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Including Multi-Family in Urban Design
– LRK University – Practices for Better Concept Master Plans
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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
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PRODUCT TYPES Including Multi-Family in Urban Design
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Duplexes & Triplexes Westbury Portsmouth ,VA
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Attached Townhouses 4+ units Buffalo Bayou, Houston, TX
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Townhouse over Flats (Tuck-under)
Downtown Celebration Condos Celebration, FL Including Multi-Family in Urban Design
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Mansion Apartment Buildings
6-Unit Building Westbury, Portsmouth ,VA Including Multi-Family in Urban Design
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Garden Apartments Walk-up 2 to 3 stories – 6-8 units/floor
Jefferson Woods Vienna, VA Including Multi-Family in Urban Design
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Elevator Loaded Elevators when over 3 stories Gables West Village
Dallas, TX Including Multi-Family in Urban Design
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Urban Courtyards w/Garage
Echelon at the Ballpark Memphis, TN Including Multi-Family in Urban Design
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Podium Gables River Oaks ZOM Allen Parkway Houston, TX
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Mid-Rise 5-8 stories Gables Tennis Center Houston, TX
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High-Rise 9+ stories Paramount Orlando, FL
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UNIT COUNTS & DENSITY Including Multi-Family in Urban Design
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Do the Math! And show it to the client! It’s all about Parking.
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Including Multi-Family in Urban Design
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Including Multi-Family in Urban Design
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Including Multi-Family in Urban Design
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Unit Mixes Rental Condo 40% 1-br 50% 2-br 10% 3-br or Studio 60% 2-br
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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
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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
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Parking Ratios Rental - 1.8 suburban, 1.5 urban on ave.
Condo – 1/bedroom (almost always 2.0+) Urban discount – Public transit: /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
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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
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SUCCESSFUL SPECIFICS Including Multi-Family in Urban Design
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Visibility & Visitability
Leasing Center Up Front What is the unit looking at? Prospect Parking Turn-around Guest parking Including Multi-Family in Urban Design
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Setbacks To surface parking
To other units (protected openings & fire ratings) Open definition garages Including Multi-Family in Urban Design
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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
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Building Heights Ceiling heights Flat or sloped roof
High-rise 75’ Including Multi-Family in Urban Design
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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
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Parking Garage Metrics
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Services Egress & Exit Stairs Fire access Trash pickup
2/building, 1 must be vertical Maximum building size – phasing Fire access Trash pickup Including Multi-Family in Urban Design
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Wood Frame vs. Concrete 4-story limitation for wood
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Mixed Construction Types
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Fire Separation Aligned fire walls 1-hour ratings 2-hour ratings
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Leasing Center & Amenities
Wow factor Pool/whirlpool Business Center Club/Summer kitchen Movie theater Fitness center Mailboxes Including Multi-Family in Urban Design
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UNIT LAYOUT Including Multi-Family in Urban Design
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Corridors 6’ wide, typ. 200’ length max Building separation
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Depth of Units Shallow Liner Units - Standard Depth 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
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Special Units Inside Corner Units Mezzanine 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
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Courtyards 42’ min. 60’ x 80’ for pool
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Interior Dimensions Modules – Bedroom, Living Ceiling Heights
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
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PROJECTS Westbury, VA Westbury, TN Providence at Old Meridian
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
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West Village Baldwin Park Providence Tennis Center Paramount Mixed Use
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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