Cohousing-L Mailing List: Unit mix/size

[Thomas Lofft (tlofft]

Other factors that ultimately define your unit mix and unit size may be how the 
local zoning ordinance describes the key variables and how sensitive your 
market demographics may be to how you design to optimize the variable mix.
 
E.g.,
Variables may include the total 'Unit density", e.g., how many units per acre, 
or minimum land area required per unit.
Definition of a 'Unit', as a dwelling unit, rental unit, or an owner occupied 
unit, attached unit, detached unit, semi-detached unit, etc.
Parking space requirements to be provided on a per-unit basis, or by any other 
ratio;
Maximum land area coverage: Is there a maximum % of the land area that may be 
covered by the building footprint(s) or a restricted ratio of the gross 
building area that may be constructed vs. gross land area?
Height limits;
Open Space requirements; definition of 'Open Space' vs. 'Green Open Space', 
which may. e.g., not count parking areas as 'Open Space'
 
The offsetting factors are that often designing to the definitions may make a 
project more affordable, or cost effective. Typically, every 1 or 2 bedroom 
unit may still need 2 parking spaces, while a six room unit, designed as three 
2-room suites with shared kitchen-dining may provide a 'shared accommodation' 
for three adult singles, sell three times as much floor area, be much more 
affordable than three smaller one BR units, and still only require 2 parking 
spaces, effectively creating more project value on the same piece of land.
 
An example was a project I completed for Habitat for Humanity in Fairfax 
County, VA. We demolished a single family detached on 1/2 acre. That was the 
maximum development permitted under prior use, with a 60 year old bungalow 
setting in the middle of the parcel, fronting on a divided 6 lane highway, 
which also carried bus service.
 
Rezoning was accomplished (12 months) which permitted either semi-detached, 
attached (TH), or stacked Multi-Family style construction, with other differing 
zoning constraints. The key variable was that parking was required for 2 spaces 
per TH unit, but only 1.5 spaces per unit for MF style.  Parking requirements 
were independent of the unit size, # of BR, sq. footage, etc.  We could 
effectively manage only 7 TH with 14 parking spaces and still meet open space 
area requirements. We designed for 9 condominium style flats, 3 per floor, 3 BR 
per unit, with a smaller building footprint, 14 parking spaces, larger and more 
usable recreational open space, better highway setback, and still served the 
units with an exterior 'core' stairwell that met all life safety codes but did 
not require interior finishes, sprinklering or daily custodial attention.  The 
ground floor units were all fully accessible.
 
Budgetwise, the 9 units were completed for a lower cost than the estimate for 
the 7 TH. They each shelter a working family and created a community of 
families bonding together.
 
Best regards,
Tom Lofft
 
Grace Kim wrote:

From: Grace Kim <grace [at] schemataworkshop.com>
Subject: [C-L]_ Unit mix/size
To: "smilliec [at] comcast.net" smilliec [at] comcast.net
 
Christine-
What you are asking for is actually info you would gain from a market study.
While I think it's most typical for two beds to be most versatile w/larger 
bedrooms being best for families (if they can afford), I think your local 
market will be biggest indicator of what will sell.
 
For example, if you are in rural area with single family homes, a 1bedroom may 
not work. But in a more urban area 1-bedroom homes may be just fine as part of 
the mix. And if you know that a large part of the demographic you may 
potentially be attracting are single women, they might be interested in shared 
households (rooming house style), so it might make sense to provide a rooms 
above the common house.
 
While this list is great for general advice, I'd say you need to recognize 
there are major regional differences in housing demand, home sizes, and prices. 
 
As an architect, I'd say designing in some future flexibility/adaptability for 
unit sizes/configurations will be your best bet for success. 
 
Good luck.
 
grace h. kim
schemata workshop