Mixed-use development
Mixed-use development refers to the practice
of containing more than one type of use in a
building or set of buildings. In zoning terms,
this can mean some combination of residential,
commercial, industrial, office, institutional,
or other uses.
Contents
* 1 History
* 2 Benefits
* 3 Drawbacks
* 4 See also
History
Mixed-used development was the most prominent
style of development during the large majority
of the history of human cities and towns. Because
people walked for daily transportation, it was
most convenient to locate the uses in close
proximity. People often made a living from their
own homes. This was particularly true in cities,
where the bottom floor was often devoted to
some sort of commercial use, and living space
was upstairs.
Mixed-used development fell out of favor during
the Industrial Age in favor of more efficient
manufacturing in dedicated structures. Many
of these buildings produced substantial industrial
pollution, detrimental to those who lived nearby.
These factors were important in the push for
Euclidian zoning that separated land uses.
Mixed-use development in New York City . Note
the residential space above the retail space
in the same building.
Another impetus for Euclidian zoning was the
birth of the skyscraper. Fear of buildings blocking
out the sun led many to call for zoning regulations,
particularly in New York City . Zoning regulations,
first put into place in 1916, not only called
for limits on building heights, but eventually
called for separations of uses. This was largely
meant to keep people from living next to polluted
industrial areas. This separation however, was
extended to commercial uses as well, setting
the stage for the suburban style of life that
is common in America today. This type of zoning
was widely adopted by municipal zoning codes.
Benefits
Throughout the late 20th century, it began
to become apparent to many urban planners and
other professionals that mixed-use development
had many benefits and should be promoted again.
As American cities deindustrialized, the need
to separate residences from dangerous factories
became less important. Completely separate zoning
created isolated "islands" of each
type of development. In many cases, the automobile
became a requirement for transportation between
vast fields of residentially zoned housing and
the separate commercial and office strips. Jane
Jacobs' influential "The Death and Life
of Great American Cities" argues that a
mixture of uses is vital and necessary for a
healthy urban area.
Zoning laws attempt to address these problems
by using mixed-use zoning. A mixed use district
will most commonly be the "downtown"
of the community. The mixed use guidelines often
result in residential buildings with streetfront
commercial space. Retailers have the assurance
that they will always have customers living
right above and around them, while residents
have the benefit of being able to walk a mere
number of yards to get groceries and household
items, or see a movie.
Drawbacks
Mixed use development is seen as too risky
by many developers and lending institutions
because economic success requires that the many
different uses all remain in business. Most
development throughout the mid to late 20th
century was single-use, so many development
and finance professionals see this as the safer
and more acceptable means to provide construction
and earn a profit. Others maintain that modern
consumers prefer separated uses, as evidenced
by the fact that most grocery shoppers today
would prefer to drive a large automobile to
the store once a week and fill it with as much
food as possible, as opposed to picking up each
day's food items on the way home from work.
