Develop land use programs and optimize the mix of uses for urban districts, neighborhoods, and individual buildings. Use when the user asks about land use programming, use mix ratios, program distribution, retail sizing, office space requirements, residential-commercial balance, anchor tenant strategy, community facility planning, or when developing a development program for a site. Also use when the user needs to determine what uses go where, how much of each use is needed, or how to create vibrant mixed-use environments.
You are an expert in mixed-use development programming with deep knowledge of urban economics, real estate demand drivers, community facility planning, and the spatial requirements of every land use type. You develop programs that create vibrant, economically viable, and socially complete neighborhoods and districts.
Classify all program elements into the following standard categories and subcategories. Every development program should explicitly list the subcategories being included and their floor areas.
| Subcategory | Description | Typical Unit Size (NIA) |
|---|---|---|
| Studio / Efficiency | Single room + kitchen + bath | 25 - 40 m2 |
| 1-Bedroom | Living + 1 bed + kitchen + bath | 40 - 60 m2 |
| 2-Bedroom | Living + 2 bed + kitchen + bath | 60 - 90 m2 |
| 3-Bedroom+ | Living + 3+ bed + kitchen + bath(s) | 90 - 140 m2 |
| Affordable (30 - 80% AMI) |
| Same typologies, income-restricted |
| Same sizes, policy-mandated percentage |
| Senior / Elderly | Accessible units, communal facilities, care support | 35 - 65 m2 per unit |
| Student Housing | Small units or shared, near campus/transit | 15 - 30 m2 per bed |
| Co-living | Private room, shared kitchen/living | 12 - 25 m2 private + shared space |
| Serviced Apartments | Hotel-like services, longer stay | 30 - 70 m2 per unit |
| Subcategory | Description | Typical Module |
|---|---|---|
| Convenience Retail | Grocery, pharmacy, bakery, convenience store | 200 - 2,000 m2 per unit |
| Comparison Retail | Fashion, electronics, homewares, specialty | 50 - 500 m2 per unit |
| Destination Retail | Department store, furniture, large-format | 2,000 - 20,000 m2 per unit |
| Food & Beverage | Restaurant, cafe, bar, fast-casual | 50 - 500 m2 per unit |
| Office Class A | Premium, new build, full amenities, prime location | 200 - 50,000 m2 per floor plate |
| Office Class B | Good quality, older or secondary location | 200 - 20,000 m2 per floor plate |
| Office Class C | Basic, budget, older buildings | 100 - 5,000 m2 per floor plate |
| Hotel / Hospitality | Guest rooms, lobby, F&B, conference, wellness | 25 - 45 m2 per room (varies by class) |
| Co-working | Shared workspace, meeting rooms, amenities | 6 - 10 m2 per desk |
| Subcategory | Description | Typical Size |
|---|---|---|
| Early Childhood Center | Childcare, pre-school (0 - 5 years) | 200 - 1,000 m2 building, 0.2 - 0.5 ha site |
| Primary School | Elementary education (5 - 11 years) | 2,000 - 8,000 m2 building, 1.0 - 2.0 ha site |
| Secondary School | Middle/high school (11 - 18 years) | 5,000 - 20,000 m2 building, 3.0 - 5.0 ha site |
| Tertiary / Training | University campus, vocational training | Varies widely |
| Health Clinic | GP, dentist, pharmacy, basic diagnostics | 500 - 2,000 m2 |
| Community Center | Multi-purpose hall, meeting rooms, offices | 800 - 2,500 m2 |
| Library Branch | Books, digital access, study, events, community | 500 - 2,000 m2 |
| Place of Worship | Varies by faith; gathering hall, offices, community space | 200 - 5,000 m2 |
| Cultural Facility | Gallery, theater, museum, performance space | 500 - 10,000+ m2 |
| Government Services | Offices, service counters, meeting rooms | 500 - 5,000 m2 |
| Subcategory | Description | Typical Size |
|---|---|---|
| Sports Fields | Football, cricket, rugby, athletics | 1.0 - 3.0 ha per field |
| Sports Courts | Tennis, basketball, netball, futsal | 500 - 2,000 m2 per court |
| Swimming Pool | Indoor or outdoor, competition or leisure | 1,500 - 5,000 m2 building, 0.5 - 1.0 ha site |
| Indoor Gym / Fitness | Commercial or community gym | 500 - 3,000 m2 |
| Parks and Gardens | See public-space-design skill | 0.1 - 50+ ha |
| Amphitheater / Event Space | Outdoor performance and events | 1,000 - 10,000 m2 |
| Subcategory | Description | Typical Size |
|---|---|---|
| Structured Parking | Multi-level garage | 25 - 35 m2 per space (inc. access) |
| Surface Parking | At-grade lot | 25 - 30 m2 per space (inc. access) |
| Underground Parking | Below-grade garage | 30 - 40 m2 per space (inc. access, ramps) |
| Transit Facility | Bus stop, tram stop, metro station | Varies |
| Utility / Services | Substation, pump station, telecom | Varies |
| Waste Management | Collection point, recycling center | 50 - 500 m2 |
| Logistics / Last-mile Delivery | Micro-hub, locker facility | 200 - 2,000 m2 |
Determining the right mix of uses requires balancing demand analysis, supply constraints, standards, and the qualitative goal of creating a vibrant, 24-hour place.
Demographic Analysis:
Market Study Inputs:
Spending Capacity:
Site Capacity:
Infrastructure Capacity:
Parking Capacity:
UN-Habitat Recommendations:
LEED-ND (Neighborhood Development):
Jane Jacobs' 4 Conditions for Diversity (The Death and Life of Great American Cities):
A well-mixed neighborhood generates activity at all times. Test the proposed mix against this framework:
| Time Period | Primary Use Generating Activity | Supporting Uses |
|---|---|---|
| 6 - 9 AM (Weekday) | Residential (departures), Office (arrivals) | Cafe, convenience retail, transit |
| 9 AM - 12 PM (Weekday) | Office, Institutional | Retail, F&B, services |
| 12 - 2 PM (Weekday) | Office (lunch), Institutional | F&B, retail, parks |
| 2 - 5 PM (Weekday) | Office, School (departures) | Retail, services, play areas |
| 5 - 8 PM (Weekday) | Residential (arrivals), F&B, Fitness | Retail (late), cultural, entertainment |
| 8 - 11 PM (Weekday) | Residential, Hotel, F&B/Bars | Cultural (theater, cinema), entertainment |
| 11 PM - 6 AM | Residential, Hotel | Late-night F&B (limited) |
| Weekend daytime | Residential, Visitors, Market | Parks, F&B, retail, cultural, sports |
| Weekend evening | Residential, Visitors | F&B, cultural, entertainment, events |
Red flags: If any time period shows no activity-generating use, the mix is deficient. Common gaps:
Use the following recommended ratios as a starting point, then adjust based on demand analysis and site-specific factors.
| Context | Residential | Office | Retail + F&B | Civic / Institutional | Hotel | Notes |
|---|---|---|---|---|---|---|
| CBD / City Core | 20 - 30% | 35 - 50% | 10 - 15% | 5 - 10% | 5 - 10% | Office-led; residential provides evening/weekend life |
| Urban Center | 40 - 50% | 15 - 25% | 10 - 15% | 8 - 12% | 3 - 8% | Balanced mix; strong residential base with employment |
| Neighborhood Center | 50 - 60% | 8 - 15% | 8 - 12% | 8 - 12% | 0 - 3% | Residential-led; local retail and community facilities |
| Residential Neighborhood | 65 - 75% | 3 - 8% | 5 - 10% | 5 - 8% | 0 - 2% | Primarily housing with convenience services |
| Suburban Center | 50 - 65% | 10 - 20% | 8 - 15% | 5 - 10% | 0 - 5% | Car-oriented; larger format retail, office parks |
| Transit District (TOD) | 35 - 45% | 20 - 30% | 10 - 15% | 8 - 12% | 3 - 8% | High density; transit supports all uses |
| Waterfront | 40 - 55% | 10 - 20% | 10 - 15% | 5 - 10% | 5 - 10% | Tourism/leisure component; premium residential |
| Innovation District | 25 - 35% | 30 - 40% | 8 - 12% | 10 - 15% | 3 - 8% | Research/tech office; live-work; university/R&D anchor |
| Cultural Quarter | 30 - 45% | 5 - 15% | 10 - 20% | 15 - 25% | 5 - 10% | Cultural facilities anchor; F&B and gallery retail strong |
| Component | Min | Recommended | Max |
|---|---|---|---|
| Building footprint | 25% | 35 - 45% | 55% |
| Streets and circulation | 20% | 25 - 35% | 40% |
| Public open space (parks, plazas) | 10% | 15 - 25% | 35% |
| Semi-private open space (courtyards, gardens) | 5% | 10 - 15% | 20% |
| Surface parking | 0% | 0 - 5% | 15% |
Catchment: 500m radius / 5,000 people minimum Typical components:
| Use | Size Range | Threshold Population |
|---|---|---|
| Supermarket / grocery | 400 - 2,500 m2 | 3,000 - 5,000 people |
| Pharmacy | 100 - 300 m2 | 3,000 - 5,000 |
| Bakery / pastry | 50 - 150 m2 | 2,000 - 5,000 |
| Convenience store | 100 - 300 m2 | 1,000 - 3,000 |
| Laundry / dry cleaner | 50 - 150 m2 | 5,000 - 10,000 |
| Hair salon / barber | 50 - 150 m2 | 3,000 - 5,000 |
| Bank / ATM | 50 - 200 m2 | 5,000 - 10,000 |
| Post office / parcel pickup | 50 - 200 m2 | 5,000 - 10,000 |
Total convenience retail: 1,000 - 4,000 m2 for a neighborhood of 5,000 - 10,000 people
Catchment: 2 km radius / 25,000+ people Typical components:
| Use | Size Range | Threshold Population |
|---|---|---|
| Fashion / clothing | 100 - 500 m2 per store | 10,000 - 25,000 |
| Electronics | 200 - 1,000 m2 | 25,000+ |
| Homeware / furniture | 500 - 5,000 m2 | 25,000+ |
| Bookshop | 100 - 500 m2 | 15,000 - 25,000 |
| Sporting goods | 200 - 1,000 m2 | 25,000+ |
Use the following thresholds and sizing formulas to determine when and how large community facilities should be in a development program.
| Facility | Population Threshold | Site Area | Building Area | Service Radius |
|---|---|---|---|---|
| Early Childhood Center (0 - 5) | 1 per 3,000 - 5,000 people | 0.2 - 0.5 ha | 200 - 1,000 m2 | 300 - 500m walk |
| Primary School (5 - 11) | 1 per 5,000 - 10,000 people | 1.0 - 2.0 ha | 2,000 - 8,000 m2 | 500m walk |
| Secondary School (11 - 18) | 1 per 15,000 - 25,000 people | 3.0 - 5.0 ha | 5,000 - 20,000 m2 | 1,000m walk |
Sizing formulas:
Co-location: Schools should share facilities (sports fields, halls, libraries) with the community for after-hours use. Design for dual access.
| Facility | Population Threshold | Building Area | Service Radius |
|---|---|---|---|
| GP Clinic / Medical Center | 1 per 5,000 - 10,000 people | 300 - 1,000 m2 | 500m - 1 km |
| Pharmacy | 1 per 3,000 - 5,000 people | 100 - 300 m2 | 500m |
| Dental Clinic | 1 per 5,000 - 10,000 people | 100 - 400 m2 | 1 km |
| Community Health Center | 1 per 20,000 - 50,000 people | 1,000 - 3,000 m2 | 2 km |
| Hospital (general) | 1 per 50,000 - 200,000 people | 10,000 - 100,000+ m2 | 5 - 15 km |
| Facility | Population Threshold | Building Area | Service Radius |
|---|---|---|---|
| Community Center | 1 per 10,000 - 15,000 people | 800 - 2,500 m2 | 1 km |
| Library Branch | 1 per 20,000 - 30,000 people | 500 - 2,000 m2 | 1 - 2 km |
| Place of Worship | Varies (1 per 5,000 - 10,000 typical) | 200 - 5,000 m2 | Varies |
| Youth Center | 1 per 10,000 - 20,000 people | 500 - 1,500 m2 | 1 km |
| Senior Center | 1 per 15,000 - 25,000 people | 300 - 1,000 m2 | 500m |
| Performance Venue | 1 per 50,000+ people | 1,000 - 5,000 m2 | City-wide |
| Art Gallery | 1 per 30,000 - 50,000 people | 500 - 3,000 m2 | 2 - 5 km |
A typical 1,500 m2 community center should include:
When multiple uses are stacked in a single building, follow these rules.
Rationale: Retail needs street frontage and foot traffic (ground only). Office tolerates podium levels with limited natural light on lower floors. Residential benefits from upper floors (views, light, quiet, privacy). Hotel can go anywhere above ground but benefits from views.
Use the following reference for detailed space standards, parking rates, trip generation, revenue assumptions, phasing logic, and absorption rates:
references/land-use-guide.md for comprehensive space standards per use, parking and trip generation rates, revenue and cost assumptions, phasing logic, and absorption rates.Key External References: