Mixed-Use Developments
A mixed-use building is supposed to combine programs that make each other better. In practice, most mixed-use developments combine programs that ignore each other. A retail plinth that nobody enters. Office floors that empty at six. Residential above that hears the bar two streets over. The architectural promise was synergy; the result is adjacency. The difference between the two is the work of mixed-use design.
Mixed-use design at Lex te Loo Architects starts from the question of how programs amplify each other, circulation, hours of use, microclimate, edge condition, view, acoustics, and writes the building from that question. Concept and АГО stages, fixed scope, fixed timeline.
The problem we solve
Mixed-use developments fail when each program is designed independently and stacked. The retail consultant resolves the plinth. The office consultant resolves the offices. The residential consultant resolves the apartments. The architect coordinates the boundaries, but no one has authored the relationships between programs, the hours that overlap, the entries that share, the views that compete, the noise that travels. The result is a building that contains uses but does not connect them.
Our work starts from the relationships first. We map the schedule, the noise, the view, the entry, the loading, the air. The plan emerges from those relationships. The programs are placed where they reinforce each other, not where they fit.
What you get
Concept
A concept booklet of 70 to 100 pages: program-relationship diagram, schedule and adjacency analysis, circulation and access strategy, strategic massing, plans and sections, urban-scale integration, ТЭП.
АГО
АГО package: facade studies for each program with continuous urban reading, views, integration into the surrounding fabric, address-level entries. We prepare and present.
Авторское сопровождение
10% of fee through delivery. Quarterly reviews. The right to intervene when program adjacencies are violated by tenant fit-outs or developer revisions during construction.
Timeline
| Phase | Duration | What you get |
|---|---|---|
| Concept | 8 to 14 weeks | concept booklet, program-relationship diagram, strategic massing, plans, sections, ТЭП |
| АГО | 10 to 16 weeks | the package the city's chief architect can sign |
| Авторское сопровождение | project lifetime, 10% | quarterly reviews, design supervision, right to intervene during tenant fit-outs |
We quote a fixed price within five working days of the first call. No estimates, no time-and-materials.
Recent work
- River Front — Perm, Russia (2024)
- The Cascade — Moscow, Russia (2025)
- Moscow Passage — Moscow, Russia (2018)
- BrainPort Tower — Eindhoven, The Netherlands (2016)
- Roof of Light — Sochi, Russia (2025)