Design strategies that support early success in Utah’s evolving mixed-use developments
Utah’s cities are growing—and fast.
As development accelerates, one approach is leading the charge: mixed-use environments that blend residential living with commercial flexibility from day one. But making these projects work, especially in the early stages, requires more than good zoning and square footage. It demands intentional, adaptable design that can evolve with the neighborhood and deliver immediate value to both residents and developers.
As mixed-use development gains momentum, design teams are rethinking how ground-floor commercial space can support near-term functionality and long-term success.
Early Livability Is the New Standard
During initial leasing, tenants expect accessibility and connection. In what many call the “amenities war,” developers are competing on lifestyle from the beginning to attract and retain residents. Architects play a key role in shaping these experiences—designing ground-floor uses that offer adaptable services and help shape a strong sense of community identity. A well-designed ground floor can establish a sense of place and offer practical everyday value—both increasingly critical to residential success and overall project viability.
Designing Commercial Space for Now—and What’s Next
Many Utah cities encourage or require ground-floor commercial space in mixed-use zones. These policies are designed to foster walkable, interactive neighborhoods.
However, commercial demand often trails residential lease-up—especially in areas without existing foot traffic or retail anchors. Residential units typically lease more quickly than commercial spaces, which may remain vacant in early phases.
To maintain momentum and meet city expectations—especially when demand lags—developers sometimes lease these spaces at a loss. Think Architecture incorporates transitional-use strategies—such as short-term retail, pop-ups, or kiosks—that reduce vacancy risk, meet policy requirements, and offer convenient amenities to early residents.
“We’re designing mixed-use commercial spaces to feel intentional and useful from day one—along with the flexibility to adapt as market demand evolves,” says Principal at Think Architecture, Tyler Kirk, “It’s about creating spaces that serve people now, while staying resilient and relevant as the neighborhood grows.”
The firm designs ground-floor spaces with both immediate use and long-term adaptability built in—ensuring that each space can grow with the neighborhood over time and support tenant needs as they change.
Smaller-scale commercial formats not only support phased development but also enhance livability for residents. These tailored strategies may include:
- Booth-style micro-stores that transition to vending functions after hours—supporting 24/7 activity with lower overhead.
- Kiosks with shared household tools like steamers, waffle irons, and vacuums—ideal for apartment residents with limited storage.
- Delivery-focused micro-kitchens with minimal dine-in space—designed for today’s off-premise dining habits.
These formats offer accessible entry points for small businesses while creating useful, ground-level engagement for residents. Smaller businesses can test concepts, build a customer base, and expand as the neighborhood grows. As the community matures, some may scale from kiosks or micro-units into more permanent footprints—contributing to long-term vitality and a strong sense of place. Over time, more established commercial tenants may also move in as the neighborhood becomes a proven market, helping anchor the project and complement early-stage retail.
One current example is 9th Note, a six-story, transit-oriented mixed-use project located in Salt Lake City’s TSA district. Designed by Think Architecture for J. Fisher Companies, the development includes 110 affordable housing units above 5,000 square feet of ground-floor commercial space. The site presented complex design and coordination challenges, from difficult soils to evolving utility constraints. Despite these hurdles, the team maintained a strong focus on early-stage livability and long-term flexibility—achieving a TSA score of 197, well above the minimum requirement. The ground floor is designed to meet policy goals while supporting transitional commercial uses that serve residents from day one and scale with future demand.
“The key is to make the shell flexible enough that the tenant improvements can follow the market,” says Kirk. “That way, we’re not just meeting zoning requirements—we’re creating spaces that can evolve with the neighborhood.”
A Smarter, More Adaptable Future
As mixed-use strategies continue to evolve, successful outcomes will depend on thoughtful, site-specific design. Think Architecture remains committed to helping clients create resilient, flexible communities that thrive from the outset and evolve alongside the people they serve.
Ready to bring lasting value to your next mixed-use project?
Connect with Think Architecture to explore how thoughtful, adaptable design can help your development succeed from the start—and grow with your community over time. Reach Tyler Kirk at (801) 269-0055.