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Including Multi-Family in Urban Design – LRK University – Practices for Better Concept Master Plans
What is Multi-Family? Any building that contains more than a single family dwelling. • • • • • • •
A residential product type: townhouse, flat. An ownership type: condo or rental. Part of a mixed-use building (with retail, office, etc.) A land use zone that can be regulated. A type of developer. A market sector. Subject to Accessibility standards. Including Multi-Family in Urban Design
PRODUCT TYPES
Including Multi-Family in Urban Design
Duplexes & Triplexes Westbury Portsmouth ,VA
Including Multi-Family in Urban Design
Attached Townhouses 4+ units Buffalo Bayou, Houston, TX
Including Multi-Family in Urban Design
Townhouse over Flats (Tuck-under) Downtown Celebration Condos Celebration, FL
Including Multi-Family in Urban Design
Mansion Apartment Buildings 6-Unit Building Westbury, Portsmouth ,VA
Including Multi-Family in Urban Design
Garden Apartments Walk-up 2 to 3 stories – 6-8 units/floor Jefferson Woods Vienna, VA
Including Multi-Family in Urban Design
Elevator Loaded Elevators when over 3 stories Gables West Village Dallas, TX
Including Multi-Family in Urban Design
Urban Courtyards w/Garage Echelon at the Ballpark Memphis, TN
Including Multi-Family in Urban Design
Podium Gables River Oaks ZOM Allen Parkway Houston, TX
Including Multi-Family in Urban Design
Mid-Rise 5-8 stories Gables Tennis Center Houston, TX
Including Multi-Family in Urban Design
High-Rise 9+ stories Paramount Orlando, FL
Including Multi-Family in Urban Design
UNIT COUNTS & DENSITY
Including Multi-Family in Urban Design
Do the Math! And show it to the client! It’s all about Parking.
Including Multi-Family in Urban Design
Including Multi-Family in Urban Design
Including Multi-Family in Urban Design
Including Multi-Family in Urban Design
Unit Mixes Rental • 40% 1-br • 50% 2-br • 10% 3-br or Studio
Condo • 60% 2-br • 35% 3-br • 5% 4-br Including Multi-Family in Urban Design
Average Unit Sizes Rental (ave. 1050sf net) • • • •
Studio = 450 – 900sf 1br = 750 – 950sf 2br = 850 – 1300sf 3br = 1150 – 1450sf
Condo (ave. 1400sf net approx.) • 2br = 1100 – 1450sf • 3br = 1350 – 1800sf • 4br = 1750 – 2400sf Including Multi-Family in Urban Design
GSF vs. NSF Gross – All inclusive, except outdoor area Net – Outside of unit walls, not common areas Efficiency – Aim for 80% or higher Net leaseable area – Income on Pro Forma Porches – Gross unit area, sometimes leaseable Vertical & horizontal circulation, services, chases & utilities – Part of efficiency factor Including Multi-Family in Urban Design
Parking Ratios Rental - 1.8 suburban, 1.5 urban on ave. Condo – 1/bedroom (almost always 2.0+) Urban discount – Public transit: 1.0-1.5/unit Shared Parking – Up to 10% less On-Street Parking – Urban loc. often not counted Distribution – Colored plan; check walking dist. Quick garage yields per sf. – Back into unit #’s by estimating parking provided Including Multi-Family in Urban Design
Common Density Ranges Townhouses – 8 to 12 du/a Garden Apts. (walk-up) – 16 to 22 du/a Urban Courtyards w/Free-standing Garage – 40 to 60 du/a (100+ net possible) Podium – 50 to 80 du/a Mid-rise/High-rise – 60 to 100+ du/a
Including Multi-Family in Urban Design
SUCCESSFUL SPECIFICS
Including Multi-Family in Urban Design
Visibility & Visitability Leasing Center Up Front What is the unit looking at? Prospect Parking Turn-around Guest parking
Including Multi-Family in Urban Design
Setbacks To surface parking To other units (protected openings & fire ratings) Open definition garages
Including Multi-Family in Urban Design
ADA – 4+ units Fair Housing vs. ANSI vs. Local Requirements Accessible site paths – Streets & Sidewalks Steps, porches & thresholds Obstructions Accessible units – by elevator Accessible parking NOT: Fee-simple townhouses Including Multi-Family in Urban Design
Building Heights Ceiling heights Flat or sloped roof High-rise definition @ 75’
Including Multi-Family in Urban Design
Parking Garage Metrics 60’ width – 18’, 24’, 18’ (one-way slab) 58’ width – 18’, 22’, 18’ (two-way slab) 5.75-6% slope max. 10’-8” floor to floor 325 sq.ft./car Stairs, elevators, trash (copyrights) Open vs. Closed – ventilation & sprinklers Tuck-under parking (limited # w/low fire sep.) Including Multi-Family in Urban Design
Parking Garage Metrics
Including Multi-Family in Urban Design
Services Egress & Exit Stairs • 2/building, 1 must be vertical • Maximum building size – phasing
Fire access Trash pickup
Including Multi-Family in Urban Design
Wood Frame vs. Concrete 4-story limitation for wood
Including Multi-Family in Urban Design
Mixed Construction Types
Including Multi-Family in Urban Design
Fire Separation Aligned fire walls 1-hour ratings 2-hour ratings Separation
Including Multi-Family in Urban Design
Leasing Center & Amenities Wow factor Pool/whirlpool Business Center Club/Summer kitchen Movie theater Fitness center Mailboxes Including Multi-Family in Urban Design
UNIT LAYOUT
Including Multi-Family in Urban Design
Corridors 6’ wide, typ. 200’ length max Building separation
Including Multi-Family in Urban Design
Depth of Units Shallow Liner Units • 22’ deep – more spaces on glass • Lining parking garages
Standard Depth Units • 27’ to 30’ deep - traditional
Deep Loft Units • 48’ – 52’ deep – urban lofts, open bedrooms
Including Multi-Family in Urban Design
Special Units Inside Corner Units • Add 10% to density (return) • Limited light • Central living areas • Egress windows • Recessed balcony
Mezzanine Units • 4th story lofts (regulated by code, market) Including Multi-Family in Urban Design
Courtyards 42’ min. 60’ x 80’ for pool
Including Multi-Family in Urban Design
Interior Dimensions Modules – Bedroom, Living • Bedrooms: 12’-1” x 13’-1” – 2 windows • Living Rooms: 20’-0” – 3 windows
Ceiling Heights • • • •
8’ – poor 9’ – good 10’ – great Mezzanine units Including Multi-Family in Urban Design
PROJECTS Westbury, VA • 2-, 3- and 6-unit buildings
Westbury, TN • Garden Apts.
Providence at Old Meridian • Thru-units & Back-and-Stack
Issa Celebration • Tuck under Including Multi-Family in Urban Design
West Village • Mixed Use
Baldwin Park • Main Street
Providence • Urban Courtyard
Tennis Center • Multi-building, concentrated parking
Paramount • Mid-/High-Rise Including Multi-Family in Urban Design
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