Multi-family Housing: On Budget, Innovative Design
Seven Multi-family projects that maintain budget and maximize design
Multi-family housing is among the most perplexing of typologies in architecture—which may be part of the reason we enjoy it so much. Over the years we’ve learned a lot through our housing projects, and relish opportunities where we can push design to the very limits of their available budgets. Here are seven residential projects that illustrate a few key lessons learned over recent years.
Minimal Design: Visually Expressive & Budget Conscious
Vue53, Chicago, IL
At Hyde Park, the University of Chicago wanted a mixed-use development for professors and graduate students that would also help strengthen connections to the neighborhood and boost the local economy. One of the many challenges was to provide sufficient amenities while keeping housing costs low enough to entice students to remain in the neighborhood and not seek housing elsewhere in the city. To achieve this, the design team opted to be minimal, yet impactful.
The resulting project, Vue53, is more than anything else, an expression of both its structure and its materials. Most buildings use significant resources to cover up one material with another. In this case, every effort was made to let them express their basic nature—concrete is left exposed and contrasted by the metal and glass skin that encloses the structure. This honest expression of materiality is not only an aesthetic choice, but also a sustainable and cost effective one.
The mass of the building is divided into two towers. The south tower is on 53rd street; voids in the elevation minimize the structure’s perceived mass while framing views of the park across the street. The north tower is set 100 feet back from the street to minimize its mass. In addition to studios, one- and two-bedroom apartments, Vue53 offers communal space such as a game room, an exercise room, and outdoor sun decks, including a large communal roof deck that provides sweeping views of the city to the south and west. Although open to all, Vue53 is tailored to appeal to design-savvy graduate students and young faculty, with its exposed concrete interiors and two-story collaborative study spaces. To maintain affordability, units are 800 SF or less.
Fifteen percent of the units are dedicated to affordable housing, reinforcing the neighborhood’s already diverse community. Affordable units are scattered throughout the building and are identical to the market-rate units. By reducing the material palette of the project (among many other design decisions), we not only achieved a unique aesthetic but have also managed to stay on budget. Additionally, one year after completion the building was 100% occupied, and the street continues to be bustling with commerce.
Accelerating Construction with Modular Design
Edison at RiNo, Denver, CO
As a firm, Valerio Dewalt Train is constantly researching and devising creative solutions for our projects. In Denver, we opted for modular design in order to speed up construction and trim costs. But as with any technology, it’s important to research it and use it wisely for the task at hand.
Edison at RiNo is a 277-unit residential building, located in Denver’s River North neighborhood (aka RiNo). It all began when a local businessman decided to adapt a 1939 brick produce warehouse into a creative-tech coworking office community, dubbed Industry Denver. Texas-based Kairoi Residential invested in the project and also purchased an adjacent parcel with the goal of building multifamily housing that would appeal to the kinds of young tech workers at Industry. Kairoi had already worked with us at EnV, their multifamily tower in Chicago, and they brought us in to help with the master plan for the site and then design the building.
We wanted Edison at Rino to complement the formerly industrial neighborhood, so we developed a contemporary spin on the warehouse vernacular of the Industry building, incorporating bricks of the same size and color, along with metal and concrete accents. We decided to use cutting-edge prefabrication techniques developed by Prescient, a building technology company. Prescient created what is essentially a load-bearing metal stud wall system that allows a project to be built much more quickly and economically than, say, a cast-in-place concrete structure. Ironically, although Prescient is based in Denver, the system had difficulty getting approved by the City of Denver. So we spent time familiarizing the city’s building department with the system until they were comfortable enough to approve its use, allowing not only our project to go forward but also others throughout the city. With Prescient, construction moved at an unusually fast pace: 5,000 square feet per week.
Since most modular systems are designed for square buildings, we worked with it to achieve a more complex floor plan that would cater to higher-end units with a wide range of amenities. We laid the building out with intersecting wings, which allowed us to create three enclosed, outdoor areas for the residents. This configuration gave us the best options for capturing views from the property. One courtyard has an infinity pool and downtown views; the second an outdoor kitchen with mountain views; and the third smaller in scale, a contemplative and more private space.
The project’s success has brought us more work in the city, and we are now using similar modular techniques to build another housing complex on the corner of Park Avenue & East 17th Avenue.
Meticulous Programming & Schematic Design
8 East Huron Residences, Chicago, IL
As in the case of 8 East Huron, we sometimes find that a project’s success is the product of meticulous attention to detail in the schematic design stage. In 2012, CA Ventures began to develop a residential project on the edge of the River North neighborhood of Chicago. During the early stages of design, other architects had struggled to fit the intended program on such a small footprint, which is why we were consequently brought on to solve the complexities of the site and to achieve the client’s goals within the existing parameters.
The main problem stemmed from the size of the footprint, which made it difficult to provide space for functional parking, the circulation core and consequently the required unit count on upper floors. The proposed solution had a parking entrance on the west side of the building, facilitated by a ramp that wrapped around the back of the elevator core to leave parking facing the south side. This left the precise amount of space needed to achieve seven-unit floors above.
The residence now houses 101 rentable units, along with a number of attractive amenities for its tenants. The top floor has an outdoor swimming pool lined with a sun-deck area. Large sliding doors link the pool to a fully-integrated demonstration kitchen and community dining area. Additionally, this floor is equipped with a media room and a gym on its northern side.
As seen from the street, the completed 26-story residential tower is wrapped in glazing with accents of white Ceramitex sintered paneling. A sleek aesthetic that fits like a puzzle piece in Chicago’s vibrant River North District.
Designing for Longevity
7933 Tree Lane, Madison, WI
With complex programming and tight budgets, affordable housing can be a particularly challenging typology in architecture. However, in the case of 7933 Tree Lane, we found success through long-term visioning, contextual design and sustainable strategies.
The project began in 2015, when the city of Madison decided to partner with Heartland Housing to repurpose a site on the west of Madison for an Affordable Housing project. The complex would house homeless families in the heart of a thriving and amenity-rich neighborhood, providing them with social services and support systems to help integrate them into the local community.
The design team wanted to use every technique available to them to ensure residents would successfully integrate into the community. The long and narrow mass of the building is limited to four stories, an appropriate scale for its context, that would allow for 45 units ranging from two to four bedrooms. The exterior facades employ what are typically residential elements—painted siding, large windows, sloped roof forms—inspired by other houses and apartments in the neighborhood. The floorplan was also designed for safety and for forging relationships between staff and residents—by clustering the offices for the social workers and the facility managers near the lobby and central staircase.
In order to keep costs down over the long term, the building is wrapped with stout insulation (R29 for the walls and R64 for the roof) which reduces the need for mechanical heating and cooling. Every unit also has its own washer and dryer, as well as a dishwasher and microwave—all of which are Energy Star rated. Our team worked hand in hand with Heartland Housing to specify LVT floors and quality finishes that would ensure durability and stand the test of time.
7933 Tree Lane is a contemporary interpretation of traditional neighborhood housing. By maintaining a comparable scale, window aesthetic and material palette, the building is designed as an integral part of the neighborhood, in the hopes that one day its residents become equally integral to the community.
Learn more about 7933 Tree Lane by watching a short film.
Sustainability Beyond the Present
Cal Poly, San Luis Obispo, CA
California State University takes sustainability seriously. In 2014, the trustees adopted a sustainability policy committing the CSU system to reduce greenhouse gas emissions to 1990 levels by 2020, and to reduce emissions 80% below 1990 levels by 2040. In addition, CSU determined that all new facilities should be designed to achieve the equivalent of a LEED Certified level at minimum—with the goal of achieving LEED Silver or higher.
So when California Polytechnic University, San Luis Obispo, asked us to create the yakɁitʸutʸu Residential Community—seven residence hall buildings housing up to 1,500 incoming students—everyone was on board with making this massive new development as green as possible.
We started by thinking about sunlight. Controlling sunlight, to be exact. We relied on an energy model to make sure that we sited and oriented the buildings optimally to limit solar heat gain and provide as much shade as possible for the southern exposures. We equipped all the residential buildings and all the dorm rooms with sunshades that mitigate not only the summer heat, but also the harsh sunlight of winter afternoons, when the sun is low in the sky.
The buildings consist of poured-in-place concrete shear walls and columns with post-tensioned slabs, which allowed us to provide large openings in the interior for the communal living rooms. These two-story volumes have expanses of glass to bring in plenty of daylight. Concrete also has a high thermal mass, which provides extra insulation, moderating interior temperatures during the hottest and coldest weather.
None of the residential buildings have mechanical heating and cooling systems. Instead, we installed radiant heating, which is much more energy efficient—and it puts heat at occupant level. We also gave every dorm room multiple operable windows, essentially one operable window per student, to facilitate natural ventilation.
To conserve materials, we exposed the concrete structure rather than covering it with finishes. That means polished concrete floors and exposed ceilings with very little, if any, patchwork, making the formwork visible. This strategy also serves an educational purpose, showcasing the materials to help students immediately grasp how the building was constructed. Carpeting and acoustical wood ceiling panels help visually warm up the spaces and absorb sound. We selected all materials and finishes with the goal of lowering or eliminating emission of volatile organic compounds.
All the buildings have achieved LEED Gold certification. But the complex has the capability to become even greener in the future. We built the infrastructure to support over one megawatt of solar panels on top of every single roof, not to mention solar canopies over the parking garage. The university is currently working on a power purchase agreement with a third-party provider to install and maintain the solar panels. We also designed the complex to accommodate a potential future cogeneration plant, which in tandem with the solar panels would make the project net zero energy.
Learn more about Cal Poly’s newest student housing through our short film.
Implementing High Performance Passive Systems
UCSD’s Rita Atkinson Residences, San Diego, CA
Natural Ventilation Diagram
In 2010, UCSD’s Rita Atkinson Residences used a range of sustainable design tactics that surpassed expectations and paved the way for design strategies that we have used in other projects since (for instance, in Cal Poly). The $59 million development is comprised of two-bedroom units and amenity spaces. The building acts as a focal point for the future academic mall on the medical campus. A green roof acts as a gathering space, while the large, central courtyard provides a recreation area for gathering and study.
Early in the design process we studied temperature and humidity data and realized the environment in San Diego made it possible to naturally ventilate the new Rita Atkinson Residences, eliminating the air conditioning system. In the corridors, outside air louvers allow air to be drawn into the building while exhaust vents have been connected by ventilation ducts to roof-mounted exhaust fans. In the apartments, an innovative component in the window system called a “trickle vent” has been installed to facilitate in-unit air movement.
Several other sustainable strategies were also utilized including low-flow water fixtures which reduce potable water usage by 30%. To reduce material use, 96% of the concrete used throughout the building is composed of ingredients within the regional material radius. Green roofs on the fourth floor and highly reflective roof surfaces above the 7th and 9th floors are utilized which reduce the heat island effect. The campus itself produces and utilizes alternative energy, which power the Rita Atkinson Residences.
Certified LEED Gold, recycled materials are used throughout the building, and graphic kiosks are integrated to educate students about the sustainable initiatives of the project and the university at large. Through rigorous coordination and teamwork, the project was completed on budget and a full year ahead of schedule.
Community Input for Lasting Impact
INVEST South/West, 5200 W Chicago Ave, Chicago, IL
Our design process is intentionally collaborative and we are excited when we have the opportunity to have the local community be an active partner in that process. When the Laramie State Bank building, at 5200 W. Chicago Avenue, was selected to anchor investment and revitalization efforts in Austin, we knew this was a project where feedback from the community was of utmost importance.
As part of the city’s INVEST South/West program, city leaders chose the proposal from Austin United Alliance — a team of developers, architects and designers — to redevelop the 92-year-old bank building. The project aims at restoring the historic Laramie Bank as a new commercial anchor and will house approximately 14,000 SF of commercial, non-residential tenants, including a bank, café, Chicago Blues Museum, and a business incubator. It will be then connected to a new 2020’s building with affordable housing, community space, and a roof garden, with an architectural language that points to the future.
“It’s a milestone in our city’s journey of improvement from the inside out by empowering residents to become changemakers within their communities,” Mayor Lori Lightfoot said.
We engaged local partners and community members through outreach listening sessions. Through these sessions, the desire for more community green space in Austin was identified. This spurred the inclusion of a designed green space to be a garden of soul, a meeting place for music, art, food, and inspiration. It is a garden IN Austin and FOR Austin. There are a variety of places to sit, to watch, to read or just be off the street. A winding series of terraces wrap the back of the space, creating an oasis of trees and varying heights to discover. In addition, moveable perforated panels wrapped in art that celebrates the Austin community will open in the morning, and close at dusk.
Working toward long lasting change that spurs commerce and sustainable development, the architecturally innovative 76-unit, mixed income residential building, will add significant density and affordability to the community. Units include a mix of 1, 2, and 3-bedroom apartments supporting a range of family sizes and needs. The increased density will increase retail demand and walkability along the Soul City Corridor.
By engaging the community early on in the process, we were able to incorporate their feedback into the design, which ultimately won their support and has helped facilitate the speed and efficiency of city approval. We intend to continually engage the community of Austin in creating opportunities for inclusion in the construction of this project and to help guide all stages of design and development.
Author
David Jennerjahn, Principal