Architects and developers must get creative in today’s economic environment to achieve a high enough density without driving up construction costs. These 4 hybrid building types take elements from costly but dense urban podium buildings and more modest suburban garden style apartments with surface parking to help maximize sites in innovative ways.
Wrap Building “Texas Donut” 100-125 du / acre
While more common in other parts of the country, wrap buildings are relatively rare in the Puget Sound region. It consists of a simple above ground parking structure that is “wrapped” in 5 story wood frame apartments. Because the parking structure is typically very simple and entirely above ground it saves cost over a typical podium building while achieving similar densities.
Pros: High density, little to no excavation, parking access on each residential level
Limitations: Needs a large site to work
Slab-on-Grade 5-Over-1 60-75 du / acre
This type still provides some structured parking for increased density, but that podium is greatly simplified compared to urban infill. Instead of maximizing the podium to fill the site the podium can be the exact width of one parking aisle to maximize the use of the space and simplify the structure. Additional surface parking is provided as needed to remove the need for additional below grade parking levels and expensive excavation.
Pros: Simplified and efficient building structure, relatively high density
Limitations: Needs a 65’ high minimum zoning code height limit
Double Loaded Townhomes
Typical 2 or 3 story townhomes are grouped back-to-back to share a party wall which decreases the cost by halving the number of buildings in a typical townhome complex and fitting in more units by reducing area between buildings. While this does reduce the number of windows because light now only comes from one façade for each unit, it is still more light than a typical apartment, and still retains many townhome benefits like individual street entrances, and the option for front porches, individual roof deck, or individual garages on the ground floor. Also 100% of the interior of each building is now rentable space since there are no common stairs or corridors.
Pros: Individual street entrances to each unit, 100% rentable interior space
Limitations: Similar density to typical walk-up apartments
Garden Style Podium with Private Garages 25-30 du / acre
The difference between this building type and a typical walk-up is that some of the parking is located within the building in the form of individual garages so the density is slightly increased over typical walk-ups since less surface parking is needed. This also leads to a nicer, more urban feel to the complex.
Pros: Higher density and more urban feel compared to walk-ups
Limitations: Increased cost to build private garages at base of walk-up buildings
Interested in talking to us about your multifamily architecture needs? Reach out to the Tiscareno team at info@tiscareno.net.
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