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Mixed Use Development Design

1. Introduction 2. Site design 3. Street to front door 4. Outdoor spaces 5. Accommodating Cars 6. The Building
  • 1.1 Introduction
  • 2.1 Overview
  • 2.2 Topography
  • 2.3 Ecology and habitats
    • 2.3.1 Water sensitive design
  • 2.4 Connectivity
    • 2.4.1 Active design
    • 2.4.2 Integrating access and parking
  • 2.5 Diversify use and activity
    • 2.5.1 Mixed use and reverse sensitivity
    • 2.5.2 Getting mix of uses right
    • 2.5.3 Locating 'buffers'
    • 2.5.4 Locating outdoor spaces
    • 2.5.5 Choosing your uses
  • 2.6 Relate to urban structure
  • 2.7 Respond to built form
    • 2.7.1 Street setbacks and layouts
    • 2.7.2 Neighbourly privacy
    • 2.7.3 Sunlight, daylight and shadowing
  • 2.8 Cultural landscapes
  • 2.9 Safety and security
  • 3.1 Introduction
  • 3.2 Create a positive street edge
  • 3.3 Front boundary treatments
  • 3.4 Safety, activity and privacy
  • 3.5 Verandahs
  • 3.6 Defining the entrance
  • 3.7 Planting and landscaping
  • 3.8 Lighting
  • 3.9 Signage
  • 4.1 Introduction
  • 4.2 Balconies
  • 4.3 Communal outdoor spaces
  • 4.4 Service areas
  • 4.5 Landscape design
  • 4.6 Stormwater management
  • 5.1 Introduction
  • 5.2 Types of parking
    • 5.2.1 Underground parking
    • 5.2.2 Semi-basement
    • 5.2.3 Undercroft parking
    • 5.2.4 Ground floor parking
    • 5.2.5 Surface parking
    • 5.2.6 Above ground parking
    • 5.2.7 Multi-storey carparking
    • 5.2.8 Multi-storey sleeved parking
    • 5.2.9 Mechanised parking
  • 5.3 Access and wayfinding
    • 5.3.1 Car park approach and entrance
    • 5.3.2 Pedestrian access and legibility
    • 5.3.3 Signage and wayfinding
  • 5.4 Layout and configuration
    • 5.4.1 Parking building design
    • 5.4.2 Parking angles
    • 5.4.3 Structural configuration
  • 5.5 Facade design and screening
    • 5.5.1 Design Responses
    • 5.5.2 Weather-tightness and ventilation
  • 5.6 Landscaping
    • 5.6.1 Soft landscaping
    • 5.6.2 Hard landscaping
  • 5.7 Safety and Security
    • 5.7.1 Lighting
    • 5.7.2 Visibility
    • 5.7.3 Security of cars and patrons
  • 5.8 Utilities and storage
    • 5.8.1 Servicing and bin storage/collection
    • 5.8.2 Storage
  • 5.9 Bicycle parking
  • 6.1 Introduction
  • 6.2 Mixed use configurations
    • 6.2.1 Vertical mixed use
    • 6.2.2 Horizontal mixed use
    • 6.2.3 Courtyard developments
    • 6.2.4 Corner sites
    • 6.2.5 Adaptive re-use
  • 6.3 Building form
    • 6.3.1 Massing, height and placement
    • 6.3.2 Floor-to-ceiling heights
    • 6.3.3 Building depth
  • 6.4 Safe and easy access
    • 6.4.1 Building entrances
    • 6.4.2 Pedestrian circulation & accessibility
    • 6.4.3 Navigation and signage
    • 6.4.4 Designing for physical activity
  • 6.5 Facade design
  • 6.6 Building performance
    • 6.6.1 Building envelope
    • 6.6.2 Solar design
    • 6.6.3 Ventilation
    • 6.6.4 Water sensitive design
    • 6.6.5 Construction waste
    • 6.6.6 Material selection
    • 6.6.7 Management and maintenance

Case Studies

  • 3333 Main, Vancouver
  • Berenger Apartments, Portland
  • Capers Building
  • Collection 45, Vancouver
  • Cross Roads, Vancouver
  • Drake Street
  • Enso
  • North Main Village
  • On Que
  • Peirmont and Monument Apartments
  • The Wellington
  • Tupelo Alley, Portland

    Tupelo Alley, Portland

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    Overview

    A mixed-use development that successfully responds to the surrounding historic neighbourhood, while achieving high densities close to public transport. Three separate buildings are set around a public-accessible series of laneways.
     

    Project Summary

    Project Summary
    ​The North Mississippi Avenue district of Portland was established in the 19th century, and is now valued for its historic architecture and trendy cafes and shops. The Tupelo Alley Mixed-Use Development is a three-building complex that recalls the warehouse, commercial and semi-industrial past. The design integrates ground-floor retail and 188 apartments (studio, one- and two-bedroom) with public spaces and courtyards. This design scheme activates the street and connects existing alley ways with new neighborhood pedestrian connections, providing a contemporary model for high density “smart growth” and transit oriented development in North Portland.


    The architecture is scaled to fit appropriately into the context of the surrounding residential neighborhood. The main building is six storeys high at the corner of Mississippi and Failing Avenues, but steps down to five storey further down along Mississippi Avenue. Facing Albina Avenue on the east side are two three storey blocks respectful of the single-family residential character. 

    Public permeability across the development is maximised by reestablishing the north south alley (partly running under the building to N Failing Street), and a new laneway running from Mississippi Avenue through to N Albina Avenue to the east.  Connections to downtown Portland (and the light rail system) is a 10 minute walk from the development.

    An underground car park is accessed via the side street, and parking spaces are purchased or leased by residents as an add-on to their apartments. Extensive bicycle parking has also been incorporated into the underground car park. 

    LEED Gold Certification was awarded to this project, illustrating the high levels of environmental design features integrated into the complex. 

    ​
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    Auckland Design Manual

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    Disclamer:

    The Auckland Design Manual provides supplementary guidance to the Unitary Plan on design matters, which will be updated by the Council from time to time. The Manual is not part of the Unitary Plan and the Unitary Plan doesn’t incorporate the Manual by reference in the terms of the provisions of Part 3 of Schedule 1 to the Resource Management Act 1991. While the Manual sits outside the Unitary Plan, advice notes are occasionally included in the text of the Unitary Plan to alert the reader to the existence of relevant guidance in the Unitary Plan.