Challenges in Designing Mixed-Use Properties

SANTA ANA, CA—Strategizing a mixed-use project's circulation and ensuring that parking is accessible for residents and retail customers are among the top challenges to designing mixed-use properties, SVA Architects' senior associate partner Wahid Yonus tells GlobeSt.com. Yonus, who recently joined the firm, brings 30 years of architectural experience with him. We sat down with him for an exclusive interview about his new role and the challenges to designing a variety of property types.

GlobeSt.com: What do you see as the key differences to designing and developing high-rise vs. low-rise properties?

Yonus: As a higher-density development, high-rise projects have the ability to accommodate more residents. Therefore, it is an ideal model for developers: high-rise properties are more economically feasible, allowing for more residences in a smaller area. Moreover, high-rise projects are optimal for metropolitan spaces and more populous areas where land values are higher. In comparison, low-rise projects are fitting for more traditionally suburban areas, where land cost is lower and lower density is the norm. Low-rise projects are more family oriented, while high-rise projects are more ideal for single residents or for couples without children.

GlobeSt.com: From a designer's perspective, what are the main challenges in developing mixed-use properties?

Yonus: The main challenges in the development of a mixed-use property are strategizing the project's circulation and ensuring that the parking is accessible for the residents as well as for the retail customers. Typically, retail areas are located underneath the residence; as such, the project design and planning needs to accommodate all retail systems and utilities running through the proposed residential space, such as grease ducts from a restaurant. You need to make both the residential and the retail work together. Because we have done it for so long and are experts at it, we have knowledge and expertise on that level.

GlobeSt.com: What are the design considerations in combining retail and residential in one building?

Yonus: When combining retail and residential areas into one building, it is essential to create a comfortable interface between the two sectors. Generally, residents enjoy having nearby retail as a convenient destination for dining and shopping. In a mixed-use development, the project team must consider the most effective and efficient solution for creating proper interface and circulation, promising the comfort of both the residents and the retail customers.

GlobeSt.com: What else should our readers know about your new role with SVA?

Yonus: As part of my new role at SVA Architects, I am working on standardizing specifications for the entire office. With accessibility codes and regulations consistently changing, I am engaged in creating office standards for residential accessibility. Quality control and quality assurance is an important aspect of the architectural profession; my goal is to create a QA/QC program for the firm, to ensure that we service our clients and reduce unnecessary change orders in the field. Due to my knowledge of code and constructability, I am an important resource for the firm and to my colleagues here at SVA.

GlobeSt.com: What trends are you noticing in your area of expertise?

Yonus: One thing we see is a lot of high-rise rental projects in metropolitan areas. There are a lot of young folks moving into those areas. We also see in the future a market for low-rise projects and mixed-use for both types. For mixed-use, residents actually like retail in their projects—they like having a grocery store and restaurants downstairs. The retail portion brings activity to the area.