Mixed Use
Contents
- Introduction
- Mixed Use Examples
- Mixed Use Parking Requirements or Parking Reduction Provisions
- Live Work Units
Introduction
Mixed-use development is an important component of successful transit-oriented development, traditional neighborhood development, and smart growth/livable community development schemes. Mixed use developments contain a complementary mix of uses such as residential, retail, commercial, employment, civic and entertainment uses in close proximity - sometimes in the same building. Compatibility issues are addressed through performance standards, transition tools, careful site layout and building design, rather than by separating uses into single use zones.
When a wide variety of uses are located in close proximity to each other, walking and cycling become practical means of travel. For mixed-use development to succeed, varied land uses must be within convenience walking distance of each other (one quarter mile, 5 - 10 minutes) and there must be direct, safe, and convenient connections between the uses. Residents in mixed-use developments can take care of many daily needs without having to drive elsewhere. Mixed-use development allows convenient access between work, home and other uses and services. In addition, mixed-use development can contribute vitality and interest for residents, additional customers for neighborhood businesses, and a variety of housing choices. This webpage points to additional information and resources for accomplishing successful mixed-use development.
- Defining Mixed-Use Development, Design Center for American Urban Landscape, College of Architecture and Landscape Architecture, University of Minnesota, 2003 - Although this narrative is designed to accompany a slide show, it provides an excellent and clear overview of mixed-use definitions, benefits, types, and design principles for different scales of development, even without the slides.
- Commercial and Mixed Use Development Code Handbook, Oregon Transportation and Growth Management (TGM) Program, Department of Land Conservation and Development (DLCD) - Policies, best practices, model code.
- Mixed-use Development in the Twin Cities: Issues and Best Practices - A guide for community developers interested in creating neighborhood based mixed-use development projects, Local Initiatives Support Corporation Neighborhood Development Center, October 2003.
- Colorado Springs Mixed Use Design Manual.
- Mixed Use Development, Atlanta Regional Commission Quality Growth Toolkit.
- Focused Growth Alternatives: Mixed-Use Case Studies, Leland Consulting Group for City of Spokane, March 1999.
- Tools for Mixed-Income TOD, Douglas Shoemaker with Center for Transit Oriented Development, August 26, 2006.
- Lakewood, CO Transit Mixed Use – Including link to Transit Mixed Use District Zone Manual, 2007 – This manual focuses on design and amenities throughout a mixed use district. Also links to code.
Mixed Use Development (Finance Programs) – Interesting set of financing programs complied by State of Massachusetts. - "Mixed feelings about mixed-use," Bryan E. Powell, Urban Development 2004, Daily Journal of Commerce - The Portland experience - challenges and questions to ask, October 7, 2004.
- "Mixed-use key to making density work," Doug Hofius, Urban Development 2000, Daily Journal of Commerce.
- Smart Choices Series: Mixed-Use Development (Whitepaper), Smart Growth, Edward A. Tombari, National Association of Home Builders, January 2005.
Mixed Use Examples
In Washington:
- Port Townsend Municipal Code, Ch.17.18 - Mixed Use Districts and Ch. 17.40 - Mixed Use Developments.
- Sumner Municipal Code, Ch. 18.26 - Planned Mixed-Use Development (PMUD).
- Battleground Municipal Code, Ch. 17.122 - Mixed Use Districts.
- Gig Harbor Municipal Code, Ch. 17.91 - Mixed Use District Overlay.
- Issaquah Municipal Code, sec. 18.07.370 - Residential Mixed Use Developments.
- Yelm Municipal Code, Ch. 17.45 - Mixed Use Planned Development.
- Clallam County Sequim Mixed Use.
- Clark County Code, sec. 40.230.020, and Appendix A: Mixed Use Design Standards.
- Thurston County Code, Ch. 21.23 - Mixed Use High Density Corridor and Ch. 20.22 - Mixed Use Moderate Density Corridor (Lacey UGA).
- Redmond Community Development Guide, sec. 20D.40.125 - Town Center Mixed Use Area.
- Tacoma Municipal Code, sec. 13.06.300 et seq. - Mixed use center districts.
- Tumwater Municipal Code, Ch. 18.20 - Mixed Use Zone District.
- Vancouver Municipal Code, sec. 20.430 - Commercial and Mixed Use Districts.
- Mukilteo Municipal Code, Ch. 17.25 - Design Standards for Mixed-Use Development.
- Bainbridge Island Municipal Code, Ch. 18.40 - Mixed Use Town Center/High School Road Commercial Zones.
In Other States:
- Cambridge, MA Zoning Ordinance, Article 14.000, Mixed Use Development District, Cambridge Center.
- Eugene, OR Mixed Use Development - Program description, examples, useful documents.
- La Mesa, CA Mixed Use Overlay Zone (Ch. 24.18, La Mesa Municipal Code).
- Fremont, CA Mixed Use Ordinance.
- Boulder, CO Mixed Use Zoning Districts - Includes data and illustrations of projects and a survey of residents of mixed use developments.
- Vancouver, BC Zoning and Development Bylaw - See commercial districts C-5, C-6, C-2, and C-2C1, and Section 11 - Additional Regulations.
- Austin, TX Design Standards and Mixed Use Subchapter, Sec. 4.3.
Mixed Use Parking Requirements or Parking Reduction Provisions
- WSDOT Trip Reduction Local Government Parking Policy and Commute Trip Reduction Information: 1999 Review (Summarizes shared parking reduction provisions of Washington jurisdictions, in Ch. 2, pp 54-57). Also see Appendix A: Jurisdictions Parking Matrices.
- San Diego, CA Municipal Code Ch. 14, Article 2, Division 5 Parking Regulations - See Table 142-05D in sec. 142.053 and sec. 145.0545 on shared parking.
- San Diego, CA Shared Parking Agreement.
- Scottsdale (AZ) City Code, Vol. II, Appendix B, Article IX, Sec 9.100 (See especially sec. 9.104(E)) – formula for determining parking for mixed-use development based on typical parking space occupancy during six different time periods.
- Township of Lower Merion (Montgomery County, PA) Zoning Code, Ch. 155 Art. XVIIB- Mixed Use Special Transit District (MUST) sec. 155-87.23 - Parking and loading requirements -Includes formulas for parking at various peak hours by type of use.
Live Work Units
Live-work units are a type of mixed-use development, combining commercial or manufacturing space within the same structure as a residential living space for the business owner. They have similar benefits to mixed use development and eliminate altogether the need to commute to work. In addition, they can provide affordable work and housing space, meet the needs of special groups such as artists, and serve to incubate new businesses. Both large and small cities, such as Seattle and Sumner, have provided for live-work housing. Tacoma is proactively recruiting artists to the community as a part of its economic development strategy and offers help with finding artists' live-work spaces. Some communities, such as San Francisco, are trying to work out problems including keeping its artist lofts affordable.
General Live-Work Information
- The Live-Work Institute - Basics, 10 Truths of Live/Work Planning Policy, Live Work in Plain English Glossary, and An In-Depth Look at Planning and Building Codes. Prepared by architect Tom Dolan.
- Differences between Live/Work and Work/Live, from Live-Work in Plain English web site created by architect Tom Dolan Washington Live-Work Examples.
- "Live-Work Arrangements," City of Sumner Urban Design Concept and Design and Development Guidelines (p. 72/p. 78 online document).
- "Vancouver artists awarded studio live/work space through City program" which gives local artists the use of a City live/work space where they can develop their art Vancouver, WA.
- “Arts Council raising money for live/work artist building,” By CONOR GLASSEY, Everett Tribune, Wednesday December 12, 2007.
- Examples of artist lofts including Everett Station and several Seattle lofts.
- "Creative Class: Yes, it is About the Artists: The Tacoma Story," by Sarah Kavage, The Next American City, Issue 7, January 2005.
Seattle Live-Work Codes
- Artist Housing, Office of Arts and Cultural Affairs.
- Establishing an Artist's Studio/Dwelling in an Existing Building, Seattle Client Assistance Memo No. 114.
- Seattle Municipal Code, Ch. 23.46 - Residential-Commercial (in particular, see sec. 23.46.004 - live-work units permitted outright in residential-commercial zone).
- Seattle Municipal Code, sec.23.47A.004 live-work units permitted in commercial zones.
- Seattle Municipal Code, Sec. 23.49.008 - Height in live-work structures.
- Seattle Municipal Code, Sec. 23.73.010.
- Seattle Municipal Code, Sec. 23.84A.024 - Definition of "live-work unit."
- In Seattle, live-work units are allowed in residential-commercial zones and commercial zones. The Seattle City Council approved live-work unit legislation in 2003.
- "Artists at the Top: A rejuvenated Wallingford landmark shepherds a new flock," Seattle Times, 2002.
- The Sunny Arms Artist Co-op, Seattle, WA.
Portland Live-Work Information
- Portland Zoning Code, sec. 33.583.280, in Chapter 33.583 - St. Johns Plan District.
- St. Johns/Lombard Plan, Portland Bureau of Planning, 2004 - Mentions live/work spaces as desirable in neighborhood and includes zoning code changes, new St. Johns Plan District zone, and proposal to allow residential uses in the EG1 zone, sec. 33.583.280.
- Portland Municipal Code, Ch. 24.85.040(C) - Occupancy Change to Live/Work Space - Facilitates conversion to live/work use.
Vancouver, B.C. Live-Work Best Practices
- Ground-Oriented, Medium Density Housing (GOMDH) Best Practices in Housing - City of Surrey. Greater Vancouver Regional District Housing Task Group, Vancouver, B.C.
San Francisco Live-Work Code and Issues
- "How do Live/Work Units Fit into the Affordable Housing Crisis?" (San Francisco) Urban Action, 2001.
- Industrial Protection Zones, Live/Work Projects and Community Plans, San Francisco Budget Office - Problems with live-work.
- San Francisco Planning Code Article 8, Mixed Use Districts (Tables point to location of live/work provisions in other parts of the planning code; see sec. 813, 814, 815, 816, 817, and 818 and related tables).
- Interpretations by Code Section – San Francisco Planning Code.
- San Francisco Planning Code Resolution No. 0209-02 - terim Zoning Controls - Live/Work Moratorium.
Live-Work in Other California Cities
- Larkspur, CA Ordinance No. 940 - Conditional use in commercial and industrial districts.
- Sonoma County, CA Proposed Work/Live Uses.
- Petaluma, CA Purposed Building/Fire Policy for Live/Work Units.