Ryan OnDesign - Multifamily (2024)

OnDesign MULT I FAMI LY

OnDesign

RENDERING

S ERVI CE S

Planning Architecture Interior Design Civil Engineering Landscape Architecture Computational Design

B UI L D I NG T YP E S G arden & Lo w Rise • Wo od Frame Struct u r e s Wrap & Po d iu m •

Hybrid Wood and Con c r e t e

Medi um & High Rise • Steel an d Post Ten s i on Con c r e t e

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"The Vyne on Haven Ownership team had the unique opportunity to partner with Ryan’s architecture, interior design, and landscape architecture teams. The collaborative relationship that was formed among ownership, construction and design led to the overall success of the project.

Ryan designed a best-in-class multifamily asset that integrates seamlessly into the fabric of the downtown Elmhurst community."

- Olga Olejniczak Director – Development

3,500+ TOTAL UNITS CONSTRUCTED

15+

PROJECTS DELIVERED NATIONWIDE

22 - 700 UNITS PER ACRE (UPA) RANGES

S NE AK P E AK

QUICK & ACCURATE LAND PURSUITS The new Massing Yield Study Tool (MYST), created by Computational Design and A+E, streamlines the creation of intelligent yield studies. MYST makes it possible to investigate land pursuits quickly and accurately for more informed decision making. Using MYST, design teams can import topography and site context, quickly develop and calculate site features like parking and stormwater retention, monitor key project metrics as building elements are drawn, and seamlessly transfer the design models to our sustainability analysis platform for evaluation.

Senior Living

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Healthcare

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Year in Review

"If we don’t design and build our residences to maintain acoustic privacy, people will move."

KEEPING IT QUIET

PRIORITIZING ACOUSTIC PRIVACY

In rental apartments, families are now more likely to raise children, have pets, host milestone celebrations, etc.—all important components of life that are enjoyable…but aren’t exactly quiet. Similarly, more people are working from home or within a hybrid setting—which means more neighbors are home during the day. Acoustic privacy becomes even more important as people spend more time and longer durations in multifamily residences.

While many of the solutions to noise are things that a renter can’t necessarily see and won’t be the thing that draws them in, it could be the reason they stay. Think of it as a hierarchy of needs. Function comes first. Thoughtful amenities and upscale aesthetics can raise the bar, but if tenants can hear the garage rumblings below or the neighbors down the hall, no amount of sleek furnishings or high-end finishes can distract or fix the noise problems.

That’s why it is important to invest in your building’s wall systems and advocate for going above code minimums.

Read more from Whit Noxon, Ryan's Associate Director of Architecture, here.

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WHY

WHEN

RENTER LONGEVITY

MARKET DIFFERENTIATION

CONSTRUCTIBILITY TOLERANCE

Privacy and acoustic solutions contribute to overall resident wellbeing.

There is an increasing importance on overall wellness for residents and staff in the market.

Designing to Code minimum's for Sound Transmission Class (STC) risks rework to fully completed units near the end of the project.

SCHEMATIC DESIGN Decisions made during schematic design and through the value engineering process can have a significant impact on acoustical quality. Fixing these problems after the building is complete (and resident complaints are pouring in) can be astronomical.

HOW

PROACTIVE, SOUND-PROTECTIVE APPROACH Examples to help minimize: Noise Transfer Between Units (Sides) Unit partitions with air gaps.

Noise Transfer Between Units (Above/Below) Insulated floor/ceiling assemblies with Acousti-Mat and Gyp-Crete toppings.

Corridor Traffic Resilient channels at corridors.

Outside Noise Higher U-value windows and higher R-value exterior walls.

In-Unit Noise Quiet operation appliances (low decibel dishwashers), and solid core doors at unit entrances, bathrooms, mechanical equipment, and laundry appliances.

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WE CAN DO THAT, & MORE. Sometimes deemed as pillow pickers or color coordinators, Ryan's interior designers offer those services and so much more.

U N IT F I N I S H PAC K AG E S

O PE R ATI O N A L H A N DO FF

D E S I G N CO H E S I O N

We focus on the entire unit experience, from flooring and paint to lighting fixtures and appliance packages. Our standard multifamily projects offer three flexible unit packages—standard, upgrade, and penthouse. This tiered approach offers a strong starting place for price point alignment while maintaining a cohesive building style.

We prioritize staying involved until the end. We hold a final coordination meeting with building management to review lighting plans and technology integration like sensors, speaker access, and control panels. Our goal in this process is to ensure a seamless user and management experience.

Adding Furniture, Fixture, and Equipment (FF&E) coordination into the interior’s scope allows for a more cohesive aesthetic, avoiding a piecemeal approach on items such as the furniture, art, room accessories, and outdoor elements, such as planters.

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Discover how this works at Vyne on Haven and Fourth & Park.

F u r n it u r e Ar r a n ge me n t s C olor Sc he me s

C ERT I F I ED INTERIOR D E SI GN E R

F ix t u r e s & E qu ipme n t F in ish Pa c ka ge s

P r ogr a m Spa c e P la n n in g

cer t i f i e d int e ri o r d e si g n e r

We optimiz e f loor pla n s f or e f f icie n cy, f lex ib ility, a n d a me n ity a d ja ce n cie s, ma x imiz in g n a tu ra l light, v ie w s, a n d ov e ra ll b u ild in g a ppe a l to postiv e ly impa ct ov e ra ll prof ita b ility a n d re n te r a ppe a l.

M E P C oor d in a t ion

C RO S S OV E R

What is NCIDQ?

The NCIDQ Certification is the standard for proficiency in interior design and a commitment to the profession.

It demonstrates expertise in safety codes and principles and is required for licensure in most U.S. Passing the exam boosts industry recognition and assures clients of a designer's skill, covering core competencies like building systems, codes, and professional practice. At Ryan, all the interior designers supporting multifamily projects are NCIDQ certified.

We colla b ora te w ith ou r M E P con su lta n ts to e n su re spe cif ica tion s a re f u n ction a l a n d se a mle ssly in te gra te d in to the d e sign , su ch a s con ce a lin g a ir re tu rn s w ithin a rchite ctu ra l d e ta ils like cov e lightin g in ste a d of u sin g v isib le ce ilin g v e n ts.

In t e r ior De t a ilin g We tra n sla te d e sign con ce pts in to d e ta ile d d ra w in gs, spe cif ica tion s, a n d in stru ction s tha t gu id e the con stru ction te a m a n d e n su re tha t the f in a l b u ilt spa ce re f le cts the d e sign e r's v ision w hile b e in g f u n ction a l, sa f e, a n d complia n t w ith a ll re le v a n t sta n d a rd s.

C od e C omplia n c e We con sid e r cod e complia n ce w he n la y in g ou t plu mb in g f e a tu re s a n d me cha n ica l e lme n ts to a v oid pa tchw ork a d ju stme n ts tha t ca n n e ga tiv e ly impa ct a e sthe tic a n d d e sign cohe sion .

U n it St a c kin g P la n s

R EGI STER E D AR C H I TEC T

E x t e r ior De sign St r u c t u r a l C ha n ge s Sit e P la n n in g

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Year in Review

RENDERING

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URBAN IS URBAN, RIGHT? NOT QUITE.

While both of Ryan's newest multifamily communities are located in their respective "downtowns", adjacent to public transit stations and target urban professionals, there are just as many similarities as there are differences. One of the biggest design similarities is use of dual amenity decks, but a big difference is how those came to life. Regardless of the project location, we know the importance of amenity spaces for residents and the impact it has on leasability. Partnerships between our architecture, interior design and landscape architecture teams focused on deck placement and indoor/outdoor connections with a focus on how these spaces are used by residents.

Both of these properties offer two amenity decks, one deck centered around active programming (pool, group gatherings, parties) and another deck focused on more meditative programming (lush landscaping, walking paths, firepits, furniture vignettes). Learn about how these projects embraced the unique parameters of their site to fit into the context of their neighborhood while also creating significant rental appeal.

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Fourth & Park

HIGH AMENITIES

DOWNTOWN MINNEAPOLIS

450,000 SF

|

350 Units

Residents get a nearly 360-degree view of the city on the 26th floor amenity level & pool deck.

INCR EASED APPEAL

An existing parking ramp provides structural support and allowed for 30' trees to be planted, activating the views of the north-facing units.

PR IVATE GAR DEN

Tree sizes, plant variety, and shade qualities were carefully selected to create a lush oasis, immersing residents in a garden-like environment in the heart of a dense, urban city.

Vyne on Haven

R EDUCED SCALE

DOWNTOWN ELMHURST

320,215 SF

|

200 Units

A terraced massing brings the building scale down from the west commercial side to the residential neighborhood on the east.

ADDED PR IVACY

Amenity decks are raised and positioned toward the center of the building to reduce noise and privacy concerns from nearby neighbors.

WALKABLE SITE

Creative plantings along the edge of the building soften the facade and provide movement, contributing to the overall curb appeal of the neighborhood and surrounding homes.

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Multifamily

Healthcare

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Year in Review

STANDARDIZE, STACK & SIMPLIFY FINDING SAVINGS EARLY IN THE DESIGN PROCESS

Today's environment of high interest rates and rising construction costs are causing challenges for developer's nationwide to balance costs with the proforma. Our knowledgeable team of designers work closely with development, construction, and pre-construction to balance the requirements of the project budget while offering simple, thoughtful designs that focus on quality and renter needs.

S I M P L I FY S T RUC T U R E S YS T E M S

STANDARD I Z E U NI TS

ALIGN WET WALLS

LIMIT KITCHEN & BATHR OOM TYPES

Minimizes structural and framing costs and makes in-field install more efficient when limiting bay widths to less than three, especially A.C without in regions panelized lumber.

Reduces the amount of drawings, coordination, and construction variations in the field reducing risk of installation errors.

Reduces construction costs by reducing install complexity and minimizing riser counts.

Reduces drawing, management, and cost of casework when buildings can be standardized to two kitchens and two bathroom types.

B.C

C.C

157' - 7" 40' - 5"

25' - 7"

22' - 1"

29' - 1"

40' - 5"

1.C 32' - 0"

UNIT A1 UNIT B2

UNIT A3.2

UNIT A2.2

UNIT B2

6' - 0" 32' - 0"

3.C

70' - 0"

2.C BREEZEWAY

UNIT B3

4.C

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UNIT A2

UNIT A1

UNIT A3

UNIT B3

MINIMIZE S T RU CT U R A L C O S TS

SIMPLIFY STACKING COMPLEXITIES

We will make the structural system work for you by maximizing bay spacing and stacking floors efficiently as the structure of a tower is one of the most costly parts of the building.

Stack plumbing and electrical risers within units to limit costs, increase equipment efficiencies, and guarantee install reliability.

MAXIMIZE RE N TA B L E S Q UA R E FO OTAG E

Analyze the building and egressing system layout to maximize gross rentable square footage within the envelope in ways that improve unit quality and drive value into the proforma.

s m art d e s i gn in p r a c t ic e

AVOID UNIT R EWOR K

Virtual clash detection completed early in design can minimize rework and redesign of post tension structures.

At Dia Crossing in Ft. Meyers, FL (plan to the left), we designed three bay spacings with the goal to provide regular wood truss spans minimizing the overall floor system depth while maximizing ceiling height within the unit.

Dia Crossing’s 340 units consists of only seven unit types. Building blocks adhering to the established structural bays consist of a standardized master suite, living and dining rooms, and secondary bedroom that when combined in different configurations produce the variety of unit sizes.

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VY N E O N HAVE N E L MHURST, IL

C O M P L E T I O N DAT E : M A R C H 2 0 2 4

SERVICES development This transit-oriented sits on an urban in-fill site in the Streetscape design historic downtown of Elmhurst, a Creative suburb stormwater of Chicago.solutions The design evolved with&neighborhood Plant analysis specifications input to be more sensitive to the Landscape cost estimating surrounding context.

After a series of massing Landscape grading plans iterations, the final design Green roof & terrace designs creates a building scale that feels cohesive with the existing neighbors. The six-story, 320,215 square-foot building includes 40 studios, 103 onebedroom, 48 two bedroom, and nine three-bedroom units.

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FOU RT H & PARK MI NNE APOLIS , M N

C O M P L E T I O N DAT E : A P R I L 2 0 2 4

SERVICES This 25-story, 350-unit residential tower transforms its Streetscape design small site into a vibrant, amenityCreative stormwater rich high rise, and solutions is the final phase of Ryan’s Downtown Plant analysis & specifications East Development. Its industrial Landscape estimating chic interiorcost features exposed concrete floors and plans columns Landscape grading juxtaposed with high-end finishes Green roof & terrace designs and fixtures. Amenities include; a pool deck with grill stations, fire pits and two adjacent club rooms on the 26th level, an elevated garden on the sixth level a dog run; golf simulator, sports lounge, co-working space and gym.

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Healthcare

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Year in Review

MU LTI FAMILY

M HE ALT H FAIRVIE W C L INIC

REACH OUT:

BRETT BUNKE, AIA

VICE PRESIDENT OF ARCHITECTURE BRETT.BUNKE@RYANCOMPANIES.COM P: 630-328-1152