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Mixed-Use
Retail-over-residential to transit-oriented: separate income streams, density bonuses, and placemaking.
Property Types
- Retail-over-residential (podium + tower)
- Office-over-retail (commercial mixed-use)
- Transit-oriented development (TOD)
- Live-work-play master-planned community
- Vertical mixed-use (stacked uses in single structure)
- Horizontal mixed-use (separate buildings, shared site)
Physical Attributes
- Podium/tower split: retail at grade, residential or office above
- Common area allocation methodology across use types
- Retail street activation: storefront transparency, sidewalk width, signage
- Parking sharing strategy: time-of-day allocation, stall ratios by use
- Mechanical separation: independent HVAC, elevator, and utility metering per use
Value-Add
- Retail activation: curated tenant mix to drive foot traffic for upper floors
- Residential programming: suite mix optimization for local demand profile
- Amenity integration across uses: shared rooftop, fitness, courtyard
- Density bonus capture through affordable housing or community benefit agreements
- Public realm improvements: streetscaping, plazas, pedestrian connectivity
Appraisal Approach
- Separate income stream valuation: distinct cap rates per use type
- Condo vs rental analysis for residential component: strata vs income hold
- Retail vacancy impact on blended property value and lender underwriting
- Complex highest-and-best-use analysis across multiple potential configurations
Management
- Strata management and cost-sharing allocation across residential and commercial
- Retail lease administration alongside residential property management
- Shared amenity scheduling, maintenance, and cost recovery methodology
- Noise, hours-of-operation, and use-conflict mediation between components
Strategic Concepts
- Densification play: maximizing FAR through mixed-use zoning entitlements
- Transit node positioning and walk score as rent premium drivers
- Placemaking as a value creation strategy beyond physical improvements
- Exit strategy optionality: strata conversion vs long-term income hold
- Public-private partnership structures for infrastructure cost sharing