The Neighborhood Main Street Node Approach

Mind the Gap MIND THE GAP illustrates an approach to building Missing Middle housing in a Neighborhood Main Street Node within a mixed-use district in a large-sized city along a commercial corridor. The district consists of varied, mostly traditional and historic structures with heights ranging from APPROPRIATE BUILDING TYPES Missing Middle Design Competition 2015 one to four stories. This Neighborhood Main Street Node is in need of revitalization and reinvestment, including services within walking distance that provide day-to-day amenities and small local businesses. MIND THE GAP shows how medium-density housing can be appropriately In a Neighborhood Main Street Node, a number of integrated into this context. building types may be successful and well-received.

Challenge Live/Work Units Stacked Units Mid-Rise Apartments Courtyard Apartments Vertical Mixed-Use

Like other urban areas around the country, Michigan communities face a shortage of Missing Middle Housing. These housing options fill the void between single-family homes and high-rise apartment buildings, offering affordable medium-density residential units, typically inserted into tight sites in previously developed areas and within walkable mixed-use environments. They offer sustainable living to a broad range of people, and the market for these housing options continues to grow.

Unfortunately, a number of obstacles – regulatory, financial, and perceptual – still exist to building the Missing Middle and must be addressed before these housing types can become realized solutions to our communities’ needs.

LOCAL CONTEXT ANALYSIS Regulations Financing Perception While there may be a HOUSING DESIGN WHAT’S Conventional zoning Financing mixed-use projects Lack of information and perceived value in number of appropriate THE walkable urbanism development Policy + Planning Architecture + Site Community PROBLEM building types, the Understand local regulatory and planning Understand the unique qualities of the site and Understand how to preserve and enhance WHY IT Missing Middle housing typologies and Financing walkable mixed-use projects has Many developers still lack an understanding optimal housing solution conditions – what’s allowed, required, and its surroundings to create context-sensitive local character in the form and character of DOESN’T associated densities and building footprints typically been more difficult than financing and appreciation for the value in urbanism encouraged. Work to remove obstacles that architecture and site design. new development. Calibrate design solutions impede Missing Middle housing and mixed-use to reflect the local context, demographics, WORK do not fit the standards in typical single- single-use projects. Developers have often and walkability. Because there is such family and multi-family residential zones; had to put financing together from multiple a shortage of Missing Middle housing for a particular site will neighborhood development. ARCHITECTURE AND SITE CONSIDERATIONS: culture, and traditions. however, that very building diversity sources, and equity investors have limited products, there is a lack of comparable • Adjacent buildings and blending of densities are inherent their investments in these projects to the projects for developers to base their take into consideration PLANNING AND POLICY TOOLS: • Right-of-way composition COMMUNITY DESIGN CONSIDERATIONS: in neighborhoods where Missing Middle “patient capital” part of their portfolios. anticipated return on investment. • Form-Based Code ––Sidewalk and streetscape amenities • Building types and unit sizes housing exists. However, financing is getting easier, The development industry has resisted the unique policy, • High-quality public realm ––Transit availability • Shared indoor spaces Minimum parking requirements attached especially since it has been documented - change, in part because a shift to building • High level of transit service ––Bike lanes • Shared outdoor spaces to land use zones lead to an oversupply particularly in Metro Detroit - that buyers and new housing types can be costly and site, and community • Reduced parking requirements calibrated to ––On-street parking • Shared resources, such as transportation, of personal parking, making housing less tenants are willing to pay a substantial price difficult. This can be compounded by the community needs (parking maximums, on- ––Traffic lanes energy, and storage affordable and encouraging car-culture premium for residential and office space in perceived difficulty of retrofitting suburban attributes. street spaces) • Topography • Neighborhood retail and service amenities instead of walkable urbanism. walkable urban places. areas and building compatible infill • Developer-provided mobility, such as car • Ecology share, secure bike parking, and transit passes With a strong focus on land use, development. When all three essential contexts are considered, we conventional zoning does not regulate Other developers may still argue that gain the ability for housing to respond to the needs - or prioritize the public realm inherent to Michigan homebuyers want luxury and both vital and colloquial - of the people it serves. walkable, mixed-use neighborhoods. space rather than walkability and transit, despite the trends of Baby Boomers and Millennials. MIND THE GAP arrives at a HOW Form-Based Code is an effective alternative In the planning and entitlement phase, Documentation and case studies at the local The illustration below is an initial “hybrid” design which tests IT CAN to conventional zoning, allowing a variety of developers should consider seeking reduced and peer community level can provide fact- CHANGE housing types and promoting a high-quality (or no) parking requirements and liberalized based evidence on the value of walkable several small-scale housing public realm. height and floor-to-area (FAR) limits, which urbanism. glance at how the local context Municipalities should work to reduce parking can help make a proposal financially The development community in Michigan analysis is applied to a particular site. types in one building and requirements - there are multiple strategies feasible. A developer planning to include should work together to aggressively to do so - with the ultimate goal of reducing open space should seek to monetize that promote the “Missing Middle” in Michigan, creates the possibility for a auto-dependency and getting the supply of value and leverage it for reduced parking or sharing first-hand success stories and parking closer in line with the true demand. added height or density. the impressive figures and reframing the range of shared spaces and Economic development tools such as conversation about housing. Tax Increment Financing and Special ADJACENCIES - REAR resources. This model is Assessment Districts can also be explored with the support of the public sector. Behind the site, off the commercial corridor, is flexible and adaptable to a predominantly single-family residential homes. community’s needs.

Opportunity ALLEY ADJACENCIES - SIDE While it may require mitigation, the rear alley is a The site sits between two existing, vacant buildings. significant asset to be utilized and enhanced. It One is a four-story, multi-family residential building is essential to providing vehicular access to the with windows and an arched walkway adjacent to It makes good economic, social, and environmental sense to change the way we view and build housing and buildings and to maintaining a quality pedestrian- the infill site. It is of historic character and has high neighborhoods in Michigan. oriented environment on the street. The alley can potential for renovation. also provide functional and attractive pedestrian pathways, green infrastructure, and front doors to Economically, there is pent-up market demand for walkable neighborhoods of which Missing Middle housing is garages and carriage homes. PARKING REGULATIONS essential. Simply put, it’s what the people want: young singles and couples, traditional and nontraditional families, Progressive parking regulations allow on-street empty nesters and retirees, and multi-generational homes all contribute to the growing demand for a greater variety of parking to be counted toward the minimum housing choices in walkable communities. Missing Middle housing types offer a comfortable level of density, walkability, requirements for a development. Coupled with ADJACENCIES - SIDE New Urbanism parking standards and quality transit amenities, and choice in environments that can accommodate the changing needs of people of all ages and abilities The site sits between two existing, vacant buildings. service, the proposed development can minimize over time. One is a one-story auto-oriented commercial parking and prioritize pedestrian-oriented features. building. Architecturally, it is of little value but has interesting re-use potential if converted for more Socially, Missing Middle housing types are readily adaptable to the needs of today’s and tomorrow’s changing social active commercial use that maximizes the corner. ADJACENCIES - FRONT trends. By adapting classic design with innovative systems, Michigan communities have the opportunity to address The buildings establish the build-to lines for the new Buildings across the street include retail and changing demographics and housing needs with residences that emphasize efficient use of space for shared amenities, development. restaurant uses consisting of one- and two-story structures, also built to the lot line. live-work lifestyles, and family-oriented features. Dense, walkable, mixed- use environments offer more choice – in housing, transportation, and Young Singles & Couples cultural opportunities – that can be both well-designed and affordable, COMMUNITY POLICY + PLANNING promoting a diverse, socially-inclusive community. PUBLIC REALM We know the community is in need of It will be important to understand The existing streetscape is pedestrian-friendly neighborhood-scale retail and services within the intentions and limitations of local Missing Middle housing is a tool for improving Empty Nesters & and inviting, with buildings and spaces design at a walking distance. A demographic study standards and guidelines. A proposed Environmentally, Retirees and maximizing previously developed areas, utilizing existing human scale. The existing right-of-way includes, and field observations of typical conditions development should strive to meet New on each side, 10-foot sidewalks, on-street parking, and unique aspects would provide further Urbanism principles of design while infrastructure and resources, building on existing assets, and providing dedicated bike lanes, and one travel lane in information about the community character, balancing zoning requirements. the opportunity to retrofit the built environment in our communities with Traditional & each direction. The block is served by local bus needs, and preferences to inform the optimal Non-Traditional transportation. housing design. more efficient systems. Families

Missing Middle Design Competition 2015 1/3 Development Typologies Site Plan A SHARED ENTRIES F PARKING AREA K NEIGHBORHOOD RETAIL Elevations B WALK-UPS (*ADA ACCESSIBLE) G RESIDENT CAR SHARE L PUBLIC BIKE SHARE C SHARED ROOFTOP PATIO H GREEN ALLEY M ADAPTIVE RE-USE, ACTIVE RETAIL D GROUND FLOOR RESIDENT FLEX SPACE I COMPOSTING N MULTI-FAMILY RENOVATION Private Townhouse E SHARED GREEN SPACE J PEDESTRIAN MEWS One bedrooms

These one bedrooms can be offered as rentals or condos. Each unit has access to the shared H spaces throughout the development, but the units do not share communal spaces from within the private units. Two of the five units include a roof deck. This typology reflects a traditional residential development. Front Elevation East Elevation

The existing building east of the site could be renovated to reflect a similar typology. F G

Duplex with Common Room I Two bedrooms E

Four two-bedroom units can be offered as duplex rentals or condos. Two private units Rear Elevation West Elevation share a communal room and balcony. This B* typology was designed to fulfill the needs of multi-generational families and other non- traditional living arrangements who need privacy, but also private, shared spaces.

While each unit has a kitchen and dining space, the larger, shared space is ideal for social gatherings and for families in the units to share J J childcare and other resources. M N These units have access to the shared spaces throughout the development, but the individual shared spaces are only accessible to K C D the duplex residents. This typology offers a flexible solution beyond the nuclear family arrangement. A B B A

L Studios with Common Space One bedrooms + studios

These four units can be configured as one bedrooms or studios for rent. Two units have PRIVATE ROOFTOP PATIO small in-unit efficiency kitchens, while all four units have access to a larger shared kitchen. Two units have access to a shared rooftop. These units are ideal for students, seniors, and young professionals who do not need as much private living space as larger households. ADAPTIVE RE-USE, ACTIVE RETAIL These units have access to the shared spaces throughout the development, but the shared kitchen space is only accessible to each paired unit. This typology offers a flexible solution for individuals, couples, and roommates. COMMUNITY ROOFTOP

Alley and Backyard Shared Residential Spaces Rooftops, entryways + RESIDENT-ORIENTED co-working space PEDESTRIAN MEWS

There are many shared spaces within the building and site to facilitate a sense of community and share resources. These include outdoor spaces including a rooftop patio, backyard garden, parking area, green alley, and pedestrian mews. Residents also share a ground floor residential flex space which includes wi-fi, desks, bike storage, a tool library, and casual gathering space.

This typology fills the need for public/ private gathering spaces within residential communities.

Neighborhood Retail Retail + service

The development includes a retail space to engage the street and broader context of the site on a commercial main street. The existing west BIKE SHARE PEDESTRIAN NEIGHBORHOOD RETAIL building on the site could be renovated into a STATION MEWS restaurant or other adaptive re-use, anchoring the block and residential units. This mixed-use element is key to create attractive density with walkable amenities that increase the property value of this development and others along the main street.

This typology anchors the development within the neighborhood. East Facade West Facade

Missing Middle Design Competition 2015 2/3 Floor Plans Sections Unit Floor Plans

A GREEN ALLEY B PARKING AREA C SHARED GREEN SPACE D DUPLEX UNIT 1 E DUPLEX UNIT 2 F SHARED ROOFTOP

F Level 1 (Ground Floor) Duplex, typ.

E

B D

C Studios + Common Private Townhouse A Space, typ. / 1-BR, typ.

*Cost Opinion based on current Missing Middle construction industry values; Cost Opinion however, should be used for Conceptual Design derson Associates conceptual purposes only. Level 2 22-May-15 oject #2014131.00

Preliminary Opinion of Construction Costs 06 PENTHOUSE ROOF 46' - 0" Description Total DIV. 2 Site Improvements 2 Utility allowance parking area $ 30,000 2 Earthwork / Finished Grading (Not environmental earthwork) $ 20,000

05 COPING 2 Decorative Paving $ 36,340 40' - 0" 2 Pedestrian Concrete $ 7,030

PREFINISHED METAL

3' - 7" GUTTER & DOWNSPOUTS, 2 Curb and Gutter $ 2,700 TREX DECK BOARDS ON TYP. TREATED 2X SLEEPERS ON T.P.O. ROOF 2 Alley $ 99,828 04 Level 2 Bike loops $ 7,500 40 MIL T.P.O. FULLY 36' - 0" ADHERED MEMBRANE ROOFING 2 Seeded lawn (includes 4" of topsoil) $ 2,563 5/8" GYP. BD. SUSP. CEILING 2 Shrubs and grasses (includes planting soil and mulch) $ 5,685 2 Irrigation, (shrubs and grasses) $ 72,000 PREFINISHED OPERABLE METAL WINDOW UNITS WITH CLEAR INSULATED GLASS 2 Irrigation, (lawn) $ 45,000 2 Shade trees $ 8,250 2 Lights (pole, fixture and foundation) $ 12,600

R-19 BATT INSULATION NEIGHBORHOOD RETAIL DUPLEX COMMON ROOM RESIDENT FLEX SPACE WITH INTEGRAL VAPOR MIN 1" AIR SPACE BARRIER 1/2" EXTERIOR WOOD Site Subtotal $ 349,496 1/2" GYPSUM BOARD SHEATHING WITH INTEGRAL AIR BARRIER 3/4" THICK PLYWOOD FIBER CEMENT PANEL SUBFLOOR, 1/2" THICK 2X6 WOOD STUDS WITH PRIVATE 1-BR UNITS SHARED ROOFTOP STUDIO UNITS CEMENT MAXXON, CAVITY INSULATION 13" PRE-ENGINEERED WOOD TRUSS 03 Level 25' - 0" DIV.

5/8" GYP. BD. Building SUSP. CEILING 3 Concrete $ 20,361 4 Masonry $ 68,904

PREFINISHED OPERABLE METAL WINDOW UNITS WITH CLEAR INSULATED GLASS 5 Metals $ 188,800 Level 3 6 Rough Carpentry $ 225,000 6 Finish Carpentry $ 52,500

R-19 BATT INSULATION 7 Insulation $ 17,230 WITH INTEGRAL VAPOR MIN 1" AIR SPACE BARRIER 1/2" EXTERIOR WOOD 7 Roofing $ 17,220 1/2" GYPSUM BOARD SHEATHING WITH INTEGRAL AIR BARRIER 3/4" THICK PLYWOOD SUBFLOOR, 1/2" THICK FIBER CEMENT PANEL 7 Sheet Metal $ 51,683 CEMENT MAXXON, 2X6 WOOD STUDS WITH 13" PRE-ENGINEERED CAVITY INSULATION WOOD TRUSS 8 Doors $ 116,935 02 Level 14' - 0" 8 Windows $ 88,585

5/8" GYP. BD. 8 Glass $ 17,848 SUSP. CEILING 9 Drywall $ 135,000 9 Tile Work $ 6,240

STUCCO RENDER ON 8" 9 Wood Flooring $ 65,520 C.M.U. REINF. WALL W/ 2X4 WOOD STUD INTERIOR WALL 9 Painting and Decorating $ 48,250

MIN 1" AIR SPACE 10 Specialties $ 28,720 1/2" EXTERIOR WOOD SHEATHING WITH INTEGRAL AIR BARRIER 11 Cabinets $ 103,360 R-19 BATT INSULATION WITH INTEGRAL VAPOR BARRIER 11 Appliances $ 38,765

2X4 WOOD STUDS 16" O.C. 12 Blinds, Shades $ 13,568 5/8" GYPSUM BOARD RESIDENTIAL LEVEL 12 Carpets $ 12,000 3' - 0" 13 Special Construction $ 24,581 15 Plumbing and Hot Water $ 103,360

01 Level 15 HVAC $ 86,144 0' - 0" 16 Electrical $ 103,360

4" REINFORCED CONC. SLAB

-01 Top of Footing -3' - 6" Building Subtotal $ 1,633,932 Combined Site + Building Subtotal $ 1,983,428 Mobilization and General Conditions 5% $ 99,171 Contingency 25% $ 495,857

Level 4 Exterior Wall Section Party Wall TOTAL $2,578,456.27

Missing Middle Design Competition 2015 3/3