Housing Density and Design

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1 Housing Density and Design Dan Marckel Metropolitan Design Center Brooklyn Park Multi-family Housing Study Group Tuesday, May 6, 2008

2 Overview Positives and negatives of multi-family housing When and how the city can address positives and negatives Design elements and examples

3 Positives and Negatives

4 Positives and Negatives

5 When could they be addressed? Planning..public Program/pro forma...developer, HRA Design.arch, LA, engineers Private management.owner, residents Public enforcement...inspector, police, fire

6 When could they be addressed?

7 What tools could you use to ensure positives and avoid negatives? Planning Proposal/pro forma Design Private management Public enforcement Comp Plan City Policies Zoning Ordinance Overlay districts PUDs Incentives City involvement Review process Inspections Licensing Nuisance ordinance Police calls Fire inspection Redevelopment Point system Form-based zoning Transect zoning Tree ordinance Wetland buffer Density bonus Concept plan Sketch plan Open space Greenlighting Staff interaction Design Guidelines Sustainable design Design for health CPTED Benefits agreement Low impact design Conservation design Tenant screening Tenant unions Self-policing Increased inspection Charge-per-call License per behavior Buyout

8 Practice Look at the following images Discuss overall impression and details Which are design-stage items? Which are planning-stage items? Brainstorm actions for each development stage (on flip charts)

13 II. Design Quiz

14 Which block is denser? 1. A 2. B A B

A. 28 Units per acre B. 24 Units per acre block density 28 units/acre number of housing units 56 * block area 2 acres housing units owner-occupied 32% * average household size 2.

15 A. 28 Units per acre B. 24 Units per acre block density 28 units/acre number of housing units 56 * block area 2 acres housing units owner-occupied 32% * average household size 2.04 * percent white 80% * median age 26 * number of floors 2-4 distance from curb feet block density 24 units/acre number of housing units 131 block size 5.4 acres number of floors 6-9 distance from curb feet

16 Which project is denser? B A 1. A 2. B

17 A Which project is denser? B

18 Which is most affordable? 1. A 2. B 3. C 4. D A B D C

19 Which is more affordable? 100% affordable, rent based on income Valley Square Commons, Golden Valley 13% 80% AMI Humboldt Greenway Townhomes, Minneapolis 66% <60% AMI Heritage Park, Minneapolis 22% <50% AMI East Village, Minneapolis

20 Lesson: it s not just numbers Measures are important to achieve, but design character can let you achieve them with excitement and support. Design character is often the hot topic. Design character affects neighbors more than abstract measures (within reason). The denser the project, the more design matters.

21 Design Elements in Housing Intensification Building appearance Building and unit layout Density Diversity Maintenance Open spaces Parking and transportation Site planning and design

22 Building Appearance What will the buildings look like? The size, shape, and height of buildings can be designed to enhance the neighborhood. Denser buildings can be stepped down on the neighborhood side. Architectural details can add character to the neighborhood.

Examples Building Appearance Breaking up the facade makes it look like a collection of individual buildings. Well maintained landscape adds visual appeal.

23 Examples Building Appearance Breaking up the facade makes it look like a collection of individual buildings. Well maintained landscape adds visual appeal. Smaller volumes projecting toward the street, indoor and outdoor spaces, and a variety of materials enliven this building front. Plants and stairs on the close side of this street provide a green foreground to the scene.

24 Building and Unit Layout What should the mix of unit types be? Building circulation can put eyes on the street. Individual units can look out over public areas too. In larger buildings, storage and utilities can fill unused spaces.

25 Examples Building and Unit Layout This mix of side attached rowhouses with apartments above provides a variety of unit access and street relationships.

26 Density Dense housing can help create an active pedestrian neighborhood. Higher density housing can support more public amenities. Denser housing can be shaped to create memorable places.

27 Examples Density The structure on the left houses 2 units while the one on the right houses 15 units. However, the two buildings are similar in height and size, creating a consistent street presence and neighborhood character. (Block density: 21 dwelling units/acre) At higher densities, shared outdoor spaces such as this entry courtyard can be more carefully designed as special experiences for residents.

28 Diversity Both affordable and market-rate housing can be accommodated in higher intensity housing. Different household unit types and sizes can be mixed as needed.

Examples Diversity Mix of public housing, rental assistance units, market-rate rental units and for-sale units provides housing options for a variety of people and incomes.

29 Examples Diversity Mix of public housing, rental assistance units, market-rate rental units and for-sale units provides housing options for a variety of people and incomes. Mixed-use development places local amenities and services within walking distance of housing. Rowhouses and apartments are mixed together to provide a variety of housing types.

30 Maintenance Trash and litter can be managed in higher intensity areas. Common spaces and building exteriors can be maintained more efficiently by a single entity. Materials that require little maintenance over time can save money in the long run.

Examples Maintenance Simple building volumes and attractive brick create a strong street presence while reducing painting costs over time.

31 Examples Maintenance Simple building volumes and attractive brick create a strong street presence while reducing painting costs over time. Small yards reduce costs for landscaping and snow shoveling, and free up money for improved building materials. Stucco exterior finishes require little maintenance. Shrubs and trees tend to be low maintenance landscaping options.

32 Open Space A variety of shared outdoor spaces can be provided. Units can each have private outdoor space. Buildings and pavement can be arranged to leave usable open spaces.

33 Examples Open Space Patios provide private open space for residents. Changes in elevation help make clear the distinction between public and private space. Windows and front porches are located to allow easy observation of play area.

34 Parking & Transportation In higher density places, people can more easily use public transit, walk or bike to destinations. Parking lots can be screened, underground or behind buildings. Parking spaces can be fewer if managed as a shared utility across a district. Water runoff from parking areas can be treated on-site with new best practices.

35 Examples Parking and Transportation Parking is provided in a garage under the development. Additional parking for residents and guests is available along interior streets. Parking ramp is located behind the building. Many services and retail establishments are within walking distance. Easy walking access to public transit.

36 Site Planning and Design Denser housing can provide safety and security through informal surveillance. With more people, the pedestrian network can be more active. Signage, street furniture, pedestrian lighting can enliven the area. Natural site features can be preserved by clustering buildings more densely. Landscaping has more impact in dense housing.

37 Examples Site Planning and Design Landscaping softens the edges of buildings. Setbacks along the street create space for landscaping. Windows provide eyes on the street. A variety of roof lines and frequent entries establish a pedestrian scale. Landscaping and raised front yards provide privacy and enhance the pedestrian experience.

38 Housing Design Strategies Design strategies to help more intensely developed housing fit into its surroundings include: A. Step the size down to relate to adjacent housing B. Break down large buildings into smaller volumes C. Create a pedestrian-scaled street front

39 A. Step the size down to relate to adjacent housing West River Commons, on a community corridor, steps down in size to more closely relate to nearby, pre-existing housing.

40 B. Break down buildings into smaller volumes The building volumes on River Station are similar to nearby warehouses.

41 C. Create a pedestrian-scaled street front At Laurel Village, street-front stores with two floors of housing sit at street level, while the residential tower occupies one end of the block.

42 Questions?

Industrial Suburban District Regulations City of St. Petersburg City Code Chapter 16, Land Development Regulations

Industrial Suburban District Regulations City of St. Petersburg City Code Chapter 16, Land Development Regulations 16.20.110 - Industrial Suburban District ( IS ) Figure REFERENCE Typical Buildings in the IS District Figure REFERENCE Site Plan of a typical development in the IS District Sections: 16.20.110.1 Composition