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Including Multi-Family in Urban Design – LRK University – Practices for Better Concept Master Plans.

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Presentation on theme: "Including Multi-Family in Urban Design – LRK University – Practices for Better Concept Master Plans."— Presentation transcript:

1 Including Multi-Family in Urban Design – LRK University – Practices for Better Concept Master Plans

2 Including Multi-Family in Urban Design 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.

3 Including Multi-Family in Urban Design PRODUCT TYPES

4 Including Multi-Family in Urban Design Duplexes & Triplexes Westbury Portsmouth,VA

5 Including Multi-Family in Urban Design Attached Townhouses 4+ units Buffalo Bayou, Houston, TX

6 Including Multi-Family in Urban Design Townhouse over Flats (Tuck-under) Downtown Celebration Condos Celebration, FL

7 Including Multi-Family in Urban Design Mansion Apartment Buildings 6-Unit Building Westbury, Portsmouth,VA

8 Including Multi-Family in Urban Design Garden Apartments Walk-up 2 to 3 stories – 6-8 units/floor Jefferson Woods Vienna, VA

9 Including Multi-Family in Urban Design Elevator Loaded Elevators when over 3 stories Gables West Village Dallas, TX

10 Including Multi-Family in Urban Design Urban Courtyards w/Garage Echelon at the Ballpark Memphis, TN

11 Including Multi-Family in Urban Design Podium Gables River Oaks ZOM Allen Parkway Houston, TX

12 Including Multi-Family in Urban Design Mid-Rise 5-8 stories Gables Tennis Center Houston, TX

13 Including Multi-Family in Urban Design High-Rise 9+ stories Paramount Orlando, FL

14 Including Multi-Family in Urban Design UNIT COUNTS & DENSITY

15 Including Multi-Family in Urban Design Do the Math! And show it to the client! Its all about Parking.

16 Including Multi-Family in Urban Design

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19 Unit Mixes Rental 40% 1-br 50% 2-br 10% 3-br or Studio Condo 60% 2-br 35% 3-br 5% 4-br

20 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

21 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

22 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

23 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

24 Including Multi-Family in Urban Design SUCCESSFUL SPECIFICS

25 Including Multi-Family in Urban Design Visibility & Visitability Leasing Center Up Front What is the unit looking at? Prospect Parking Turn-around Guest parking

26 Including Multi-Family in Urban Design Setbacks To surface parking To other units (protected openings & fire ratings) Open definition garages

27 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

28 Including Multi-Family in Urban Design Building Heights Ceiling heights Flat or sloped roof High-rise definition @ 75

29 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.)

30 Including Multi-Family in Urban Design Parking Garage Metrics

31 Including Multi-Family in Urban Design Services Egress & Exit Stairs 2/building, 1 must be vertical Maximum building size – phasing Fire access Trash pickup

32 Including Multi-Family in Urban Design Wood Frame vs. Concrete 4-story limitation for wood

33 Including Multi-Family in Urban Design Mixed Construction Types

34 Including Multi-Family in Urban Design Fire Separation Aligned fire walls 1-hour ratings 2-hour ratings Separation

35 Including Multi-Family in Urban Design Leasing Center & Amenities Wow factor Pool/whirlpool Business Center Club/Summer kitchen Movie theater Fitness center Mailboxes

36 Including Multi-Family in Urban Design UNIT LAYOUT

37 Including Multi-Family in Urban Design Corridors 6 wide, typ. 200 length max Building separation

38 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

39 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 4 th story lofts (regulated by code, market)

40 Including Multi-Family in Urban Design Courtyards 42 min. 60 x 80 for pool

41 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

42 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

43 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


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