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.

PRODUCT TYPES

Duplexes & Triplexes

WestburyPortsmouth ,VA

Attached Townhouses

4+ unitsBuffalo Bayou, Houston, TX

Townhouse over Flats (Tuck-under)Downtown Celebration CondosCelebration, FL

Mansion Apartment Buildings6-Unit BuildingWestbury, Portsmouth ,VA

Garden Apartments

Walk-up 2 to 3 stories – 6-8 units/floorJefferson WoodsVienna, VA

Elevator Loaded

Elevators when over 3 storiesGables West VillageDallas, TX

Urban Courtyards w/GarageEchelon at the BallparkMemphis, TN

Podium

Gables River OaksZOM Allen ParkwayHouston, TX

Mid-Rise 5-8 stories

Gables Tennis CenterHouston, TX

High-Rise 9+ stories

ParamountOrlando, FL

UNIT COUNTS & DENSITY

Do the Math!

And show it to the client!It’s all about Parking.

Unit Mixes

Rental• 40% 1-br• 50% 2-br• 10% 3-br or Studio

Condo• 60% 2-br• 35% 3-br• 5% 4-br

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

GSF vs. NSF

Gross – All inclusive, except outdoor areaNet – Outside of unit walls, not common

areasEfficiency – Aim for 80% or higherNet leaseable area – Income on Pro FormaPorches – Gross unit area, sometimes

leaseableVertical & horizontal circulation, services,

chases & utilities – Part of efficiency factor

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/unitShared Parking – Up to 10% lessOn-Street Parking – Urban loc. often not

countedDistribution – Colored plan; check walking

dist.Quick garage yields per sf. – Back into unit

#’s by estimating parking provided

Common Density Ranges

Townhouses – 8 to 12 du/aGarden Apts. (walk-up) – 16 to 22 du/aUrban Courtyards w/Free-standing

Garage – 40 to 60 du/a (100+ net possible)

Podium – 50 to 80 du/aMid-rise/High-rise – 60 to 100+ du/a

SUCCESSFUL SPECIFICS

Visibility & Visitability

Leasing Center Up FrontWhat is the unit looking at?Prospect ParkingTurn-aroundGuest parking

Setbacks

To surface parkingTo other units (protected openings &

fire ratings)Open definition garages

ADA – 4+ units

Fair Housing vs. ANSI vs. Local Requirements

Accessible site paths – Streets & Sidewalks

Steps, porches & thresholdsObstructionsAccessible units – by elevatorAccessible parkingNOT: Fee-simple townhouses

Building Heights

Ceiling heightsFlat or sloped roofHigh-rise definition @ 75’

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 floor325 sq.ft./carStairs, elevators, trash (copyrights)Open vs. Closed – ventilation & sprinklersTuck-under parking (limited # w/low fire

sep.)

Parking Garage Metrics

Services

Egress & Exit Stairs• 2/building, 1 must be vertical• Maximum building size – phasing

Fire accessTrash pickup

Wood Frame vs. Concrete

4-story limitation for wood

Mixed Construction Types

Fire Separation

Aligned fire walls1-hour ratings2-hour ratingsSeparation

Leasing Center & AmenitiesWow factorPool/whirlpoolBusiness CenterClub/Summer kitchenMovie theaterFitness centerMailboxes

UNIT LAYOUT

Corridors

6’ wide, typ.200’ length maxBuilding separation

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

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)

Courtyards

42’ min.60’ x 80’ for pool

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

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

West Village• Mixed Use

Baldwin Park• Main Street

Providence• Urban Courtyard

Tennis Center• Multi-building, concentrated parking

Paramount• Mid-/High-Rise