Based in Los Angeles, J.F. Finn leads Gensler’s mixed-use and retail centers projects. The San Francisco-based firm has a global reach across architecture, design and planning and saw $1.9 billion in revenue for 2024. Finn has been instrumental in local projects including West Edge, a 600-unit mixed-use project in Sawtelle, and the upcoming Rams Village at Warner Center in Woodland Hills.
What are the most important considerations when designing a mixed-use project?
To really leverage the value of a “mixed-use” environment, mixed-use cannot be simply a group of different building occupancies mashed together. The magic comes from the integration of the users in the development – creating serendipitous interactions, utilizing the built environment in a variety of ways and activations. Operationally, mixed-use developments are working 24/7 to support those varieties of uses. Historically, that has been things like parking that serves office in the day and entertainment at night, however, the real value add is activating the “spaces in-between,” keeping those spaces highly flexible and hackable, allowing for single spaces to support multiple uses.
Two of Gensler’s major projects in L.A. are the Rams Village at Warner Center and West Edge. Can you talk about your strategy for those developments?
Rams Village is a unique opportunity to integrate the energy of a major sports franchise into the daily activities of the local community. The project is sports-anchored, but more importantly the team has worked directly with community leaders to develop a forward-thinking urban solution…. While the San Fernando Valley has historically been imagined as a suburban environment, this project brings urban density, human-scaled amenities and a walkable community.
West Edge converted an automobile dealership into a key transit-oriented anchor, (providing) both mixed-use density while opening up mid-block to allow pedestrians a variety of courtyard respites and storefront engagements.
How does the community you’re designing for impact your design choices?
The community drives the built engagement. We assess the surrounding “20-minute” neighborhoods for the residents… (examining) what uses already exist and what is missing. The site characteristics (and) the business objectives of the developer/owner are then evaluated. From here, we can both shape the built environment and plan the public realm to best serve the community and the development. You have created a successful solution when the neighborhood starts to take a sense of ownership of the place.
What are the challenges associated with mixed-use projects and what are some solutions to mitigate those?
Most often, the challenges fall into two categories: regulatory and financing.
On the regulatory front, zoning and local codes are typically based on single-uses and therefore are not structured to allow for the advantages that mixed-use brings. (This includes) parking requirements (and) infrastructure. Functionally in mixed-use, we look to integrate all the major building components (and technical systems) to maximize efficiency… spread costs, yield higher space utilization and optimize energy and water use, which helps reduce and control operational costs. In most cases, the solution … is to work early and directly with the city…
For financing, the lending institutions have a structure based on certain economic models by use category. Pro-formas are evaluated by ROI for residential, retail, etc. Mixed-use can greatly reduce operational and structural costs through integration…
However, that structure doesn’t always align with the financing model… The most effective way to mitigate the challenge is to address the structure early and develop the distribution strategy in parallel to the project planning.
Where do you see the future of the mixed-use sector in our region?
Mixed-use is really becoming ubiquitous in successful development strategies… providing a basis for housing strategies that support the complete range of needs for residents. Mixed-use can support infusing housing into all our neighborhoods as opposed to an isolated cluster of housing. Further, existing building stock that can be converted to residential can be made more economically viable when a resident’s needs can be met (near) the residence…
More options to live in a (desirable) place has a multiplying effect… from a cost (and accessibility) perspective … and (in creating) a sense of belonging.
