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Rowhouses on Williams Adam Lawler, Ben Nelson, Tim Niou Housing Design Professor Peter Keyes 11/21/13


CONTENTS 1. Site Selection/Analysis of 3 Sites 2. Market Selection Analysis 3. Comps Analysis 4. Comps Site Plan 5. New Development on North Williams 6. Site Design 7. Building Typology Selection 8. Real Estate Development Analysis 9. Construction Type & Code Compliance 10. Building Design

2 // Adam Lawler, Ben Nelson, Tim Niou


3035 NE M L KING BLVD PORTLAND, OR 97212

Site 1

100’ x 120’ | 12,000 sf Cost Market Value: $234,200 Assessed Value: $24,680 Zoning RHd The RH zone is a high density multi-dwelling zone. Density is not regulated by a maximum number of units per acre. Rather, the maximum size of buildings and intensity of use is regulated by floor area ratio (FAR) limits and other site development standards. Generally the density will range from 80 to 125 units per acre. Allowed housing is characterized by medium to high height and a relatively high percentage of building coverage. The major types of new housing development will be low, medium, and high-rise apartments and condominiums. Generally, RH zones will be well served by transit facilities or be near areas with supportive commercial services. Retail Sales And Service and Office uses in the RH zone. This regulation applies to all parts of Table 120-1 that have note [2]. a. Purpose. Certain commercial uses are allowed as conditional uses in the RH zone to allow mixed-use development on larger sites that are close to light rail transit facilities. b. Regulations. Retail Sales And Service and Office uses are allowed as a conditional use if they meet the following regulations. (1) The uses are allowed in new multi-dwelling developments only. Conversion of existing structures is prohibited; (2) The uses are limited to 20 percent of the net building area of the development. More than 20 percent of the net building area used for Retail Sales And Service, or Office is prohibited; and

the commercial uses is not required to be in a new building; 2. Commercial uses are allowed only on the ground floor of a building; 3. Up to 35 percent of the total building’s floor area may be developed for commercial uses. More than 35 percent is prohibited; 4. Access to parking for mixed commercial/residential development is limited as follows: a. Access must be from an arterial; or b. Access must be from a Local Service Traffic Street which is within 150 feet of the intersection with a street designated as an arterial; and 5. Signs. The sign standards are stated in Title 32, Signs and Related Regulations. Minimum Density: one dwelling unit for each 2,000 square feet of site area Urban Renewal District: Interstate Corridor Table 120-3 Summary of Development Standards in Multi-Dwelling Zones: Maximum FAR 2 to 1 or 4 to 1 Maximum Height 25/65/75/100 feet Min. Setback 0 feet Max. Setback 20 feet Max. Bldg. Coverage 85% of site area Min. Landscaped Area 15 % of site area Ground Floor Window Standards Appy Yes Pedestrian Standards Apply Yes

Albina Community (AC) Plan standards http://www.portlandoregon.gov/shared/cfm/image.cfm?id=53361

(3) The site must be located within 1,000 feet of a Transit Station.

Design (d) Overlay http://www.portlandoregon.gov/bps/article/53342

Design (d) Overlay Requirements Refer to Albina Community Plan (AC) design standards

Multi-Dwelling Zones http://www.portlandoregon.gov/bps/article/53296

Regulations for Commercial Uses 1. The project must include the development of new housing. The floor area for

Portland Maps Information http://portlandmaps.com/detail.cfm?action=Summary&propertyid=R308756&state_id=1N1E27AA%20 %2019000&address_id=600916&intersection_id=&dynamic_point=0&x=7648265.672&y=692250.321& place=318%20NE%20MONROE%20ST&city=PORTLAND&neighborhood=ELIOT&seg_id=109830


3035 NE M L KING BLVD PORTLAND, OR 97212

Site 1

Heavy vehicle traffic on MLK could make housing unpleasant

Site Opportunities

Heavy vehicle traffic on MLK provides opportunities for retail Corner lot provides potential for multiple access points

4 // Adam Lawler, Ben Nelson, Tim Niou

MAX SETBACK = 20’

HEAVY VEHICLE TRAFFIC

Site Constraints


3833 N WILLIAMS AVE PORTLAND, OR 97227

Site 2*

90’ x 50’ | 4,500 sf Cost Market Value: $198,000 Assessed Value: $31,590 Zoning EXd - Central Employment This zone implements the Central Employment map designation of the Comprehensive Plan. The zone allows mixed-uses and is intended for areas in the center of the City that have predominantly industrial type development. The intent of the zone is to allow industrial and commercial uses which need a central location. Residential uses are allowed, but are not intended to predominate or set development standards for other uses in the area. The development standards are intended to allow new development which is similar in character to existing development.

lel to street lot lines. Rooftop elevator mechanical equipment may extend up to 16 feet above the height limit. Stairwell enclosures, and other rooftop mechanical equipment which cumulatively covers no more than 10 percent of the roof area may extend 10 feet above the height limit. Design (d) Overlay Requirements Refer to Albina Community Plan (AC) design standards Regulations for Commercial Uses 1. The project must include the development of new housing. The floor area for the commercial uses is not required to be in a new building; 2. Commercial uses are allowed only on the ground floor of a building; 3. Up to 35 percent of the total building’s floor area may be developed for commercial uses. More than 35 percent is prohibited; 4. Access to parking for mixed commercial/residential development is limited as follows: a. Access must be from an arterial; or

Table 140-1 Retail Sales And Service and Office, Vehicle Repair, as well as many other uses are allowed.

b. Access must be from a Local Service Traffic Street which is within 150 feet of the intersection with a street designated as an arterial; and

Table 140-3 - Development Standards Maximum FAR 3 to 1 Maximum Height 65 feet Min. Setback 0 feet Max. Setback 10 feet Max. Bldg. Coverage 100% of site area Min. Landscaped Area None Ground Floor Window Standards Appy Yes Pedestrian Standards Apply Yes

5. Signs. The sign standards are stated in Title 32, Signs and Related Regulations.

Floor Area Ratio A. The floor area standards. The FARs are stated in Table 140-3. The FARs apply to all nonresidential development in all of the zones and to residential uses in the EX zone. The FAR standards of plan districts supersede the FAR standards of this chapter. Height 1. Projections allowed. Chimneys, flag poles, satellite receiving dishes, and other items similar with a width, depth, or diameter of 5 feet or less may rise 10 feet above the height limit, or 5 feet above the highest point of the roof, whichever is greater. If they are greater than 5 feet in width, depth, or diameter, they are subject to the height limit. 2. Rooftop access and mechanical equipment. All rooftop mechanical equipment and enclosures of stairwells that provide rooftop access must be set back at least 15 feet from all roof edges that are paral-

Minimum Density: one dwelling unit for each 2,000 square feet of site area Urban Renewal District: Interstate Corridor

Albina Community (AC) Plan standards http://www.portlandoregon.gov/shared/cfm/image.cfm?id=53361 Design (d) Overlay http://www.portlandoregon.gov/bps/article/53342 Employment and Industrial Zones http://www.portlandoregon.gov/bps/article/53298 Portland Maps Information http://www.portlandmaps.com/detail.cfm?action=Assessor&propertyid=R103307&state_ id=1N1E22DC%20%2013800&address_id=144069&intersection_id=&dynamic_point=0&x=7647036.12 3&y=694296.218&place=3833%20N%20WILLIAMS%20AVE&city=PORTLAND&neighborhood=BOISE& seg_id=108938


3833 N WILLIAMS AVE PORTLAND, OR 97227

Site 2*

Site Constraints

Fitting in with existing context

Site Opportunities

Heavy vehicle and bicycle traffic on N Williams provides opportunities for retail Corner lot provides potential for multiple access points Developing neighborhood with new grocery store, etc. In a walkable neighborhood

6 // Adam Lawler, Ben Nelson, Tim Niou

MAX SETBACK = 10’

STRONG RETAIL AREA

Smaller lot could make parking difficult

Adam Lawler, Ben Nelson, Tim Niou


2164 NW LOVEJOY ST PORTLAND, OR 97210

Site 3

100’ x 100 | 10,00 sf Cost Market Value: $439,810 Assessed Value: $250,860 Zoning RHd The RH zone is a high density multi-dwelling zone. Density is not regulated by a maximum number of units per acre. Rather, the maximum size of buildings and intensity of use is regulated by floor area ratio (FAR) limits and other site development standards. Generally the density will range from 80 to 125 units per acre. Allowed housing is characterized by medium to high height and a relatively high percentage of building coverage. The major types of new housing development will be low, medium, and high-rise apartments and condominiums. Generally, RH zones will be well served by transit facilities or be near areas with supportive commercial services. Retail Sales And Service and Office uses in the RH zone. This regulation applies to all parts of Table 120-1 that have note [2]. a. Purpose. Certain commercial uses are allowed as conditional uses in the RH zone to allow mixed-use development on larger sites that are close to light rail transit facilities. b. Regulations. Retail Sales And Service and Office uses are allowed as a conditional use if they meet the following regulations. (1) The uses are allowed in new multi-dwelling developments only. Conversion of existing structures is prohibited; (2) The uses are limited to 20 percent of the net building area of the development. More than 20 percent of the net building area used for Retail Sales And Service, or Office is prohibited; and (3) The site must be located within 1,000 feet of a Transit Station.

7 // Adam Lawler, Ben Nelson, Tim Niou

Table 120-3 Summary of Development Standards in Multi-Dwelling Zones: Maximum FAR 2 to 1 or 4 to 1 Maximum Height 25/65/75/100 feet Min. Setback 0 feet Max. Setback 20 feet Max. Bldg. Coverage 85% of site area Min. Landscaped Area 15 % of site area Ground Floor Window Standards Appy Yes Pedestrian Standards Apply Yes Design (d) Overlay Requirements Refer to Northwest Plan District design standards The Northwest plan district provides for an urban level of mixed-use development including commercial, office, housing, and employment. Objectives of the plan district include strengthening the area’s role as a commercial and residential center. -Promote housing and mixed-use development -Discourage auto-oriented developments -Enhance the pedestrian experience -Encourage a mixed-use environment and transit supportive levels of development in the area near the streetcar alignment.

Northwest Plan District design standards http://www.portlandoregon.gov/bps/index.cfm?&a=64494&c=36238&#NP Design (d) Overlay http://www.portlandoregon.gov/bps/article/53342 Multi-Dwelling Zones http://www.portlandoregon.gov/bps/article/53296 Portland Maps Information http://www.portlandmaps.com/detail.cfm?action=Assessor&propertyid=R198610&state_ id=1N1E33BD%20%2013300&address_id=625474&intersection_id=&dynamic_point=0&x=7639438.51 8&y=686833.53&place=2164%20NW%20LOVEJOY%20ST&city=PORTLAND&neighborhood=NORTH WEST%20DISTRICT&seg_id=112423


2164 NW LOVEJOY ST PORTLAND, OR 97210

Site 3

Site Constraints

Access from NW Lovejoy St only Relatively expensive land costs

Site Opportunities

Lovejoy has existing streetcar line Near 21st and 23rd - great retail streets In a walkable neighborhood

8 // Adam Lawler, Ben Nelson, Tim Niou

MAX SETBACK = 20’


Market Selection Analysis Proposal

3833 N WILLIAMS AVE PORTLAND, OR 97227

Summary Due to the proximity of our site to popular streets such as Mississippi and Alberta and the quickly developing street of N. Williams, our proposed housing project would best be marketed towards young adults who are either single or married with no children. These young adults are most likely at the start of their careers and are looking for attractive yet affordable housing locations—one with many conveniences such as grocery stores, restaurants, cafes, and bars as the proposed site provides. The building itself will include ground floor retail and multi-family units above. Furthermore, the target market is more likely to be environmentally conscious, choosing to ride bicycles, transit, or walk as opposed to heavily using personal motor vehicles; ample street parking in the area can help reduce the need for on-site parking. This market will also be more attracted to a green-certified building such as a higher LEED rating, or Living Building Challenge or the Passivhaus.

MAX SETBACK = 20’ 90’ x 50’ = 4,500 sf Cost Market Value: $198,000 Assessed Value: $31,590

9 // Adam Lawler, Ben Nelson, Tim Niou

STRONG RETAIL AREA

MAX SETBACK = 10’

Maximum FAR Maximum Height Min. Setback Max. Setback Max. Bldg. Coverage area Min. Landscaped Area Ground Floor Window Standards Appy Pedestrian Standards Apply

3 to 1 65 feet 0 feet 10 feet 100% of site None Yes Yes


Comps Analysis Comp #1 - Kiln Apartments by GBD Architects

Beech & N Williams

1 Comp #2 - The Albert Apartments

2 Comp #3 - Wygant Lofts

3

10 // Adam Lawler, Ben Nelson, Tim Niou

19 market rate for-lease apartments Rooftop deck Estimated 3 Retail Units Estimated 512 - 800 SF units Estimated Studio, 1BR, 2BR Units Estimated Rent - $1,200-$2,000 Similar lot - 120’x50’ = 6,000 SF Land value Real mkt. - $264,000 Assessed - $25,270

3600 N Williams Ave

Mixed Use - Residential/Retail 72 Residential Units 4 Retail Units 512 - 945 SF units Studio, 1BR, 2BR Units Some private decks Rent - $1,000-$1,800 Larger lot - 100’x250’ = 25,000 SF Land value 2010 Real mkt. - $182,500 Assessed - $24,690

N Williams & Wygant

Owner - Wygant Lofts Condominiums Owners’ Association Residential condos - For rent. 6 Units 1,200 SF ea. 2BR, 2 Bath Private patios Rent - $1,400-$1,700 Zillow estimate - $315,000 Similar lot - 106’x70’ = 7,420 SF


Comps Site Plan Proposal

3

MAX SETBACK = 20’

SITE 3833 N WILLIAMS AVE

1 2

Adam Lawler, Ben Nelson, Tim Niou


New Development on North Williams

75 UNITS 250 UNITS

MAX SETBACK = 20’

SITE 3833 N WILLIAMS AVE

19 U. 72 UNITS OFFICE NEW SEASONS

208 UNITS

Adam Lawler, Ben Nelson, Tim Niou


Site Design Process

15’

90’ FAILING ST.

50’ 10’

13 // Adam Lawler, Ben Nelson, Tim Niou

1/32” = 1’-0”

N WILLIAMS AVE.

Scale


Building Typology Selection Proposal

Rowhouses on Williams

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VE SA

IAM

ILL

NW

Using rowhouses allows for six residential units on a relatively small (90’x50’) site, along with three retail units. The six rowhouses will be accessed via three paired entries on the first floor (see site design), which eliminates the need for burdensome vertical circulation spaces, access corridors, and elevators. The area is developing rapidly, but at Failing & Williams, there are relatively low existing buildings, with heights of around 20 feet. This building, with its height of 35 feet, would attempt to retain the scale of the lower residential and commercial surrounding it, but relate to the many new developments of 50 to 60 feet in the neighborhood.

SIX 1200 SF ROWHOUSES (15’ x 40’ FOOTPRINT) 3 RETAIL UNITS BELOW

14 // Adam Lawler, Ben Nelson, Tim Niou

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L FAI

S ING

Setting the residential units back 10’ from the south allows for light for the north and south, as well as private outdoor spaces, even when a building is built on the lot adjacent to the south. Total Building Areas Residential 7500 sq. ft. Retail 4,500 sq. ft. Total

12,000 sq. ft.

Target Market Yupsters


Building Typology Selection Proposal

Looking north on N Williams

15 // Adam Lawler, Ben Nelson, Tim Niou

Looking east on Failing St.

Looking west on Failing St.


Development Pro-Forma

Real Estate Development Analysis Financial Analysis

Building six rowhouses with three retail units makes financial sense when the project is a sell-only situation. With this project, all six residential units would be sold, and all three retail units would be sold as well. A CEO of a real estate company in NE Portland expects that residential units of this size at this location could sell for $450,000 without privatized parking. A retail sales price was calculated using information from Loopnet (http://www.loopnet.com/Portland_Oregon_Market-Trends), which states that the median sales price for retail spaces in the Portland area sell for $136.72/sf as of Sep. 2013. This is the value used in this Proforma, but with the location of this project, it could be argued that the retail units would sell for much more than units in Beaverton or Vancouver. Tax savings information was taken from bankrate.com, which showed that the homebuyers would save $5,544 per year.

Cost Analysis - Developing building Land cost Hard cost @ $150/sf Soft cost (25% of hard cost) Total Development Cost

198,000 1,800,000 450,000 2,448,000

Sale for each residential unit Number of residential units Total Residential Sales Price

450,000 6 2,700,000

Retail price/square foot Retail square footage Total retail sales

The site is deemed very walkable, with the following scores, via walkscore.com: Walk score: 77 Transit score: 50 Bike score: 91

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ILL

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3 RETAIL UNITS BELOW 16 // Adam Lawler, Ben Nelson, Tim Niou

T.

L FAI

S ING

137 4,500 615,240

Capitalized Value/Total Sales Price

3,315,240

Profit from Developing Building

867,240

Homebuyer's Mortgage Calculations Income Available for housing (40%) Maintenance Taxes (1.5%) ADS/Mortgage Payment Monthly expenses per unit Monthly expense including tax benefits

75,000 30,000 1,800 6,750 1,788 1,788 1,326

Profit per dude (Profit/3)

SIX 1200 SF ROWHOUSES (15’ x 40’ FOOTPRINT)

Williams Townhouses

$360,000 Mortgage Calculation Loan amount Interest Rate (%) Loan term Minimum monthly payment Maximum mortgage principal w/80% mortgage 20% Downpayment House Price

289,080

360,000 4 30 yrs 1,718 360,000 90,000 450,000


Construction Type & Code Compliance

Code Compliance

Construction Type

Occupancy Classifications Residential (R-3) -Primary permanent -Not under R-1, R-2, R-4, or I Mercantile (M) Assembly (A-2) -Food and drink consumption

The building will fall under Building Type V, any material allowed by code. It will be primarily light wood framing, mainly due to the positive economics of wood construction and the relatively short height of the building. The target price will be $150/sf.

Building Height Under R-3, per IBC Table 503, height of the bulding is limited to 3 stories for Type V construction, A (one hour) or B (unprotected) Egress requirements Minimum 7’-6” Ceiling Height Max floor area allowed per occupant R-3 200 sf/occupant M (on grade) 30 sf/occupant A-2 w/o fixed seats & tables 15 sf/occupant Minimum Width Stairs w/ Sprinklers .2 inches/occupant w/o sprinklers .3 inches/occupant Fire Separation There must be a 2 hour fire separation between two different occupancy types. This applies to the relationship between Residential, Mercantile, and Assembly uses. This can be accomplished with a higher rated Type V construction on the ground floor, or a Type 3 construction on the ground floor and Type V construction in the residential units above.

17 // Adam Lawler, Ben Nelson, Tim Niou

SIX 1200 SF ROWHOUSES (15’ x 40’ FOOTPRINT) 3 RETAIL UNITS BELOW

T.

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LIN FAI

Adam Lawler, Ben Nelson, Tim Niou


Building Design Failing Street

UP

UP

UP

UP

UP

UP

Bicycle Storage

Retail Retail

1st Floor Plan // 1/16” = 1’-0” 18 // Adam Lawler, Ben Nelson, Tim Niou

N Williams Ave

Retail


Building Design

Bedroom

Bedroom

DN

Storage

Bedroom

UP

Bedroom

Bedroom

DN

Storage

Bedroom

Bedroom

DN

Storage

UP

2nd Floor Plan // 1/16” = 1’-0”

19 // Adam Lawler, Ben Nelson, Tim Niou

Bedroom

DN

DN

Storage

UP

Bedroom

UP

Storage

Storage

UP

Bedroom

DN

Bedroom

UP

Bedroom


Building Design

Bedroom

3rd Floor Plan // 1/16” = 1’-0”

20 // Adam Lawler, Ben Nelson, Tim Niou

Bedroom

Bedroom

Bedroom

Bedroom

Bedroom


Rowhouses on Williams