Mixed Use Developments – The Basics

 Seek to create pedestrian friendly environments with a variety of uses that

enable people to live, work, play, and shop in one place.

 Include several different uses that work together and share infrastructure,
utilities, and public amenities.

 Typically higher in density than a single use development.

 Types of mixed use developments:

o Vertical Mixed Use Buildings
 Combo of different users within the same building
 Generally the lower floor would be utilized by a commercial user
with residential use located above
o Horizontal Mixed Use Sites
 Single use buildings on district parcels in a range of land uses
within one planned development project.
o Mixed-Use Walkable Areas
 Combine both vertical and horizontal mix of uses in an area
within an approximately 10 minute walking distance to core
activities

 More efficient use of land & infrastructure

o Retail use can share parking facilities with residential uses because
their peak hours for parking do not overlap substantially.
o People living in apartments above retail establishments help reduce
potential for vandalism because for all intents and purposes there are
no off-hours.

 The development of a neighborhood, tract of land, building, or structure with a

variety of complementary and integrated uses, such as, but not limited to,
residential, office, manufacturing, retail, public, and recreation, in a compact
urban form.
o Central business districts are examples of mixed use developments, but
they generally develop over long periods of time and often without a
plan. A very early example is Rockefeller Center in New York City.

 Smart growth advocates cite the advantages of mixed use developments in

reducing traffic congestion by locating homes and jobs within easy commuting
distance and integrating shopping and related facilities into residential
neighborhoods.

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City of Franklin

 Land Use Plan 2025

o States 1077.24 acres of mixed use development (4.86% of City area)
 Majority of Franklin’s zoning districts are single use districts

 Mixed Uses allowed in the following districts: (promote a mixture of

commercial uses with limited residential uses)
o B-4 South 27th Street Mixed Use Commercial District
 Promote mixed uses of retail, commercial, office, and
residential
 Promote auto and pedestrian circulation
 Increase compatibility of urban character
o B-7 South 27th Street Mixed Use Commercial District
 Development of high quality office and retail
 Building height must be at least 2 stories
 Promote auto and pedestrian circulation
o CC Civic Center District
 Serves as Franklin’s downtown area
 Mixed Uses – cultural, institutional, indoor entertainment,
business, and multi-family residential
 Pedestrian oriented
 Promotes superior building, site, and landscape design
 Urban character with a larger suburban context
o PDD - Planned Development District

 Maximum Permitted Floor Area for a Retail Building:

o Shall not exceed a total of 125,000 gross square feet of floor area
 B-1 Neighborhood Business District
 B-2 General Business District
 B-3 Community Business District
 B-5 Highway Business District
o B-4 District South 27th Street Mixed Use Commercial District
 Requires special approval for all buildings greater than 40,000 sf
(whether multi or single tenant)
 Single retail establishments are limited to tenant space of 80,000
sf or less
o B-7 District South 27th Street Mixed Use Commercial District
 Requires special approval for all buildings greater than 40,000 sf
(whether multi or single tenant)
 Stand alone retail and entertainment establishments except
restaurants limited to 25,000 sf or less in tenant area. When
located in multi-story mixed use buildings retail and
entertainment establishments may exceed 25,000 sf in area
provided such used do not exceed 50% of total floor area of the
entire building.
o PDD-Planned Development District
 Increased maximum permitted floor area requirements may be
increased with in a PDD

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City of Glendale

 Mixed Uses allowed in the following districts:

o PD Planned Unit Development District
 Optional development of land in Glendale that is consistent with
design principles of traditional neighborhoods
 Compact
 Designed for the human scale
 Provides a mix of uses including residential, commercial,
civic, and open space in close proximity to one another
 Provides a mixture of housing styles, types, and sizes to
accommodate households of all ages, sizes, and income.
 Incorporate a system of relatively narrow, interconnected
streets with sidewalks, bike ways, and transit
 Design standards for materials, color scheme,
architecture, lighting, landscaping, and signs

 Maximum Permitted Floor Area for a Retail Building:

o 50,000 sf
o possible increase in square footage if part of a PD

 Example of Mixed Use Development

o Bayshore Towne Center
 Originally a outdoor strip mall est. in 1954
 Extensive remodel in 2006
 Increased square footage from 538,821 to 1.3 million
 Cost $300 million
 950,000 sf of retail (over 125 stores)
 Entertainment venues (theater, bowling alley)
 Sit-down restaurants only – no fast food
 1 acre park
 200,000 sf office space
 81 townhouse condos
 113 apartments (above retail and parking garage)
 Per Glendale Our Vision Plan (September 24, 2001)
 “Convenient and varied shopping opportunities abound in
Glendale led by a thriving Bayshore shopping area, which
is a regional destination. Upscale boutiques and
restaurants in well designed groupings invite residents
and travelers to stroll and gather along distinctive tree-
lined, flower-adorned walks and enjoy a “European” style
marketplace environment with fountains, benches, public
art, and sidewalk cafes. The City’s signature lighting,
City banners, markers, paving, and public plaza add a
distinctive character to the Glendale Centre, a mixed-use
are where North Port Washington Road and West Spring
Street Drive join”.

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City of Brookfield

 Define mixed use as:

o Intended for a carefully planned, deliberately designed mix of
compatible uses within the same site, building, and/or development,
including housing, shopping, employment, and recreation uses, with a
range of densities, and formats depending on the subcategory and
zoning.
 Low Density Mixed Use (retail)
 High Density Mixed Use (residential)
 Allowed in PDD Planned Development Districts
o PDD – Residential
o PDD – Commercial
o PDD – Mixed-Use (no single type of use is dominant)
 Sit-down restaurants only – no fast food
 Specific characteristics of mixed uses development - Based on existing
neighborhood plans
 Maximum Permitted Floor Area for a Retail Building:
o 20,000 sf
o 124th Street and Bluemound Road (152,000 sf max of commercial, with
15% designated as office)
 Promotes vertical and horizontal mixed uses
 Example of Mixed Use Development
o Sendik’s Towne Center (Capital Drive & Brookfield Road)
 Pedestrian focused mixed-use development
 189,116 sf of retail and office
 28 acres
 Opened in 2001
 Anchored by Sendik’s Fine Foods, a high end grocery
 Adjacent (walkable) properties include:
 Foxbrook Senior Apartments (71 units)
 The Plaza at Towne Center (72 condominiums)
 Create a loop road to facilitate traffic to move freely within the
node, without burdening the Capital/Brookfield intersection.
 Orient larger buildings to Capital Drive and smaller buildings to
Brookfield Road
 Utilize the wetlands and environmental corridors as amenities
for both private and public use
 Develop a multi-family housing as a transition from commercial
development at the node and the neighborhood