Innovations in Multifamily Housing
Window Design Innovations
Window manufacturers continually seek to provide options and innovations in their products that can be considered in multifamily housing projects. Custom window sizes and window shapes are available for virtually any window type or style in addition to standard offerings. This is based on the use of a range of standard frame and sash profiles that can be custom cut and sized as needed to create a desired look and performance level. Specifying custom profiles will not likely be cost effective for a single project, but given the range of options already available, should not be needed. Glazing options run the full gamut and include a wide variety of coatings and glass treatment in double and triple glazed assemblies. Laminated and impact-resistant glass is also available as well as sound-deadening glass to address specific needs.
Photo courtesy of Pella EFCO Commercial Solutions
Innovative triple glazed aluminum-clad wood windows with betweenglazing blinds were used at Morgan Park Place near Nashville, Tennessee.
Manufacturers also have some specific options available to meet particular needs in multifamily housing units. For example, where safety is a concern in operable windows in upper stories, interior safety guards designed to match the window are available to help prevent children or adults from accidently falling out of the building. Similarly, from an aesthetic standpoint, most manufacturers offer choices in decorative grilles or even panels that are designed to work with their particular window system. Some are adhered directly to the glass or made to snap in and out but others are located between the glazing layers, keeping them free from dust and making it easier to clean the glazing.
A functional option in double or triple glazed window units is to place adjustable mini-blinds or fabric shades between the layers of glass. This has been done very successfully in multifamily housing projects where goals included energy efficiency, aesthetics, durability, and comfort. In these cases, the blinds or shades are protected between the layers of glass so they are not subject to being damaged the way exposed blinds or shades could be. From an indoor environmental quality standpoint, the enclosed blinds also don't accumulate dust the way exposed blinds do, making for a cleaner condition without allergens settling on the blinds. In products that use a sealed double glazing layer and a moveable third layer, it is easy to change or swap out shades or blinds for different fabrics, colors, etc. As an operable layer, the blinds or shades can close to block unwanted sunlight in warm seasons and open to allow passive heat gains on cold days. Currently, some of this operation is done manually, but electronic automation is also available. Automated blinds or shades in a multifamily building can be programmed to open and close on a schedule to help reduce energy use and provide occupant comfort.
Clearly there are many window choices and product options that architects can take advantage of. Part of the key to successful selection and design is to communicate directly with manufacturers to convey the specific design and performance requirements of a project. Then by asking the appropriate questions, architects can work with manufacturers to understand the particular choices, options, and variations available.
Design Innovations for Creative Interiors
The market trends calling for more multifamily housing are also calling for more creative interior layouts. This is particularly true for housing units (such as loft-style apartments) that are seeking to provide marketable options in less square footage or for buildings that are being adaptively re-used and renovated. One innovative design approach has taken the form of creating flexible spaces that optimize living arrangements through the use of movable or sliding partitions.
Commonly available, movable partitions can be a real design asset in that they allow rooms to open to up to each other for more spaciousness when desired or allow spaces to be closed off and private when required. This creates interior spaces and floor plans that are flexible in size, functional to accommodate different uses, and lockable when needed. Further, since most movable partitions of this type include glazing, then light is allowed to penetrate between spaces while still creating a separation with the ability to control the light by treating the glass. All of these design traits make them very beneficial for individual apartments as well as communal living environments such as senior living centers.
Most movable partition systems are based on using aluminum framed panels that slide along tracks either attached to other construction or secured as free-standing arrangements. Typically the weight of the panels is delivered to a roller on the panel bottom that glides along a track system on the floor while the top end of the panel is guided along an upper track. If a floor track cannot be accommodated, then top-hung suspended systems may be appropriate. Either way, the systems can be designed to be fully compliant with handicapped accessibility standards by keeping the floor flush or the track to a height of one half inch or less.
Photo courtesy of Electrolux
Multifamily kitchens need to suit the lifestyles of the occupants including ways to save time and resources.
From a space required standpoint, most sliding partitions can be constructed independently from fixed walls without the need for opening up a field constructed wall to create a recessed pocket. Rather, they can be set up on a multi-line track that allows the sliding partitions to bypass one another and stack up tightly against a wall beside the opening. This sliding wall solution ultimately saves money, saves time, and perhaps most importantly to the design, saves space. From an access standpoint, sliding panels can be used as the means to enter and exit the enclosed area or, as an alternative, a swing door can be added to a panel and used for access.
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