MIXED USED REDEVELOPMENT

INTRODUCTION :

PEDESTRIAN-FRIENDLY REDEVELOPMENT THAT BLENDS OR INTEGRATE TWO OR MORE RESEIDENTIAL, COMMERCIAL, CUILTURAL ,INSTUTUTIONAL, AND/ OR INDUSTRAIAL FUNCTIONS

Evolution Of Mix Used Development

❑ TYPICAL EXAMPLE OF A MIXED USE COMMUNITY IN MEDIEVAL VILLAGE.

❑ CONCEPT OF ZONING IN NEW YORK CITY IN 1916.

❑ 1926 ONWARDS, LAND USE IS SEGGREGATED INTO SEPARATE DISTINCT AREAS.

❑ CLEEVELAND UNION TERMINAL (NOW CALL TOWN CITY CENTER) OPENED IN 1930. TRUE EXAMPLE

▪ TRAIN STATION

▪ HARVEY SHOPS AND RESTURANTS

▪ DEPARTMENTAL STORE

▪ 18 STOREY MEDICAL ARTS BUILDING

Types Of Mixed Used Redevelopment

VETICAL MIX USE REDEVELOPMENT

COMBINES DIFFERENT USES WITHIN THE SAME BUILDING PROVIDING PUBLIC USES ON THE LOWER FLOOR & PRIVATE USES ON THE UPPER FLOORS

LIVE WORK PLAY – URBAN CONCEPT

“LIVE, WORK, PLAY” HAS BECOME THE GOAL OF THE NEW MIXED-USE DEVELOPMENT.

COMPACT MIXED USE NODES REDUCE JOURNEY REQUIREMENTS AND CREATE SUSTAINABLE NEIGHBORHOODS

NEED OF MIXED USE REDEVELOPMENT

❑ URBAN SPRAWL AND LOW DESITY EXPANSIONS

❑ LARGE SCALE DEVELOPMENT OF GREEN FIELDS

❑ CREATION OF UNSAFE NEGATIVE SPACES IN THE CITY

❑ INCREASED REQUIREMENTS OF ROADS, SEWER AND WATER SSYSTEMS

❑ LACK OF VIBRANCY AND A SENSE OF PLACE

Importance Of Mixed Use Development

❑ IT ENSURES VITALITY THROUGH ACTIVITY AND DIVERSITY

❑ IT MAKES AREAS SAFER.

❑ IT REDUCES THE NEED TO TRAVEL, MAKING PEOPLE LESS RELIANT ON CARS

❑ WELCOME ENVIRONMENTAL BENEFITS.

STRATEGIES FOR MIXED USE REDEVELOPMENT

HORIZONTAL MIX USE REDEVELOPMENT REFERS TO THOSE WHERE EACH BUILDING HAS A DESIGNATED USE, WITHIN A COMPLEX OR DEVELOPMENT FILLED WITH BUILDINGS EACH WITH THEIR OWN ASSIGNED USE

WALKABLE MIX USE REDEVELOPMENT PROVIDING ALL THOSE MIXED USED FUCTIONS AT WALKABLE DISTANCES. IT CAN BE FOUND ON BOTH THE VERTICAL AND HORIZONTAL MIX USE REDEVELOPMENT

MAINTAIN EXISTING VEHICULAR ACCESS, RELOCATE DRIVES AS NEEDED, SHARE ACCESS WHERE POSSIBLE, AND DISCOURAGE ADDITIONAL VEHICULAR ACCESS TO AN ARTERIAL STREET.

ENCOURAGE A HIGHER FLOOR AREA RATIO FOR COMMERCIAL REDEVELOPMENT AND SUPERMARKETS OR SPECIALTY GROCERY STORES

INCORPORATE A VARIETY OF RESIDENTIAL USE TYPES SUCH AS ROW HOUSES, APARTMENT BUILDINGS, APARTMENTS IN MIXED USE BUILDINGS, LIVE-WORK UNITS, AND SPECIAL NEEDS HOUSING. THESE BUILDINGS COULD ALSO SERVE AS A TRANSITION TO THE EXISTING NEIGHBORHOOD.

CREATE PUBLIC/SEMI-PUBLIC GREEN OR OPEN SPACES SUCH AS PARKS, PLAZAS, OR COMMUNITY GARDENS.

ESTABLISH OR REESTABLISH AN INTERNAL PUBLIC OR PRIVATE STREET NETWORK WITHIN THE NODE THAT HAS SUBSTANTIAL CONNECTIVITY TO ADJACENT NEIGHBORHOODS.

ENCOURAGE A VERTICAL MIX OF RESIDENTIAL AND COMMERCIAL USE TYPES.

DESIGN GUIDELINES FOR MIXED USE :

BUILT FORM :

➢ FOCUS ON HUMAN SCALE DESIGN USING PODIUM AT GROUND FLOOR TO ACHIEVE A HUMAN SCALE WITH AN ATTRACTIVE AND ACTIVE STREET EXPERIENCE

➢ EFFECTIVE FAÇADE DETAILING AND ARTICULATION IMPROVE STREETSCAPE MINIMISING THE PERCEIVED SCALE OF NEW BLDGS.

• WHERE THE STREET PROPORTIONS AND CHARACTER ARE STRONGLY DEFINED, RESPOND TO THOSE KEY FEATURES

• USE VERTICAL AND HORIZONTAL ARCHITECTURAL ELEMENTS AND SPACINGS

Building Frontage

➢ THE BUILDING SHALL BE DESIGNED IN A MANNER SO THAT ITS HEIGHT DOES NOT OVERWHELM THE CHARACTER AND SCALE OF OTHER BUILDINGS IN THE MIXED USED DEVELOPMENT ZONES.

➢ BUILDING HEIGHT SHALL NOT

Landscaping

➢ HIGH QUALITY LANDSCAPING THAT SOFTENS BUILT FORMS AND POSITIVELY CONTRIBUTES TO URBAN AMENITY LIKE VEGETATIVE BUFFERS, OPEN SPACE.

➢ PRIORITIZE GREEN URBAN GARDENS USING PLANTING ON STRUCTURES AND GREEN WALLS IN PLACES SUCH AS BUILDING ENTRIES, ROOFTOP DECKS.

Public Open Space

➢ MINIMIZE THE IMPACT OF OVERSHADOWING ON EXISTING AND FUTURE PUBLIC OPEN SPACE

➢ MAXIMIZE PASSIVE SURVEILLANCE AND ACTIVATION OF PUBLIC OPEN SPACE. DWELLINGS AND COMMERCIAL SPACES SHOULD ADDRESS THE PUBLIC REALM.

MATERIALS, TEXTURES & COLOURS

RESIDENTIAL AREA

❑ INCORPORATE HIGH QUALITY MATERIALS, TEXTURES AND COLOURS THAT RESPOND TO LOCAL CHARACTERISTICS. FOR EXAMPLE, THE USE OF BRICK WITHIN THE STREET WALL/PODIUM TO COMPLEMENT EXISTING TRADITIONAL STREETSCAPES IS STRONGLY ENCOURAGED.

❑ MATERIALS SHOULD BE DURABLE, SUSTAINABLE AND ATTRACTIVE AND MEET ALL RELEVANT BUILDING REGULATIONS.

COMMERCIAL ZONE

Building Access And Parking

➢ PROVIDE CLEARLY VISIBLE AND WELCOMING ENTRANCE.

➢ INCORPORATE FEATURE AWNINGS, SIGNAGE OR LANDSCAPE TREATMENTS TO HIGHLIGHT ENTRIES.

➢ SEPARATE THE RESIDENT AND VISITOR ENTRIES FROM COMMERCIAL ENTRIES, SERVICE AREAS AND LOADING ZONES

Passive Survelliance

➢ PROVIDE CLEARLY VISIBLE AND WELCOMING ENTRANCE.

➢ INCORPORATE FEATURE AWNINGS, SIGNAGE OR LANDSCAPE TREATMENTS TO HIGHLIGHT ENTRIES.

➢ SEPARATE THE RESIDENT AND VISITOR ENTRIES FROM COMMERCIAL ENTRIES, SERVICE AREAS AND LOADING ZONES.

➢ PRIORITISE HIGH QUALITY STREETSCAPES AND PLEASANT PEOPLE ENVIRONMENTS THROUGH CONSIDERED PARKING AND ACCESS DESIGN THAT MINIMISES VISUAL AND PHYSICAL IMPACTS

Roads

TYPES OF ROADS

ARTERIALS ROAD (PATH)

ROADS LAID INSIDE THE CITY OR TOWN FOR THE MOVEMENT HIGH VOLUME OF TRAFFIC

STREET ORIENTATION, PATTERN AND WIDENING

Streets Elements

ARTERIALS ROAD

SUB- ARTERIALS ROAD

COLLECTOR ROAD LOCAL ROAD

ENCLOSER OF STREET PROPORTIONS

Streetscape For Commercial And Residential

COMMERCIAL DESIDENTIAL

STREETS/WIDE MAIN AVENUES SHOULD BE ALIGNED IN PARALLEL, OR UP TO 30 DEGREES TO THE PREVAILING WIND DIRECTION

• WIDTH – 2M (ONE WAY), 3M (TWO WAY) AND VERTICAL CLEARANCE – 2.4M

• BOLLARD OF HEIGHT MAX. 0.4M .

ORIENTATION OF STREETS GRIDS PATTERN OF STREETS GRIDS STREET WIDENING

CYCLE TRACK STREETS LAYOUT

STREET INTERSECTION AT RIGHT ANGLES

BOUNDARY PERPENDICULAR TO MAIN ROAD

Footpath

• CLEAR AND UNOBSTRUCTED MIN. WALKING ZONE OF 2M HORIZONTALLY WITH 2.4M VERTICAL CLEARANCE.

RADIAL PLOTS ON RADIUL CUL-DE SACS

PROPER LOTTING POOR LOTTING

• UNIFORM HEIGHT OF MAX. 150MM ABOVE ROAD LEVEL, IF NOT POSSIBLE RAILING OR CURBSTONE TYPE SEPARATORS TO SEGREGATE FROM CARRIAGEWAY.

PROPER POOR

MORE DESIRABLE DENSE PLANNING

CORNERS HAVE HIGH LAND VALUE

WEAK BETTER

WEAK BETTER

SATISTFYING CORNER LOT LAYOUT PROVISION FOR FUTURE EXPANSION

Pedestrian Road Crossing

• DESIGNED TO HAVE DIRECT AND SHORTER

• PROVIDED AT EVERY 150M DISTANCE, WIDTH BE LESS THAN 3M.

Plantation

▪ BRANCHED ABOVE 2.4M TO PROVIDE ADEQUATE WALKING CLEARANCE UNDER BRANCHES

Street Lighting

• GENERALLY BE PLACED WITHIN VERGE, MUZ, CENTRAL MEDIANS, CURBSIDE OF ROADS.

• RECOMMENDED TO USE ONLY LED FOR STREET LIGHTING.

LIGHTING HEIRARCHY: MAJOR AND MINOR ROADS ARE DISTINCT, AND PEDESTRIAN ROUTES DEFINED.

WHAT TO LIGHT & WHAT NOT TO

• MINIMUM WIDTH OF REFUGE ISLAND TO BE 1M, 3M TO BE ACCESSED BY WHEELCHAIR USERS

Street Furniture

TYPES

BENCH, BOLLARD, RAILLING, SIGNAGE AND KIOSKS

• PROVIDED AT SUCH LOCATIONS HAVING HIGH PUBLIC ACTIVITY AND PEDESTRIAN FLOW LDECIDED DEPENDING ON THE ADJACENT

CENTRAL MEDIAN, RAILING, BOLLARDS

• RAISED BARRIERS THAT SEPARATE THE STREET IN TWO HALVES AND DIRECT TRAFFIC FLOWS.

• RAILINGS PROVIDED TO ENSURE THAT PEDESTRIANS CAN CROSS ONLY AT THE DESIGNATED CROSSING AND ALSO PREVENT VEHICULAR MOVEMENT ON FOOTPATH.

• HEIGHT OF RAILING TO BE A MAXIMUM 1.1M. BOLLARDS

• SIZE NOT MORE THAN 2 SQ. M AT INTERVAL OF NOT MORE THAN 200M

• SHOULD NOT PLACE ON FOOTPATH, IDEALLY PLACED AT MUZ, PARKING WITH PROPER PLATFORM

Public Toilets

• 1 TOILET BLOCK AT EVERY 1.5 KM ON MOBILITY AND FEEDER CORRIDORS. PUBLIC TOILETS SHOULD BE PROVIDED NEAR TRANSIT STATIONS AND OFF STREET PARKING AREAS.

CLEAR LIGHTING PATTERNS

GLARE REDUCTION

SURVEILLANCE OF SUSPICIOUS MOVEMENT

UNIVERSAL ACCESSIBILTY AND BARRIER FREE DESIGN

SPACE ALLOWANCE

CURB RAMP AND SLOPE RAMP STREET FURNITURE AND STREET SIGNAGE

SPEED BREAKERS.

SPEED BREAKERS ARE INDUCED ELEMENTS ON THE STREETS WHOSE SOLE PURPOSE IS TO REDUCE VEHICLE SPEEDS. THERE ARE 3 TYPES OF SPEEDBREAKERS

Parking

• PARALLEL CAR PARKING IS RECOMMENDED ON STREET WHERE PARKING IS PERMITTED . INCLINED AND PERPENDICULAR ON STREET CAR PARKING SHOULD BE AVOIDED.

• PARKING ON MOBILITY CORRIDORS DURING PEAK HOURS SHOULD BE AVOIDED .

• PARKING BAYS AT ROAD SIDE NEED NOTE BE CONTINUOUS . THEY SHOULLD BE INTERRUPTED AT MAX 22.M TO PROVIDE BULBOUT SPACE FOR STREET FURNITURE, VENDING AND PEDESTRAIN CROSSING.

RECOMMENDED MIN DIMENSION

CAR PARK = 2M X 5M PARALLEL PARKING

2 WHEELER PARKING = 1M X 2M

CYCLE PARKING = 1M X 2M

TACTILE PAVING

• DISTANCE OF 600 MM FROM THE EDGE OF FOOTPATH OR ANY OBSTRUCTION TO PLACE WARNING BLOCKS.

• 300 MM BEFORE THE BEGINNING AND END OF THE RAMPS, STAIRS AND ENTRANCES.

• 900 MM WIDE ACROSS THE ENTIRE FOOTPATH WHERE THE CROSSING OCCURS

GRADIENT NOT STEEPER THAN 1:10

WIDTH NOT LESS THAN 900 MM

DESIGN RECOMMENDATION FOR SPEED BREAKERS

RECOMMENDATIONS FOR TAMPOO STANDS.

• LOCATION NEAR 50M M AWAY FROM INTERSECTION.

• PARKING SHOULD BE MORE THEN 7 NOS, AND PALCED NEAR PLACE OF HIGH FOOT FALL.

• TAMPOO STAND SHOULD BE LOCATED AT ROAD SIDE WITH ORIENTATION ALONG THE TRAFFIC DIRECTION, 15M AWAY FROM RAISED PEDESTRIAN CROSSING

Public Space

PLACEMAKING INSPIRES PEOPLE TO COLLECTIVELY REIMAGINE AND REINVENT PUBLIC SPACES AS THE HEART OF EVERY COMMUNITY. STRENGTHENNING THE CONNECTION BETWEEN PEOPLE AND THE PLACES THEY SHARE, PLACEMAKING REFERS TO A COLLABORATIVE PROCESS BY WHICH WE CAN SHAPE OUR PUBLIC REALM IN ORDER TO MAXIMIZE SHARED VALUE.

Plaza

KEVIN LYNCH(1981,443) SUGGESTED THAT “THE PLAZA IS INTENDED AS AN ACTIVITY FOCOUS , AT THE HEART OF SOME INTENSIVE URBAN AREAS. TYPICALLY, IT WILL BE PAVED ,ENCLOSED BY HIGH DENISTY STRUCTURES AND SURROUNDED BY STREET, OR IN CONTACT WITH THEM, IT CONTAINS FEATURES MEANT TO ATTRACT GROUPS OF PEOPLE AND TO FACILITATE MEETING.

Street Plaza

A STREET PLAZA IS A SMALLL PORTION OF PUBLIC OPEN SPACE IMMEDIATELY ADJACENT TO THE SIDEWALK AND CLOSELY CONNECTED TO THE STREET. LOCATION FOR STREET PLAZA :VISUALLY PREDOMINANTIAL SPACES, NODES AND JUNCTIONS.

Pocket Parks

MAJOR USERS OF POCKET PARKS: THIS IS ALMOST EXCLUSIVELY A FAMILY PARK, MAINLY SERVING PARENTS AND YONG CHILDREN, AND GROUPS FROM NEARBY PRESCHOOLS .

SUCUSSFUL PUBLIC SPACE (POWER OF 10+)

A DESTINATION MIGHT BE A DOWNTOWN SQUARE, A MAIN STREET, A WATERFRONT, A PARK, OR A MUSEUM. WHAT MAKES EACH DESTINATION SUCCESSFUL IS THAT IT HAS MULTIPLE PLACES WITHIN IT. FOR EXAMPLE, A SQUARE NEEDS AT LEAST 10 PLACES:

Street Vendor Aspect

• PERSON ENGAGED IN VENDING SERVICES TO THE GENERAL PUBLIC, IN A STREET, LANE, SIDEWALK, FOOTPATH, PAVEMENT, PUBLIC PARK OR ANY OTHER PUBLIC OR PRIVATE AREA.

• TEMPORARY BUILT UP STRUCTURE OR MOVING STRUCTURE INCLUDES HAWKER, PEDDLER, SQUATTER

TYPES OF VENDORS

DISPLAY SPACE FOR DIFFERENT VENDING ACTIVITIES