Mixed-Use Buildings: Shaping the Future of Urban Living

The ongoing densification of urban areas (about 56% of the world’s population lives in cities) coupled with resource scarcity on a global scale has increased the demand for buildings that can accommodate multiple functions. In this context, mixed-use buildings have emerged as a relevant solution for modern urban challenges. These structures are capable of fulfilling a range of purposes and hosting diverse communities under one roof or neighborhood while utilizing resources efficiently.

So, what is a mixed-use building? Let’s understand the concept in its totality and why city planners envision it as the future of urban living.

Definition of Mixed-Use Building

A mixed-use building or development is a type of urban planning that blends two or more uses, such as residential, commercial, institutional, recreational, medical, transportation, or industrial into one structure or small neighborhood. Mixed-use developments can vary from a storefront building that houses a ground-floor retail shop with apartments upstairs to a cohesive ‘urban village’ nested with buildings designated for individual uses. In the United States, Jane Jacobs introduced the concept of mixed-use zoning, and since the 1990s, it has gained widespread popularity.

Types of Mixed-Use Buildings

Primarily, there are two types of mix-use buildings, vertical and horizontal, or a combination of both, depending on the land size.

Vertical Mixed-Use Building is a multi-storey structure that combines different functions within the same building. Generally, it houses public uses such as retail stores, restaurants, parking, and similar commercial spaces on the lower floors and private uses such as residential condos, hotel rooms, and private offices on the upper floors.

Horizontal Mixed-Use Building congregates various single-use buildings into a side-by-side or interconnected layout. Planners usually design horizontal developments to merge commercial and residential units and create a pedestrian-friendly community or township. For example, a complex that arranges shopping malls, offices, and dining with apartments, a movie theater, fitness centers, and other amenities in an integrated layout.

Why Are Mixed-Use Buildings Becoming A Trend In Urban Areas?

Today, metropolises face pressing issues like traffic congestion, pollution, lack of affordable housing, and unbalanced use of resources. By effectively addressing social, economic, and environmental challenges, multi-use buildings play a crucial role in shaping vibrant and livable urban environments that benefit residents, businesses, and communities.

The urban trend is based on the idea of ‘live-work-play’ which seems enticing to a growing number of city dwellers. Furthermore, mixed land use is one of the 10 Principles of Development rolled out by Smart Growth America, a planned economic and community development program that works to reduce urban sprawl.

Constructing mixed-use commercial properties is different from developing single-use buildings. It requires a more complex design that supports the needs of multiple tenants and uses. A commercial general contractor who is proficient in mixed-use planning, compliance with special building codes and fulfillment of safety requirements, would be appropriate for the job.

Benefits of Mixed-Use Buildings

Both the younger generation and seniors are showing interest in multi-use developments. Because, it provides a mix of convenience, business exposure, safety, and positive environmental factors that other establishments don’t offer.

Here are the top reasons why urban citizens and governments are choosing mixed-purpose buildings over traditional town constructions.

• Improved Quality Of Life For Residents

Mixed residential and commercial real estate developments are profitable investments for residents and business owners. Due to the higher density and variety of housing, more affordable units are available for buyers. Also, by creating urban environments in suburban regions, essentials like workspaces, grocery shops, schools, hospitals, and luxurious amenities are encapsulated and made accessible to residents in one township.

Overall, a centralized development forms a strong neighborhood character and promotes a sense of security and community.

• Increases Local Economic Growth

Denser areas with pedestrian walkability mean exposure to a larger customer base. As compared to standalone commercial properties, mix-use buildings drive greater foot traffic and consequent sales. Businesses that offer services tailored to residents’ interests are more likely to be successful. With close proximity to modern facilities, employers can lure potential employees, clients, and business partners.

Developers can repurpose old industrial land to generate higher property and sales revenue which translates into increased job opportunities and tourism. Hence, commercial construction of mixed-use buildings helps governments promote local economic growth and revitalize cities.

• Reduction In Carbon Footprint

When different types of facilities are compacted into a single integrated microcosm, inhabitants use vehicles less often and even reach amenities by walking. Multiple-purpose buildings are mindfully designed for pedestrians’ comfort and provide access to public transportation options, reducing their carbon footprint.

A study released by the Arizona Department of Transportation demonstrates that mixed-use developments designed to be walkable and accessible to public transportation could reduce residents’ vehicle miles traveled (VMT) by 20 to 45%. Such small but impactful steps help to lessen fuel consumption and create more sustainable, green urban spaces.

Design Considerations for Mixed-Use Buildings

Designing a multi-use development can be challenging since it often requires specialized expertise in areas like zoning regulations, structural engineering, and project management. Considering the following design factors will lead to the prevention of project delays and budget overruns.

• Zoning and Building Codes

If we follow the zoning definition, mixed-use developments come in what are referred to as ‘commercial districts’. Zoning regulations for each commercial district vary from each other. They outline requirements for floor area, lot coverage, density, open space, yards, height, parking, and setbacks. It is expected from construction contractors to fulfill all mandatory and additional building requirements depending on the district.

In mix-use development, compliance with local building codes is essential, but each use may be subject to different regulations. If not taken into account, it can cause delays and increase costs. For instance, restaurants need isolated exhaust systems, while retailers require plumbing pipes of upper residential spaces to be hidden. Therefore, builders must consider these additional factors when designing multi-use buildings.

• Integrating Diverse Uses

For a mixed-use project to succeed, there should be a physical and functional integration of diverse compatible uses. The layout and orientation of buildings should be planned in a way that encourages dwellers to walk from one use to another for socializing. Also, the floor plan should be flexible enough to include separate entrances and pedestrian circulation areas for each use.

Urban designers plan each unit carefully based on its intended use, whether residential, commercial, or recreational, and ensure they blend well together with other units. For that purpose, they facilitate a common network of pathways and walkways, sitting areas, hallways, elevators, and stairs without obstructing walkability. Entrances to commercial and retail buildings are strategically placed along the main public sidewalks to attract more visitors. The placement of parking is relative to their structures and walkways.

Developers also consider other vital factors like green space, landscaping, and benches to establish a harmonious balance between diverse uses while ensuring that they can operate independently.

• Balancing Privacy and Community

Living in an urban village that encourages coexistence among residents may blur the lines between privacy and community. In mixed-use developments, builders can balance privacy and community by using a thoughtful and strategic approach that considers the needs of both residential and commercial users.

Some key design considerations are as follows:

• Separate entrances for multi-family residential and commercial users to maintain privacy and security.
• Open communal spaces such as gardens, lounges, children’s play areas, courtyards, plazas, and lobbies to promote social interaction.
• Private outdoor areas in the form of patios, balconies, and decks attached to individual housing units.
• Sufficient distance between adjoining properties on the same project to ensure natural lighting, ventilation, and privacy protection.
• Locating fences and walls on the property to define boundaries and buffer residents from noise sources. Developers can consider installing proper acoustic insulation to reduce noise levels.
• Appropriate security systems such as CCTV, alarms, and access control.
• Rear parking lots for vehicles to transit from one private parking lot to another without entering the street. Clearly marked and separated parking for the general public.
• Installation of clear signage in the circulation path so that pedestrians and vehicles can easily navigate the building and avoid privacy invasion.

Understanding and implementing these design considerations is critical to finish a multi-use project within budget and on schedule. Working with a reputable commercial construction contractor will help to smoothly navigate the design complexities of multi-use building construction.

• Maximizing Use of Space

With limited space available in urban areas, the design of a mixed-use building should result in efficient use of land and resources as well as a better return on investment for developers. Architects should incorporate flexibility in the design with every system adaptable enough to be modified for future changes. For example, using reconfigurable modular walls to create a larger open space or divide rooms. This way clients can modify the layout while converting a home office into a yoga center or adding new sections.

They can consider multi-level buildings or mezzanine levels to provide additional floor area. Parking facilities can be optimized by implementing shared parking and shared vehicle systems. The development of outdoor spaces like rooftop gardens and courtyards can be planned to avoid empty spaces and encourage social and cultural activities. Modular construction can save space by using prefabricated components that can be quickly assembled on-site, reducing construction time and costs.

In addition, architects should communicate design flexibility with the project team relating to building height, housing density, landscaping, yard coverage, and other zoning areas.

Construction Challenges for Mixed-Use Buildings

Construction requirements of multiple uses can affect each other, so the project developer has to manage parties’ conflicting interests and reconcile them. Companies have to solve various governance, design, and construction problems in order to execute successful multi-use projects.

Challenge 1 – Navigating Zoning Regulations and Local Ordinances

Building contractors for mixed properties have to navigate through zoning regulations and local ordinances that vary from city to city. This process needs coordination with municipalities, utility companies, civil/structural engineers, architects, and property owners. A mixed-use development should fit its surrounding architecture and scale; builders cannot erect a high-rise 10-storey building amidst a historic neighborhood of small-scale properties.

Local building codes require different fire protection systems and energy efficiency ratings for each type of building use. In high-density real estate developments, these requirements become even more stringent. Structural requirements also may pose challenges, with ground-level retail spaces requiring expansive, column-free ceilings and upper multi-family units necessitating elevator access. General contractors will have to understand occupancy goals and code criteria for each property type.

Challenge 2 – Managing Noise and Disruption During Construction

Minimizing interferences with existing occupants while building new improvements is a challenging task for project developers. Construction work that occurs during busy periods of retail businesses e.g. October-December, may have to gain retailers’ approval or possibly even get delayed. Similarly, workers have to avoid construction work at existing residential and office buildings on weekends and business days. If required, project managers can install sound barriers or mufflers on construction equipment. For clear communication, all the parties involved may undertake a dispute resolution process to agree on noise and disruption measures during construction.

Challenge 3 – Ensuring Safety and Accessibility for All Occupants

In mixed-use construction, developers are responsible for establishing safety protocols and emergency procedures for residents, business owners, and visitors. Accessibility can be a challenge, especially in buildings with multiple uses and levels. Construction firms must ensure all tenants, including those with disabilities, have easy access to critical parts of the building, such as entrances, elevators, and common areas. They must also collaborate with local authorities like fire departments and law enforcement agencies so that emergency responders can act quickly in an emergency.

Case Studies of Successful Mixed-Use Buildings

Below are some influential examples of how multi-purpose buildings or developments can revitalize urban economy and lifestyle.

A. 181 Fremont, San Francisco, California

181 Fremont is a 56-story multi-use tower in the South of the Market district of San Francisco. The slender tower comprises luxury condominiums, office spaces leased by Facebook, commercial areas like a 360-degree observation terrace, lounges, a fitness center, and more. Residents have a direct connection to the rooftop park atop the adjacent Salesforce Transit Center from the 7th floor. The 3rd tallest building in the city was designed with sustainability in mind, achieving a LEED Platinum rating. Its location has convenient access to public transportation, restaurants, and shops, making it a desirable destination for both residents and visitors.

B. Willis Tower, Chicago, Illinois

Formerly known as the Sears Tower, the Willis Tower in Chicago underwent a $500 million renovation project that turned an iconic skyscraper into a mixed-use development. The 110-storey property is mainly used for office space, however, it also features retail spaces, a food court, an observation deck, and a Skydeck Chicago attraction. Owing to its sustainable energy improvements, it became the largest building in the U.S. to earn LEED Platinum certification. Overall, the Willis Tower serves as a hub for business and leisure in Chicago, offering a variety of uses to both occupants and visitors.

C. The Gulch, Nashville

Once a Civil War-era railroad yard, the Gulch is now a thriving 60-acre mixed-use development with shops, restaurants, apartments, and offices. In 1999, a group of private investors and developers purchased 25 acres of land and created a redevelopment plan for the district. The project has transformed the area into one of Nashville’s bustling neighborhoods, attracting young professionals, entrepreneurs, and artists. It is the 1st LEED ND neighborhood in the Southeastern United States, focusing on walkability, connectivity, and public transportation. Throughout the decades, the Gulch has earned international acclaim for incorporating smart growth, urban design, and sustainability principles.

The Future of Mixed-Use Buildings

The objectives of mixed-function buildings are constantly evolving to keep up with changing tenant preferences, design guidelines, and zoning laws. In order to remain evergreen as cities densify, urban planners have to replace older strategies with modern technologies. This will help accommodate the needs of today and support future generations.

Sustainable Building Technologies

Building resilient multi-use properties is crucial for futureproofing and adaptability. As tenant densification continues to occur, designers will incorporate cleaner methods such as rainwater harvesting and reuse, green roofs, building electrification, and energy management systems. By using emerging technologies, it will be possible to accomplish diversified requirements of present and upcoming tenants without leaving carbon footprints.

Changes in Zoning and Regulations

Multi-functional projects will be more prosperous if zoning and regulations are able to accommodate consumer preferences and market conditions. The Commercial/Residential (CR) zoning family allows for a wide range of uses to accommodate changing development trends. Makers should bring authenticity to mix-use districts by leasing commercial spaces to local businesses rather than national/global brands and designing them to welcome users of all abilities.

Walkability

A survey by the National Association of REALTORS® (NAR) shows that 62% of Millennials prefer walkable communities, 45% of Gen Xers and Boomers, and 55% of the Silent Generation prefer walkable communities. The results of the survey explain that a significant demand for walkability remains strong for Americans of all ages. This is why developers should focus on pedestrian-oriented planning for districts that integrate all of the residential, retail, parking, and other commercial business zones.

Conclusion

The advancing popularity of mixed-use buildings is driven by an inclination towards convenience and doorstep offerings. Residential tenants prefer affordable rents, easy maintenance, and proximity to amenities which are possible in such multi-use real estate. Taking advantage of the community environment, business owners gain significant foot traffic and thriving locations to market their products and services.

As a result, this provides higher revenues and further encouragement to more economic investments, spurring revitalization within struggling areas. Partnering with a commercial construction contractor for developing mixed-use projects is the key to ensuring the efficient and timely completion of your project while meeting all complex regulations and requirements.

Constructive Solutions, Inc. has a team of experienced professionals who have skillfully planned, designed, and constructed mixed-use projects in San Francisco and San Jose. Let us help you create a dynamic mix-use building that will bolster your business and attract a diverse range of tenants.

Contact us today to discuss your project needs.

FAQs

What are other types of mixed-use buildings?

Main street residential/commercial, shopping mall conversion, live-work spaces, retail-residential combinations, and office-residential combinations.

What impact do mix-use buildings have on property values?

Mix-use developments are a profitable investment for real estate investors as they offer various types of uses and are always in demand.

What are some potential drawbacks of multipurpose buildings?

Increased noise and traffic, higher construction costs, and arising conflicts between different types of tenants.

Relevant Resources:

• Everything You Need To Know About Build-Out
• Building a Greener Future: Techniques for Energy-Efficient Construction