Mixed Use Development

Mixed-use development combines residential uses with one or more other uses such as office, retail, civic, entertainment, or even manufacturing. Mixed-use can be either “vertical” (mixing uses within a single structure) or “horizontal” (mixing uses on a large site, with each use confined to a separate building or set of buildings). Mixing uses often requires changes to the zoning ordinance or planned unit development (PUD) regulations. To encourage housing, a community can allow residential uses in commercial areas and other non-residential zones, especially downtowns, thereby creating multi-use areas. Or, the community can set up a mixed-use zoning district.  Mixed use development:

• Creates opportunities for housing in whole new areas of a city.
• Adds new housing potential in “built-out” communities that lack vacant residential sites.
• Locates infill housing in office or retail districts where it may be less controversial.
• Supports retail uses by locating residences in close proximity to shopping.
• Reduces residential development costs by sharing amenities and parking with other uses.
• Reduces automobile traffic as people can live and work or live and shop in the same area.

During the Housing Element Process:

• Identify Potential Sites. As a first step, identify areas where mixed-use development would be feasible. For infill developments, site location is important. Proximity to the central business district may enhance the success of non-residential and residential components.
• Review Zoning and Planned Unit Development Requirements. Review the zoning and PUD ordinances and site plan requirements in regard to mixed-use policies. Identify appropriate development standards that will make mixed-uses feasible. Ensure that PUD ordinances allow or require mixed-uses.
• Review Parking Requirements. Parking standards should encourage the use of shared parking facilities and support affordability.
• Identify Receptive Lenders. Identify potential lenders who are receptive to mixed-use development projects and provide referrals for interested developers.

Potential Programs and Actions

• Adopt Mixed-Use Policies. Incorporate mixed-use policies in the land use and housing elements of the general plan.
• Revise Zoning and Planned Unit Development Requirements. Revise the zoning and PUD ordinances and site plan requirements to implement policies in support of mixed-uses.
• Promote Collaborative Approaches. Refer commercial project developers to successful housing developers when commercial sites are in the early planning stages and encourage them to collaborate on an integrated mixed-use approach.
• Provide Incentives. Consider providing incentives such as density bonuses and increases in the commercial floor area ratio or other bulk restrictions.
• Promote Good Design. Ensure that the design of mixed-use developments supports community design goals and incorporates pedestrian circulation systems and other community amenities. Also, ensure that residential and commercial uses are compatible.
• Provide Subsidies to Achieve Affordability. New mixed-use housing is sometimes expensive because of high land and development costs. Subsidies may be necessary to make housing affordable.

Resources

Project for Public Spaces is a nonprofit organization dedicated to creating and sustaining public places that build communities.

Urban Land Institute's Mixed Use Development Handbook  takes a step by step approach to the development of complex mixed-use projects.