# Mixed-Use Development

## Development Types

### Vertical Mixed-Use
| Configuration | Description |
|---------------|-------------|
| Retail over residential | Ground floor retail, units above |
| Office over retail | Ground floor retail, offices above |
| Hotel over retail | Ground floor retail, hotel above |
| Residential over office | Offices lower, residential upper |
| Stacked uses | Multiple distinct zones |

### Horizontal Mixed-Use
| Configuration | Description |
|---------------|-------------|
| Urban village | Multiple buildings, mixed uses |
| Lifestyle center | Retail + office + residential |
| Town center | Civic + commercial + residential |
| Transit-oriented | Centered on transit station |

### Use Combinations
| Primary | Secondary | Tertiary |
|---------|-----------|----------|
| Residential | Retail | Office |
| Office | Retail | Restaurant |
| Hotel | Restaurant | Retail |
| Residential | Parking | Retail |

---

## Planning Considerations

### Site Organization
| Element | Consideration |
|---------|---------------|
| Street frontage | Retail activation |
| Building entrances | Separate by use |
| Parking access | Minimize conflicts |
| Loading | Screened, separate |
| Open space | Public vs private |
| Pedestrian flow | Through-block connections |

### Density and FAR
| Location | Typical FAR |
|----------|-------------|
| Suburban | 0.5-1.5 |
| Urban fringe | 1.5-3.0 |
| Urban | 3.0-8.0 |
| Downtown | 8.0-20.0 |
| Transit-oriented | 3.0-10.0 |

### Parking Ratios (Blended)
| Use | Ratio | Peak Time |
|-----|-------|-----------|
| Residential | 1.0-1.5/unit | Night |
| Office | 3.0/1,000 SF | Day |
| Retail | 4.0/1,000 SF | Evening/weekend |
| Restaurant | 10.0/1,000 SF | Evening |
| Hotel | 0.8/room | Night |

### Shared Parking Reduction
| Time | Dominant Use |
|------|--------------|
| Weekday 8am-6pm | Office |
| Weekday 6pm-10pm | Retail/Restaurant |
| Weekend | Retail/Restaurant |
| Night | Residential/Hotel |
| Typical reduction | 20-40% |

---

## Ground Floor Retail

### Design Standards
| Element | Requirement |
|---------|-------------|
| Floor-to-floor height | 14'-18' minimum |
| Clear height | 12'-14' minimum |
| Depth | 60'-100' |
| Width | 20'-30' minimum per tenant |
| Storefront | 70%+ glazing |
| Entry | Direct from street |

### Retail Frontage Types
| Type | Description |
|------|-------------|
| Continuous | Unbroken retail edge |
| Active | Retail + lobby entries |
| Flex | Retail or residential |
| Liner | Retail wrapping parking |

### Tenant Sizes
| Type | Size Range |
|------|------------|
| Inline | 1,000-3,000 SF |
| Restaurant | 2,000-5,000 SF |
| Anchor | 5,000-15,000 SF |
| Grocery | 20,000-50,000 SF |
| Fitness | 10,000-30,000 SF |

---

## Residential Components

### Unit Mix Targets
| Unit Type | % of Total |
|-----------|------------|
| Studio | 10-20% |
| 1 Bedroom | 35-50% |
| 2 Bedroom | 25-40% |
| 3 Bedroom | 5-15% |

### Amenity Standards
| Amenity | Trigger |
|---------|---------|
| Fitness center | All projects |
| Pool | 100+ units |
| Club room | 75+ units |
| Business center | 100+ units |
| Dog park/spa | Pet-friendly |
| Rooftop deck | Urban |

### Residential Lobby
| Element | Size |
|---------|------|
| Entry vestibule | 100-200 SF |
| Lobby | 300-800 SF |
| Leasing office | 200-400 SF |
| Package room | 100-300 SF |
| Mail area | 50-150 SF |

---

## Office Components

### Office Standards
| Element | Requirement |
|---------|-------------|
| Floor-to-floor | 12'-14' |
| Floor plate | 15,000-30,000 SF |
| Core | 20-25% of floor |
| Window line | 40'-50' max from perimeter |
| Column grid | 30' x 30' or larger |

### Common Areas
| Space | Size |
|-------|------|
| Ground floor lobby | 500-1,500 SF |
| Elevator lobby | 200-400 SF per floor |
| Conference center | 1,000-3,000 SF |
| Fitness | 2,000-5,000 SF |

### Tenant Improvements
| Level | Description |
|-------|-------------|
| Shell | Base building only |
| Spec suite | Pre-built standard |
| Build-to-suit | Custom tenant |
| Turnkey | Fully furnished |

---

## Parking Structures

### Structural Integration
| Configuration | Description |
|---------------|-------------|
| Podium | Parking below, uses above |
| Wrapped | Parking with liner uses |
| Underground | Below grade parking |
| Adjacent | Separate structure |

### Podium Parking
| Element | Consideration |
|---------|---------------|
| Level height | 10'-12' |
| Column grid | Match above uses |
| Ventilation | Natural or mechanical |
| Ramp location | Minimize impact |
| Transfer deck | Structural transition |

### Efficiency Standards
| Metric | Target |
|--------|--------|
| SF per space | 325-375 SF |
| Stall width | 8'-6" to 9'-0" |
| Drive aisle | 24' two-way |
| Bay depth | 60'-65' |
| Ramp slope | 5-6% |

---

## Vertical Separation

### Structural Separation
| Issue | Solution |
|-------|----------|
| Column grid changes | Transfer structure |
| Floor-to-floor changes | Transition floors |
| Vibration | Isolation pads |
| Noise | Flooring assembly |
| Fire separation | Rated assemblies |

### MEP Separation
| System | Approach |
|--------|----------|
| HVAC | Separate systems per use |
| Electrical | Separate services/meters |
| Plumbing | Separate risers possible |
| Fire alarm | Single system, zoned |
| Fire sprinkler | Single system, per use |

### Egress Separation
| Requirement | Description |
|-------------|-------------|
| Separate exits | By occupancy type |
| Shared exits | If properly rated |
| Stair pressurization | Per code |
| Vestibules | Between uses |

---

## Fire and Life Safety

### Occupancy Separation
| Use Combination | Separation (Sprinklered) |
|-----------------|--------------------------|
| R-2 / B (Office) | 1-hour |
| R-2 / M (Retail) | 1-hour |
| R-2 / A-2 (Restaurant) | 1-hour |
| R-2 / S-2 (Parking) | 1-hour |
| Multiple high-rise | Per IBC Chapter 4 |

### High-Rise Requirements
| Height | Requirements |
|--------|--------------|
| 75'+ occupiable | High-rise provisions |
| Sprinklers | Throughout |
| Standpipes | Class I |
| Fire command | Ground floor |
| Emergency power | All life safety |
| Smoke control | Per use |

### Mixed Egress
| Issue | Solution |
|-------|----------|
| Different occupant loads | Calculate separately |
| Retail vs residential | May share stairs |
| Office vs residential | Separate cores common |
| Parking | Often separate stairs |

---

## Acoustics

### STC Requirements
| Separation | STC Rating |
|------------|------------|
| Unit to unit | 50 minimum |
| Unit to corridor | 50 minimum |
| Retail to residential | 60+ |
| Restaurant to residential | 65+ |
| Mechanical to occupied | 60+ |

### Floor/Ceiling Assemblies
| Above Residential | IIC Rating |
|-------------------|------------|
| Residential | 50 minimum |
| Retail | 55+ |
| Restaurant | 60+ |
| Fitness | 65+ |

### Mitigation Strategies
| Issue | Solution |
|-------|----------|
| Restaurant HVAC | Isolate equipment |
| Bar/music | Enhanced assemblies |
| Loading dock | Distance, barriers |
| Parking ventilation | Low-velocity fans |
| Retail speakers | Time limits |

---

## Utilities and Services

### Metering
| Use | Metering |
|-----|----------|
| Residential | Individual electric, water |
| Retail | Individual per tenant |
| Office | Tenant submetering |
| Common area | Owner meter |
| Parking | Common area |

### Trash and Recycling
| Use | Collection Method |
|-----|-------------------|
| Residential | Trash rooms, chutes |
| Retail | Dumpster enclosure |
| Restaurant | Grease interceptor |
| Office | Central collection |
| Loading dock | Centralized |

### Delivery and Service
| Use | Requirements |
|-----|--------------|
| Retail | Rear access preferred |
| Restaurant | BOH access, grease |
| Residential | Package lockers |
| Office | Freight elevator |
| All | Time-of-day restrictions |

---

## Financing Considerations

### Phasing Strategies
| Approach | Description |
|----------|-------------|
| Retail first | Create destination |
| Residential first | Generate cash flow |
| Office anchor | Pre-lease |
| Vertical phase | Complete use by use |
| Horizontal phase | Complete building by building |

### Condominium Structure
| Component | Ownership |
|-----------|-----------|
| Retail condo | Sold or retained |
| Residential condo | Sold or retained |
| Parking condo | Shared ownership |
| Common elements | Master association |

### Ground Lease Considerations
| Element | Impact |
|---------|--------|
| Retail pad | Separate ground lease |
| Hotel | Often separate |
| Office | May be separated |
| Residential | Typically integrated |

---

## Regulatory Approvals

### Typical Entitlements
| Approval | Purpose |
|----------|---------|
| Rezoning | Mixed-use zoning |
| PUD | Planned unit development |
| Site plan | Layout approval |
| Plat | Subdivision |
| Variances | Deviations |
| Development agreement | Terms |

### Key Review Issues
| Issue | Concern |
|-------|---------|
| Density | Units per acre |
| Height | Maximum height |
| Parking | Ratio and location |
| Traffic | Impact analysis |
| Design | Compatibility |
| Affordable housing | Inclusionary requirements |

---

## Design Guidelines

### Massing and Scale
| Principle | Application |
|-----------|-------------|
| Step backs | Upper floors at street |
| Variation | Break up long facades |
| Human scale | Ground floor articulation |
| Skyline | Top treatment |
| Context | Relate to neighbors |

### Street Activation
| Element | Purpose |
|---------|---------|
| Transparency | 60-80% at ground |
| Entries | Every 30-50 feet |
| Outdoor dining | Activate sidewalk |
| Canopies | Weather protection |
| Lighting | Evening activity |

### Sustainability
| Strategy | Application |
|----------|-------------|
| Green roofs | Common on podiums |
| Solar | Rooftop arrays |
| District energy | Shared systems |
| Stormwater | Green infrastructure |
| Transit | Proximity bonus |
