Planning to develop a new live, work, play, retail center? Want to keep it 99 percent leased even in less-than-stellar economic times, maintain a full parking lot, blow the original pro forma out of the water and offer a sense of freshness and allure even after 11 years? Then you need to visit Kierland Commons in Phoenix before putting pencil to paper.

Just when the recovery seemed to be taking hold, the summer of discontent and uncertainty began. But as many speakers at NAIOP’s Development ‘11 conference assured attendees, fundamentals are improving, manufacturing has been growing in certain areas, and the likelihood of a double-dip recession seems remote.

North Carolina-based Bissell was named the recipient of NAIOP’s annual Sustainable Development Award. Bissell was honored for the Boyle and Harris office project, twin ten-story commercial structures located in Charlotte, N.C.

Since the economy’s near-meltdown three years ago, the industry has been struggling with the recession, unemployment, debt overhang, a disappearing-then-reappearing-then-contracting CMBS market, a toxic political environment and European bank woes. Development caught up with eight former NAIOP Chairs, all of whom had experienced previous downturns, and asked their thoughts and observations on the last three years.

Portland is widely recognized as one of the country’s most environmentally friendly cities, noted for its focus on comprehensive urban planning, commitment to light rail investment and leadership in sustainable architecture. Decades of double-digit population growth has led a regional planning authority to push for high-density, transit-oriented developments and laid the groundwork for a nascent revitalization of the city’s West End.

Fall 2008 was a painful time to have one new commercial development started, but imagine two projects – a two-building industrial complex and a green office building, both barely out of the ground in suburban Chicago. Bridge Development Partners, LLC, confronted this predicament and fought against some of the worst mar¬ket conditions to complete these projects.

By 2050, 84 percent of the world’s population will likely live in cities, according to the United Nations Foundation. An innovative non-profit organization, Living City Block, is pursuing a vision of “regenerative and resilient cities that are culturally thriving, energy and resource hyper-efficient and economically sustainable.”