LITERATU

RE REVIEW
OF MIXED-
USE
 INTRODUCTION

Throughout history, it was natural to build homes next to markets, eateries, taverns, places of
worship, and various shops. Here in North America, the earliest cities and towns sprouted
around a “Main Street” - a thoroughfare lined with ground-floor businesses and upper-floor
dwellings. Only with the advent of zoning laws did we start to regulate where buildings of a
specific function can be placed. Then, during the postwar inner-city decline, land use became
more distinct, and large swathes of residential homes and enormous retail plazas became the
20th-century zoning model.

A few decades ago, things changed. The younger generation embraced city living and everything
it represented - diversity, authenticity, vibrant social life, walkability, and proximity to venues.
On the heels of the urban revival, returned the millennia-old, mixed-use building model.

What is a Mixed-Use Building?

In short, a mixed-use building is a single building that houses three or more significantly-

sized, revenue-producing businesses or ventures. While this might include several businesses,
it is not the same as an office building, which houses only business offices. An MXD includes
more diversity in the uses, which may include:

 Business offices
Retail stores
Restaurants
 Hotels
 Entertainment

Industrial operations and residential areas may also be included in these dense, concentrated
constructions, allowing many people to work, live, and enjoy a wide range of amenities within a
relatively small area. All in all, it’s a practical way to make the most of limited space and has
something to offer everyone.

Advantages and Benefits of Mixed-Use

MXD’s existed in large numbers before the implementation of modern zoning regulations,
which effectively split commercial and residential areas from one another and made them
exclusive spaces for specific uses.

The first benefit of mixed-use buildings is, of course, its ability to make the most of relatively
small, limited spaces of land. This is becoming especially crucial in modern times when
well over 55 percent of the world’s population lives within urban spaces. In order to
accommodate this staggering number of people, room must be made for housing. However, this
leads to difficulties in deciding where businesses can be placed, leading to a sort of standoff
between residential and commercial zoning permits. MXD’s make the issue much simpler by
giving developers the freedom to integrate both spaces into one. This also leads to interesting
investment opportunities for business owners like yourself. You can grow your business and
practice investment in multifamily housing in a single area.
 MXD’s make urban living more sustainable in other ways, as well. When restaurants,
entertainment, industrial ventures, and even housing are all encompassed in one compact
area, residents of the area are required to use their cars less to reach amenities. This creates a
safer, more pedestrian-friendly environment, which reduces the amount of pollution produced
within the area. It’s a small step towards creating more green urban spaces but promises to
make a huge difference as MXD’s become popular once more.

Benefitting the local economy and the climate as a whole is excellent, but MXD’s also have
much to offer business owners in terms of the bottom line. First, being in a dense area with
excellent pedestrian access and walkability means exposure to more customers. Customers
passing by a business are more likely to stop and check out products in window displays than
those quickly passing by in cars or busses. This often means more sales for businesses of all
types, which, of course, leads to more profit.

Walkability, higher sales, and a fairly compact community often lead to the revitalization of
communities and city areas that might have been otherwise struggling in recent years. In turn,
this raises the property value for buildings within the recovering community, leading to a great
deal of tax revenue. This revenue can then be put into further improving the development of
the building, allowing even more access to housing and business space. Furthermore, this rise
in value presents an excellent opportunity for investors, particularly those interested in
managing multi-family homes.

Mixed Use Design Recommendations

New developments and enhancement of existing development will evolve in a more unique and
creative manner if the recommendations are flexible and provide an array of choices that can
be combined in many different ways. The following recommendations will provide direction
without eliminating the creative opportunities that will ultimately determine the success of
many design solutions. Rather than establishing strict and rigid recommendations, a
framework of discretionary statements has been created.

General Mixed Use Building Recommendation For Compatibility And Context

This section provides the basic concepts for the creation of good community design and quality
development. These general recommendations are to be used in conjunction with other, more
specific recommendations for commercial and mixed use development found in subsequent
parts of this section.

A. Desirable Elements of Project Design

The following design elements are desirable and highly encouraged:

 Significant wall articulation (insets, pop outs, columns, canopies, wing walls, trellises)
 Natural wall materials including stucco, stone, brick, clapboard, and ceramic tile
 Multi-planed roofs
 Full roof treatments
 Roof overhangs, arcades, plazas and outdoor dining areas
 Traditional storefront design
 Articulated mass and bulk oriented to pedestrian/village scale
 Significant landscape and hardscape elements
 Shared access driveways
  Landscaped and screened parking and loading
 Pedestrian orientation and village scale

B. Undesirable Elements of Project Design

The following design elements are discouraged:

 Large blank, flat wall surfaces

Unpainted concrete, slumpstone or corrugated metal
 Highly reflective surfaces (mirror windows)
 Metal or plastic siding
 Large front yard setbacks accommodating parking
 Visible outdoor storage, loading, and equipment areas
 Disjointed parking areas and awkward circulation patterns
 Over abundance of access driveways, or unsafe locations
 Large commercial development across numerous lots, without pedestrian orientation

C. Building Height

Building heights should relate to adjacent development to allow compatibility between new and
existing development, promote a village scale and encourage pedestrian activities.

 Varied building heights preserve the desired mix of one, two, and three-story buildings.
 A transition from the height of adjacent development to the maximum height of the new
development is highly desirable.
 Building heights which are oriented to a pedestrian scale promote the intended “village”
atmosphere.
 Transitions from one story or two stories along the street frontage to two or three stories
further back, are desirable.

D. Scale and Bulk

Scale is the relationship between a proposed building’s size and the size of adjoining buildings.
The scale of new buildings should be compatible with existing buildings in the area and should
allow the continued domination of large trees along the North 101 Corridor Specific Plan Area.

Large scale buildings that give the appearance of square box structures are discouraged and
generally will appear out of place if situated adjacent to the typically smaller buildings. Large
developments, which are constructed on three or more adjacent lots or have a frontage greater
than 100 feet are encouraged to utilize a “village” design, such as several small buildings
around a plaza area. There are several ways to reduce the appearance of excessive bulk in large
buildings:

Vary the planes of the exterior walls in depth and/or direction.

 Step back upper floors.
 Vary the height of the building so that it appears to be divided into distinct elements.
 Use varied roof planes and shapes.
 Articulate the different parts of a building’s facade by use of color, arrangement of
facade elements, and/or change in materials.
 Use landscaping and architectural detailing at the ground level to lessen the impact of
large buildings.
 Avoid new buildings with blank walls at the ground floor level. Utilize windows, wall
insets, change in materials or canopies to create interest. Where blank walls are
 unavoidable due to storage space or other interior requirements, these walls should
provide opportunities for murals, landscape backdrop, and decoration.
 Visual relief is recommended for linear buildings by the use of architectural projections
or recessed areas that create the appearance of smaller adjoining buildings.

E. Color

The following color recommendations are intended to promote building colors that are
appropriate to the character and orientation of the building, and which tie together the various
elements of the building in a manner which is compatible with adjacent buildings as well as
the intended character of the area. These recommendations are not intended to dictate all
building colors or rule out color options, but rather to provide a framework of desirable colors.

 Light to medium intensity colors are encouraged for the overall background building
color. Bright, intense colors are better reserved for accents, trim or highlighting
architectural features.
 The dominant color of new buildings should relate to the inherent color of the building’s
primary finish materials.
 No limit to the number of colors used on a building is recommended. In fact, the use of
numerous accent colors can be appropriate provided the color palette is compatible with
these recommendations.
 Fluorescent colors are generally not appropriate to the desired eclectic village character.
 Color can be used to break down the scale of a building by highlighting various
architectural elements.
 Signs and awnings which are color coordinated with the building facade can
successfully be used to introduce brighter or more intense colors.
 The hues, values, and intensities of a color program should be compatible with
adjoining building colors and landscaping elements, except where adjacent buildings
diverge from these recommendations.
 Large areas of intense white are discouraged.
 Murals and supergraphics, not advertising a business, are encouraged.

General Site Planning Recommendations

Placement of commercial and mixed use buildings, parking and pedestrian amenities is
important to encourage the desired pedestrian/ village scale. The following recommendations
seek to provide design techniques which will allow a compatible mix of development size and
land uses. The recommendations are aimed at promoting a pedestrian/village scale commercial
corridor utilizing sensitive and innovative design.
 A. Setbacks and Building Orientation

1.         Orientation of new buildings should consider adjacent buildings.

2.         Buildings which are immediately adjacent to the sidewalk promote visibility and
pedestrian orientation. This can also be accomplished if buildings are separated from the street
by plazas, outside dining or other pedestrian areas.

3.         Larger developments which utilize more than one lot can maintain a village scale by
constructing several smaller buildings rather than one large structure, and clustering the
development. This creates opportunities for plazas and pedestrian areas and prevents large
expanses of buildings. When clustering is impractical, a visual link between buildings can be
established through the use of an arcade system, trellis or other open structure.

4.         Locating buildings and on-site circulation systems such that pedestrian/vehicle

conflicts are minimized encourages pedestrian activity.

5.         Recognizing the importance of spaces between buildings as outdoor rooms allows these
spaces to have a planned and useful shape and not simply be left over areas.
 B. Street Orientation

1.         The building wall facing the street should generally be oriented parallel to the street.

2.         Storefronts and the major pedestrian access for all buildings shall be oriented to the
major street upon which it is located. Secondary rear or side entries are encouraged.

3.         Buildings with parking lots between the street and structure do not promote the village
scale or pedestrian activities and are discouraged.

C. Rear Yard, Alley and Street Treatments

 Those commercial areas which back up to or are otherwise adjacent to residential areas are
best buffered by providing landscape areas and/or screen walls along the adjacent property
line. Low scale commercial buildings which are oriented to the front of the site allow side and
rear portions of the site to be utilized for parking, landscaping, plazas, or other buffering
amenities.

1.         Those lots along North Highway 101 which have through access to Melrose and La
Veta Avenues shall refer to Section 3.1.3.A & B, Development Standards, for site design
requirements and Section 4.5.8.E for design recommendations.

2.         Commercial or mixed use properties which are immediately adjacent to or separated by

streets or alleys from residentially zoned properties can best buffer the commercial activities by
providing a landscaped setback along the length of the adjacent property line. Buildings are
required to be oriented as closely as possible toward the major street frontage. In some cases
screen walls may be necessary to screen parking or loading areas, or unsightly building views.

3.         A combination of low or opaque walls and landscape methods are encouraged for
visual variety and to soften blank wall surfaces, however, pedestrian access should be provided
through landscape buffer areas.

4.         Consideration should be given to shared access drives for adjacent properties, both
from alleys and from North Highway 101 or Vulcan Avenue. This consideration will help
minimize curb cuts and reduce alley noise and traffic.

5.         Where rears of buildings are visible across alleys or streets from residential lots,
architectural treatment which softens blank rear walls, loading and trash areas is necessary.

General Circulation Recommendations

Access and parking design of commercial and mixed use properties in the North 101 Corridor
Specific Plan Area is essential to ensure successful site design. The following recommendations
address the important elements of access and parking design.
A.         Parking located on one side and/or at the rear of a building reduces pedestrian/vehicle
conflicts and promotes the desired village scale and pedestrian activities.

B.         On-site parking located adjacent to the street should be avoided where possible. Where
on-site parking is located adjacent to the street, landscaping should be planted along the street
frontage to provide needed screening. This planting should not block building visibility from the
street. Hedges, shrubs, low berms, mounding, or low fences along pedestrian ways and streets
should be used to effectively screen views of parked cars.

C.         Within parking areas, trees, shrubs and ground cover should be used to break up
large expanses of paving, provide shade and reduce glare.

D.         Any new parking lots and structures should be located at the rear of the lot and
should be softened by landscape and architectural techniques such as raised planters, etc.

E.         Parking areas should be separated from buildings by either a raised concrete walkway
or landscaped strip, preferably both. Parking spaces which directly abut the building are
strongly discouraged.

F.         Common driveways which provide vehicular access to more than one site are
encouraged. This will effectively reduce the number of curb cuts along North Highway 101.

G.         Shared parking between adjacent businesses and/or developments shall be required

where practical.

H.         Where parking areas are connected, interior circulation should allow for a similar
direction of travel to reduce conflict.
I.          Parking garages and tuck-under parking located in front of a building or visible from a
front or side street can diminish a viable pedestrian environment and are discouraged except
where innovative design methods are used.

J.         Loading facilities should generally be located at the rear of the building and should be
appropriately screened from all views

K.         Parking areas shall be well lit and obstructions to visibility should be minimized.

L.         Parking access points, whether located on front or side streets should be located at
least 100 feet from street intersections. Unsafe and substandard curb cuts should be
eliminated.

M.        Parking areas should be designed so as to link the buildings they serve to adjacent
street sidewalk or other pedestrian systems, and to give the impression of buildings as an
extension of the pedestrian environment. This can be accomplished by using design features
such as walkways with enhanced paving, trellis structures, and/or landscaping treatment.

Specific Storefront Recommendations

The following recommendations apply to construction of new and enhancement of existing

commercial and mixed use buildings in the North 101 Corridor Specific Plan area. The
recommendations for specific storefront treatments promote the village scale and desired
pedestrian activities of the corridor.

A. Entries

Many older storefront entries along the corridor are recessed and/or sheltered by a covered
arcade or porch entry. This is an effective design because it provides more area for displays, a
sheltered transition area to the interior of the store and emphasizes the entrance. Covered and
recessed entries should be retained and encouraged in new construction.

B. Awnings
 Awnings contribute to the village character by adding color, texture, and shade to the
streetscape. It is important that awnings relate to the pattern of the building and that their size
and shape is consistent with the building character.

1.         Awnings should be designed consistent with the scale, proportion and rhythm created
by the architectural elements of the facade.

2.         Awnings by their nature are meant to be lightweight structures. Permanent “awnings”

constructed with metal, tile, plexiglass, wood shakes, or similar roofing materials are
discouraged.

3.         Canvas, matte finish vinyl, and fabric awnings are encouraged.

4.         When a building contains more than one store, different colored awnings can be used
for each store when they relate visually with one another and with the building as a whole.

5.         Signage placed on awnings is limited to the awning valance.

6.         Minimum height of awnings should be 8′-0″ from the lowest point to the sidewalk and
shall not extend more than 6′-0″ from the facade of the structure. (The 6′-0″ dimension should
be reduced when tree plantings and other obstacles dictate).
 7.         Awnings should have a single color or two- color stripes. Lettering and trim in other
colors is appropriate.

8.         When awnings are placed on two- or three-story buildings, the awning should be
spaced comfortably between the architectural elements of the building’s stories.

9.         Care should be taken so that the awnings do not obstruct the views to adjacent
businesses.

10.        Awnings should be well maintained, washed regularly, and replaced when faded or
torn.

C. Doors

Storefront doors in the North 101 Corridor Specific Plan area should create a pleasant entry
which invites the customer into the store. The following concepts provide recommendations for
the design of storefront doors.

1.         The door should be designed with simple details such as a handsome door pull,
kickplate, or an attractive painted sign.

2.         Avoid inappropriately decorated doors. Fake historic or highly decorated contemporary

doors look out of place in the traditional storefront.

3.         Entrances to each individual building (even when one business has expanded to
include several buildings) should be retained. The rhythm of entrances is important to the
sidewalk character and helps maintain a pedestrian scale.

4.         Doors to retail shops should have a high percentage of glass to frame (i.e. 60-90%
glass).

D. Windows
The use of windows as an architectural element is important in the North 101 Corridor Specific
Plan area because windows help create the desired pedestrian orientation and village scale
while providing the necessary visibility to display areas or building interiors for vehicular
traffic.

The design of a particular commercial window depends as much on the nature of the business
inside as the architectural style of the building. While large plate glass windows are often
appropriate for larger retail stores, smaller or mullioned windows characteristic of specialty
shops can also be appropriate. The following recommendations outline important
considerations in developing complementary window themes for new developments (large or
small) and renovations.

1.         Large, continuous expanses of glass without careful detailing tend to give an

undesirable urban character. Glass areas can be subdivided by mullions, panes, or decorative
millwork to reduce a window to human scale.

2.         To maintain a distinction between upper and lower floors, the ground level facade
should have larger patterns of glass than the upper.

3.         Bay, bow and box windows can be used to add visual interest to a facade by providing
variety, shadow and texture. They can also become focal points for merchandising.

4.         Use clear glass (88% light transmission) on the first floor. Tinted glass allowing a
minimum of 50% light transmission will be considered only for use in upper floor windows. The
use of reflective glass is very strongly discouraged.

5.         Storefront windows should be as large as possible and no closer than 18″ to the
ground. By limiting the bulkhead height, the visibility to the storefront displays and retail
interior is maximized. Maximum bulkhead heights for new construction should be 40″.
Minimum height should be 18″. Existing buildings are encouraged to retrofit to these heights.

6.         Replacing window and door features with incompatible materials is discouraged.

 7.         Air conditioning units placed in windows or over doors on the primary facade are
strongly discouraged.

8.         Permanent, fixed security gates, grilles or bars (defined as those clearly visible and
fixed to windows or the facade) are strongly discouraged. If such bars are required they should
be placed a minimum of 3 feet inside the storefront windows.

E. Storefront Accessories

1.         Electronic security systems are encouraged.

2.         Mechanical appurtenances attached to building facades, such as the mechanical

equipment for an automatic retractable security grille, must be concealed by placement under
an awning (when available) or enclosed by a housing that is in proportion with the building’s
architecture and painted a color, or constructed with a material, in keeping with the facade
colors and materials.

3.         Where transom windows exist, every effort must be made to retain this storefront
feature.

4.         The original bulkhead material should always be retained, maintained or uncovered,

where desirable.

5.         Newer storefronts can have simplified bulkheads, but bulkheads constructed of glass
that simply retain a horizontal framing bar at their top are strongly discouraged.

F. Balconies

1.         Balconies should be designed to be of a useable size, accessible and located to

encourage use. False balconies should be used only when appropriate to the building’s
character.

2.         The structure supporting the balcony should be designed to integrate with the
building, and give the appearance of strength. The balcony should not look “tacked on”.

3.         The design and choice of balcony railing materials should reflect the function of the
balcony and the character of the building.

G. Rear Entrances

Because of the location of residential uses directly behind much of the commercial and mixed
use zones in the North 101 Corridor Specific Plan area, rear facades are more visible and must
be designed attractively.

In general, the rear entrance must respond to the same needs as the storefront, only at a
reduced scale. These include identification signage, display, lighting, and a pleasant entry. In
addition, it must also meet the service needs of the business. Since these two functions are
often in conflict, the design of the rear entrance must be carefully planned. A particular
concern is the storage and disposal of refuse. Trash cans, dumpsters, and other containers
should be hidden from view whenever possible.
The design of a rear entrance should be appropriate to its surroundings. The design should be
pleasantly inviting, but simple in detail

1.         Signs should be modestly scaled to fit the casual visual character of the alley or other
rear entrance.

2.         A canvas awning can soften rear facades and provide a pleasant protected space.

3.         The rear entry door should be similar in design to the front door.

4.         Special lighting should be modest and should focus on the entry door.

5.         Selective use of tree planting and other landscaping can subtly improve a rear facade.

6.         Refuse containers and service facilities shall be screened from view.

H. Storefront Rehabilitation

1.         Whenever a storefront is renovated, the original glass to wall ratio (typically 3 to 1)

should be retained for storefronts if the original ratio is appropriate.

2.         Original storefront elements should be retained and repaired, where such elements are
appropriate.

3.         Decorative features such as special trims, tiles, and bevelled glass should be retained
and repaired, where such elements are appropriate.

4.         Inappropriate materials that detract from the character of the building should be
removed.
 5.         Any elements or signs that may be covering parts of an original storefront should be
removed.

6.         Original storefront windows, bulkheads, etc. should not be removed.

7.         All tinted or mirrored glass should be removed.

8.         Exposed air conditioning units should be removed.

9.         Do not:

- change original window size (if traditional storefront windows are desirable)
- replace wood window and door frames with unfinished, silver aluminum
- cover over transom windows
- place permanent exterior security gates on windows and doors

Design Considerations For Special Uses

The design recommendations in this section cover specific uses and building types which,
because of the unique design issues associated with them, require special attention. The
following special recommendations supplement the more general commercial recommendations
presented previously and should be considered in conjunction with them for applicable
projects. Specific uses and building types covered in this section are:

 Hotels, motels and timeshares

 Automobile related uses
 Drive-through or drive-in businesses
 Mixed use

A. Hotels, Motels and Timeshares

1. Design Issues

This category includes hotels, motels and timeshares as new developments (where permitted)
or renovations to existing buildings. In responding to the needs of guests, these buildings often
have problems with providing sufficient amenities and services on the site while maintaining a
desired level of privacy. Also, due to the inherent size of these types of uses, they can easily
become imposing landmarks in relation to their surroundings, which may, or may not, become
a design issue depending on the actual site location and the design quality of the structure.

2. Architectural Treatment

a.         The design and scale of the structure should relate to the desired form and pedestrian
scale of surrounding structures in the North 101 Corridor Specific Plan area, but most
importantly to the desired village scale for the area.

b.         Combinations of one, two or three story building elements which create sensitive
transitions in form and scale with surrounding structures are preferred over linear buildings of
a single consistent height. Clusters of cottage type buildings are encouraged.

c.         Whenever possible, consider how design characteristics of appropriate surrounding

architecture can be repeated or adapted.
 3. Materials

Use building materials and design features that promote a sense of permanence and a diversity
of style and detail. More specifically, emphasize “permanent” materials (e.g. wood, brick,
clapboard, stone, stucco, concrete, tile, etc.) as primary building materials. Avoid the use of
glass walls, bare aluminum and plastic.

4. Site Planning

a.         Avoid locating driveways, garage ramps or loading and service areas where they
interfere with the flow of pedestrian movement or impact the privacy of guest rooms.

b.         Utilize parking drives and courts or other open spaces on the site to help buffer the
buildings from any adjacent incompatible land uses however, avoid locating large parking areas
adjacent to North Highway 101.

5. Other Elements

a.         Small cottage type buildings are encouraged to promote the village scale of the
corridor. New linear buildings with numerous adjacent room entrances opening onto parking
lots should be avoided in new development.

b.         Any large developments, especially those incorporating mixed commercial uses, are
encouraged to provide underground parking which is architecturally compatible and of
moderate scale.

c.         Avoid exposed air conditioning units for each guest room.

d.         Screen mechanical equipment on roofs. Locate equipment in mechanical/utility rooms

surrounded by a solid screening wall designed to integrate with the architecture of the
building, wherever possible.

B. Automobile Related Uses

1. Design Issues

The primary design recommendations concerning automobile-related uses address the need to
screen, or otherwise hide from public view, some of the more unattractive repair and storage
operations. Another issue, specifically associated with gasoline service stations, is the need to
accommodate site ingress and egress safely and efficiently because of the large number of
turning movements these uses generate.

2. Architectural Treatment

a.         All automobile repair or work areas and facilities shall be within enclosed buildings
with openings designed to eliminate noise and view impacts.

b.         Automotive use structures (including pump islands) should incorporate full roof
treatments with moderate pitch, varied parapet height and complete screening of mechanical
equipment.

c.         Architectural treatments should conform to the design recommendations for other

commercial and mixed use structures found in this chapter.

d.         Service stations should incorporate facade material to produce texture and to provide
interest. Such materials include, but are not limited to, split face block, brick, slumpstone,
clapboard, textured block or stucco. Painted metal siding is discouraged.

e.         All automotive repair bays shall be provided with roll up doors (or similar) with all
operating mechanisms located on the interior of the structure.

3. Site Planning

a.         Service areas for all automotive uses should place bay door openings to the side or rear
of the structure (with proper screening from residential uses) to allow landscape setbacks and
more unobstructed sidewalk area. This promotes the desired pedestrian orientation and scale.

b.         Curb cuts should be located as far from intersections as possible.

c.         Curb cuts for adjacent automotive uses along North Highway 101 should be no less
than 25 feet apart and should be a minimum of 30 feet wide to allow ease of ingress for fast
moving traffic.
 C. Drive-through or Drive-in Businesses
1. Design Issues

a.         This section establishes recommendations for development of businesses which rely on

drive through or drive in patronage. Such businesses include, but are not limited to, fast food
restaurants, banks, savings and loans, and car washes.

b.         The major design issues related to these types of establishments are the components of
the site plan that promote efficient vehicular access and on site circulation, while adequately
buffering adjacent uses.

2. Architectural Treatment

Architectural treatments should conform to the design recommendations for other commercial
and mixed use structures found in this chapter.

3. Site Planning

a.         All drive-through establishments along North Highway 101 should be located at corner
locations. Mid block locations are strongly discouraged.

b.         Drive-through aisles should provide adequate on site queuing distance to

accommodate a minimum of 5 cars before the first stopping point (e.g. menu board, teller
window).

c.         Drive-through aisles should have a minimum 25 foot interior radius for any curves.
 d.         Whenever physically possible, the main structure should be sited so as to maximize
the distance for vehicle queuing while screening the drive-through operations located on the
back side of the structure.

D. Mixed Use Projects

1. Design Issues

For the
purpose
of these

recommendations, mixed use projects are defined as developments which combine both
commercial and residential uses or structures on a single lot, or as components of a single
development. The uses may be combined either vertically on the site within the same structure,
or spread horizontally on the site in different areas and structures.

The primary design issue related to mixed use projects is the need to successfully balance the
requirements of residential uses, such as the need for privacy and security, with the needs of
commercial uses for access, visibility, parking, loading, and possibly extended hours of
operation.

2. Architectural Treatment

a.         Architectural treatments should conform to the design recommendations for other

commercial and mixed use structures found in this chapter.

b.         The architectural style and use of materials should be consistent throughout the entire
mixed use project. Differences in materials and/or architectural details should only occur on a
structure where the intent is to differentiate between the residential scale and character of the
structure and the commercial scale and character.

c.         The design of storefronts should be consistent with the design recommendations for
commercial development. The residential portion of a mixed use structure should use design
elements such as windows and balconies that reflect a residential character.

d.         All projects should incorporate full roofs where feasible.

e.         Structures with heights greater than one story should step back upper portions of the
structure.
f.          All roof mounted equipment shall be screened in accordance with the requirements of
this Specific Plan. Special consideration should be given to the location and screening of noise
generating equipment such as refrigeration units, air conditioning, and exhaust fans. Noise
reducing screens and insulation may be required where such equipment has the potential to
impact residential uses.

3. Site Planning

a.         Mixed use projects that provide commercial space on the ground floor with residential
units above are encouraged.

b.         Separate site access drives and parking for residential and commercial uses are
encouraged where lot size and access make it feasible.

c.         Site access drives should incorporate distinctive architectural elements and landscape
features which help to differentiate access to commercial parking areas from residential areas.
Security gates should be considered for access to residential uses and residential parking
areas, as well as for securing commercial parking areas when businesses are closed.

d.         Loading areas and refuse storage facilities should be located as far as possible from
residential units and should be completely screened from view from the residential portion of
the project. The location and design of trash enclosures should account for potential nuisances
from odors.

e.         Parking lot lighting and security lighting for the commercial uses should be
appropriately shielded so as not to spill over into the residential area or impact the residential
units in any way. Residential units should also be shielded from illuminated commercial
signage.
 Arrangements Of Mixed Use

Vertical Integration Of Uses

•Low-rise to Mid-rise Structures (2 to 6 Stories)
•High-rise Towers (7 Stories +)
•Integrated Multi-story Structures
Horizontal Integration Of Uses
•Town Centers
•Urban Villages
 STANDARDS OF ROOM
SIZES
NO_ Main SUBFUNCTIONAL NO OF AREA / QUAN OVER ALL FLOOR
Functional ROOMS PEOPLE UNIT TITY AREA LEVEL
Spaces
1 cash registrar area 1 2 8
waiting area 6 5.86 23.44 G+1
manicuring room 3 15 60
Beauty shop resting room 3 16 4 64
main service area 8 35 140
washing room 3 13.5 54
storage and toilet 15 60
2. waiting area 6 5.86 29.3
casher area 1 2 10
Barber shop main service space 5 25 5 125 G+1
resting room 1 9 45
storage and toilet 16 80
washing room 2 12 60
sales and display 16 176
3 Children wear area
shop dressing room 9 99
casher area 2 11 22 G+1
toilet 6 66
storage 8 88
sales and display 20 240
area
4 Men wear dressing room 12 12 144 G+1
shop casher area 2 24
toilet 6 72
storage 8 96
dressing room 12 144
5 Woman’s sales and display 20 240
wear shop area 12 G+1
casher area 2 24
storage and toilet 14 168
book shelving 15 45 G+
6 Book shop space
casher area 2 3 6
storage and toilet 8 24
Sales and display 9 90
area
7 Jewelry shop casher area 2 10 20 G+0
strong room 4 40
toilet 6 60
shoe shop sales and display 30 360 G+0
area
8 casher area 2 12 24
storage and toilet 12 144
display area 12 24
9 Flower shop casher area 2 4
flower waiting 16 2 32
treatment room G+0
Storage and toilet 14 28
sales and display 25 50
area
10 Liquor shop casher area 2 4
cooler room 12 2 24 G+3
storage for case of 15 30
beer
Toilet 9 18
shelving storage 10 20
shelving area 8 40
11 Bag shop casher area 2 5 10 G+3
storage and toilet 10 50
Display area 8 16
medical suit 12 24
wc with changing 10 2 20
12 Pharmacy room G+1
drug store 12 24
toilet 4 8

reception and 20 20
delivery
13 Laundry sorting and sewing 14 14
Workers room 16 1 16 G+0
washing and 40 40
drying

food item space 3 in a row 27 16 432

cosmetic’s and 15 2 30
detergent space
dairy and bakery 15 2 30
room
14 Supermarket beverage and 10 6 60
liquors space
vegetable and fruit 12 4 48
checkout area 2 1 2
cart area 8 2 16
office 9 2 18
Cash register area 2 2 4
frozen food area 14 2 28
G+0
mechanical room 12 1 12
grocery storage 9 2 18
garbage storage 8 2 16
meat preparation 30 1 30
room
Changing and wc 16 2 32
 room

Security personal 10 10
Mechanical Expert pool office 25 25
15 and sparsity include technical G+0
service and Mechanical 35 35
motor shop workshop 1
General store firs 45 45
escapes and
emergency access
Electrical 30 30
workshop

reception 10 20
photograph studio 36 72
audio edition and 30 60
mixing 2
video edition and 18 36
mixing
printing recording 20 40
and production
documentation 8 16 G+4
16 Digital studio room
make up dressing 16 32
and locker
Office 8 16
dark room 16 32
storage and toilet 16 32

customer 10 30
reception area
17 House hold head office 12 36
and furniture secretary office 8 3 24
and fixture furniture display 45 135 G+2
and service area
storage and toilet 14 42

Reception 12 12
18 Agencies and head office 10 10
insurance studio 14 1 14 G+4
companies waiting room 8 8
office storage and toilet 14 14

19 Stationary display area 15 105

casher 2 7 14 G+4
store and toilet 14 98
20 Electronics shelving area 15 150
shop casher area 2 10 20 G+3
storage and toilet 14 140

Dining hall 150 2/ 60seat 300

person
Service center 16
Kitchen 63
1 Restaurant (traditional and
modern) G+2
Janitor room 8
Store 10
Toilet 30
Office 15
staff room 30
Bakery 40
Liquor store 12
Foyer 30
Sitting area 50 2/ 50 110
person
2 Bar Staff room 24 G+4
Bar counter 10 4

Office 16
store 12
Toilet 40
5 Spa Lobby 15 15
Changing room 6 7 42 G+5
Bath room 20
Reclining bench 10
Heating oven 12
Massage room 10 12 10 120
Staff room 15 2 30
casher 2 2 4

8 Game zone Casher area 2 4 2 8 G+6

Maintenance room 12
Display area 40
Ticket area 5 16

9 Café Office 12 12 G+
Purchaser office 10 10
Staff dressing 20
room
Traditional 15 2 30
kitchen
 Sitting area 240 60 4 240
Service area 12
Counter 10
Toilet 4 5 20
Janitor 10

10 Store Dry good store 20 G+6

Variety store 30
Liquid store 20

11 Fruit and Display area 25 G+2

vegetable Store 9
market
 OFFICE ZONE
head office 18 54
1 Private office Secretory office 10 3 30
toilet 2 6
head office 16 96 G+4
secretory office 10 60
2 Office 6
pool type office 35 210
Studio 30 180
toilet 6 12
reception 6 1 6 G+2

waiting area 12 12
consultation room 10 10
examination and 16 16
3 Medical office treatment room
laboratory 20 20
including EKG
and BMR
x-ray room 21 21
utility and service 18 18
area
sterilization room 8 8
storage and toilet 14 14
Reception 20 40
Waiting area 15 30
 Consultation 12 24
room
Audiovisual 12 24
patient education
room 2
Hygienist 9 18
4 Dental office (variable) room
treatment room 20 40
laboratory 9 18
dark room 12 24
x-ray 12 24
sterilization room 16 32
5 Public toilet 10
Urinal
Washing area 6
6 Vertical Lift 4
circulation
Stair 25
7 Basement parking 96
Bakery 35
pumping 12
power 12
General store 75
Laundry washing 30
Guard house 20
INTERNATIO
NAL AND
LOCAL CASE
STUDIES
INTERNATIONAL CASE STUDY
OVERVIEW

A small mixed use/apartment building

which uses an interesting building layout
to deal with site constraints and allow all
the habitable rooms to get light and
natural ventilation.

PROJECTSUMMARY

This is a mixed-use development in an

inner-city urban environment that is
attached to a heritage hotel. The site is
within the Cuba Street heritage area in
Wellington’s central city. There are two
towers; one six storey that provides 62
one bed units for the hotel. The other is
seven storeys containing
54apartments.Thesetwotowerssitonatwo-
to-twoandahalf storey podium.

The development is part of the

neighboring heritage hotel complex which
3
1
 was refurbished and earthquake
strengthened in2004.

The podium of the new building along

Cuba Street appears as three separate
buildings that are made up of two
heritage façades and one new façade.
Behind the façade at first floor level is a
conference facility, and a gym and
swimming pool for the complex.

The towers are sufficiently set back from the street facades, so as not to dominate over the street and the adjacent
heritage hotel.

The architecture of the towers is modern–contrasting with surrounding heritage buildings. The tower facades have a range
of set backs, balconies and different materials that further help break down the building dominance. The development sits
comfortably into its surroundings.

3
2
 KEYPROJECTINFORMATION

HOUSINGTYPE DENSITY ARCHITECT & YEAR COMPLETED

MIXEDUSE/ DESIGNTEAM
281DW/ 2008
APARTMENTS HA MALCOLM PERRY
ARCHITECTS

SITEAREA PROJECTTYPE The development at 221-237

Access to basement Cuba St comprises: a podium
3412M2 carparking off MIXED USE APARTMENTS with retail at ground floor, 60
Dunlop Terrace
carparks, conference spaces,
The site is with in the Cuba
The project was an gym, pool/spa; a six storey tower
Street heritage area in
extension to 203-219 Cuba of 62 hotel suites, Quality Hotel
Wellington’s central city
St, the original circa 1908 Wellington; and a seven storey
Peoples Palace which was apartment tower with 54
strengthened to 100% new apartments, mainly two
PARKING bedroom/ 2 bathroom, The
earthquake code
BASEMENT Wellington Apartments

60carparkingspaces
3
3
 CLIENT/DEVELOPER

PORT NICHOLSEN PROPERTIES

LTD

PRICE BAND

MID-RANGE

A mid-range project would

typically have a current build
cost of $2000-

$3000perm², exclusive of land

costs, professional services
and regulatory fees

3
4
 UNDERSTANDING THE NEIGHBOURHOOD

1. Te Aro in Wellington’s
central city is often
considered an eclectic
quarter of the city with a
diverse range of uses.

2. The development has been

successfully incorporated
into the heritage fabric of
upper Cuba Street.

3. At the rear, the development 2 3

provides for a pedestrian
connection between two of
Te Aro’s smaller streets. This
link had not previously
existed.
1

3
5
 UNDERSTANDINGTHENEIGHBOURHOOD

4. Thedesign process needed

to consider the issue of the
dominance of the towers
on both the street and the
neighboring heritage hotel.

5. The towers are set back

from the street edge and 4
allows the whole
development to sit
comfortably into the Cuba 5
Street context.

3
6
 GETTINGITRIGHTPLACINGTHEBUILDINGSONSITE

1. The façades of two

existing buildings have
been retained, and
these have cleverly been
incorporated with a new
façade, which is in
keeping from a scale
perspective.

2. The development fronts

Cuba Street, with
servicing and car access
at the rear.

1
2

3
7
 GETTINGITRIGHTSTREETTOFRONTDOOR

1. The heritage street

façades facing Cuba
Street area critical
component of the
streets character and
this development
needed to be
incorporated into this
street scape.

The building at
2.
ground floor aligns
with the existing Cuba
Street development
pattern with 2
verandahs providing 1
pedestrian shelter.

3.Retail units and the

main entry for the hotel 3
and the residential
units front Cuba
Street.

3
8
 GETTINGITRIGHTTHEBUILDING

1. This is a relatively large

building that fits well into the
neighboring finer grained
adjacent development. This is
accomplished by setting back
the residential towers and 1
breaking down the street
façade by the clever use of
incorporating two existing
3
heritage facades into the 5
development. 4
2. In keeping with the urban
environment, the main
outdoor spaces are the city’s
streets and the neighboring
Cobblestone Park–a small
park that provides both
passive and active spaces –
including a children’s
playground.
2
3
9
3. Two types of balconies provide
the apartments with outdoor
amenity; those that recede into
building envelope, and those
that protrude beyond the main
façade.

4. Car parking is provided

internally on three levels,
including apart basement with
some minimal exposure to the
surrounding streets.

5. Servicing is provided
internally with access off
Dunlop Terrace at the rear.

4
0
LOCAL CASE STUDY
Location:- Kenenisa building located on Ethiopia ,Oromia region in asella

city.

Background of the building

➢ Kenenisa building a mixed-use building with 4 story (G+4).

➢ Building with bar, restaurant, office space and shopping space.

➢ The building is surrounded social service building like by gas station,

market, church, school, stadium etc. …

➢ The building includes bar and restaurant, pharmacy, photo studio,

clothe shop, accountant office, electronics maintenance, juice house.

This building is very convenient to use as it Infront of the main road which

rises as good side.

➢ The shape of this building is about half a circle.

➢ This means that it is built with out touching the river at the ,ie without

disturbing the nature.

➢ Most of the building is covered with blocks.

➢ The entrance to this building does not invite you to enter.

➢ The reason for this is building and the space we think are not merged ,

Also we don’t think they did much at the beginning when it worked.

This building is usually illuminate by a translucent roof attached to the

roof.

➢ This is light service only for the hallways and the hotel

➢ This building is virtually unrelated to the land scape. But we think this

b/c the building is closer to the main road.

The stairs used on this building are narrow and do not transmit more than

one person.

➢ The corridor is wider than the stairs and can accommodate two or

three persons at a time.

weakness

• The building entrance is not emphasized.

• There is shortage of parking area

• The is no land scape and outdoor recreational area

strength

• The building light and ventilation is good most of rooms have natural

ventilation

• good color combination its and balance and balance colors.

• Easley accessible

• Room arrangement and stair is goodly