The Unit Plan of the Future What to expect from tomorrow's multifamily residential spaces

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1 The Unit Plan of the Future What to expect from tomorrow's multifamily residential spaces by Daun St. Amand, AIA Today, homebuyers and renters can find unit plans to suit their every whim. Bigger bathrooms? Got it. Views from the kitchen? Done. But such variance and originality in the circulation and flow of multi-family residential developments were not always so accessible. Just a few decades ago, unit plans often came in just one variety, and they certainly were not subject to today's vast palette of customization. No balconies, long and narrow corridors leading to apartment entrances, kitchens tucked away in the back of the unit, and small bathrooms were typical of the utilitarian nature of these often tightly packed urban dwellings. Today s floorplans go beyond appealing to the lowest common denominator to reflect and predict the buyer s or renter s desires. Cities in the 21st century are experiencing a renaissance. After decades of sprawl, people in various life stages are fleeing the suburbs for places that afford them the convenience and vitality of urban life. This trend, led so far by empty nesters and young professionals, will continue with echo boomers, who, driven largely by rising gas and singlefamily home prices, will make up the biggest demographic to hit the rental market. As a result, multi-family housing is becoming less of a choice and more of a necessity for these choosy demographics. As such, architects and developers are working diligently to reinvent floor plans that go beyond appealing to the lowest common denominator to reflect and predict buyers and renters desires. So what's next? Light. Fluidity. Openness. Flexibility. These are some of the concepts driving the next generation of unit plan design. Today's dwellers desire what's practical, but they also crave the unexpected solutions that engender an easier, more comfortable or more luxurious lifestyle. PAGE 1 OF 5

2 The Flow: Flex and Stretch In this efficient narrow unit, spaces are configured to allow the maximum flow of natural light into each main living space a quality highly favored in most new residences. Space is often a necessary sacrifice for the multi-family dweller, but for echo boomers, who generally grew up in single-family homes, spaciousness is an expectation. For this reason, creating the illusion of space in unit plans is more important than ever before. Foyers that set logical flow patterns within the unit, glass walls that allow sightlines though various rooms, and large spaces for unified living and dining all engender a more open and airy feel. This trend will continue, with fewer hallways and small rooms, and greater consideration for maximizing every square foot of living space, whether it means utilizing vertical space or blurring the line between outside and in. In this age of home improvement, low interest rates and post- 9/11 nesting, people are looking to make their places their own and to grow within them. Tomorrow s residences will accommodate the life changes of those who inhabit them and cater to alterations in their tastes and preferences. Assisted living facilities will crop up near standard multi-family homes, and units will better accommodate shifting family structures, especially for minority groups that typically have multiple generations under one roof. Instead of the set rooms of the past, new unit plans will have living and sleeping zones with moveable partitions, sliding doors and changeable traffic patterns. The Kitchen: A Modern-Day Hearth Small space seems bigger with an open floor plan, but movable partitions still allow flexibility. Here, a screen affords some privacy to the bedroom. To figure out where kitchens stand in American consciousness requires only a quick glance at today s television commercials. Every moment from meetings with realtors to arguments over detergents to loving rapport between husband and wife takes place in the kitchen. The room once reserved for just cooking, has become the social hub of the household, a place to congregate, watch television or entertain, as much as it is a place to eat. Tomorrow s multi-family development will reflect these changes. No longer relegated to the back of the unit without a window, the kitchen will appear in the middle of floor plans, blessed with natural light and spaciousness. They will continue to be integral components of the living area, with high ceilings and open floor plans onto the dining and family rooms. PAGE 2 OF 5

3 In the same way, bathrooms are getting bigger and more opulent than ever. As baby boomers continue to seek products and services that provide wellness and health, the bathroom has become the equivalent of the at-home spa. This trend will continue and tomorrow will reveal bathrooms made for relaxation and respite, often with the unit s best views. The Aesthetic: Soft Loft Fifty years ago, lofts were artists spaces, formed from vacant warehouses for their affordability, openness and gritty aesthetic. In more recent decades, loft living has taken on a more refined look as developers have added rich finishes and permanent partitions to the concrete ceilings and large industrial windows of the original buildings. Today, the loft aesthetic is permeating other types of dwellings, offering the experience without the history. Higher ceilings, bigger windows, expansive stone floors, fewer walls, and flowing natural light are just some of the elements that will appear in developments as diverse as high-rise residential and single family homes. As people continue to grow comfortable with these features and as young people and baby boomers continue to seek out the edgy downtown-living experience, soft-loft from the floor plan to the finishes will be an important part of the future mix. The Access: Take Your Pick Typically, today s multi-family development provides one type of entry, whether it s through a lobby for a high-rise or via private access from the street for townhomes. But increasingly, municipalities are stressing the importance of eyes on the street in traditional high- and mid-rise developments. As a result, first floor units are now being outfitted with front stoops that position windows high enough to afford privacy, but near enough to the street to create a self-policing atmosphere. This method, which will continue in the future, keeps residents, communities and local police forces content. Innovative unit plan design and architecture of the future will give residents other convenient options on how to come and go. Perhaps it will be more personal access to parking, such as units with key-card access to parking areas on the same level as their homes. Elevators will become more personal, offering direct access and private entrances to individual units. Regardless of the means, these changes will aim to promote both neighborhood-style interaction among residents, while also affording them the privacy of a singlefamily home. Like this unit plan s convenient den space, bonus rooms will offer future residents adaptable areas for exercise rooms, playrooms, offices or storage, depending on their needs. PAGE 3 OF 5

4 Loft-style living will continue to dictate how we live. In this one-bedroom unit, steps lead up to the bedroom, creating a more industrial feel. The Great Outdoors: Not Just for the Suburbs Anymore With the growing popularity of environmental consciousness, new urbanism and sustainable design, architects, developers and municipalities are learning that green is not synonymous with large lawns and yards. In the future, bringing the outside in will be achieved with maximized views, larger porches, and well-placed windows. In addition, courtyards, rooftop gardens, and well-placed walks will offer residents all of the enjoyment of gardens without the maintenance. The Technology: Wired Without Wires Kitchens and bathrooms are gaining new status in American life. Here, the master bathroom rivals the size of the second bedroom, and the kitchen is an integral component of the gathering space. Aqua Vista, San Diego, California It appears the wireless revolution is here to stay, and in the future, that means relief for architects in planning around phone, internet, cable and tv jacks. More wireless technology will allow for greater flexibility in unit plans. Coupled with the increasing popularity of bonus rooms, residents will enjoy unparalleled flexibility in how they utilize their space. In addition, the improved technology of building products will create more opportunities for buyers and renters to achieve traditionally high-end offerings. For example, energy-efficient floor-to-ceiling glass will allow for better views and a more open feel, while also saving residents money in heating bills and conserving energy. PAGE 4 OF 5

5 The Public Spaces: The New Street A high- or mid-rise resident s living experience certainly does not stop within the walls of his or her abode. Tomorrow s enlightened designers will continue the trend toward planning common areas with equal sensitivity. The hallway outside of a dweller s unit will be considered the street, with orientation that s appropriate to passing conversation and inset alcoves in front of unit doors that function as front porches. In the same way, the lobby will serve as the plaza, where events can be held or small social meetings can take place. New unit plans will incorporate townhouse living within highrise buildings. This unit features both an entrance from the hall and access from an outside promenade. Aqua Vista, San Diego, California These days, high and mid-rise urban development is a booming business, which means increasing competition for those who sell it. Staying on top of the trends in lifestyle and responding to the needs of residents are the first steps toward staying competitive. Buyers and renters will have numerous options and the solutions might not be the same, but in the end, tomorrow s residents are seeking the same things as yesterday s and today s a space that elevates their quality of life, simplifies their daily routine and ultimately, feels like home. PAGE 5 OF 5