High Density Multi-Family Design
[Pages:20]High Density Multi-Family Design
Product, Code, Cost and Density Issues
ULI Fall Meeting
Dallas, Texas
Thursday, October 27th
3:00pm-4:15pm
By: Dick Knapp
Architectural Code Consultation and Drawings by Brian Gobell of
Product Types: Basic Definitions
Multi-Family Ecology
(Washington Metro As Example)
Rents Land Value
($/SF/mo) (for 1 acre)
MultiFamily Product
Average Product Density
Icon (Units/Acre)
$1.85 $1,500,000 Garden
20-40
Land Price
($/unit)
$50,000
$2.10 $2.60 $2.90
$3,800,000 Donut
$6,500,000
Podium
"5 Over 1" "5 Over 2" "5 Over 3"
$7,425,000 Hybrid
70-120
$40,000
110-260
$35,000
175-275
$33,000
$3.00 $9,000,000 High-Rise
200+
(Say 300)
$30,000
Higher rents drive higher land value Higher land value drives higher density product
Construction Types (2009 IBC)
Type V: Type IV:
combustible construction [Wood Frame Gardens &
Donuts]
heavy timber construction
(not used for multi-family)
Type III:
non-combustible exterior with combustible interior elements [Podium]
Type II:
non-combustible, limited construction*
[Not Used]
Type I:
non-combustible, unlimited construction*
[Hi-Rise]
* regarding building height, number of stories and allowable area
Products & Construction Types
Multi-Family Product Garden
4 Story Donut
4 over 1 Podium
Avg. Density Units/Acre
20-40
70-90
90-110
IBC Const Type
VA
Applicable Building Height Stories
Materials
Limit
Allowed
60' or 70'
Standard Wood Depending on 13R or
4
13 sprinkler system
5 Story Donut "5 over 1" Podium "5 over 2" Podium "5 over 3" Podium
90-120 150-200 175-230 200-260
Hybrid
275+/-
High-Rise
200-600+
III
A or B
Exterior ? Non-
combustible including Fire Retardant Treated
Wood (FRTW)
Interior ? Standard Wood
IB
I
A or B
Concrete, Steel Metal Studs (proprietary systems)
Concrete, Steel, Metal Studs
75' or 85'
Depending on IIIB or IIIA
95' +/-
Unlimited
5
8-12
Structurally limited
12+
Type VA: 4- Story Donut Product
Building Height: 60' ? NFPA 13R or 70' ? NFPA 13
Density: 70-90 Units/Acre
Key Features:
? Centralized parking garage
? Wrapped with Residential
? Single- and Doubleloaded corridors
? Enclosed garage requires 3 hour fire wall
? Precast Garage
62'-8" +/-
HEIGHT LIMIT NFPA 13: 70 FT
Type VA: Podium "4 over 1"
Building Height: 60' ? NFPA 13R or 70' ? NFPA 13
Density: 90-110 Units/Acre
Key Features: ? Code allows for extra
story ? 5 stories effectively ? Combustible construction
above podium ? Non-combustible
construction below podium ? Residential now allowed below podium
53'-4" +/-
LIMIT TYPE III: 75 ? 85 FT
Type III: 5 Story Donut
Building Height:
75' ? IIIb or 85' ? IIIa
Density:
90-120 units/ Acre
Key Features: ? Centralized parking
garage ? Wrapped with residential ? Single- and Double-
loaded corridors ? Open garage better ? Precast Garage ? "Catwalks"
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