Reigning in the Budget on Affordable Design
Creative, cost-efficient solutions are key to combat the housing crunch.
In nearly every state, elected officials are focused on a key issue: how to build more affordable housing for residents. Yet, even though this is a crucial need, the costs associated with such projects can run 20 to 30 percent higher than their market-rate counterparts, making development that much more difficult.
However, in my experience, strategic decision-making and creative choices can help cut down on costs, without sacrificing on quality design. Here are some key considerations for architects and developers to ensure that every project meets the needs of the community, stays within budget and contributes to a sustainable future.
Rework the exterior
Even though three or four stories is the most cost-effective height for multifamily structures, community members, including NIMBYs, often express concerns about such a building being incongruent with the rest of the neighborhood.
To assuage fears about the exterior, consider making street-facing structures shorter and buildings further away taller. Oftentimes a sloped topography naturally allows for this type of design. This was the case with a project my firm designed called Meadow Gardens in Norwalk, Conn. When completed, the street-facing buildings of this site will be just two stories tall. However, the structures behind it, including other residential buildings and the community center, will be three stories tall, fulfilling the town’s capacity requirements.
You can also alleviate community concerns through strategic landscaping, including curbside trees and planters. For example, even though the design review committee for the town of New Canaan, Conn., initially rejected our plans for a contemporary-style, multifamily structure on a project called Canaan Parish, a reworked version, which featured plantings and trees shown at full growth, ultimately earned their approval.
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Additionally, using prefinished siding on the exterior eliminates the need for paint, making long-term maintenance easier and cheaper. Prefinished siding can also be installed faster than unfinished alternatives, cutting down on labor costs. At Canaan Parish, an affordable housing complex with 100 units, we used a number of these materials, natural-looking cedar PVC shakes and prefinished fiber cement panels.
Make smart interior choices
Interiors also provide opportunities to combine elegant and cost-effective design. The minimum space requirements for affordable units can often bring developer costs up. To stay within budget, creative solutions are paramount. One of the best examples of this is with contemporary, open-concept kitchens that combine dining and eating areas.
With an affordable multifamily unit, you typically need to show that a four-to-six-person dining room table fits comfortably. In some states, government regulations require that such a table has four feet of space around each side of it, roughly equivalent to accommodating one couch and two chairs.
However, in some cases, we opt for a kitchen island with bar stools on one side, which can meet the dining need while giving more space to the living area and still meet the state’s demands.
At 616 New Park, a mixed-use community in West Hartford with 54 units, we applied this solution. The one- and two-bedroom apartments include a large kitchen island with seating that opens directly into the spacious living area.
Combine relevant programs
Developers and designers are usually aware of the various incentive programs in their state. Combining these, or leveraging programs that can reduce costs in more than one way, can be effective.
It’s no secret that some incentives, like the highly competitive 9 percent Low-Income Housing Tax Credits, can be hard to obtain. These projects are selected based upon how well they score on a predetermined Qualified Allocation Plan. Projects often have to be in a walkable environment or near transit and incorporate a number of sustainability initiatives. States may offer rebates for all-electric, high-efficiency buildings through other programs that can dovetail nicely.
In the case of 540 New Park in West Hartford, a new housing development that benefited from a brownfield grant, identifying the complex’s proximity to the CTFastrak Busway was a key component of our eligibility for the LIHTC. Additionally, the complex, which was formerly the site of an abandoned auto parts store, features energy-efficient windows and appliances.
In general, a site being a walkable distance to a transit station can also help cut down on a number of construction costs. For example, when public transportation is easily accessible, fewer parking spots are needed for each unit.
While none of these choices or decisions are particularly complicated, they can be easy to miss. Though affordable housing design requirements can seem daunting from a cost perspective, when approached from a number of angles simultaneously, it’s possible to rein in budgets while still creating units that are liveable, sustainable and future-oriented.
Myles Brown is a principal at Amenta Emma Architects with offices in Boston, Hartford and New York. He leads the community studio where he specializes in senior living and multi-family projects.
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