GROUP 4

MIXED USE DEVELOPMENT

CARREON JOSHUA PICAR
DE LOS SANTOS THARA
MASILANG ARJAY
RAMOS MICHIELLE
SEGUBAN, ADRIANE

WHAT IS A MIXED USE

DEVELOPMENT?
Mixed-use
development
is
a
type
of
urban
development
that
blends
residential,
commercial, cultural, institutional, or industrial uses,
where those functions are physically and functionally
integrated, and that provides pedestrian connections.

Mixed-use development promotes pedestrian activity,

transit feasibility, multi-generational communities, and
long-term sustainability.

BRIEF HISTORY OF MIXED USE

Mixed-use at Randolph & Snelling Avenues, St. Paul

Finely mixed use was

the norm before the
development of
modern zoning and
land-use practices Such
mixed-use commercial
and residential areas
thrived into the
twentieth century,
often at intersections
and transit Mixed-use at
Randolph & Snelling
Avenues, St. Paul stops

MODERN ZONING
PRACTICES ASSIGNED
LAND USES ACCORDING
TO FUNCTION HOUSES
WERE SEGREGATED
FROM COMMERCE,
WORK, AND SCHOOL
FROM THE 1910S
THROUGH THE 1950S
FINELY MIXED LAND USES
WERE RARE IN NEW
DEVELOPMENTS
BRIEF HISTORY OF MIXED USE

 In the late 1970s and 80s,

mixed-use
developments were built
on smaller scales than
older MXDs and PUDs
They also were more
integrated with their
urban contexts, as
interest in historic
preservation grew
RIVERPLACE, MINNEAPOLIS

BRIEF HISTORY OF MIXED USE

MIXED-USE DEVELOPMENT TODAY

In the 1990s2000s,
mixed use emerged
as a key component
of Transit Oriented
Development (TOD),
Traditional
Neighborhood
Development (TND),
Livable Communities,
and Smart Growth
principles

INFLUENCES
Human Lifestyle (The needs and the wants)
Routine
Culture and experience
Hobbies
Entrepreneurship/opportunity
History
Urbanization
Media and Entertainment

Three Approaches to Mixed use

Development Today

Increase intensity of
land uses
Increase diversity of
land uses
Integrate segregated
uses
Jill Grant. 2002. Mixed Use in Theory and
Practice. APA Journal 68, no. 1: 71-84.

MIXED-USE DEVELOPMENT TODAY

TYPES OF
MIXED USE DEVELOPMENT
Vertical Mixed-Use Development
Combines different uses within the
same building
Provides for more public uses on the
lower floor such as retail shops,
restaurants, of commercial
businesses
Provides for more private uses on
the upper floors such as residential
units, hotel rooms, or office space.

Horizontal Mixed-Use Development

Consists of single-use buildings
within a mixed-use zoning district
parcel, which allows for a range
of land uses in a single
development project
Provides for a variety of
complementary and integrated
uses that are walkable and within
a given neighborhood, tract or
land, or development project
TYPES OF
MIXED USE DEVELOPMENT

Mixed-Use Walkable Areas

Combines both vertical and
horizontal mix of uses in an
area, within an approximately
10-minute walking distance
to core activities
rendering of Governors Suare, Dover
Dover Transit Center Neighborhood Plan, Renaissance Planning Group

TYPES OF
MIXED USE DEVELOPMENT

PRINCIPLES OF MIXED USE

DEVELOPMENT
The key to successful mixed use development is adherence to a
number of basic principles combined with an assessment of the
economic and amenity synergies between prospective uses.
Key principles include:
A sound understanding of market preferences and dynamics
Appropriate location of uses Hours of operation for more
lively activities
Timing of service delivery
Appropriate design and construction measures to achieve
satisfactory development performance in terms of green
energy efficiency, noise attenuation, air quality and vibration

MARKET CONSIDERATIONS
Commercial - The most practical and marketable mixed use
developments are those which provide separate entrances,
pedestrian and lift access and designated car parking for the
commercial portion of the development
Residential - Research suggests that the most successful mixed
use developments are those which physically separate the
commercial or retail components from the residential
component
Retail - Retail tenancies have the greatest ability to encourage
active streetscapes and a vibrant atmosphere
Student Accommodation - Student accommodation needs
differ to that of residential apartments

CHARACTERISTICS OF GOOD MIXED-USE

Many uses are candidates, such as residential, office, retail, civic
space, entertainment, and even government uses. However,
there are several criteria that all good mixed-use developments
meet:
They locate in areas that provide adequate transportation access
and utility services.
They include a combination of functionally related uses in one place.
They provide a significant proportion of each use within the mix.
They provide convenient and safe pedestrian and bicycle
connections both within the development and to places outside the
development.
The uses are compatible. For instance a commercial use that is very
noisy, especially at night, or that may produces odor or smoke would
not be a good neighbor for a residential use.

 Since mixed-use development should be pedestrian oriented,

auto-intensive uses such as drive-through restaurants or car
dealerships are not good candidates for mixed-use
development.
Mixed-use development should be compatible and in scale
with its neighbors. If some buildings in a mixed-use
development are 6 stories tall, building heights need to step
down to meet the height of the adjacent residential structures.
The feasibility of the retail component of a mixed-use
development may depend on the additional rooftops
proposed within the development. Therefore, it is useful to
allow large-scale mixed-use developments to be phased to
allow the residential development first.

CHARACTERISTICS OF GOOD MIXED-USE

POPULAR FORMS OF MIXED-USE

DEVELOPMENT
Traditional Neighborhood Development (TND) - follows
historical, mixed-use patterns prevalent prior to the
dominance of the car. Blocks were short and lined with
sidewalks and landscaped yards. Streets formed a grid
punctuated by a square featuring a public Condos above
a mix of service and commercial uses including a dentist
and small gym are supported by pedestrian oriented
environment with on-street parking, street trees, and a
lower level parking deck. innovative planning approaches
Gwinnett County Unified Development Ordinance green
surrounded by civic buildings. Local commercial needs
were served by small buildings at a residential scale that
were located on corners within walking distance of
everyone in the neighborhood.

 Transit Oriented Development Transit Oriented

Development (TOD) occurs within a certain distance of a
transit station (generally mile is considered within
walking distance). These areas are increasingly being
developed in a mixed-use fashion to create the densities
that make transit the preferred way to go to work.
Live-Work Live-work is a unique form of mixed-use
development that provides people with the opportunity
to reside and work in the same building.
Live-work developments can be large or small scaled
and generally include specific regulations based on the
context within which they are permitted.

POPULAR FORMS OF MIXED-USE DEVELOPMENT

ORDINANCES PERMITTING
MIXED-USE ZONING
Mixed-use development can be introduced in zoning
ordinances in several ways.
Mixed-Use Districts: A zoning ordinance can include one or
more forms of mixed use suited to different types of situations.
Approval would be through a developer-requested rezoning.
Mixed-use by Right: Mixed-use districts or overlay ordinances
can be developed from a Sector Plan in a public process, then
initiated by the local government in pre-determined places.
The specific development details are worked out later in a
property-by-property design review process as applications
are filed.
Floating Zones: Floating zones allow the property owner or
developer to request mixed use at any location that meets a
set of criteria that are established in the ordinance

Mixed use is a key

component of many
current development
trends, including
Transit Oriented
Development (TOD),
Traditional
Neighborhood
Development (TND),
Livable Communities,
and Smart Growth
principles.

BENEFITS OF
MIXED USE DEVELOPMENT
Activates urban areas during more hours of
the day
Increases housing options for diverse
household types
Reduces auto dependence
Increases travel options
Creates a local sense of place

 Economic stimulus Mixing residences and retail

brings together buyers and sellers in the same
project, resulting in more profitable real estate.
Shared facilities A mix of office, retail and
entertainment uses can share parking spaces and
utility systems.
Internal trip capture mixed use projects generate 5
to 25 percent less vehicle trips due to internal trips.

BENEFITS OF MIXED USE DEVELOPMENT

MIXED-USE ISSUES AND CONCERNS

(1)Financing In some cases, developers may have a
difficult time finding financing for mixed-use
development. Mixed-use does not fit into pre-set
financing formulas and are still an emerging
product, which can raise the concern of financial
institutions.
(2)Community Opposition Mixed use developments
often increase density, diversity of housing, or
otherwise go against the development norm in a
specified area, which may lead to opposition from
community members who are not supportive of
change.

 Density
Mix of Housing
Walkability
Transit Access
Parking
Environment & Open Space

Mixed-use Issues and Concerns

THE BASIC KEY POINTS

Seek to create pedestrian friendly
environments with a variety of uses that
enable people to live, work, play, and shop
in one place.
Include several different uses that work
together and share infrastructure, utilities,
and public amenities.
Typically higher in density than a single use
development.

EXAMPLES

FELCRIS CENTRALE | Davao City, Philippines

Located in a 5.9 hectare lot along

Quimpo Boulevard, the first phase of
the Felcris Centrale development
broke ground in 2012, and features
a 3-storey commercial complex with a
12-floor office space. A new mall also
offers an exciting and eclectic mix of
shops and restaurants that is
complemented by a fully-landscaped
activity and entertainment area. The
interior walkways will showcase
Davao as the Fruit and Flower
Basket of the Philippines consisting
of flower stalls, fruit stalls, local
delicacies and handicrafts.

PALAFOX

EXAMPLES

GLOBAL GATEWAY LOGISTICS CITY | Pampanga,

Philippines

This 167-hectare state-of-the-art

logistics and technology park
located within the Clark Special
Economic Zone is strategically
adjacent to the premier
international airport in the
Philippines and in the entire AsiaPacific. Thus, creating an
aviation logistics support hub in
the Industrial Estate 5 area, as
well as enhance and
complement the anticipated
development and prospective
market that the airport and the
nearby seaport of Subic will
generate within the foreseeable
future.
PALAFOX

EXAMPLES
For the redevelopment master
plan of the Marikina Riverfront,
priority is given to locating major
activity centers at identified
nodes to encourage the use of
public transport. One of the
most challenging aspects of this
project is orienting the
redevelopment towards the river
while using adaptive measures
to address the flooding in these
areas.
MARIKINA RIVERBANKS | Manila, Philippines

PALAFOX

EXAMPLES

PASEO DEL RIO | Cagayan de Oro City, Philippines

The 12.5-hectare Paseo Del Rio

complements the rapid urban
growth of the city by integrating
multi-use development
components, environmental
sustainability and riverfront
development principles to
achieve balance between the
built and natural environment. A
high-rise hotel with a 3,000person capacity convention
center and retail spaces
overlooking the Cagayan River,
and an I.T. Park for BPO offices,
lush landscaping and pedestrian
promenades create an idyllic
foreground for 24-hourPALAFOX

EXAMPLES

SUMMIT RIDGE | Tagaytay City, Philippines

From a mountain resort, Summit

Ridge transitions into an integrated
hotel, commercial, entertainment
and residential development that
sports a traditional look with the
convenience of modern
technology. The beautiful synthesis
of rustic and contemporary
architectural elements gives
Summit Ridge a stunning visual
effect. Between the hotel wings
are scenic elevators, which
expose a breathtaking and
panoramic view of Tagaytay City,
especially the Taal Lake and
Volcano
PALAFOX

A TIDBIT OF WISDOM
When discussing mixed-use
development, stop thinking of
buildings as buildings and begin
thinking of buildings as communities.

REFERENCES
Source:

http://www.caledoniawi.com/files/Business_Info/Mixed%20Use%20Developments%5B2%5D.pdf

http://www.mapc.org/resources/mixed-use-zoning-toolkit/planning-mixed-use-zoning
http://www.completecommunitiesde.org/planning/landuse/what-is-mixed-use-development/
file:///C:/Users/l40/Downloads/CH4_072810.pdf
https://www.gwinnettcounty.com/static/departments/planning/unified_development_ordinance/pdf/ipa
_mixed_use_development.pdf
wikipedia