January 12, 2007

By DAVE BRADLEY

The Associated Press

Americans weary of costly commutes and eager to live near essential services are increasingly interested in mixed-use developments, according to the American Institute of Architects.

Mixed-use developments typically bundle housing, recreation, retail stores and access to transportation in a central area. More than two-thirds of architects surveyed by the AIA report a growing number of customer inquiries about such convenient living arrangements, which frequently are located near city centers or exist as stand-alone developments in suburban settings.

Fueling the drive are two population groups at opposite ends of the demographic spectrum yet very much on the same page in terms of housing choices. Young workers want an urban lifestyle without hassles of high-maintenance housing; older workers yearn to downsize from large suburban homes and long commutes to enjoy their later years with services within easy reach.

Ready access to mass transportation and services are particular hot buttons for these two groups. Architects report client requests for housing near these amenities grew by one-third between 2005 and 2006 surveys.

As community patterns change from stand-alone homes on single lots which drove suburban growth, the creation of so-called high-density developments promotes a better use of available land.

Housing may be small-scale, but owners still request big-home features, says Debra Smith, chairwoman of the Communities by Design committee of AIA. "They look for easy flow floor plans in a warm and comfortable environment," said Smith. At the heart of compact dwellings are "gourmet kitchens with grand countertops that allow them to entertain along with private spaces that are their haven," said Smith. One-to-three bedroom condominiums smaller than 2,000 square feet are often built above retail centers or restaurants, and town homes are sometimes part of the mix in office space.

Once residents venture outside, essential services such as grocers, varied shops and recreation must be close at hand, if not steps away. Scott Frank of AIA said people ask for "walkable access to everyday needs. The convenience is tremendous to walk there and not fight the traffic".

It allows for a healthier community because you're not auto reliant."

Such mixed-use developments can't be a mishmash of competing looks. According to Smith, architects are asked to create vibrant enclaves where housing and service designs are coordinated. "What these owners want is a sense of place and they don't want a cookie-cutter approach because they want housing that fits into the fabric of the neighborhood," said Smith.

The trade-off between large homes and convenience, particularly for older homeowners, is an easy decision, says Smith. Designers often incorporate green spaces and walking trails that "serve as everyone's front yard without the responsibility of maintaining it," said Smith.

Convenience and proximity to downtown areas comes at a price, however.

A check of pricing shows two-bedroom condominium units in the Lincoln Park area near downtown Chicago start at $299,900.

Near downtown Denver, similar units cost $359,900.

The survey of registered architects was conducted in November 2006.