Transcript 4+ units - Site Planning

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.
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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)
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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
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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