Major Paper

MIXED USE BENEFITS, CHALLENGES & STRATEGIES FOR AN AMERICAN CITY

SHRADDHA NADKARNI

AUGUST 16, 2011

URBAN AFFAIRS AND PLANNING COLLEGE OF ARCHITECTURE AND URBAN STUDIES VIRGINIA POLYTECHNIC INSTITUTE AND STATE UNIVERSITY BLACKSBURG, VIRGINIA U.S.A

MAJOR PAPER COMMITTEE DIANE ZAHM, CHAIR SONIA HIRT JESSE RICHARDSON

SUBMITTED IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE DEGREE OF MASTERS IN URBAN AND REGIONAL PLANNING

ACKNOWLEDGEMENT The major paper ‘Mixed Use: Benefits, Strategies & Challenges for the American City’ is the zenith of my Graduate academics, the result of my research for past ten months and my humble tribute to United States of America.

First and foremost, I would like to thank God for blessing me with the wonderful opportunity of advanced education and protecting me in every walk of my life.

I dedicate this paper to my mother, Nilima Nadkarni. I owe every single second of my Graduate life to her. This success would not have been possible without her emotional, moral and financial support. Thank you Mamma, for believing in me and being so patient and understanding during my random frustrations, loneliness and emotional ups and downs.

A big ‘thank you’ to my home country, India, for bringing me up to be a responsible global citizen. I appreciate the efforts of my Town Planning professor, Rajeev Mishra and other staff of Sir J.J. College of Architecture, Mumbai for encouraging me to further my interest and education in Urban & Regional Planning.

Thank you Virginia Tech, for all the love, respect and education for two years. I have spent some of the best moments of my life here and am proud to be a Hokie! Thank you Graduate School, for helping me with the application and academic procedures to be a part of a reputed University.

I would like to express my sincere thanks to the College of Architecture and Urban Studies and the department of Urban Affairs and Planning for imparting the great knowledge and helping me to grow as an ‘Urban Planner’. My special thanks to my Committee Chair, Prof. Diane Zahm, for guiding me throughout the process of editing, organizing and developing my research in mixed use. Thank you Prof.

Sonia Hirt, for reading between the lines, clarifying the cobwebs in my head, and driving me in the right direction to think deeper into this topic. Thank you Prof. Jesse Richardson, for being a part of my committee. I would also like to thank all my other Professors, especially Prof. Yang Zhang who took extra efforts at every step to make sure that I was able to adjust and follow the American system of education. Thank you Sandy Graham, for helping me with the paperwork for the Graduate departmental procedures. I would also like to thank all my classmates, especially, Scott Lail, Devon Prater, Maria Garcia, Cristina Balhara, Tommi Godwin, Will Sutton, Chris Chop, Dustin Akers, Halle Cowen, Ashley Prout, Steve Bzomowski and Allison Lohrenz for being very supportive team members and wonderful friends.

I take this opportunity to thank Virginia Tech Services for reducing my financial burden through oncampus jobs during my busy academic years. I appreciate Blacksburg community for the moral and social support which has made my stay in United States of America, a pleasant and memorable experience. Thank you Bonnie Shambaugh and Daniel Kwasny, for your excellent guidance and encouragement at work, helping me out in my daily life and making me feel at home during my stay in a foreign country for the past two years.

Last but not the least, I would like to thank my best friend, Priya Prabhu and Saurabh Rajderkar for always being there for me and extending regular,moral support from long distances.

M I X E D U S E : BENEFITS, CHALLENGES & STRATEGIES FOR AN AMERICAN CITY

SHRADDHA NADKARNI

T ABLE OF CONTENTS INTRODUCTION

PROBLEM STATEMENT .......................................................................................................3 INFORMATION

LAND DEVELOPMENT & HISTORY OF MIXED USE: A BRIEF TIMELINE ..........................4 ANALYSIS

DEFINING MIXED USE..........................................................................................................7 WHY MIXED USE ...................................................................................................................9 MIXED USE CASES .............................................................................................................. 12 LESSONS LEARNED FROM THE CASES ......................................................................... 29 ACTION

STRATEGIES ......................................................................................................................... 34 CONCLUSION ....................................................................................................................... 46

APPENDIX .............................................................................................................................. 47 REFERENCES ........................................................................................................................ 54

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PROBLEM

STATEMENT,

SHRADDHA NADKARNI

ACTION GOAL, THESIS

I think that it is the responsibility of every citizen to protect and enhance the features of our planet. I consider myself a global citizen and have undertaken this responsibility further by learning how to ‘plan’ regions in a functional and eco-friendly way. I have traveled to the other side of the globe, and my focus is currently on United States of America. My paper, ‘Mixed Use: Benefits, Challenges and Strategies’ represents my humble approach as a professional architect and a land use planning student, for making the American City a better place to live.

In India, I have witnessed problems of over-population, and the resulting strain on natural resources and especially land. Higher demands for space have increased costs of both land and housing, created slums, and ultimately caused physical, economic and social deterioration of Indian cities.

Unlike India, my first observation of the United States is that the population is still well below the total carrying capacity of the land. The nation’s population tripled in the 20th Century and the U.S. Census Bureau projects it will continue to grow to a projected 439 million by 2050.

Because so much land is still available, planners and designers do not have to be concerned about every single square inch of land. Development in United States is a low density, spreadout form with sprawling city boundaries. Widespread use of automobile also makes this type of development possible. Even so, 82% live in urban areas. The nation also attracts a large number of immigrants every year (approximately 1.8 million) from different parts of the world, for higher education and employment. Sprawling patterns of development mean that a large number of vacant and under-developed parcels can still be found inside cities. To avoid future pressures on the land due to the increasing population and its excessive concentration in certain areas, steps should be taken to utilize land in an optimal and efficient manner.

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This paper is mainly addressed to urban designers, and therefore has a strong focus on physical form and elements pertaining to land use in a city. I hope to encourage urban designers to think further about new ways to save a deteriorating city. My argument is that high density mixed use should be the first priority as an infill option on vacant or underdeveloped urban parcels in the United States. My goal is to provide urban designers with a general understanding of mixed use and the ways that mixed use can be adopted to shape cities. This includes: 

a working definition of mixed use



the need and justification for mixed use



examples of cities where mixed use has been implemented and the lessons they have learned about mixed use



recommended strategies for successful adoption of mixed use.

Before I begin advocating for mixed use, I will examine the evolution of land development in United States, and historical perspectives on mixed use.

L AND

DEVELOPMENT & HISTORY

OF

MIXED

U S E : A BRIEF

TIMELINE

Pre-Industrial United States Close proximity of land uses was the most prominent style of development in the pre-industrial cities of United States of America. Since people walked for daily transportation, residential uses had to nearby work, schools and shopping. People often lived and worked in the same building, particularly in urban downtowns, where the bottom floor of a structure was devoted to some sort

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of commercial use, and living space was upstairs. Such areas served for many years as active “urban centers”.1 1910s-1950s This early approach fell out of favor during the Industrial Age. Uses in multi-purpose structures produced conflicts, and residential neighborhoods adjacent to industrial plants were subject to pollution, which was unhealthy and detrimental to those who lived nearby. These factors were important in the push for zoning that separated land uses. The purpose of zoning was to protect public health and safety, and to maintain residential property values and improve living and working conditions. Zoning also to minimize nuisances by buffering land uses through large lots and deep yard setbacks. This set the stage for the single-use zoning following the philosophy of “a place for everything”2 and “everything in its place”.3 The automobile became a requirement for transportation between vast residential neighborhoods and separate commercial and office strips.4 1960s-1970s Developers discovered that people were attracted to an environment where several activities could be carried out simultaneously, without separate trips.5 As a result this era saw the emergence of the planned unit development (or PUD). Many mixed use developments constructed during this period had a residential orientation and encouraged active interaction with the surrounding neighborhood rather than incorporating a true mix of residential, commercial and office space.6 1970s-1980s By the late 20th century, it became clear to many urban designers and planners that assigning multiple uses to an area had many benefits and that it should be promoted again. American cities

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had begun to de-industrialize, and the need to separate residences from dangerous factories became less relevant.7 A mix of uses re-emerged as a tool for large-scale urban revitalization. The main concept was to create developments that could stand on their own even if the surrounding urban environment was “inhospitable”.4 The overall design was inward-looking. In Minneapolis for example, the IDS Center covered an entire city block in the city's prime retail district. This project included a 51-storey office building, an 8-storey office and commercial structure, an inn, a bank building, a 19-storey residential building, two financial firms, a 285-room hotel, a 2-storey retail facility with several restaurants, and other amenities such as underground parking and loading dock facilities.8 At ground level these structures shared a common court of shops, service facilities and exhibit areas. The buildings were also connected by means of a second-level skyway system.

On a smaller scale, mixed use was adopted as an approach for historic preservation and adaptive reuse. An example of this is Butler Square in Minneapolis (1973) which involved the adaptive reuse of a warehouse building for office, commercial, hotel and retail space with a central atrium, on 1.8 acres.8 Butler Square proved to be a catalyst in the restoration of similar surrounding areas in Minneapolis' Warehouse district.

1980s to present Mixed use is now a central attribute of the concepts of New Urbanism (NU), Transit Oriented Development (TOD), Traditional Neighborhood Development (TND), and Smart Growth. Each of these reflects a desire to create an “urban village” and capture a sense of place with mix of land uses and built-forms suitable to the human scale.9 An "urban village" includes office, retail, medical facilities, apartments and condominiums, senior housing, lodging, recreational space, and industrial uses, in one habitation. Professionals and citizens are expected to consider and probe whether mixed use is crucial for physical, economic and social development of a city.

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DEFINING

SHRADDHA NADKARNI

MIXED USE

It is impractical to maintain any one single definition of mixed use. Mixed use is a concept of land utilization, which has evolved and will continue to accommodate evolving land forms, specific users, the economy, and other trends. In 2006, at the first industry-wide conference on Mixed-Use, it was defined as the deliberate integration of land use functions such as retail, office, industrial, residential, hotel, recreation and entertainment by the International Council of Shopping Centers (ICSC), the Commercial Real Estate Development Association (NAIOP), the Building Owners and Managers Association (BOMA), the American Resort Development Association (ARDA), and the National Multi-housing Council (NMHC).10 Although those organizations agreed on a single definition, people think of mixed use in different ways. For the user, it may mean the opportunity to live and work in a comfortable and exciting environment. The architect may visualize it as a masterpiece displaying an excellent composition of physical form and a functional design of a variety of spaces. A planner may understand it as an attempt to use the land to create a sustainable city. The engineer may call it as an agglomeration of various kinds of infrastructure whereas the developer may look to mixed use for market synergy.4 The Urban Land Institute, an association with a large number of developers as members, defines mixed use as "a planning scheme which should consist of three or more significant uses mixed horizontally or vertically, with considerable functional and physical integration�.11 My definition of mixed use for this paper is as follows: mixed use is a development concept for a single site or small area. Development is compact and dense. It is designed to be a "selfsufficient and convenient place" that meets the daily needs of, and is attractive to, a variety of individuals. For this reason, a mix of uses is offered within a single structure (vertical PAGE | 7

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integration12) as well as throughout the development (horizontal integration). The types of uses included in this mix depend on the specific location, the target population, and the local real estate market. Uses are knit together by pedestrian-oriented streets, paths, sidewalks, bridges, and skywalks, and the development is considered “comfortable, welcome and safe”.13 Below is a list of the various uses frequently included as part of a mixed use development Residential uses are highly desirable because residents can play the roles of employers, workers, consumers and pedestrians in a mixed-use environment. In addition to housing, residential facilities can include spaces and programs such as day care, health care centers, gymnasiums, adult education facilities, libraries, research centers, religious institutions, community meeting rooms, public information centers, etc.4 Though hotels are transient facilities for visitors, they provide a "resident" population. They serve more than a 9-to-5 activity cycle, by providing the nighttime population as well as additional entertainment facilities.4 Eating and drinking establishments, from fast food restaurants to gourmet dining, keep mixed use developments “alive” after normal business hours.

Office functions easily fit into mixed use by providing employment opportunities for residents and services to the community.

Retail uses include specialty and/or department store facilities. They are major revenue generators by attracting more consumers.4 Some specialty retail facilities (e.g., water sports, skiing) can relate to recreation opportunities in or near the complex. They extend activities into evenings and weekends, and add excitement and diversity to mixed use.

Some other amenities include civic centers, theaters, sports arenas and such other active recreation spaces which are instrumental in marketing residential and office spaces.

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WHY MIXED USE? This is an important section of the paper which validates the central idea that urban designers should consider mixed use as the priority infill option in United States. I believe mixed use is an ‘all-rounder’ relative to the benefits or positive consequences it holds for planning and design and the future of the American city. Much of this is a result of convenience, since mixed use brings people closer to the things they need on a daily basis.14 Below is a list of the benefits from mixed use development that have been identified in the literature. The next section will examine several cases to illustrate these potentials.

Economic benefits 1. Mixed use is flexible. It can be developed on sites of all sizes, ranging from less than onehalf acre to over 100 acres. Phasing or staging of development, by location or use, is also possible. This makes mixed use development a good option for urban infill projects.

2. Mixed use offers advantages to developers. Mixed use diversifies risk, especially during periods of weak housing or commercial markets.6 Mixed use areas achieve greater long term appreciation in land and property values since the appropriate maintenance of physical environment over time is carried out by a variety of different users.4 3. Compact development lowers infrastructure construction costs, and operational costs are reduced because power lines, water and sewer systems, and heating and cooling systems can be shared, so that no single user is burdened.5 New mixed use development is an opportunity to upgrade or repair existing infrastructure.

4. Mixed use can be used to fill vacant or underdeveloped parcels and stimulate additional new development or redevelopment.4 Mixed use contributes to a revitalization of prominent spots

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in the city through adaptive reuse of existing structures. It can be introduced in existing brownfield areas without disrupting adjacent existing development.

5. Mixed use increases job opportunities and brings both jobs and services close to where people live.11 6. Mixed use expands the community’s commercial and retail base and increases the viability of local shops and facilities14 by greater access and interaction among business owners and consumers.

7. Mixed use activates urban areas for more hours of the day due to different land uses operating in the same location during different time periods of the day and draws people after the close of the business day.5 For this reason, mixed use cores are an important option for improving urban areas which are “dead” during non-working hours – through introduction of new residential, transient, and/or recreational activities.

8. Mixed use tends to spread travel demand throughout the day, rather than peaking at the morning and evening rush hours.5 9. Mixed use reduces the fiscal impact of non-profit or religious uses because these are found in combination with profit-making land uses. This helps to compensate and take care of the cost of the land and the finances related to maintenance and other activities.

Equity 1. Mixed use fosters social equity by co-locating different types of housing and jobs14 and promoting interaction7 among the varied sectors of the population during day-to-day activities, which comprise of different users (residents, workers, employers, visitors, consumers and facility owners), with different lifestyles, backgrounds, and age-groups – from toddlers to senior citizens.7 It also improves access to jobs and services for people without cars, for example, low-income population, the young and the elderly.

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2. Mixed use provides more housing choices and can increase affordable housing opportunities.

Ecological benefits 1. Mixed use supports public health because it preserves open spaces and provides plazas or parks.

2. Mixed use fosters pedestrian-oriented activity nodes and encourages eco-friendly multimodal transportation options such as walking and biking, which support energy conservation. This reduces auto dependency and in turn curbs unnecessary vehicle trips, fuel consumption15, air pollution, noise and commuter roadway congestion.11 3. Mixed land use can save energy resources by implementing certain eco-friendly devices and applications in a land use mix.7 4. Compact, dense mixed use development in urban areas can serve to protect agricultural uses and natural resources at the urban fringe. This same type of development limits the loss of agricultural land and may provide for agriculture in combination with new construction and new uses that are compatible with rural character.7 Social benefits 1. Mixed use provides a variety of day to day experiences by maintaining a wide assortment of activities and destinations in close proximity. It also increases communication and social contacts in a community by introducing congregation centers like town halls, market squares, religious institutions, public parks and plazas.16 2. Lesser distances between different uses and elements like sidewalks mixed with parks and parkways, increase both mobility and safety for children and the elderly people since it reduces fatalities and injuries caused by roadway automobile accidents.

3. Mixed use provides more “eyes on the street� thereby increasing public safety in the area.14 Unlike single-use, since people in a mixed use area performs most of the activities within one PAGE | 11

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location, the faces are likely to be more familiar and the sense of belonging and responsibility towards the area is strengthened.

MIXED USE CASES Practical application of mixed use involves the effort to understand the concept, study of the geographical area and the determination of the levels and stages where it needs to be applied.

During this process, the main aim is to maximize the benefits and respond to the past problems faced by that location. The cases described in this section further illustrate my definition with real-life demonstrations. They employ various methods to create mixed use. These cases have been chosen from different geographical parts of United States in order to rationalize that mixed use has the potential to evolve in different cities throughout the country.

TWIN CITIES: MINNEAPOLIS AND ST. PAUL Location & Size Minneapolis lies on both banks of Mississippi River and adjoins the city of St. Paul, the state capital along the confluence with Minnesota River in Minnesota. About 15-20% of the city has been devoted to mixed use. Mixed use is expected to be applied at the city level and includes a number of blocks and parcels mainly near downtown.

Type The Planned Land Use Plan of Minneapolis, 2010, developed by the Metropolitan Council denotes Minneapolis to be zoned as mixed use and multi-optional city (See Appendix: Figure 1).

Most of the mixed land use is planned by the Planning Department, City of Minneapolis, in the downtown area (See Appendix: Figures 2 and 3). It is also incorporated in the zoning code.

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Goal The Neighborhood Revitalization program (Chapter 419.30 of Minneapolis, Minnesota – Code of ordinances) aims to create a greater sense of community so that the people who live, work, learn and play in the city of Minneapolis have an increased sense of commitment to, and confidence in, their neighborhood and their city.17 Principles Multi-functionality, beauty, convenience and accessibility are the key concepts considered by the Minneapolis plan in drawing up design standards for other mixed use areas within the city.

Minneapolis strives to encourage visitors, workers and residents of mixed-use areas to travel by means other than the automobile.18 “Minneapolis designates those areas as mixed use that have higher density residential neighborhoods close by, a mix of commercial, entertainment activities that are mutually supportive and operate at high density with lower impacts on their surroundings, convenient and accessible transit service, pedestrian friendly gathering places, walking environments, and provision of flexible parking requirements.”18 Mix of uses & physical elements Provisions have been made to establish zoning districts which include categories that exhibit a varied range and scope of the concept of mixed use. They include office residence districts, commercial districts, planned unit development, downtown district, industrial district and overlay districts. The key points of each district are highlighted below: Planned Unit Development: “Innovation in housing design, compatible mixture of commercial, institutional and residential development that is both attractive and highly functional, reuse of underutilized industrial land, protection of the natural environment.” (Chapter 527.10 of the Zoning Code).17

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Office Residence Districts: “Environment of mixed residential, office, institutional, and where appropriate, small scale retail sales and service uses, small to medium scale mixed use areas within neighborhoods, higher density transitions between downtown and residential neighborhoods or freestanding institutions an employment centers throughout the city.” (Chapter 547.10 of the Zoning code)17 Commercial Districts: “Range of goods and services for the city residents, employment opportunities and the adaptive reuse of existing commercial buildings, compatibility with surrounding areas.” (Chapter 548.10 of the Zoning Code)17 Downtown districts: “Range of retail, entertainment, office, employment, residential, institutional and governmental activities of citywide and regional significance, business and cultural center of the region, community of high-density residential choices.”17 Industrial districts: “Industrial development in compatibility with surrounding areas, allowance of limited commercial uses, parking facilities, institutional and public uses, public services and utilities.” (Chapter 550.10 of the zoning code)17 Overlay districts: “Preservation and protection of the natural environment, pedestrian-oriented design, redevelopment and rehabilitation. (Chapter 551.10 of the zoning code)17 These districts consist of mixed use in the form of free standing structures, centers, corridors and transit areas.

Mixed Use Structures Mixed use buildings in Minneapolis attract pedestrians by bringing storefronts to the sidewalk's edge, orienting building design with respect to the street, and respecting traditional urban form by keeping building heights to maximum four or five stories. Storefront transparency is maintained to assure both natural surveillance and an inviting pedestrian experience. Pedestrian-

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oriented mixed use locations are expected to rely on adequate retail areas facilitated by the households occupying moderate density and positioned in close proximity. 18 Housing for all income levels is a crucial element of the mix in the urban areas of Minneapolis and is encouraged by offering incentives for co-housing. The commercial buildings, along the busy and lively corridors are converted into mix use. They support a mix of housing and commercial activities. Corners around the streets with such buildings are identified as

SOURCE: WWW.HOUSINGINITIATIVE.ORG

neighborhood landmarks.19 Small mixed use buildings also stand on some of the inner-ring suburbs. Often, these two and three-storey buildings are located at former streetcar stops. They serve as important neighborhood anchors, with commercial activities on the ground floor, and apartments above.20 East Village is an example of mixed income, mixed housing with commercial development. It is located on the edge of downtown, in Elliot Park neighborhood. Its rental housing units include affordable townhouses and apartments and meet the various housing needs. It has also brought the needed commercial activity like retail and offices to Elliot Park.

SOURCE: WWW.HELLOMINNEAPOLIS.COM

SOURCE: WWW.HOUSINGINITIATIVE.ORG

SOURCE: WWW.FRIENDLYLANDLORD.ORG

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Mixed Use Structures These areas include vertical and horizontal mixed use. Higher-density housing is built close to the center and fronts major streets and a neighborhood center of a mix of retail, commercial, offices, and entertainment, with a shared parking facility.21 Two

SOURCE: WWW.HOUSINGINITIATIVE.ORG

shared parking ramps built behind the commercial corners accommodate the many users who come to this area from outside the neighborhood. Parking solutions in minimal area such as shared parking or basement parking lots to reduce the visual impact, are implemented in the city.

Highland Village, St. Paul is known for the mix of uses: single-family detached and multi-family housing, retail, office, and industrial activities. A Ford assembly plant operates at the western edge of Highland Village. The neighborhood also consists of a mix of automobile, bus, and a pedestrian traffic. Landscaping binds the diverse uses, to create a comfortable environment for the users.21

SOURCE: WWW.LOOPNET.COM

SOURCE: WWW.HOUSINGINITIATIVE.ORG

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Mixed Use Corridors

SHRADDHA NADKARNI

SOURCE: WWW.HOUSINGINITIATIVE.ORG

In the 1990s, the city set out to establish Excelsior Boulevard as the main street. The boulevard has been rebuilt with a planted median and other pedestrian amenities. The increased parking needs of a mixed use development, Park Commons, near Wolfe Park are met by incorporating ramps placed behind or under structures. 20 Hennepin Avenue, extending south from downtown to Uptown, is one of the corridors which supports a diverse mix of uses along its length, including entertainment venues, restaurants – many with sidewalk seating – retail, and a mix of housing that includes high rise apartments, and converted single-family homes.21

SOURCE: WWW.CGSTOCK.COM

SOURCE: WWW.HOUSINGINITIATIVE.ORG

Transit The feasibility of transit systems such as public buses is increased to achieve the goal of reducing auto-dependency.

PARK STATION, LA MESA CA Location & Size The mixed use opportunities are mainly discovered along La Mesa’s transit corridor. One such example is Park Station which is located along the crossroads of the City of La Mesa in San Diego, California. It is a gateway to downtown from Baltimore Drive and Spring Street by way PAGE | 17

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of Interstate 8, the El Cajon Boulevard and University Avenue. The total area of the project is 6.56 acres.

Type The mixed use is a result of the Mixed use Overlay Zone and Design guidelines approved by the City Council in October 2003.22 Goal The City’s major goals for transit corridors include: revitalization and renewal of deteriorated properties with new housing opportunities and invigorated commercial activities in neighborhoods which support an urban, pedestrian oriented environment. The mixed use overlay zone seeks to increase the options for the shape and function for the future through infill development. (See Appendix: Figure 4) Park Station intends to develop an Urban Community Village with ample facilities, convenient retail at a walking distance and an overall comfortable and safe environment.

Principles The General Plan of the City of La Mesa permits a mix of commercial and residential development with a density of 40 dwelling units per acre. It includes a mix of commercial, loft and flat-style residential units and below grade parking. Apart from walkability, the development pattern creates a more dynamic and pleasant environment, a lively character and rich quality of life along the busy streets.22 Park Station serves as a model of Smart Growth through a good jobs/housing mix, housing and travel choices, strategic location and healthy open spaces.

Mix of uses & physical elements The site permits a vertical mix within the project, and a part of a horizontal mix along the corridor. It encourages a diversity of residential types such as flats, lofts and live-work units.

Park Station houses around 500 units which range from 4 stories to 18 stories. Commercial uses PAGE | 18

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include office, local-serving businesses, restaurants and ancillary facilities within walking distance. Cafes and restaurants also have spill-out spaces which add to the activity on the street.

Incentives for parcel consolidation direct towards efficient land utilization with development on lots as small as 10,000 square feet. When design objectives are met, additional height up to six stories is permitted to the existing height of 46 feet. The guidelines recommend that there should be a smooth transition in the interface between new development and the adjacent old single family neighborhoods. A 12 feet pedestrian realm is required for all the projects in the mixed use neighborhoods. A tree-lined, well lit sidewalk is developed for pedestrian purposes. A new urban form is created by pulling the building wall closer to the sidewalk, and developing the pedestrian walkability standard by additional landscaping and other public and private amenities. In order to raise the quality of life and community character, open space requirement (200 square feet minimum) is suggested per mixed use project. A linear park is used as a meeting place for residents. It also acts as a transitional space between the trolley route and the neighborhood.

Tandem parking and shared parking is also provided. Care has been taken not to allow parking in front of the building or on the pedestrian realm. All the structures are oriented in such a way that their entrances face the street. Elements such as landscaping, outdoor seating, enhanced bus stops, public open spaces and public art are incorporated to create a welcoming urban environment to boot pedestrian activity. Bicycle lanes are provided in addition to the street width. Commercial activities serving the neighborhood are located at major intersections and on larger development sites. Ground-floor residential uses are permitted. A balance is struck by addressing the pedestrian interest and the provision of privacy for residential units at the street level.22

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Transit This project lies within a quarter mile of the trolley stop and major bus hub at the Spring Street and La Mesa Boulevard. It also qualifies to be a transit-oriented development.

THE MARKET COMMON, ARLINGTON VA Location & Size The site is located in Clarendon neighborhood of Arlington, Virginia. It is a successful mixed use formed by the competent collaboration of McCaffery Interests, Arlington County officials, and the citizens of the neighborhood. The Market Common mixed use is a compact development on 10 acres of land.23 Type The site of the development was formerly a parking lot.

Mixed use in this project can be regarded as an adaptive reuse.

SOURCE: WWW.MARKETCOMMONCLARENDON.NET

Goal Market Common Clarendon is aimed to create a feel of a busy and vibrant downtown to attract a lot of consumers. Phase II of this project is visualized to be a neighborhood meeting place thus contributing to the completion of the concept of Urban Village.

Principles The overall attractive, walkable and aesthetically appealing, compact development is created to encourage biking, walking and the use of the mass transit and consequently lessen the automobile activity.

Mix of uses & physical elements It consists of housing, offices, retail and restaurants. (See Appendix: Figure 5) The residential component consists of 300 apartments and 87 townhomes. Structured parking is provided. The PAGE | 20

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Market Common consists of nearly 1200 parking spaces.24 They can also conveniently walk to the Whole Foods grocery store. Some other major national retailers are located at the ground level of the buildings marking a lively street front setting. The Market Common is regarded as one of the main nightlife attractions and a prime shopping destination. It has also boosted the development of new retail, office and residential construction on adjacent blocks. Phase II comprises of retail shops, office areas, luxury apartments, restaurant and dining facilities.

Emphasis is upon the physical form of design, creative lighting and interesting landscape to further beautify the neighborhood with respect to appearance and functionality. 25 SOURCE: WWW.MCCAFFERYINTERESTS.COM

SOURCE: WWW.MCCAFFERYINTERESTS.COM

Transit It is situated in close proximity to Washington D.C. Metro Stop. The 100,000 sq.feet of offices space and 240,000 sq.feet of prime retail space are conveniently positioned at a walking distance of the Orange Line of Washington’s subway system. This encourages the residents to park their cars near the subway and take the public transit to work.

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HIGHLANDS’ GARDEN VILLAGE, DENVER CO Location & Size

SOURCE: WWW.EPA.GOV

Highland Garden Village is located 10 minutes northwest downtown on the site of the Elitch Gardens amusement in Denver. It is developed by Jonathan Rose & Companies, a developer from New York. Highlands’ Garden Village is a 27-acre site developed for mixed use.

Type Mixed use in the neighborhood is responsive towards creating an environmentally-conscious infill and an adaptive reuse of existing structures.

Goal Highlands’ Garden Village is expected to be a walkable and transit-oriented community.

Principles

SOURCE: WWW.CHOICEREALESTATE.NET

The entire redevelopment is based on the concept of diversity, pedestrian-oriented and eco-friendly design. It also fosters socio-economic integration by providing a range of homes for rent and sale with locating the houses and work units in one neighborhood.

Mix of uses & physical elements The development comprises of single-family homes, townhouses, seniors’ and multi-family apartments, cohousing, offices and retail spaces in a compact layout.23 The residential component incorporates recycled and energy efficient materials. It also involves the reuse of existing city water, sewer and storm water infrastructure around the site. Permeable parking spaces have been laid out. Some other environmental-friendly measures include detention swales which reduce the PAGE | 22

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size and discharge of the detention ponds, retention of an urban creek and preservation of mature, water-conserving plants.26 The central focal point is represented as a transformation of a historic theater and carousel of the former amusement park to a community performing arts center, gathering pavillion and a complex network of pedestrian pathways. California-based Calthorpe Associates have planned Highland Village in a way that the new homes are located on the three sides of a square-shaped village and a commercial Main Street on the fourth side. (See Appendix: Figure 6) The streetscape consists of restaurants, studios, shops, live-work units for artists and offices. The community also connects beautiful outdoor spaces with walking paths to shopping, healthcare, farmers’ market, meditation center and other basic necessities.26 The other conveniences are the close proximity to various facilities and the location of Highland Village near the main Downtown.

Transit A public bus system is introduced to further reduce travel costs.

MOCKINGBIRD STATION, DALLAS TX

SOURCE: WWW.IMAGESHACK.COM

Location & Size Mockingbird Station is located in north Dallas, Texas at Mockingbird Lane and North Central Expressway. It is developed by Ken Hughes partnered with Denver-based Simpson Housing Group. The total site area is 10 acres.

Type It is the first mixed use establishment designed around a multi-modal rail transit station in Dallas. It can be termed as a high density transit-oriented mixed use with instances of adaptive reuse.

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Goal Mixed use has been implemented in Mockingbird Station to create a pedestrian-friendly urban village.

Principles

SOURCE: WWW.JHPARCH.COM

Mockingbird Station is designed to cater to the neighborhood residents and students from the nearby university. It combines high quality of modern construction along with the right mix of uses consisting of youth-oriented places and public transportation in close proximity.

Mix of uses & physical elements The development includes 216 loft apartments, a cinema center with eight screens, cafĂŠ and over 90 shops and restaurants. It also comprises of conveniently accessible offices, enclosed central public plaza (town square) and parking spaces in the small-sized neighborhood. The development is within walking distance to the campus of Southern Methodist University, the stadium and the sports center.23 Apart from new construction, Mockingbird Station also combines adaptive use of two existing structures: Western Union telephone assembly building and an office building. These structures have been expanded to form the foundation of the development.27 Limited driving is necessary within the neighborhood, since the transit use is more favorable and convenient. Parking garages are provided underground so that they are placed out of sight. The parking can accommodate around 1580 cars. Rooftop gardens, terraces and pools are situated above the parking structure. Future phases are being planned to include a hotel and additional retail or residential base.23 PAGE | 24

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SOURCE: WWW.APTSELECTOR.COM

SOURCE: WWW.TEXASREBUSINESS.COM

Transit All the components are directly linked to the Dallas Area Rapid Transit (DART) light-rail system. Mockingbird Station has the main access along the station than having a freeway exposure.27 It eventually offers direct platform access to these trains with a commuting time of eight minutes to the Central Business District of Dallas. It also has a single train connection to the convention center, reunion area and other entertainment modes in the Downtown.

WESTMINSTER PLACE, ST. LOUIS MO Location & Size

SOURCE: WWW.WESTMINSTERPLACEAPARTMENTS.COM

Westminster Place is located in midtown St.Louis and Central West End. It has been developed by McCormack Baron Salazar. It is a 12-block community spread over 90 acres.

Type The development can be regarded as an urban neighborhood revitalization project through crime prevention methods, developed in four phases.

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Goal Westminster Place has been revitalized to form a vibrant neighborhood for singles, families and seniors. The goal of the developer was to make significant public improvements and to create a new massing of diverse residential units in a comfortable and welcoming environment.

Principles In past it was known for high rate of violent crime and blighted areas. Through the addition of a high density mixed-use with well-lit pedestrian spaces, the neighborhood has been transformed to be safe.

Mix of uses & physical elements The prime emphasis is on mixed-income housing which includes over 400 affordable and market-rate units with new construction. This diverse form of housing comprises of rental and for-sale houses such as garden

SOURCE: WWW.WESTMINSTERPLACEAPARTMENTS.COM

apartments, townhouses, single-family units with garages, decks, basements and assisted facilities for seniors (See Appendix: Figure 7). Some other amenities include a community pool, a retail center and a school. Westminster Place is in close proximity to St. Louis University, performing arts center, historic homes and two medical centers. The landscaping and street layouts are designed in a way to slow down traffic and add more “eyes on the street� along with tree-lined drive and lighting to provide a secured way for pedestrian walking. 23 Westminster Place has also encouraged the revitalization of the surrounding areas by supporting the commercial, institutional, and cultural activities. Two more phases of the development are expected in near future.

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Transit Westminster place is conveniently located at walking distance to local public bus stops which facilitate travel throughout the city.

KING FARM, ROCKVILLE MD

SOURCE: WWW.DIVARIS.COM

Location & Size The community is located in Rockville, Maryland, five miles from Washington D.C. It is developed

by King Farm Associates, LLC. It is a large scale mixed use development spanned over 430 acres.

Type

SOURCE: WWW.DIVARIS.COM

King Farm is a high density mixed use applied over a larger area with instances of adaptive reuse and transit orientation.

Goal King Farm is sought to form a mixed use community based on the principles of smart growth.

Principles The development is based on compact building design, range of housing choices, walkability and preservation of open spaces.

Mix of uses & physical elements King Farm offers a highly dense development by including loft apartments, single-family homes, townhouses, condominiums, luxury apartments and city park consisting of outdoor sports facilities, mixed with natural areas and interconnected pedestrian-friendly street system in two residential villages: Watkins Pond and Bailey Common. (See Appendix: Figures 8 & 9) About 12.5% of the residential component is determined as affordable housing. 28 A 120,000 square feet PAGE | 27

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of retail space which includes restaurants, bank, grocery store, hair salons etc., is available within walking distance from the residential and commercial component.23 King Farm binds residences, convenience shops, offices and local public transit. Over a quarter of the land is reserved for parks and open spaces. Certain corridors are buffered to protect streams and storm water ponds.

Various pocket parks and squares are treated as meeting places within a short walking distance for every user. Parking is placed on the street, behind buildings and in parking structures so that more area can be utilized favorably by the pedestrians for walking. Unlike most gas stations, the one in King Farm has the pump orientation on the rear side so that the convenience store can be offered unobstructed pedestrian access.28 It also displays a pleasant mix of historic architecture and modern conveniences.23 The original farm buildings have been preserved on the site to provide educational and recreation opportunities for the residents. 29 Transit King Farm is located at a walking distance from Shady Grove Metro Station. A shuttle service provides further convenience by connecting the Village Center, Metro Station, Irvington Center and a commercial complex next to the station.23

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COMPARATIVE TABLE OF THE MIXED USE CASES STUDIES Cases Features Location Size

Type

Goal

Principles

Twin Cities Minneapolis & St. Paul, MN 15-20% of city area Zoning at the city level

Create sense of community, Live-work-learnplay concept

Design standards for multifunctionality, beauty, convenience & accessibility Higher density Low impacts on surroundings, transit service, pedestrian friendly gathering places, walking environments, flexible parking

Park Station

Market Common

Highlands’ Garden Village

Mockingbird Station

Westminster Place

King Farm

La Mesa, CA

Arlington, VA

Denver, CO

Dallas, TX

St. Louis, MO

Rockville, MD

6.56 acres

10 acres

27 acres

10 acres

90 acres

430 acres

Adaptive reuse

Environmentallyconscious infill, adaptive infill

Transit-oriented development, adaptive reuse

Large scale transit-oriented development & adaptive reuse

Revitalization of deteriorated properties, Comfortable & safe pedestrianoriented development

Creation of a busy, vibrant & attractive downtown, Phase II: Meeting Place of the Urban Village

Create a walkable & transit-oriented community

Urban neighborhood revitalization, crime prevention Revitalization to form a vibrant neighborhood for all age-groups, public improvements, new massing, comfortable & welcoming environment

Mix of uses:40 units/acre, walkability, dynamic & pleasant environment, lively character & rich quality of life along busy streets. Good job/housing mix, housing & travel choice, strategic location & healthy open spaces

Attractive, walkable & aesthetic compact development, use of mass transit & biking, lessen automobile activity

Overlay Zone, Corridor Infill

Diversity, pedestrianorientation, ecofriendly design & socio-economic integration

Create a pedestrianfriendly urban village

High quality modern construction, youth-oriented places & public transportation in close proximity

High density mix of uses, well-lit pedestrian spaces to form a safe neighborhood

Create a mixed use based on smart growth principles

Residential villages with compact building design, range of housing choices, walkability, preservation of open spaces, historic conservation

COMPARATIVE TABLE OF THE MIXED USE CASES STUDIES Cases Features

Uses/Elements

Transit

Twin Cities

Park Station

Market Common

Zoning Districts consisting of structures, centers & corridors. Mix of high density residential, retail, institutional, office & industrial uses, public utilities & preservation of natural environment

High density Vertical mix within the project, part of horizontal mix along the corridor, diverse residential units (500), office, local businesses & ancillary facilities. Linear park, shared parking, bicycle lanes

Residential (300 apartments, 87 townhomes), Structures parking, grocery store, retail, offices, restaurant & dining facilities, Creative lighting & interesting landscape

Public bus service

Trolley stop and major bus hub

Orange Line of Washington D.C.’s subway system

Highlands’ Garden Village

Mockingbird Station

Single-family homes, townhouses, seniors’ & multi-family apts., cohousing, offices, retail & restaurants. Use of energy efficient materials, reuse of infrastructure, pedestrian connectivity, environmentalfriendly measures & transformation of existing structures

Loft apartments (216), Cinema theater, café, shops, restaurants, offices, underground parking spaces, enclosed central public plaza, reuse of two existing structures, rooftop gardens, terraces & pools. Future phases: hotel, retail & residential base

Public bus service

Dallas Area Rapid Transit (DART) lightrail system

Westminster Place

Mix-income housing units (400), community pool, retail center & a school. Close proximity to institutions, historic structures & medical centers. Traffic calming & pedestrian-safe street layouts, landscaping & sidewalks

Public bus service

King Farm High density affordable & diverse housing, city park, protection of natural areas, interconnected pedestrianfriendly street system. Retail space, restaurants, bank, grocery store, hair salons & offices. Mix of historic architecture & modern conveniences.

Preservation of original structures Shady Grove Metro Station, Public shuttle service

M I X E D U S E : BENEFITS, CHALLENGES & STRATEGIES FOR AN AMERICAN CITY

LESSONS LEARNED FROM

SHRADDHA NADKARNI

THE C ASES

Ensuring the required mix of uses which coincides with the community goals can be a challenge.

Reaching a consensus in the mixed community regarding the desired type and scale of the development and providing complete justice to the operation of every single component within a mixed use is complex.5 This section analyzes the positive consequences and the limitations of the mixed use observed in the case studies.

TWIN CITIES, MN 1. Minneapolis has a policy-oriented foundation which legally dedicates land for the development of mixed use through zoning. Though mixed-use zoning is suggested to be applied on the entire city level, it is restricted only to a specific area, ‘the downtown’.

Thus instead of being flexible to the entire city, it fails to attain a macro-scale and becomes area-specific and concentrated to the downtown.

2. The approach of forming zoning districts to create mixed use, for example, residential district which has an intrinsic mix of different types of housing, does not qualify to be a mixed use in the true sense since it has different forms of only one component: ‘residential’. In other words, the entire district is basically a single use zone. Hence the idea of zoning districts in Minneapolis does not lead to the formation of a well-blended mixed-use.

3. The concept of high density is underestimated in the Twin Cities since most of the structures rise as high as two stories and a few ones spring up to four stories. More functions and population can be accommodated to create a denser and compact orientation by adding in more floors.

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4. Though some mixed use structures have formed important landmarks of the city, the overall layout consists of bigger blocks (more than 200 sq.m.) causing longer distances and less pedestrian friendly streets. Due to fewer street corners, pedestrians have few choices to choose a shortest walkable path. On the other hand, cars can travel at a faster speed in such a layout which contradicts the main motive of limiting auto-dependency in mixed use.

5. In Minneapolis, buildings have a constant frontage and setback to the street irrespective of their heights, which can be unpleasant with respect to the light and natural ventilation, human scale and visibility of the pedestrian observer.

6. Transit is used as a non-automobile means of mobility in the city but has no direct impact on the mixed use. It has not been adopted as an element of mixed use in the zoning code.

PARK STATION, CA 1. Park Station establishes a successful mixed use in an area as small as 6.56 acres with a perfect blend of various uses: offices, residences and local convenient retail, in a single neighborhood. It also forms a high density, compact and a vertical mix of uses within the site as well as stretches out to be a part of the horizontal mixed use created throughout the corridor of La Mesa.

2. Mixed use has further enhanced this location near crossroads and created a dynamic gateway to the corridor.

3. The major bus hub and trolley stop located in close proximity helps to attract consumers, workers and visitors from neighboring areas to gather and utilize Park Station for employment and daily activities.

4. Shared parking within the site also saves the space which can be utilized for other active functions such as retail and restaurants.

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5. The extension of spill-out areas of restaurants on the sidewalks of Park Station is causing a future threat of pedestrian congestion & inconsistent walkability on the sidewalks.

MARKET COMMON, VA 1. This is an excellent and highly recommendable example of mixed use created on a small lot of 10 acres with a variety of uses in a compact layout and in high density. It creates a focal point for the people by forming an attractive downtown which in turn results in the utilization of more uses by a considerable population in an optimal land area.

2. The creative landscape and lighting of the pathways encourage more pedestrians to employ the mixed use. Moreover, the Orange line subway system in close proximity attracts visitors by making their travel to Market Common convenient and feasible from far off stations. These features limit the amount of automobile mobility within Market Common.

3. The adoption of mixed use in this former parking lot has developed the functionality of land from one use (parking) to a range of diverse uses making the area more active throughout the day as well as a nightlife attraction.

4. One drawback worth considering is that the busy shopping destination, Market Common with lots of visitors might violate the privacy of the highly dense residential areas. The compactness of the high density mixed use might face some resistance due to noise and visual barriers and the traffic calming measures may impede the heavy commercial traffic.

HIGHLAND’S GARDEN VILLAGE, CO 1. A mixed use set up incurs additional costs due to fire separations, sound attenuation, ventilation, and egress which may vary along with the performance and utility of different uses. It also includes structural design modifications like column less lower PAGE | 31

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floor for commercial uses (in order to facilitate more barrier-free circulation, since a larger number of consumers are expected), which may differ with the smaller scale of walled residential space above. Highland’s garden village compensates for these costs by reusing the existing structures and assigning more uses to them. It also reuses the existing infrastructure with certain energy-efficient technology to ensure smooth, feasible and eco-friendly operation of mixed use.

2. The building heights have been restricted to three stories. And the uses are spread out more on the lateral scale than on vertical one. The entire layout does not involve high density and a compact configuration. Thus it is less efficient from the pedestrian point of view and the use of public bus service might be frequent.

3. Though the internal public transportation is well-developed, Highland’s garden village has no direct proximity to rail transit. Hence it fails to encourage visitors from neighboring areas, especially ones who do not have automobile access, to arrive in this mixed use environment.

MOCKINGBIRD STATION, TX 1. Mixed use in this case has boosted new construction methods for higher performance of the physical form and elements, for example, use of roof gardens.

2. The administration of this phased mixed use has required more staff time and complex examination than a typical development review since additional calculations of required mix of uses, underground parking, and traffic increases were necessary.

3. The nature of loft apartments in Mockingbird Station may not be appreciated by all the citizens since many of them are concerned about their private spaces. The lack of backyards or other private outdoor open spaces for children and pets might be unacceptable to some residents within the community. Since the mixed use in this case PAGE | 32

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does not offer single family homes it is thus best suited to a limited category of residents who prefer public amenities to private space.

4. Though the inward-looking design of Mockingbird Station provides better access to the station, it provides poor pedestrian access to outer areas. It is sometimes isolated by the vehicular roads and the industrial area around.

5. However, by developing the mixed use around mass transit, the commuters can stop by in the area and enjoy the different facilities it has to offer. This encourages more people outside Mockingbird Station to gather and utilize the mixed-use area.

WESTMINSTER PLACE, MO 1. Though Westminster place forms a mixed use across a larger area of 90 acres, it has a defined central and peripheral vehicular road separated from the more number of pedestrian pathways throughout the neighborhood. Hence automobile activity is present but controlled in the mixed use area.

2. The well-lit pathways laid out through the busy and highly dense mix of residential, commercial and institutional components have led to the prevention of crime which was formerly dominant. Mixed use has revitalized Westminster place to be safe and secure.

3. The development of this mixed use in future additional phases can attain the target of the essential mix, since it would involve continuous study of the needs and desires of the residents and consumers over time. However, the phased development extends the time frame of the completion and requires more effort in terms of administration and money.

KING FARM, MD 1. The blend of varying heights in the high density configuration of King Farm creates an interesting skyline. It also creates an attractive streetscape where the retail component

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provides excellent frontage on the streets and its positioning at the pedestrian eye level maintains pleasant visibility.

2. King farm has a well developed public shuttle service which links with the Metro Station in close vicinity. The transit has been an important element of the mixed use which makes non-automobile travel conditions easier and restricting the car parking space around the metro station. The public transportation has also improved the business by encouraging more people to travel from adjacent areas and utilize the commercial components in the neighborhood. Mixed use in King Farm has generated more revenues through transit fares and more business between the retail owners and the consumers.

3. However, due to the development of mixed use over 400 acres, the pedestrian activity gets restricted only up to a certain walkable boundary beyond which the pedestrians need to utilize the shuttle service or automobiles.

4. Social interaction within the community is also limited since the mixed-use layout spread over such a large area of land fails to form focal points which are easily accessible to all the residents in the entire neighborhood.

STRATEGIES Mixed use can be a victim of instability of population or function if there is a high degree of continuous relocation of people (dissatisfied residents or temporary visitors) as a result of continuous fluctuations in the functioning of commercial and retail areas, incompatible mix affecting co-existence, poor accessibility, difficult travel conditions and insufficient employment opportunities or resources to cater to a vast resident population. Also, lesser demand and more supply of uses in a mixed use can give rise to vacant structures resulting in dilapidated

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brownfields and generate inadequate revenues to support the infrastructure16 during the course of time.

Urban designers must bear in mind that mixed use application has to be reasonable, logical and legal. They should recognize the trends, consider what is already there, propose what is needed and should not violate anyone’s constitutional rights. This part of the paper shall list the strategies and controls that I would suggest urban designers to implement in order to raise the level of the positive performance of the mixed use. 

Different areas need mixed use for different reasons. In some cases, it may be an excellent way to incorporate new facilities and to preserve the traditional town character at the same time. In other cases, it may serve primarily as a vehicle for revitalizing struggling areas and spurring economic development.14 Urban designers should set fixed goals with a definite time frame of implementation and an inventory of the desired outcomes and plan the city accordingly to eventually make a mixed use core a strong destination.12

Example: Market Common VA Recommended for: City of Minneapolis MN 

The basis to achieve an enhanced mixed use is by increasing the intensity and diversity of land uses and integrating segregated uses. The approach of higher density can be accompanied by proposing more units on smaller lots to allow preservation of surrounding open space, and by promoting efficient and optimum, urban services and infrastructure.11 Larger sites should be further subdivided into smaller lots and each of these smaller lots should incorporate mixed use. Ultimately an efficient network should be developed to connect these lots together to form a complex large scale mixed use. The

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counterargument of the potential of traffic and crime rates15 to higher density development should be tackled by undertaking crime prevention programs in planning.

Example: Park Station CA(Smaller lot size) and Westminster Place MO(Crime prevention) Recommended for: Minneapolis MN and Highlands Village CO 

Vehicular and non-vehicular access to mixed-use centers should be achieved through a hierarchy of multiple connections, different routes and physical connectors within a single system for the different modes of transport.

Example: Westminster place MO Recommended for: Mockingbird Station TX 

Diversity should encourage the creation of distinctive and memorable environments for people to perform more activities. Apart from creating shorter, walkable boundaries16 of an urban area, the integration of uses in a mixed use should be directed to build a strong community character, history, and a local identity.11

Example: Market Common VA Recommended for: City of Minneapolis MN COMPREHENSIVE DESIGN CONCEPTS AND PHYSICAL ELEMENTS Layout 1. The complex design of mixed use should involve efficient architecture and urban design to develop a visually appealing and a functional neighborhood character within a mixed use area in order to attract and invite more population to utilize the facilities and the infrastructure.

Example: Mockingbird Station TX, Market Common VA & King Farm MD 2. The compilation of design, massing, scale, image, the interrelationship of elements and surroundings4 should form a diversity of several physical configurations with varying PAGE | 36

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heights and user densities to form an interesting skyline and streetscape along with a coherent architectural profile.

External Design 1. The outer functionality and appearance of mixed use should accommodate and attract more users. The physical appearance of a mixed use environment can be based on the application of relevant vernacular architectural styles, complying with traditional architecture of the place and the use of feasible locally available materials, to create a visual harmony and to reflect an environmental, cultural and historical context of the locale. However, care needs to be taken while adding overly prescriptive architectural standards, so that it does not raise the degree of consumption of materials as well as human and financial resources.15 2. Positioning of land uses must take into account access and entrances, identity and visibility, security, and the relationship with the adjacent surroundings. a. A hotel or residential building that faces onto what is perceived as an unsafe street, does not cater to be attractive to guests or residents. The primary concerns in positioning and designing hotels in a mixed use are entrances and security.

Another element to emphasize in placing hotel uses is locating where they can best take advantage of views which is a major selling point in this case. b. The principal factors in positioning residential uses are security, privacy, and views. Highly visible entrances are not necessarily important because they are sometimes more secure if they are less visible. Access to residential uses should often be designed to be separate from other uses.4 c. A retail center that cannot be easily identified or seen will not draw the necessary customers. The position and design of a retail facility within a mixed-use area PAGE | 37

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must also take into account factors like signage, parking, and pedestrian traffic apart from visibility, access and entrances. The retail component should never be relegated to leftover space with poor exposure, because it can negatively affect the components marketability and success. The retail space should either link with the retail establishments in surrounding areas, or it should establish itself as an interesting place to visit.

Internal Design 1. The internal space planning in a mixed use should provide a large number of users with a sense of orientation by enhancing the circulation, pedestrian and other visual connections between different components. For example, access for service and deliveries is important in retail, hotel and industrial uses. Loading ramps for restaurants and retail that do not obstruct the other uses yet provide convenient access, are essential. Often when there is no backside to a mixed use configuration with respect to the orientation and entrances (accessed from all directions equally), underground truck access and service areas can be a best solution.

Example: Mockingbird Station TX 2. Consistent signs throughout the mixed use center enhance the users’ experiences by providing them with a clear image of the land use and separate indications for the drivers and the pedestrians. Techniques should be used to create a change in atmosphere that can affect patterns of behavior by using different materials, and color coding to signify spatial relationships in a mixed use.

3. The issue of security must be managed in mixed-use areas with respect to the size and the complexity of the circulation systems. The design should indicate where a large number of people are invited in and where they are restricted to go.

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a. Since retail thrives on pedestrian traffic, it should be positioned in such a way that pedestrian traffic is directed to pass through the retail area. b. The retail and hotel elements can serve as a central space to connect other uses and at the same time act as a focal point to attract additional users from those uses. c. Office space is less publicly oriented and can be placed to achieve a prominent but somewhat separate position in the internal design. d. The placement of residential component should emphasize security and privacy.

Thus for instance, in a mixed-use tower, the residential component can be placed at the highest point to take advantage of views and protect residents from street noise. In a development with numerous towers, the residential uses are placed at one end or corner, so that little or no traffic passes through the component.

COMPATIBLE MIX 1. A mix of multiple uses in a single area where neither of the uses create a nuisance or disruption in the operation and performance of the adjacent ones, can be termed as a compatible mix. For example, placing a bar near a church in a mixed use is not advisable since it may violate the church’s religious values and activities. Urban designers should also be aware that the mix of uses is not designed to form monuments into themselves, and that a bridge between different adjacent uses within an area should be maintained.

For example, mixed use centers should provide housing and other uses within the same district or a single structure, or only non-residential uses which are well connected to adjacent residential uses.

2. Traditional mixed use is a recommended informal way to organize urban growth where much of the mixed use appears to have taken place naturally, which means that it should PAGE | 39

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develop as a result of the “individual actions and behaviors” over time in a controlled and well-monitored manner from time to time.30 In this process more liability rests on the uses launched in the later phase since they have to perform a suitable physical and functional integration with the former uses without violating their operation. Instead of an ‘one step’ planned integration, it leans towards a flexibly designed phased growth based on the needs of the users arising from time to time. a. A low density single use site can be analyzed to determine the facilities lacking within the locality and a relevant component or components can be added to the existing development to convert it into a high density, compact mixed use. b. Adaptive reuse of existing vacant structures or brownfields is an excellent method to introduce mixed use since it reduces the effort, time and cost of starting construction from scratch. It also helps in historic preservation and can provide bonuses like tax credits for the mixed use.

3. For a mix involving different uses to operate during different times of the day, the owner should rent the space to a client to carry out his or her functions after the former has completed his or her activities for the day. However, care needs to be taken by the users to maintain the premises in such a way that any major physical arrangements do not disrupt the working or penetrate into the secrets of the next shift. Though this may create a slight limitation in the ownership or personalization of the space, it can be worked out by mutual understanding of the users.

4. Some uses within mixed use can incorporate associated facilities such as parking; with different arrangements such as parking lots, basement parking, and multi-level parking.15 Such facilities can also be utilized simultaneously by other adjacent and uses.

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5. Environmental preservation can also be adopted as an important attribute in mixed use which can create a mix that is ‘compatible’ with the environment. Such a mix should encompass and protect natural areas such as wetlands and woodlands. It can form excellent points of interest and sight-seeing for tourists, i.e., users arriving to the mixed use from neighboring areas. The natural areas can also be utilized as transitional open spaces in order to produce cohesion between different land uses and balance the relative high density within a compact mixed use boundary in an urban setting.15 RULES & POLICIES 1. The proposed area for mixed use must be located within a jurisdiction that is favorably disposed towards flexible or mixed-use zoning. An ideal suggestion would be to include the opportunities for mixed uses in local plans, in order to influence the city to increase the frequency of incremental mixed use.4 If there is an inclusion of mixed use in a comprehensive plan, it must be general and not specific to a particular piece of land, but should be applicable to any parcel within the precincts of the area.16 Example: City of Minneapolis MN 2. Cities in United States should allot urban renewal districts to support mixed use in town cores and other commercial areas. Some examples of economic incentives which help in generating a mix of land uses include tax increment financing that provides funds for land acquisition and project development and permitting system implementation fee reduction or waiver in targeted areas and tax abatements for the housing portion of a mixed use.

Some of these incentives are currently used by Portland, OR and Seattle, WA.11 3. Zoning can be another incentive which allows the proposed mixed use to present a calculated demonstration of adequate services and infrastructure. Zoned mixed use prescribes how the different types of uses (such as housing, commercial and office) may PAGE | 41

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locate within the same area, through planning, provided the uses are reasonably compatible.31 Planned unit development is one such example of zoned mixed use. Liberal zoning should be enacted in attractive and revenue-generating locations such as central business districts in order to spur re-development. Some alternatives include performance, transect, and form-based zoning. Performance zoning specifies the intensity of acceptable land use and not what uses can be put to in specified districts. It deals with the performance and its impacts on the adjacent surroundings.32 Transect zoning is based on naturally occurring patterns of growth in nature which gives the planners the opportunity to customize according to location and allow for local character, walkable, mixed-use neighborhoods, transportation options, and conservation of open land. 33 Form based zoning regulates the form and not the type of land use that may take place. It is proactive in setting a purposeful community vision, priority driven outlook and area specific standards20 such as low setbacks, high density, and pedestrian accessibility.

Example: Park Station CA 4. Administrative review of the phases of the concept that meets the code’s list of clear and objective standards for mixed use and pedestrian orientation, can be an important regulatory incentive. Codes may also direct the provision of higher density and building height or provide floor area bonuses when a specified mix of uses is proposed and a high level of pedestrian orientation is provided. Adjustments to code standards should be made in the context of a discretionary review.

Example: Park Station CA GOOD LOCATION Mixed use is appropriate in downtowns, neighborhoods, transit nodes, main streets, and some community commercial centers in an urban area. 11 PAGE | 42

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1. Downtown and Main Street: Mixed use is intended for a typical downtown area, or a part of the main street commercial district. Main Street districts may also include side streets branching out from the former. These areas are typically the historic, commercial “heart� of a city and should traditionally contain a mix of commercial and residential uses. Example: City of Minneapolis MN 2. Neighborhood: This area includes small and large centers of less than one acre, and up to 10 acres. Neighborhood center size and density typically depends on the population to be served, level of transit services, if any, and surrounding land uses.

These areas should have a mix of commercial and residential uses. Existing neighborhoods can be transformed into mixed use neighborhoods by incremental infill and redevelopment. Example: Park Sation CA, Market Common VA and Mockingbird Station TX 3. Community Commercial Center: The planned town center areas of new communities are prime candidates of potential mixed use because of the need to create a focal point in the city. Large centers, typically greater than 10 acres, with a variety of department stores, entertainment uses, services, and in some locations, housing, are good examples. Example: King Farm MD 4. Corridor: This area comprises of commercial areas that have developed in a linear pattern along highways or arterial streets, outside downtown, Main Street or neighborhood center locations. Typically, the objective along corridors is to retrofit them with nodal development around planned centers or nodes. To make this work, retail and office development should be limited along the corridor so that over time, these uses become more focused at centers and nodes. Example: Park Station of La Mesa Corridor CA PAGE | 43

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5. Transit nodes: Transportation nodes and crossroads are also good locations for mixed use, since they provide a better and quicker access to various uses.

Example: Park Station CA, Mockingbird Station TX, Market Common VA SIZE AND SCALE Mixed use areas should combine both vertical and horizontal mix of uses in an area ideally within a 10 minute walking distance or a 0.25 mile radius of a core of activities. Mixed use may be developed at a range of scales: within walkable or transit neighborhoods (less fine-grained mix), within parcels or blocks or within individual buildings (i.e., fine-grained mix).34 1. Mixed Use at the macro level: Mixed use, when applied at the city level, should provide a network of attractions which raise the city’s livability quotient: users should enjoy a right-of-way for strolling and shopping, job opportunities in closer proximity, varied options of housing, a well-designed urban infrastructure and transit-oriented spaces.3 2. Mixed Use at the intermediate level: This pattern should locate several uses in an intertwined composition, in either a cluster of different blocks or on different parcels within a block, in such a way that they can be accessed by a few minutes' walk.1 It can also be a combination of different low-rise or high-rise establishments on a single site, where each of the establishments can hold a different use altogether.10 3. Mixed Use at the micro level: A single mid-rise or high-rise constitution on a single piece of land that contains two or more uses integrated into the arrangement is the smallest scale of mixed use. The configuration which positions the busy public spaces at the ground, facilitates easy access for a large number of users, and the semi-private or private spaces on top allowing a restricted access to particular users only.10 Small scale mixed use tends to form a separate single structure with multiple uses or individual structures on a common platform of basic services and spaces such as parking and atriums.

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Large scale mixed use comprises of free-standing structures which do not have a common base and are bonded with pedestrian connectors such as streets, pathways, parks, plazas, or other amenities.4 TRANSIT 1. The proximity of transit promotes an improved urban mix with an arrangement and intensity of uses that supports transit ridership and use of other transportation modes, especially walking and bicycle riding. The arrangement of such a broad range of uses allows residents, workers, and shoppers to walk or use non-automobile means to reach the transit stations and thereafter use transit to reach the main destinations within the district, under more development intensity.35 Example: King Farm MD 2. Conversely, the structure of mixed use which consists of good connectivity, walkability, and higher density makes existing and potential public transportation service more accessible and feasible than conventional subdivisions.15 Example: Market Common VA 3. The concept of mass transit can reach a number of users to greater number of destinations within a single trip. It also brings in more people from other neighboring areas to enjoy the mixed-use area by creating convenient and faster travel conditions.

Example: Mockingbird Station TX 4. It also generates a part of the revenue for the city through the fares of the riders. Due to a larger number of a variety of users in a mixed use, a substantial travel demand is generated everyday which can help in enhancing transit options.5

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CONCLUSION Recognition of the benefits in favor of mixed use and strategies to curb the limitations leads to the abolishment of the stringent, single purpose land-use zoning. Mixed use has a great future if a significant, increasing interest among an ever widening public is maintained. 36 Urban designers can expect and should strive for more mixed use locations for the present and the future to bring in several additional benefits, thus helping to create an efficient urban setting throughout the country.

Mixed use is appropriate means to form important activity nodes which would define their own environment, influenced not only by commercial and support services, but by social services and amenities as well.36 The mixed use outlook should be considered as an important alternative where preservation of traditional or historic neighborhoods is essential and new development is demanded simultaneously. It has the potential to balance the land use pattern by preserving the existing important uses and introducing new ones. On the other hand it is also flexible to form a new overlay altogether with a complete redesign of an area.37 Mixed use caters to all the users in the society. It is an excellent area of research for environmentalists, economists, and real estate specialists and an remarkable theory for architects, planners and urban designers which can be carried out in practice.

Mixed use will likely occur with greater frequency under the guidance of urban designers in collaboration with other professionals in the planning and construction industry, because it is well-suited to solving redevelopment problems. It is definitely a significant new wave of the future and can be readily coined as a ‘self-contained infill option’ for an American city.

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APPENDIX

FIGURE 1 http://gis.metc.state.mn.us/mapgallery/pdfs/Planned_landuse_level1/PLU_Minneapolis_Generalized.pdf

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FIGURE 2 http://www.ci.minneapolis.mn.us/master-plans/downtown-east-north-loop/figures/fig4_3.pdf

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FIGURE 3 http://www.ci.minneapolis.mn.us/master-plans/downtown-east-north-loop/figures/fig6_3.pdf

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FIGURE 4 http://www.cityoflamesa.com/DocumentView.aspx?DID=1159

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FIGURE 5 http://www.cbre.com/USA/US/VA/Tysons+Corner/Property/MarketCommonClarendon.htm?pageid=2

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FIGURE 6 http://www.calthorpe.com/highlands-garden-village

FIGURE 7

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FIGURE 8.1 (Top) & 8.2 (Bottom) http://newurbanismwatershed.unc.edu/PDF/king_farm.pdf.pdf

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REFERENCES 1

The Mixed-use trend: Planning attitudes and practices in Northeast Ohio, JAPR 24:3, Sonia Hirt, Locke Science Publishing Company, Inc., Autumn 2007 2

Flexible Zoning, Douglas R. Porter, Patrick L. Phillips, Terry J. Lassar, Urban Land Institute, 1988 3

New Urbanism and Beyond, Designing cities for the future, edited by Tigran Haas, Rizzoli International publications Inc., 2008 4

Mixed Use ULI Bulletin, Dean Schwanke, Urban Land Institute, 1986

5

Mixed Use ULI Bulletin, Robert E. Witherspoon, Jon P.Abbett, and Robert M. Gladstone, 1975

6

Defining Mixed-Use Development, Design Pointer, Number 3, Nancy A. Miller and Jeff Miller, University of Minnesota, 2009 Website: http://www.designforhealth.net/pdfs/From_MDCWEB/DPmixed_use.pdf 7

Mixed Land Use, by Dimitri Procos, edited by Richard P. Dober, Dowden, Hutchinson & Ross, Inc. 8

Mixed Use Development projects in North America: Project profiles, Prepared by the research division ULI, Urban Land Institute, 1983 9

Article: Mixed Use Development, ParioPlan, Canada Website: http://www.parioplan.com/projects/mixed-use/page1.php 10

Mixed-Use Development: A Review of Professional literature, Joseph S. Rabianski, Georgia State University, November 2007 Website: http://www.naiop.org/foundation/rabianski.pdf 11

Commercial and Mixed Use Development Code Handbook, Oregon Transportation and Growth Management Program, Publication Year not available Website: http://www.oregon.gov/LCD/docs/publications/commmixedusecode.pdf?ga=t 12

Planning and Urban Design Standards, American Planning Association, Published by John Wiley & sons, 2006 13

Article: Multi-use Website: http://www.pps.org/multi-use 14

Santa Fe Depot, Specific Plan Update: Mixed-Use Development Website: http://www.arroyogroup.com/santafedepot/OR-FactSheet-MixedUse.pdf

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15

Smart Growth, Smart Choices Series: Series: Mixed-Use Development, Edward A. Tombari, January 2005 Website: http://www.nahb.com/fileUpload_details.aspx?contentID=39196 16 Land Uses in American Cities, by Harold M. Mayer and Charles R. Hayes, Park Press, 1983 17

Code of Ordinances, City of Minneapolis, Minnesota Website:http://library.municode.com/index.aspx?clientId=11490&stateId=23&stateName=Minn esota 18

The Minneapolis Plan, City of Minneapolis Website: http://www.ci.minneapolis.mn.us/master-plans/mplsplan/oldversions/v4/chapter9.html 19

Article: Mixed Use Development, Corridor Development Initiative, Minnesota Website:http://www.housinginitiative.org/15/index.php?option=com_content&view=article&id= 74&Itemid=87 20

Form-Based Zoning for Small Towns and Historic Neighborhoods, Landmark and Preservation Conference, March 2010 Website:http://www.nationalregister.sc.gov/HPConferences/FBCforSmallTownsandHistoricNeig hborhoods.pdf 21

Mixed-Use Developments: A renewed Opportunity for Retail and Services Businesses, Let’s Talk Business, Issue 48, Summarized by Bill Ryan, August 2000 Website: http://www.uwex.edu/ces/cced/downtowns/ltb/lets/Aug00ltb.pdf 22

Mixed-use strategic implementation plan: Including Mixed-use overlay and design guidelines Website: http://www.cityoflamesa.com/DocumentView.aspx?DID=1159 23

Higher-Density Development: Myth and Fact, Urban Land Institute Catalog number: N27, Washington DC, 2005 Website:http://www.uli.org/sitecore/content/ULI2Home/ResearchAndPublications/Reports/Affor dable%20Housing/Content/~/media/Documents/ResearchAndPublications/Reports/Affordable% 20Housing/HigherDensity_MythFact.ashx 24

Article: The Market Common Clarendon, Arlington, Virginia Website: http://www.mccafferyinterests.com/content.cfm/the-market-common-clarendon 25

Article: The Market Common Clarendon – Phase II, Arlington, Virginia Website:http://www.mccafferyinterests.com/content.cfm/the-market-common-clarendon-phase-ii 26

Article: Green Features, Highland Garden Village Website: http://www.highlandsgardenvillage.net/general/Green-Features 27

Article: Mockingbird Station (Award) Dallas, Texas. USA From ULI Development Case Studies Website: http://casestudies.uli.org/Profile.aspx?j=8262&p=2&c=4 PAGE | 55

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28

Article: Smart Growth Illustrated King Farm, Rockville, Maryland Website: http://www.epa.gov/smartgrowth/case/kingfarm.htm 29

Case Study of King Farm, MD: Comprehensive Report of the Impact of Urban Design on Water Resources, Joseph MacDonald, Kat Oury, Rhonda Ryznar, Michael Holmes, Philip Berke, November 2003 Website: http://newurbanismwatershed.unc.edu/PDF/king_farm.pdf.pdf 30

Blog: Creative approaches to Mixed Use, Author not mentioned Website: http://govictoria.blogspot.com/2010/12/creative-approaches-to-mixed-use.html 31

Article: Toolkit of Best Practices, Department of Community Affairs, GA Website: http://www.dca.state.ga.us/toolkit/ToolDetail.asp?GetTool=40 32

Article: Performance Zoning, Urban Planning Community, PlanningWiki Website: http://planningwiki.cyburbia.org/Performance_zoning 33

Article: South Walton Transect Zoning, Tales of Architecture on Scenic 30-A, 30-A Architect Website: http://30a-architect.com/south-walton-transect-zoning/ 34

Mixed-use development: Ambiguous concept, simplistic analysis and wishful thinking?, Planning Practice and Research 11(1): 85-97, Rowley A, 1996 35

OKI’s Community Choices: Mixed Use Development, April 2007 Website: http://www.oki.org/landuse/pdf/OKIMU.pdf 36

Toward the livable city, edited by Emilie Buchwald, Milkweed Editions, 2003

37

Article: What is mixed use development?, Posted by Milhaus Development, May 26, 2010 Website: http://www.milhausdevelopment.com/blogs/blog/2010/5/26/what-is-mixed-usedevelopment-part-two

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