. 220 |
| Security | p. 222 |
| Services for Free | p. 222 |
| Step-By-Step Through The Redevelopment Cycle | p. 223 |
| Forms of Contracting and Project Delivery | p. 226 |
| Quality Assurance and Budget Control Tools | p. 228 |
| Expanding the Designer's Portfolio of Services | p. 229 |
| Development Trends | p. 232 |
| Financial | p. 233 |
| Environmental Change and Protection | p. 234 |
| Planning Programs | p. 236 |
| Engineering Lifestyle and Social Trends | p. 237 |
| Visual and Functional Impact | p. 239 |
| Amenities To Incorporate Into Reused Buildings | p. 242 |
| Locating and Selecting Redevelopment Property with Investment Potential | p. 245 |
| Building Relationships with Real Estate Brokers | p. 245 |
| Should An Investor Work With A Broker? | p. 246 |
| Brokers' Commissions | p. 248 |
| Types of Brokers | p. 249 |
| Roles Of Real Estate Brokers | p. 250 |
| Finding and Working with the Right Broker | p. 255 |
| Buying From A Seller's Broker | p. 256 |
| Buyer's Responsibilities | p. 257 |
| The Reality of a Purchase | p. 257 |
| Assessing Potential Investments | p. 259 |
| Narrowing The Field | p. 264 |
| Demographic Studies | p. 268 |
| Crunching Numbers | p. 269 |
| Talk | p. 274 |
| Historical Data | p. 274 |
| Evaluation Is Part Of Planning | p. 277 |
| "Before You Buy, Verify" | p. 277 |
| Contingency Clauses and Inspection Provisions | p. 279 |
| Inspection Reports and the Investor | p. 281 |
| Beginning with Consultants | p. 288 |
| Which Experts? | p. 289 |
| Your Lawyer | p. 289 |
| A Survey Crew | p. 289 |
| Soil Tests | p. 290 |
| Environmental Studies | p. 293 |
| Zoning | p. 294 |
| Building Codes | p. 295 |
| Utilities | p. 295 |
| Managing Your Experts | p. 296 |
| Develop A System | p. 300 |
| Tickler Files | p. 302 |
| Phone Calls | p. 302 |
| Files | p. 306 |
| Personal Involvement | p. 308 |
| Site Planning And Evaluation | p. 319 |
| The Importance of Evaluation | p. 319 |
| Factors That Make a Difference | p. 319 |
| Covenants and Restrictions | p. 319 |
| Flood Zones | p. 321 |
| Mechanic's and Material Man's Liens | p. 321 |
| Preliminary Legwork | p. 323 |
| Market Demand | p. 323 |
| Check Existing Leases | p. 326 |
| The Pre-Purchase Inspection Process | p. 326 |
| Surveys and Property Lines | p. 326 |
| Inspecting The Grounds | p. 328 |
| Site Work | p. 329 |
| Projecting Site Work--What To Look For | p. 335 |
| Demolition, Paving, and Landscaping | p. 336 |
| Demolition and Salvage | p. 336 |
| Paving | p. 338 |
| Landscaping | p. 338 |
| Utilities | p. 339 |
| Building Planning And Evaluation | p. 343 |
| The Pre-Purchase Inspection | p. 343 |
| Under The Occupied Space | p. 344 |
| In The Occupied Space | p. 345 |
| Overhead | p. 346 |
| One That Didn't Fly | p. 346 |
| Foundation Work | p. 348 |
| Leaking Foundation | p. 349 |
| Sinking Foundation | p. 350 |
| Footings and Foundations | p. 351 |
| Ledge | p. 352 |
| Types of Footings | p. 352 |
| Types Of Foundations | p. 353 |
| Slab Foundations | p. 353 |
| Pier Foundations | p. 354 |
| Crawlspaces | p. 355 |
| Basements | p. 355 |
| Roofing Repairs | p. 357 |
| Missing Shingles | p. 357 |
| Flashing Leaks | p. 357 |
| Rotted Sheathing | p. 358 |
| Other Roofing Problems | p. 358 |
| Insulation | p. 358 |
| Insulation Options | p. 362 |
| Foam | p. 363 |
| Loose-fill Insulation | p. 363 |
| Cellulose | p. 364 |
| Mineral Wool | p. 364 |
| Vapor Barriers | p. 365 |
| Moisture | p. 366 |
| Curtain Wall Systems | p. 370 |
| Leaky Window Systems | p. 371 |
| Doors | p. 372 |
| Drywall | p. 373 |
| Plaster | p. 374 |
| Masonry Walls | p. 376 |
| Paneling | p. 377 |
| Tile | p. 377 |
| Ceilings | p. 377 |
| Lay-in Acoustical Board | p. 377 |
| Wood Floors | p. 378 |
| Built-ins and Millwork | p. 379 |
| Custom Counters | p. 379 |
| Existing Trim | p. 380 |
| Elevators | p. 381 |
| Escalators | p. 383 |
| Roger's Advice | p. 383 |
| Plumbing Systems | p. 383 |
| Existing Drains And Vents | p. 386 |
| Old Plumbing | p. 386 |
| Used Materials | p. 390 |
| Keep Your Eyes Open | p. 391 |
| Evaluating Existing (HVAC) Systems | p. 392 |
| Ductwork | p. 397 |
| The Main Unit | p. 399 |
| Radiators | p. 400 |
| Electric Heat | p. 400 |
| How Much Do You Know? | p. 400 |
| Cost Factors | p. 401 |
| Types Of Heating Systems | p. 402 |
| Forced Hot Air | p. 402 |
| Heat Pumps | p. 403 |
| Forced Hot-Water | p. 405 |
| Electric Heat | p. 406 |
| Air Conditioning | p. 406 |
| Heat Pumps | p. 406 |
| Straight Air-Conditioning Units | p. 407 |
| Individual Units | p. 407 |
| Electrical Systems | p. 407 |
| Is Your Electrical Service Adequate? | p. 408 |
| Are You Aware Of The Code Requirements? | p. 408 |
| Have You Thought About Your Switch Locations? | p. 409 |
| Have You Set A Budget? | p. 409 |
| Existing Conditions | p. 410 |
| Kitchens | p. 411 |
| Bathrooms | p. 411 |
| Electrical Improvements | p. 412 |
| Electrical Services in Rental Units | p. 412 |
| Old Wiring | p. 413 |
| Bringing Buildings Into Compliance | p. 415 |
| Water Heaters | p. 415 |
| Smoke Detectors | p. 416 |
| Ground Fault | p. 416 |
| Enough Outlets | p. 416 |
| Overhead Lights | p. 417 |
| While You Are Wiring | p. 418 |
| Electrical Fixtures | p. 418 |
| Electricians | p. 419 |
| Security | p. 419 |
| Site Visit Inspections--Tip Offs to Troubled Buildings | p. 421 |
| Site Visit Inspections | p. 423 |
| Structural Problems | p. 424 |
| Negotiating Power | p. 426 |
| Identifying Cost Effective Improvements and Basic Aesthetic Approaches | p. 429 |
| Overview | p. 429 |
| Design Considerations | p. 430 |
| Scope of Program | p. 430 |
| Commodity Architecture | p. 431 |
| Designing for Client Satisfaction | p. 431 |
| What Are The Appropriate Questions? | p. 437 |
| Is renovation worth the time, expense, and risk for the advantages it might offer? | p. 438 |
| A Project Plan | p. 440 |
| Establishing the Budget | p. 441 |
| Estimating Project Costs | p. 442 |
| Controlling Project Costs | p. 443 |
| Hidden Cost Factors | p. 448 |
| Project Phasing Cost Implications | p. 448 |
| Selection and Delivery Methods as a Source of Savings | p. 449 |
| Time and Materials | p. 450 |
| Design-Build and Traditional Design Delivery Methods | p. 451 |
| Design/Build | p. 451 |
| Obtaining Fair Pricing on Changes in Scope | p. 453 |
| Managing Risk | p. 454 |
| Insurance | p. 455 |
| Project Schedule | p. 458 |
| Maintaining the Project Schedule | p. 460 |
| Penalty and Bonus Clauses | p. 460 |
| Selecting and Prioritizing the Improvements | p. 461 |
| Types of Improvements Made to Buildings | p. 464 |
| Investment-Enhancing Improvements | p. 465 |
| Capturing Space | p. 466 |
| Cosmetic Improvements | p. 467 |
| Wall and Ceiling Coverings Are Eye Candy for the Passionate Purchase | p. 469 |
| Observing Contextual Conformity in Improvement Materials | p. 470 |
| Major Renovation | p. 471 |
| Kitchens and Bathrooms | p. 473 |
| Skylights and the Bottom Line | p. 474 |
| Consider Demolition as an Improvement | p. 475 |
| Operations Improvements | p. 475 |
| Essential Repairs and Maintenance | p. 476 |
| Interior Walls and Finishes | p. 478 |
| Wrong Improvements | p. 479 |
| Common Exterior Elements | p. 480 |
| Repairs To The Skin | p. 481 |
| Reskinning | p. 482 |
| Replacing an Existing Roof | p. 482 |
| Evaluating Window Types | p. 486 |
| Double-Hung | p. 486 |
| Single-Hung | p. 487 |
| Casement | p. 487 |
| Awning | p. 487 |
| Bay/Bow | p. 487 |
| Fixed Glass | p. 488 |
| Exterior Doors | p. 488 |
| Wood Doors | p. 488 |
| Fiberglass Doors | p. 488 |
| Metal-Insulated Doors | p. 489 |
| Sliding-Glass Doors | p. 489 |
| Terrace Doors | p. 490 |
| Frames | p. 490 |
| Value Of Targeted Improvements Must Be Weighed | p. 491 |
| Value Engineering | p. 491 |
| Mandated Improvements | p. 493 |
| The Last Word | p. 495 |
| Index | p. 497 |
| About the Authors | p. 505 |
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