dwell design studio, llc

THE CASE FOR MIDDLE-INCOME HOUSING Over the next few weeks I will be sharing some huge successes we have been having at Dwell Design Studio to reduce the costs of housing for our customers. We have seen major reductions in costs through creative design that is saving developers between 12-22% over comparable communities. As an industry we have designed our way out of efficient structures by chasing the hottest markets and designing to beat out the latest competition through elaborate amenities and grossly over designed facades. This has led to a glut of inefficient projects and to a reduction in affordable housing as a Nation. There is a significant missing middle. A middle that has more fixed incomes and that needs designers to really focus on finding creative ways to still provide Class A buildings but more effectively so that overall costs for developers can be reduced to meet the rental income needs of these missing middle communities. The following are a list of design factors that need to change to reduce costs and create better affordability: Repetition is Key Reduce Unit Types Consistency in Baths and Kitchens Maximize Allowable Building Area Minimize Circulation and Egressing Simplify Facade Materiality Smart Balconies Maximize your Parkable Area Follow me on LinkedIn as I discuss each of the above subjects in the coming week and show you solutions to save money and build affordable housing with Class A finishes and look.

Colleagues that play together! I was so happy to come across a few of our folks at dwell design studio, llc taking a break to chat and work on a puzzle. Also, there is something hilarious (and fitting) about a bunch of architects working on a puzzle of an architectural plan as a way to take a break from architecture… but I digress. Make time to play! It’s important. Self care is team care. Be well #puzzling #solutions #stepbystep #pieces #franklloydwright #fallingwater #dwellians #wellness #break #selfcare

THE CASE FOR MIDDLE INCOME HOUSING: Consistency in Kitchens and Bathrooms Another one of the biggest mistakes I see made in the market is an assumption from developers and architects that the kitchens and bathrooms we design need to fit our own lifestyles. We dont separate our own preferences from the end user. In addition that they need mass variety in what is being provided from one unit to another. These gross assumptions have led to too many options with features that are simply not necessary. Hear are some suggestions for reducing your costs: Kitchen: Kitchens are oversized in most cases. Most kitchens are oversized by 3-8 linear feet of cabinetry. By right sizing your kitchens you can lower costs up to 30%. Kitchen islands are not necessary in every unit. Allow this to be an area that is flexible for the tenant. They can provide a moveable solution, a table or work desk. Keep kitchen islands DRY if you are providing them. The added costs for venting is simply not worth it. Eliminate exposed end cabinets, these add to the costs and can be difficult to repair. They are often missed by cabinet manufacturers and shop drawings and can delay install. Built in pantries are cheaper than pantry cabinets in most cases. (I don’t understand this one myself but it’s been proven time and time again). Granite versus Quartz - pick your poison but know your suppliers can meet your schedule goals and can repair damaged counters. Repetition of Kitchens is critical. You should have no more than 2-3 kitchen types in a 250 unit project. Eliminate the options and keep it simple for the GC and subs and your costs will come WAY DOWN. Bathroom: Lower your tile in showers to 7’-0”. You don’t need full height tiled walls although it does make for lower maintenance long term if you choose to hold long term. Floating cabinets look cool but are unnecessary and require more tile to be installed. 2CM countertops versus 3CM are acceptable in a bathroom application. Switch your fan and light together. While you may prefer a separate switch in your own home this is not necessary. Exhaust your vents to a side wall instead of into your floor/ceiling cavity. Reduce costs for fire dampers. Repetition of Bathrooms is critical to lowering your costs. Use the same vanity, tub/Shower configuration over and over again. You should only have 2-3 variations in a 250 unit project. I’m sure I could go on and on with options but I am positive if you follow these suggestions above you can still deliver high quality while reducing your costs. Remember your kitchens and bathrooms are your most expensive real estate and you must be diligent in providing repetition to lower your costs. Follow me as I discuss MAXIMIZING YOUR ALLOWABLE BUILDING AREA next. #dwelldone #dwelldesignstudio #dwelldesign

Indiana University Bloomington students, this one's for you! The Rive (formerly known as Verve) is a vibrant student housing community conveniently located just minutes from campus. Featuring 745 beds and 15,000 sq. ft. of amenities, it's an ideal place to thrive. Residents can take advantage of a resort-style rooftop pool, a state-of-the-art fitness center, a cozy clubroom, and much more! Whether it's a quiet space to study or a lively social hub, The Rive offers everything for a fulfilling student experience! Owner: Collegiate Development Group ( now Subtext ) Architect: dwell design studio, llc ID: Ankrom Moisan Civil: SMITH BREHOB AND ASSOCIATES Structural: Vewtech Inc. Landscape: AJC MEP: Solution AEC GC: Brinkmann Constructors #DwellDesignStudio #StudentHousing #IUBloomington #RadicallyPolished #NotoriouslyAccountable

THE CASE FOR MIDDLE INCOME HOUSING Reduce your Unit Types!!! Three major flaws I see if the design of Multifamily projects these days are: 1. Developers can’t decide who their renters are, so they want as much diversity as possible in their Unit Mix. On a 300 unit project, developers are providing an average of 21 unit types in today’s MF world. That is obscene. I encourage everyone to really understand your renter, dive into the metrics and their lifestyles and then design units that meet that demographic. Visualize the units, have your design team model them if you are a number cruncher and can’t see the space as well as others can. But you don’t need mad diversity in your unit mix. You need thoughtfully designed units. 8-12 unit types should be your end goal. 2. Designers create mad diversity in the exterior skins of the buildings and often not those designs happen so early (zoning and entitlements) that they are trying to fit a look around a building structure. This usually creates a significant number of Unit Designs due to the skin conditions changing, which impacts square footages and creates a lot of issues for Leasing Teams. Architects are better equipped to provide more efficient design when having a plan that hits your Unit Mix to then design elevations from. Make the time to maximize efficiency. Simplify your skin conditions and make them unit specific. 3. Some developers are so over zealous and are trying to squeeze every SF out of the plans and in fact create less efficient buildings. Repetition and Consistency is more important than squeezing every ounce of blood. Repetition is Key to success. Repetition allows you to develop more projects faster, lower your soft/hard costs, and lower your carry costs! Follow me as I discuss Consistency in Kitchen and Bathrooms next. #dwelldone #dwelldesignstudio #dwelldesign

It's that time of the year again - The Lodging Conference is happening October 7-10th, and our team is heading west! If you're attending, be sure to reach out to Suzette Sutton and Russell Moffett to connect. See you in Phoenix! #DwellDesignStudio #LodgingConference2024 #DwellDone #RadicallyPolished #NotoriouslyAccountable

Buckle up, Vegas! Jason Shepard and Robert Snyder are rolling into town for the National Multifamily Housing Council (NMHC) Student Housing Conference next week! Get ready to talk all things Student Housing (and then some), so reach out directly to meet them there! #DwellDesignStudio #DwellDone #NMHCConference #RadicallyPolished #NotoriouslyAccountable

AIA CLT Rise and Design breakfast. Thank you dwell design studio, llc for being a silver sponsor! Jennifer Brown , Laura Ward. AIA Charlotte

🌆✨ High Street, the new cosmopolitan city center in Atlanta‘s Central Perimeter, offers a unique urban experience. With vibrant streets, unparalleled connectivity, and experiential fine dining - it pulses with energy! Developed by GDI and designed by dwell design studio, llc. A concept brought to life by Arqui300 - 3D Image and Film 3D movie #arqui300 #realestate #mixedused #architecttre #atlanta

Repetition is Key In the last 30 years, the market-rate housing industry has repeatedly reinvented the wheel. Architects have drawn countless unit and building plans, each slightly better than the last. However, in trying to differentiate ourselves, we’ve ended up designing inefficient buildings—ones that cost more for owners and renters alike. Developers often focus on finding ways to charge just 10 cents more per square foot than their competitors, driven by the belief that construction costs and rent prices will always rise. While it’s true that costs tend to increase with inflation and wage growth, constantly striving to outdo the competition might be harming both us and, more importantly, the residents we serve. Yes, creating unique projects may look great in portfolios and bring in faster leases or higher sales, but have we lost sight of what really matters? I think we have. Renters want affordability above all else. They have budgets to stick to, and while luxury amenities are nice, they aren’t essential. What matters most is that they can afford to stay within their means and save for their long-term goals, like homeownership. So, how do we design more affordable buildings? It’s not about cutting corners; it’s about designing efficiently. The answer lies in repetition. Just as athletes refine their skills through repeated practice, architects can achieve efficiency by repeating elements like unit layouts, bathrooms, kitchens, and balconies. Repeating these components results in more efficient buildings and simplified construction, lowering overall costs. Rather than focusing on making each project unique, consider how repetition over multiple projects can drive improvement. Fine-tune your designs by repeating and perfecting components—whether that’s knowing the exact distance for HVAC line sets, refining waterproofing techniques to minimize leaks, or positioning transformers optimally near electrical rooms. In addition, repeat your contractors and subcontractors. By using the same teams and purchasing materials in bulk, you can streamline the entire process. This allows you to reduce design time—imagine having plans ready in 60 days instead of 6-12 months. This approach lowers soft costs and carrying costs, making each project more affordable in the long run. Repetition, Repetition, Repetition is the key to building efficiently and cost-effectively. To learn more about how Dwell Design Studio is lowering costs, reach out to me for a Dwell Prototype presentation.