10 Step Guide for planning success into Multi-Family Housing. AIA
DESIGN AWARD Urban Land Institute Award
Essex on Lake Merritt, Oakland: 270 units. New construction: 20 story concierge residential high-rise with expansive views of the Lake, East Bay, and San Francisco. Pool, clubhouse & landscaped podium over underground garage. Graffiti Pocket Bldg., Oakland 10 units Railroad Spur Block, Emeryville: 5 units Adaptive re-use of a factory into light filled Micro-community of multi-level work/live live/work lofts in Jack London Sq. area. lofts around a west facing courtyard.
Cathedral Bldg. Oak., 14 units Historic preservation/renovation: 7 residential over 7 office levels.
Western Home Award
BantaDESIGN+Clay Fry
Architecture
Planning
Interior Design
10 steps to successful Multi-Family design: 1) Your Design Team The design and construction of your multi-family project is a complex and expensive proposition. Your project will need to navigate a complicated approvals and permitting process and offer a distinct brand of design benefits at the end of the day to compete in the marketplace. Don’t underestimate the opportunity for enhancing your return on investment by working with the best architectural talent available. Select the most experienced, responsive and creative team of consultants that will include Architecture, Soils, Civil, Structural, MEP, Energy, and Lighting Engineers as well as Landscape Architect and Interior Designers. Bring them on early to streamline design & approvals.
2) Zoning, General & Specific Plans, E.I.R. The rules of the game are enshrined in the local Zoning regulations, and the General and Specific Plans affecting the project property. Knowing them well can make the difference between overlooked obligations and cost saving opportunities. Start with a detailed boundary / topographic survey and soils report. Work with consultants knowledgeable in the full array of existing & pending regulatory documents impacting your housing project. Each municipality will have its own particular mix of requirements, guidelines, and regulations. Negotiate with the Planning Dept. parameters and schedule for a focused Environmental Impact Report (E.I.R.), if necessary, that will propose mitigation measures. These documents contain the formula for shaping your project to its highest and best use.
3) Best Fit Studies Your Architect should be able to rapidly produce detailed and accurate best-fit studies according to your defined program so you can assess the risk and reward of the property’s development opportunities from the outset. Floor Area Ratio (F.A.R.), or allowed Units / Acre, and Parking Ratios, along with Conditional Use permit regulations and percentage bonuses contingent on specific Zoning criteria provide the guidelines for the total number of permissible units within the height limit and setback requirements. Ask your Architect to provide sketch 3D perspectives to enhance comparative pros and cons.
4) Parking, Transit, Bicycles Creative parking solutions are fundamental to a successful multi-family project. In highdensity urban locations numerous mechanical, stacked system options are available that can optimize sites with limited footprints when compared to structured parking costs. Proximity to mass transit is an obvious benefit that can translate into reduced parking requirements while car-share, electric charging spaces, secure bicycle storage and unbundled parking all support alternative transportation choices. Your project’s vehicle trip generation numbers are more than likely to be a major metric by which the community measures its support for or opposition against your project.
5) Entitlements & Community Outreach To win Planning & Agency Approvals for any project seeking more than a “by-right” build-out requires a well-orchestrated campaign coordinating governmental support with effective community engagement. The art of community outreach includes identifying all stakeholders, listening carefully to their concerns, and responding appropriately to both real & perceived issues. Make sure your team has the skillset & personality to collaborate successfully with the community and secure entitlements within a reasonable timeframe.
6) Budget, Schedule, Nuts & Bolts In the back and forth of developing the best design solution, it is advisable to work with a General Contractor (GC) as early as possible to generate preliminary budget estimates for the options in play. A reliable budget will shape the design and increase the entitlement process efficiency. A reputable Contractor can also offer advice on cost-effective building systems relative to marketplace conditions, which may include prefabricated modular systems. Formulate an initial schedule and then be prepared to revise it regularly to reflect new deadlines and shifting community circumstances. Keep your Architect in the loop regarding budget and schedule to enhance the odds of meeting both. With your design team take a deep dive into the nuts and bolts of your project design to avoid unpleasant surprises during or post-construction. Assign a single point of contact for communication management and organize your chain of command for clear-cut, rapid decision making.
7) Unit Floorplans, Integrated Design The mix and type of unit floorplans will be a function of the market your project aims to serve. There is now a wider range of unit types with market viability than ever before, and input from informed real estate and market analysis advisors/brokers can help focus your development strategies. Family friendly (multi-bedroom) and micro-apartment (super small studio space) formats represent the range of market segments. Traditional 1, 2 and 3 bedroom unit mixes are still in demand, particularly among affordable housing projects. Senior housing, student housing, luxury and community housing all benefit from flexibility designed into their floorplans. All must conform with the multiplicity of ADA regulations, while offering features such as enhanced ceiling heights, ample storage, daylight, fresh air, modern kitchens and bathrooms, easy access to washer/dryers, and “green” materials and finishes. The appetite for modern amenities now extends to specialized parcel reception systems, in-house cafes, dog-wash stations, well-designed indoor and outdoor Wi-Fi lounges, in-house theatres and conference rooms, bike maintenance areas, and multi-purpose fitness/yoga rooms. Gracious entrance lobbies, thematic Interior Design throughout public and circulation spaces, and thoughtful, active Landscape Design integrated into the interior spaces, can turn a housing complex into a heartfelt “home” for its residents. 8th and Wake Student Housing, UC Davis: 60 units Morrison Park, San Jose: 274 market rate units A new complex of 4-bedrm suites with common study Multi-level, stacked, townhome plans connect to an active & lounge areas. Designed & Built while at MBH Arch. courtyard landscape. Designed & Built while at MBH Arch.
BantaDESIGN+Clay Fry
8) Energy Conservation & Sustainability The decision early on to design for passive energy conservation can be made with minimal budget impact, but with big benefits perceived in the marketplace. The proven strategies of sun-shading, daylighting, night ventilation, thermal mass, & climate responsive siting can combine with recycled materials and energy efficient glazing & HVAC systems to create highly sustainable multi-family architecture. Net Zero Energy design and LEED Certification offer even higher levels of environmental performance.
9) ConDocs & Building Permits Once entitlements are awarded production begins on a thorough set of construction documents that should result in timely Building Permits, comprehensive bid documents, and complete instructions for construction that incur a minimum of change orders. A dedicated leader must coordinate a Design Team that includes Code and Waterproofing consultants, as well as a GC for budget control. The goal is buildable details & costefficient solutions fulfilling design intent. Pro-active coordination of Utilities & Public Works Dept. sets the stage for construction. See if the Building Dept. offers expedited planchecking and separate permits for demolition & site prep to jumpstart construction.
10) Contract & Construction The construction phase is the moment of truth for your schedule, your budget, and the quality of your built project. Working early with a GC on a negotiated bid basis can result in a smooth on-target construction process. Competitive bidding can deliver the lowest construction cost, but make sure the low bidder is also qualified in terms of experience, licensing, bonding capability, lien & CSLB history, access to subcontractors, and client satisfaction. Have a knowledgeable real estate attorney draw up your contract with the GC. Be sure your Architect has the commitment to participate intensely during the construction phase to manage GC questions, issue clarifications and change orders, troubleshoot problems, effectively represent your interests, and follow through. Plan on weekly site meetings. Your completed project should exceed expectations, fulfill your financial objectives, & contribute a community-enhancing landmark to the neighborhood. Ashton, San Francisco, 191 units New 9 story complex near Candlestick Park. Designed & built while at MBH Arch.
Philip Banta
Clay Fry
Norman Hooks
808 A St., Affordable Senior Housing Downtown Hayward, 60 units. New TOD mixed-use at-risk senior community with solar canopy and urban farm courtyard.
Izumi Masuda
BantaDESIGN + Clay Fry www.bantadesign.com
principals
Architects specializing in Multi-Family Housing 6050 Hollis Street, Emeryville, CA 94608
pbanta@bantadesign.com Tel: 510-654-3255 x 212