2022 American Residential Design Awards – Multi-Family

This project went through many different phases. The owner is a very good client of mine and came to me initially about 4 years ago with the idea to add a couple of floors to an existing building they owned. The use of that building was "RP" and in our area that is considered mixed residential and professional. The existing lower lever housed a dental office and the upper level had been converted from professional suites to student housing. My client owns numerous single-family and commercial units converted into multi bedroom student housing. Conversions and additions to these types of properties in this area although costly, prove to be great performers for the owners that can afford the construction or remodeling costs.

This project was the first new build I was given the challenge to design for this client. All previous have been remodels. Initial concept was to split the lot into a 3-lot minor subdivision, build two new buildings each 3 floors with 6 bedrooms and 6 bathrooms, then possibly raze the medical building and erect the same or add a couple of floors to the existing. Because of the amount of time it would have taken to go through zoning during the pandemic, that idea was scratched.

Second concept was to keep the existing "medical" building as is and build a 3-story next to it. Once again, a roadblock. Our first proposal was over 10,000 Sq. Ft. and all projects over 10,000 Sq. Ft. must go in front of the Developmental Plan Review Board and could take up to a year to be heard as well as possible opposition from neighbors which could turn into a zoning nightmare and cost more time and money.

So, my challenge as the designer was to develop a plan with 9 units over 3 floors with a minimum of 24 bedrooms with on-suite bathrooms with adaptable units on the ground level. My client rents "by the bedroom" and 24 was the least they could have to meet their ROI. The city required we also connect the existing building with the new common vestibule of sorts for travel between the buildings for ADA requirements which meant we had to adopt a slab on grade design to meet existing floor elevations. This required mechanicals to be designed in spaces on each floor to service the apartments rather than locating in a basement. All this had to be achieved in under 10,000 Sq. Ft. including the vestibule. To save space the building has a sprinkler system, so it allowed us to design with one protected stairway. Having 9 units reduced our parking requirements as well as the pervious and impervious calculations. Being a corner lot also restricted our front and side setbacks. Other attention was required as the owner wanted a very modern looking building with a high parapet and dramatic soffits. We needed to choose finishes that would easily adapt in remodeling the facade of the existing "medical" portion.

I exceeded my client's expectations by developing a plan for a structure 3 stories with 9 units and 27 bedrooms and 27 bathrooms. Under 10,000 Sq. Ft. We broke ground in March of 2021 and completed project by the end of August 2021 just in time for residents to move in for the upcoming school year.