Introduction

A mixed-use development is a real estate project with planned integration of some

combination of retail, office, residential, hotel, recreation or other functions. It is

pedestrian-oriented and contains elements of a live-work-play environment. It

maximizes

space usage, has amenities and architectural expression and tends to mitigate traffic
and sprawl

Definition
This definition of a mixed-use development contrasts to a multi-use development

that has two or more land uses on a single site but does not have the degree of project

planning and integration posited for a mixed-use development. In fact, integration of

the

uses may be totally lacking. The live-work-play element is not present and the project is

not pedestrian oriented.

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Background of mixed use building
Mixed-use buildings aren’ t a novel concept at all. Traditionally, humans settled in
mixed-use patterns, pooling all their resources into one central area. Historical examples
can be found in the old market squares of ancient Rome where shops, apartments,
administrative offices, and often a library were intermixed.

The industrial age, however, brought new zoning laws and a stricter division between
living and working spaces. The emergence of the car reinforced this trend, bringing with
it an acceptance of traveling long distances between home, office, and shopping and
an exodus from city living to suburban life.

But now developers are once again embracing mixed-use development. People are
returning to cities, and high-density development is trending. In addition, a relaxation in
mixed-use zoning laws since the 1990s has helped to pave the way for architects and
city planners to develop creative concepts that fulfill a variety of city dwellers’ needs in
a single location.

Characteristics of mixed use building

A mixed-use development can take four general forms.

• First, it can be a single high-rise structure on a single site that contains two or

more uses integrated into the structure. Typically, this form of the mixed-use

development has retail on the street level with offices over the retail and either

residential units or hotel space over the office space.

• Second, it can be two or more high-rise structures on a single site with each

structure holding a different use. The office building, residential tower

(condominium ownership) and a hotel are the typical combination. Retail, but

different forms of it, can also exist on the ground levels of each use.

• Third, the mixed-use development can be a combination of different low rise

structures on a single site with retail on the ground level with residential units

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above in one structure and office space above in another structure.

• Fourth, it can be a single mid-rise structure on a single site typically in an urban

setting with retail on the ground and residential or office above. Depending on the

developer’ s insights and opportunities, each of the four forms of mixed-use

developments in the previous paragraph can be built in an urban or a suburban

setting, and it can be considered an infill project or an expansion project.

Two differentiating terms about the uses in a mixed-use development appear in

the literature. They are “ cornerstone use” and “ dominant use.” The cornerstone use is
the

most viable and profitable use in the project. It drives the development concept as well
as

the decisions about the suitability and compatibility of the other uses in the project. The

dominant use is the use that takes up the most space in the project. The dominant use

might not be the cornerstone use but it needs to be financially strong.

Access control and movement in mixed-use buildings

Mixed-use buildings always need some kind of access control system to ensure that
residents, hotel guests, shoppers, and business people only have access to common
areas and their own private areas. Transportation solutions play a major role in keeping
these areas separate while getting people to their destinations as quickly as possible.

An “ elevator enhancer” can assign users with access permissions and preferences to a
certain part of a building like a hotel or a business. Smart elevator systems help curb
peak rush times by predicting elevator traffic while also ensuring private access to
residential areas – guaranteeing security, speed, and efficiency in a shared building.

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Standards and requirements for Mixed Use Development

Building height and articulation.

A. Objective. The building shall be designed in a manner so that its height does not
overwhelm the character and scale of other buildings

1. Building height shall not exceed 50 feet.

2. The building facade facing the primary street shall be stepped back above the
second story or treated with the techniques enumerated

Transparency.

A. Objective. Buildings shall provide generous amounts of windows to create views into
ground floors in order to provide visual interest to encourage pedestrian activity.

1. At sidewalk level, buildings must be primarily transparent. A minimum of 50 percent of

all first floor facades with primary street frontage should consist of pedestrian entrances,
display windows or windows affording views into retail, offices, gallery, restaurant, or
lobby space. The building wall subject to transparency requirements shall include the
portion between two feet and eight feet above the sidewalk. This standard shall also
apply to the secondary street facades on corner lots. Windows are also encouraged on
upper floors.

2. All glass in windows and doorways should be clear for maximizing visibility into stores.
A minimal amount of neutral tinting of glass to achieve sun control is acceptable if the
glass appears essentially transparent when viewed from the outside. Opaque and
reflecting glass shall not be used.

3. Buildings and establishments where goods and services are not offered shall contain
at least passive elements focused to the pedestrian. These may include architectural
detailing, artwork, landscaped areas, or windows for public service use.

Building setbacks.

A. Objective. Buildings shall be oriented towards the primary street frontage and/or
sidewalks. Buildings on corner lots should be oriented towards the primary intersection.

1. Where properties front one or more streets, new buildings shall not be set back from
the sidewalk, with the following exceptions:

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 a. Setbacks up to four feet may be used to highlight entrances and provide wider
sidewalks.

b. A setback of up to 10 feet may be allowed for the purpose of providing

landscaped public space that includes seating and/or other pedestrian amenities.

2. Buildings on corner lots should be oriented toward the primary intersection and the
primary

and secondary street frontages, while parking and auto access shall be located away
from the primary intersection corners.

Permitted and conditional uses.

Except as provided in this section, and subject to restrictions contained in this article,
permitted and conditional uses for mixed use combining zoning districts are:

(a) Existing nonconforming uses and permitted and conditional uses specified by the
thoroughfare commercial (CT) or community commercial (CC) zoning district with
which the mixed use overlay zoning district is combined. The mix of residential uses and
auto-oriented uses on the same property is not permitted.

(b) Multifamily dwellings with a minimum density of nineteen (19) units per acre and a
maximum density of twenty-five (25) units per acre, based upon gross site acreage.

(c) Additional dwelling units may be permitted through the approval of a density bonus,
subject to the regulations

(d) Parking lot and/or parking structures associated with primary uses of the site.

(e) Supportive housing, subject to the same standards and restrictions as other dwelling
units

(f) Transitional housing, subject to the same standards and restrictions as other dwelling
units

Development standards.

Development standards include, but are not limited to, the following:

(a) Lot Area. Each lot shall contain a minimum area of twenty thousand (20,000) square
feet.

(b) Lot Width. The minimum lot width shall not be less than one hundred (100) feet.

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(c) Building Height Limits. Structures are limited to three stories plus depressed parking.
Total building height measured from adjacent grade shall not exceed forty-five (45)
feet.

(d) Front Yards. Each lot shall have a front yard of not less than ten feet in depth.

(e) Side Yards. Each lot shall have one side yard of not less than ten feet in width. Where
adjacent properties are designated single-family in the general plan, that side yard
shall not be less than twenty (20) feet in width for the main building. If any part of the
main building is adjacent to properties designated single-family and is more than two
stories or twenty-five (25) feet in height, the third story shall be set back at least thirty (30)
feet from that side yard property line. Single story accessory buildings such as carports
or garages shall be set back at least five feet from the side property line.

Notwithstanding the above requirements, the side yard on the street side of each
corner lot shall not be less than ten feet in width.

(f) Rear Yards. A rear yard is required at the rear of every lot. Such rear yard shall not be
less than twenty (20) feet in depth. If any part of the main building is adjacent to
properties designated single-family and is more than two stories or twenty-five (25) feet
in height, the third story shall be set back at least thirty (30) feet from the rear property
line. Single story carports or garages shall be set back at least five feet from the rear
property line.

(g) Maximum Building Coverage. No restriction, but coverage is subject to parking,

landscaping, and setback requirements.

(h) Open Landscaped Area. Each lot shall have not less than thirty percent (30%) of the
lot area developed into permanently maintained open landscape areas. An irrigation
system shall be installed and permanently maintained in each separate planter area.

Open landscaped areas shall exclude driveway area but include required front, side
and rear setback areas, and usable common and private open space areas, including
hardscape on parking podiums, roofs, decks and balconies.

(i) Lot Area Per Dwelling Unit. For every dwelling unit proposed, a minimum of one
thousand seven hundred forty-two (1,742) net square feet of lot area shall be required.
When calculating number of units, the total number of units shall be rounded down to
the smaller number if the calculation produces insufficient minimum lot area for an
additional unit.

(j) Minimum Parking Requirements. The minimum parking requirements for commercial
uses are as specified in Chapter 18.74 SCCC. Parking for each residential unit shall be

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one space for each studio; one and one-half spaces for each one bedroom unit; two
spaces for each two-plus bedroom unit.

Mixed use development, located near transit, and transportation demand

management (TDM) can accommodate reduced parking because increased transit
accessibility and mixed land uses can reduce vehicle trips and vehicle demand per
household or by land use. Parking shared among uses is encouraged where an
efficiency in shared use can be demonstrated. Modifications or reductions to the
automobile parking space requirements of this section may be possible

Permitted uses.

(a) Multiple-family dwellings with a minimum density of fifty-one (51) dwelling units per
acre up to and including a maximum density of one hundred twenty (120) dwelling
units per acre, based on gross site acreage.

(b) Parking structures associated with the primary uses of the site.

(c) Home occupation

(d) Supportive housing, subject to the same standards and restrictions as other dwelling
units under this chapter.

(e) Transitional housing, subject to the same standards and restrictions as other dwelling
units under this chapter.

(f) Any use permitted in the CC community commercial district, CN neighborhood

commercial district , or OG general office district , each as may be amended and
subject to the regulations set forth in this article and the following:

(1) Such uses are permitted on the ground floor of multifamily dwelling structures.

(2) Such uses are permitted in buildings intended solely for retail use; provided, that
the development of the retail building would not make it infeasible to achieve the
minimum residential density specified in this article over all contiguous parcels with the
VHDMU zoning designation.

(3) No auto service uses, mortuaries, lodges, or clubs are permitted.

(g) On the ground floor of multifamily dwelling structures, live/work units subject to the
following performance standards:

(1) A minimum first floor to ceiling height of twelve (12) feet;

(2) A minimum front room depth of thirty-five (35) feet;

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 (3) A minimum of sixty-five percent (65%) glazing along the front elevation;

(4) Double entry doors with a minimum of eighty percent (80%) transparent glass
surface area; and

(5) Live/work units occupy a maximum of twenty-five percent (25%) of an individual

buildings ground floor retail frontage.

(h) Hotel, full service that may include restaurant(s), bar/lounge, massage and spa
services, administrative offices, and meeting and banquet rooms.

(i) Restaurants, including on-premises sale and service of beer, wine and/or distilled
spirits.

(j) Outdoor seating and dining areas appurtenant to restaurant and retail uses.

(k) Live entertainment that is wholly incidental to an otherwise permitted commercial

use.

(l) Outdoor walk-up facility appurtenant to retail uses.

Mixing up the formula

A mixed-use building aims to combine three or more uses into one structure such as
residential, hotel, retail, parking, transportation, cultural, and entertainment. Whatever
the combination, it brings together

Vertical. As a single, multi-story building, a typical mix places apartments on the upper
levels and retail or offices at street level. A basement level provides parking and/or
access to underground public transportation.

Horizontal. Spread over several buildings, such as a city block or around an open space
or courtyard, these individual buildings serve one or two specific uses while creating a
microcosm within a neighborhood.