The Next Generation of Mixed-Use Developments Will Include Industrial Space. **Massing and Design** (Part 2 of 3)

Often the challenge for these complicated Mixed-Use Developments is the early integration of the requirements which each of the types of users needs in order to be profitable and leasable. This process has been simplified for the purposes of this article and there are many more considerations like HVAC, electrical systems, security, material selection, building orientation, energy modelling, etc.

1. Programmatic Requirements

The first step is to understand the requirements of each of the programmatic spaces.

2. Conceptual Relationships

Next, we looked at what these requirements mean and how they interact with each of the programmatic users.

We notice that the Industrial requirements are not overlapping much with the other uses. We also see that the Office and Residential requirements overlap a lot, this would be a good to group their vertical circulation together. The retail also overlaps with some programmatic requirements of every other user, so it would make sense to make this a block wide size and have a strong relationship to the street façade.

3.Massing Study

We have incorporated 4 different office towers (Orange) surrounding the Light Industrial (Green) area within the lower 47 storeys of the tower. We then continued only two of the office towers upwards, we have an offset their massing orientation in order to maximize the long distance views outwards. We then added the residential or hotel (Purple) portion on top that. The residential floor plate has been reduced to help reduce structural loading.

At the midpoint in the tower, right above the industrial space, we have integrated a sky lobby and conference facility (Dark Orange) which could also be used for restaurants, meeting rooms and event spaces.

4. Programmatic Plans

Here in the typical lower office and industrial floors, you can see that each of the 4 office towers have separate elevator cores, and the industrial also has two separate elevator cores (Dark Gray). The idea here is that each of these users will have sufficient vertical circulation and they will operate independently of one another.

By encompassing, the industrial use with the 4 office uses we have reduced the amount of cladding material as well as thermal heat gain and loss associated with the industrial tenants. We will review this more in Part 3.

As we go up the tower we reduce the number of elevator cores and step the building back for both structural integrity as well as to not have a deep floor plate which would need additional artificial lighting in lieu of natural lighting.

Once we get to the top portion of the tower we integrate the residential or hotel. We will again step the building back as they don't need a 13.5m deep floor plate and we are utilizing an 11m depth from the corridor to window.

5. Programmatic Sections

Here you clearly see how the elevators and building step back as it goes up the tower. You can also clearly see how the industrial area is flanked by the office programmatic uses on both sides. Lastly, you can see that the tower lobby can access both levels of the retail, which can also be utilized for a custom ground floor lobby for tenants if they take up a sufficient amount of floors.

Lastly, the loading dock and parking facilities are found underground in order to free up space at ground level for retail and animating the streetscape.

Next Step

For the next step, we will look at the energy costs savings associated with a Mixed-Use Development and see how those savings could make a development like this more profitable and attractive to prospective tenants.

Have any thoughts? Share them below, and as always please share this article to help others learn. And don't forget to check out my other articles.

Blog post by: Jorden Lefler, Senior Sustainability Manager