MM+ +

LITERATURE REVIEW
FOR
MIXED USE BUILDING
[Cite your source here.]

ANWAR MOHAMMED

R/0226/06

SUBMITTED TO : GETHAUNE AND WONDEYRAD

Definition of Mixed use development
 Any urban, suburban or village development of building or a set of buildings for the
purpose of mixed use (commercial, residential, office, etc.).

Definition of mixed use Building

 A single building that blends a combination of residential, commercial, cultural,

institutional, or industrial uses, where those functions are physically and functionally
integrated
 A mixed-use building is an enclosed structure with two or more primary usages, and
where at least two of these primary usages fall into different categories of usage.
Example: a building combining residential condominiums with rental housing would
not be mixed-use, but a building combining commercial office space with a hotel would
be.

Fig: mixed use Buildings

Challenges and benefits of mixed-use buildings

Benefits

 Reduced distances between housing, workplaces, retail businesses, and other amenities
and destinations
 stronger neighborhood character, sense of place
 More compact development
 Reduced transportation costs to get different services
 Greater housing variety and density
Challenges

 Lack of parking space

 Noise transfer from commercial to residential areas
 Construction costs for mixed-use Buildings (challenges include fire separations, sound
attenuation, ventilation, and egress)

History of mixed use Buildings

Throughout most of human history, the majority of human settlements developed as mixed-
use environments. Most people dwelt in buildings that were places of work as well as domestic
life, and made things or sold things from their own homes. Historical mixed-used pattern of
development declined during industrialization in favor of large-scale separation of manufacturing
and residences.

Afterward the industrial revolution Brought large Population increased leading to the rise in
towns and cities, several modification were made between domestic and occupational life. For
example, in some places the ground floor of buildings was often devoted to some sort of
commercial or productive use, with living space upstairs.

Fig: Industrial revolution urban pattern

There was a rapid increase in population and urbanization patterns in most town and cities
th
during the 20 century. In order to alleviate these urban issues and it their associated problems,
people started looking for employment close to where they live. Also large residential
neighborhoods served as a source of market for commercial activities. Hence, residential activity
gravitated towards commercial activity and vice versa. Also, the advent of information and
telecommunication technology made it possible for people to live and work from the same
location. The mixed-use building type is not only aggressively reappearing in our cities
throughout the world as high-density, urban in-fill mixed-use developments but is also beginning
to emerge as a critical component of large commercial developments

Design Guide line and standards for mixed used Building

The site and urban land use regulations for mixed use building

The site should be selected according to the urban regulation of the city in which the land is
allocated for mixed use service by the city municipality office.

Fig: city zones for different building type

According to different subzones of the city different mixed use buildings can be constructed
with respect to height regulation and block size.
The Core Sub-Zone: consisting of primarily taller, mixed-use buildings and cultural and
entertainment attractions for a region has a tight network of streets and blocks including wide
sidewalks.

The Center Sub-Zone: includes mixed-use building types that will accommodate retail,
offices, and dwelling units.

The General Sub-Zone: has a denser and primarily residential urban fabric; mixed-use
buildings are usually confined to certain corner locations. Typically define medium-sized blocks
with large setbacks

The Edge Sub-Zone: is similar in density to conventional residential areas. It is rear the
development of mixed use buildings in this zone.

The surrounding Environment and Building Development

Building Placement: building placement and orientation can enliven adjacent

public spaces, encourage pedestrian activity, and strengthen the link between
businesses and residences.

 Mixed-use buildings shall be sited and oriented so that the primary commercial
building entry is located along the public sidewalk, which is the main pedestrian
route.
 Greater accommodation for pedestrian circulation, sidewalk dining areas,
enhanced entries, and improves the pedestrian realm.
 Buildings on corner lots shall have the primary entry facing the intersection. Corner
entries help create an active public realm and reinforce significant street and
sidewalk intersections.
Fig: public dining area Fig: Mixed use building on corner

Parking Orientation: there are two types of parking orientation for mixed use buildings

1) Underground parking It is the most preferable type of parking for mixed use building
 providing tenant parking underground and visitor parking above ground where possible
 Locate underground garage entrance/exit in close proximity to complex driveway
entrance
 Ensure parking slabs have a minimum slope of two percent for positive drainage
 Provide adequate, energy-efficient lighting throughout the parking areas.
 Ensure the parking has adequate space to hold tenant cars and provide sufficient traffic
flow.

Fig :Underground parking

Onsite Parking: it is used mostly for visitors

 On-site surface parking between the front property line and the building is
strongly discouraged. Instead, parking shall be located to the rear of the site.
 Vehicular access shall be provided from side streets, adjacent alleys, and parallel
streets whenever possible.
 Make a green buffer between the parking area and the building
 Mostly there are two type of roads in mixed use development building zones
Avenue: it is used in a Core or Center Sub-Zone Its primary use would be for a main
street that has mixed-use or small commercial building front .Convenience parking
is provided with angled on-street parking

Fig:

Avenue road parking pattern

The Commercial Street is a street type that would be compatible for use in a Core or Center
Sub-Zone of mixed use zones. Convenience parking is provided with parallel on-street parking

Fig: Commercial Street parking pattern

Recommended parking locations include the following:
• Interior Side Parking
• Rear Yard Parking
• Partial below Grade Parking
• Below Grade Parking
• Tuck under Parking
• Parking Wrapped with Living
Space

Fig: a green buffer on the back yard parking

Bicycle Parking and Storage

 Provide short-term bike parking in parking
Areas and other locations near commercial
Building entrances.
 provide accessible and secure on-site bicycle
Parking storage facilities in each residential
Building.
 Make sure the parking facility is safe and
avoid visual destruction

Fig : bicycle parking and storage

Site Amenities
Site amenities such as courtyards, site furniture, and landscaping contribute to the overall tone,
image, and style of the mixed-use project.

 Useable open space or public gathering places accessible to the community (e.g., a roof garden,
expanded waiting area adjacent to a bus stop, etc.) shall be provided on larger projects.
  Landscaping, shade trees, and benches shall be incorporated into the site design as well as
outdoor dining areas to encourage pedestrian activity on the ground floor level of a building.
 Mixed-use projects shall include a minimum 10% of public and private open space in the
form of courtyards and plazas. Access shall be provided from both the public right-of-way
sidewalk and ground floor commercial spaces.

Fig:site aminity

Trash, Storage, and Equipment Areas

 Truck loading/material handling shall be accommodated on-site in

designated areas to minimize noise, odor, and visual blight to adjacent
structures, residential properties, and public streets.
 Loading and service areas shall be concealed from view within the
building envelope or shall be located to the rear of the site and designed for
minimal visual impact and circulation conflicts.
 Trash enclosures shall provide an area for recycling.
 Utilities shall be placed underground for improved service reliability and
greater public safety. Underground utilities eliminate visual blight and
enhance the quality of the public realm.

Doors and Entrances

 Emphasize building entrances with special architectural and landscape treatments.
  Locate all customer entries and entryways to directly visible from the public sidewalk,
and accessible from public and private walkways. Corner buildings are encouraged to
have corner entries.
 Provide attractive rear and side access to businesses where there is parking at the rear or
side of the site, but in all cases, there must be a principal entry that is strong and visible
from the public sidewalk.

Fig: Entrance articulation of Mixed use Building

Built form and its components

Mostly mixed use Buildings generally consist

 Commercial units
 Office units
 Residential units

Commercial units the Building consists retail shops, super market, Bank service, cafeterias.

A) Retail shops: consists men wear, women wear, Bookshops, Jewelry Shops, Barber Shop,
Tailor and Cleaner, Beauty Shop, Gift Shops, Shoe Stores.

PRINCIPLES OF RETAIL SHOP DESIGN

 Attracting Customers: can be accomplished show-window displays, means of
advertising, prices.
  Inducing Entrance: Door locations require study in relation to pedestrian traffic flow,
grades of sidewalks and store floors, and interior layout of the shop
 Organizing Store Spaces: enables customers to find objects easily, and permits
storekeepers to keep close check on Profits or losses from various types of goods.
 Interior Displays: Types range from displays of staple goods which assist customers in
selection, to displays of accessories which the sale of staples may suggest to the
customer.

Entrance and frontage of retail shops

Fig: Type of Frontage

  Shop front layout variations: deep window plans suitable for fashion furniture etc.;
shallow for jewelry, books, stationery etc.

Fig: display window and entrance position

 Display window extended by having shop entrance behind it and staircase to upper floors
set back (minimum internal shop small width 2.60m)
 Very deep shops often permit extensive display windows; impressive even if shop itself
is small

TYPES OF RETAIL SHOPS

BOOKSHOPS: Each customer in a bookshop requires privacy, direct access to the books
displayed, and sufficient light for comfortable vision while reading.

 Book buying customers like to browse, and nothing is less attractive to them than
crowded circulation.
 All shelving should be within normal reaching distance; the maximum height to which
the average adult can reach is from 6 ft. 3 in to 6 ft. 6 in.
 Must have adequate ventilation
 It must have additional room for storage
 Fig: Book store layout

GIFT SHOPS : The problem in designing gift shops is complicated by the variety and number
of objects which must be displayed

 Gift shop window backs are open, or partially so, in order to give views through into the
shop. Lighted interior displays visible through open backs often attract customers
 Shelving is required for all small objects, such as glassware, pottery, silver, etc. Sizes
range from 8 to 12 and even 20 in width; below counter height.
 Stock rooms require a range of sizes of shelving, from 8 to 12 or 20 in. Wide, as well as
closed cupboards for objects which might be damaged by dust.

Fig: Gift shop interior layout

JEWELRY SHOPS: Jewelry stores range from the small shop which sells fine, expensive,
and exclusive items to the commercial credit store which displays and sells in volume,
  The better jewelry store is a small store with a small front and may be the open or see
through type.
 Display and counters are individual units. Small tables, sometimes combined with a small
display or showcase are for the customer and salesperson to sit down during the
transaction
 A larger store may have several departments such as silverware, gifts, crystal, glass, and
china which may be displayed on and sold from open shelves against the walls, with no
counters, or from island counter units.

Fig: Jewelry shops layout

BARBER SHOP: The typical five-chair barber shop can be accommodated in a store 14 by 42
ft in size.

 A shop has a single shampoo basin; if individual basins are required at all barber chairs,
space requirements have to be slightly increased.

Fig; typical barber shop layout

 Fig :Barber shop layout

Women wear: have all demand merchandise on display. The merchandise is brought out from
stock rooms.

 The front part of the store will have the impulse items such as bags, gloves, hosiery,
lingerie, sweaters, and costume jewelry, with the cashier and wrapping counter. The rear
will have the demand merchandise such as dresses, coats, suits, robes, and sportswear
 A workroom for marking merchandise, making small repairs and preparing articles for
display is needed.
 Triple mirror are needed where clothing is to be tried on
 Good general lighting for main area and adjustable spot light for changing display should
provided

Fig: women wear frontage fig: women wear interior

Men wear: Counters and clerks' aisles are seldom, if ever, included in clothing sales space, but
are ordinarily required in combination with wall cases for haberdashery and accessories.

 Lighting of triple and other mirrors and fitting rooms is extremely important.
 a tailor shop, with water and electrical connections for pressing and sewing machines, is
required
 cashier's space, which is located conveniently to both departments
 Provide space for shelves of T-shirt and other under wear.

Fig: men’s wear frontage

SHOE STORES: The storefront is the see-through type, with a large enclosed show window for
display of the maximum number of shoes.

 Average depth of the show window is from 4 ft. 6 in. to 5 ft. 0 in with platforms 2 ft. 0 in.
above the floor
 Arranged to accommodate the maximum number of seats allowing efficient circulation
for the salesmen’s traffic route from stock to customer and not crowding the fitting
spaces in front of customer's chairs.
 If possible, arrange for rear delivery of merchandise. An employee toilet, a combination
workbench for minor repairs, and a desk should be provided in the stock room, with
quick access to sales room.
 Fig: shoe store frontage

B) Super market: the supermarket is a large-scale emporium of merchandise

 Assuming proper location of the store on the site, one which makes it most accessible to
traffic and parking
 The various back room areas (preparation and storage) are located at the rear of the
building.
 It is preferable leaving the selling space more or less square
 refrigerated fixtures have can be located almost anywhere on the sales floor, most often
they are located at the walls
 All merchandise purchases must be funneled through the check-out counters, they are all
located in one location (usually at the front of the store near the exit door).
 Good vision are (drawing at left) demands that top shelf be not over 5 ft. 3 in. high,
permitting an angle of view not more than 15° above the horizontal

Fig : typical supermarket layout

fig:different shelve orientation

C) BANKS: The place in which the bank's transactions take place should be attractive, friendly,
and Unimposing a minimum obstruction between the customer and the bank's representatives is a
must.

Spaces in bank design

1) Public spaces

 Lobby: This must be easily accessible to the public 11 contains reception/information,

loan officers, tellers, and check-writing desks
 Tellers should be located so that they are easily accessible and so that the spaces
surrounding them allow easy circulation of the public.
 Officer’s platform. This should provide open space for contact officers.
 Access to the safety deposit vault should be provided for customers.

2) Operations: This is the department that makes sure the bank is run on a steady, professional
basis.

 Bookkeeping department: This should be in close proximity to tellers, since this is

where the tellers receive and give all the information they need.
 Proof department. This is not accessible to the public. It can be separated from the
other areas, but should be fairly close to the data processing area.
 Data processing area. Special air conditioning is required here. False floors are
recommended to house the electric cables. Clerical, mail, and other various
 Fireproof records vault, to service proof, trust, and bookkeeping departments. This
does not have to be adjacent to all three, but access must be provided for all three.
2) Executive suite: usually includes office for the senior vice-presidents, board members,
and president plus all the personnel they need to continue their business.
 Fig: Bank lobby layout

There are also cafeteria, Gymnasium, Restaurant services can be categorized under commercial
units.

Office units of mixed use buildings: include private office, Insurance company offices,
Law offices, Architect office etc…

A) Insurance company offices : can be divided into two categories:

1 The home office
2. The branch regional office

1) HOME OFFICE: concerned with clerical and secretarial work necessary to maintain close
operational contact with the branch offices.

It consists: Group Sales Insurance Area, Agency Area, Data Processing Area and Main
Storage Area

2) BRANCH REGIONAL OFFICE: a central area is required for secretarial and clerical work
this area should not be accessible to the agents. Agent offices, conference room, executive
offices, and library should surround the central area for ease of operation.
 Fig: typical insurance office

B) Law offices:

 Lawyer’s office must serve as a library and conference room, and perhaps also
accommodate the files, it should be large enough for a conference-type desk and four or
five chairs.
 It is almost essential to have a second room for use as a reception room and secretary's
Office.
 It is better to have a separation between the secretary's space and the reception space.
 The files may be of sufficient volume to require a separate file room.
 According to the the number of lawyers work the number of rooms and sizes increase.
 The reception room should have adequate seating in addition to the receptionist's desk
 The minimum equipment for a private office is an executive's desk and chair, one or two
chairs for visitors, and desk-height bookcases.
 Storage spaces may be equipped with shelves, coat hooks,
 Lawyers' offices require little interior decorations, but there is a discernible tendency to
make offices homelike.
 Fig: plan and interior of of one lawyer office

Private office: office used for different purpose like consultant offices, Architect offices etc.

 They mostly consist one or two persons

 Mostly has two rooms one for secretary and the other is the main office
 The space is mostly small in size

Fig: Private office layout

Recreational and Entertainment unit of mixed use buildings

A) Restaurants and Eating Places: It is a unit in mixed use building where people go to eat

Dining area: a place in which the customers used to eat

 Space for dining areas is usually based on the number of square feet per person seated
times the number of persons seated at one time.
 Small children may require only 8 sq. ft. for a type of service in which an adult would
need 12 sq. ft. for comfort
 The table sizes used in the dining room will affect occupancy. It is often desirable to
provide for groups varying from two to eight.
 Commercial restaurants located in shopping or office areas often have a heavier demand
at noon than at the dinner hour.

fig:dining table arrangement

Production Areas: it is a unit for preparation and production of foods and drinks.

 A frequently used rule for allotting apace for the kitchen is that it should be one-third
to one-half the area of the dining room
 The location of entrances and exits for a good flow of traffic, window placement,
 Suitable space, and relationship of sections need consideration. Eliminate partitions
whenever possible ; this will reduce space needs and also permit easier supervision of
production areas

Serving Areas: Excess space partially filled is unattractive, but crowding is also undesirable
Short-order units where food moves directly from production to the consumer require the least
service space

Receiving and Storage Areas: Space allocation for receiving and storage must be based on
specific needs

 Although the average operation may find a dock 8 ft deep and 12 ft long sufficient for
receiving items.

Sanitation Areas: there should be appropriate sanitation that accommodate the number of
customers at a time.

Fig: Flow diagram showing functional relationships

B) Movies theaters: it is a place in which theatrical performances or motion- pictures shows
can be presented.
 Design requirements for cinemas, including auditory and visual considerations combined
with showman ship and economy of structure, call for a type of building entirely distinct
from stage theaters.

Floor Slopes and Seating: necessary to establish the physical dimension of the seated patron
and standards for vision of the screen image.

 The slope of the main-floor seating would also be increased for one-row vision. One-row
vision provides unobstructed vision over the heads of persons in the row immediately
ahead.

fig: general layout of cinemas seating

fig: human figure dimension for determining sight line clearness

General Lighting: The lighting of a cinema auditorium serves three separate functions :
1) Emergency exit and mood lighting, used during screen presentation
2) Lighting needed during intermissions
3) Lighting of sufficient intensity for making announcements, clearing the house, or
other rare occasions.
Ticket Booths: The location of the ticket booth depends on the space available, the
character and direction of street and pedestrian traffic, and the volume and habits of
patronage.
Toilets: it must accommodate the maximum number of people the is available in the
cinema

Fig: example plan small theater

 Famous Mixed use buildings in the world

Fig: Burge kahlifa (UAE, Dubai)

Fig: Hermitage Plaza granted (France, Paris)

Fig: Galaxy soho Chaina (Beging)

Fig: Marina City (USA, Chicago)

Fig: The Century Tower (Tokyo, Japan)

Reference
 The Architects’ Handbook edited by Quentin Pickard
 Time-Saver Standards for Building Types: Second Edition Edited by JOSEPH
De CHIARA and JOHN HANCOCK CALLENDER
 ERNEST AND PETER NEUFERT
 DESIGN GUIDELINES FOR RESIDENTIAL MIXED-USE PROJECTS
 WEBSITES
https://en.m.wikipedia.org/wiki/mixed-use development
www.foster and partners.com
www.architecturelist.com/catagory/mixed use buildings/
www.soarkarchietcts.com
www.zhaha-hadid.com
Residential unit of mixed use Buildings

Residential unit of mixed use buildings mostly found on the top section of the Buildings

Main reasons

 for security purpose

 for privacy
 to avoid disturbance that come from the office and the commercial part of the building

It has mostly a layout of apartment arrangements.

The rooms are vary from studio to three bedroom. In some cases up to four bedroom.

Components of residential units

Unit Foyer: Design foyer/entry area in each unit with allowance for sufficient wheelchair
turning radius.Provide a coat closet complete with doors, shelving and rod.

Living/Dining Area:

 Design space to accommodate the placement of various furniture types and arrangements
 larger units have proportionally larger living, dining and storage areas
 If design combines dining room with living room, avoid overlap with circulation space.
 Provide an exterior window in the living room; avoid direct sightlines from immediate
units and adjacent buildings
 Ensure adequate light and ventilation
 Fig: Living/dining layout
Bedrooms
 Bedrooms should be a minimum 9.3m2 include operable windows to the exterior
 Design room layout to accommodate bedroom furniture adequately. Make provisions for
a closet with a shelf and rod
 Ensure it has adequate natural light and ventilation
Kitchen
 Design kitchen with direct access from the foyer. Provide direct natural light whenever
possible
 Consider the kitchen furniture’s like cabinets, electric stoves refrigerator
Position and arrangement with working space.
 Do not locate stoves adjacent to doorways or in corners
 Use a sewing type of door
 Take in consideration the drainage line.
Bathrooms
 Provide all bathrooms are accessible from the hallway but avoid direct access (and view)
from the main living areas
 Ensure the bath room have sufficient natural light and ventilation
 bathroom in larger units can have three piece (shower, toilet and sink)
 consider the the equipment space with human body standard
 provide equipment’s that is ecofriendly like water saving shower head
 use appropriate floor finishing material
 Take in consideration the drainage line

Fig: Bathroom layout

Fig: Typical room arrangements

 Table: standards for different room size

Vertical circulation component of the Building

Elevators and escalators
 Escalators used for the commercials floors
 Elevator can be used for office commercial and residential floor
 These should be in groups, visible from entrance
 Lifts in large Buildings are often placed in the center of the building are often combined
with escalators
 Escalators should run in successive series (return flights) to all sales floors, in both
directions.
 In elevators Provide well-illuminated cabs with LED light fixtures
 Ensure elevator cab flooring is porcelain tile with non-slip textured surface
 Ensure elevator lobby area has additional lighting to enhance a visual presence
 Recess elevator lobby from the corridor to allow for easy flow of traffic.
 Fig: Escalator and Elevators
Stair:
 It is preferable to separate the residential stair from the commercial and office stair
 Provide natural daylight where possible.
 Provide painted metal railings.
 Stairs should be large enough in order to give convenient service for large human traffic.

Fig: stair layout

Reference
 The Architects’ Handbook edited by Quentin Pickard
 Time-Saver Standards for Building Types: Second Edition Edited by JOSEPH
De CHIARA and JOHN HANCOCK CALLENDER
 DESIGN GUIDELINES FOR RESIDENTIAL MIXED-USE PROJECTS
 Websites