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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.
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