[mhays]

Then you know that mixed-use isn't easy, and tends to be expensive. And therefore it's a route a lot of developers would skip since they have easier options elsewhere.

That goes double if the housing wouldn't be seen as an asset to the other use. Hotels build housing on top because residential height limits are higher. But that only works if the housing will use hotel services, and the units are expensive enough to justify a very high construction cost per square foot.

Mixing uses in one building is tough for a bunch of reasons. Every use tends to have its own substantial demands on the ground level between parking, entrances, lobbies, and so on. Sometimes these don't mix (like residential and office lobbies) so you can quickly run out of room. For financing, the market needs to be ok for all of the uses you propose. This tends to work when high rents are possible, and not overly diminished by your inconvenient elevator layout or whatever.

So many will pay the fee or not build. The result is things cost more for everyone...which appears to be your life's mission.