It’s official: the basic box is dead. That holdover from the fifties, the flat-roofed, flat-walled rectangular building that passed for multifamily housing for so long is nowhere to be found among the finalists of NAHB Multifamily’s 2004 Pillars of the Industry design competition. In fact, this year’s finalists are standard-bearers for the “anti-box,” a structure that goes the extra mile to look different, and better.
This year’s judges chose 73 finalists for awards in the Builder category, individual projects or communities, and an additional 43 finalists for Marketing or Individual Achievement. A careful look at these finalists, the best of the best in Multifamily, can reveal the beginnings of fresh new trends in features, materials and design.
And even what isn’t revealed can be important: A large number of this year’s finalists succeeded in making their residents’ cars disappear. Land has become too valuable to use for parking lots, and traditional multi-level garages are unsightly, so designers have come to the rescue with innovative strategies for dealing with vehicles. Many entrants dug deeper, it was not uncommon to see (or, more correctly, not see) projects with one to three levels of underground parking. One finalist, Summit Grand Parc, Washington, D.C., even installed a completely automatic underground car-handling system, no humans needed. And an approach that has taken off in urban infill developments is to wrap the residences around the parking structure. With design forethought, that approach can allow residents to exit their cars on the same level as their apartment or condominium homes.
The most striking design trend, though, has to do with what is visible to the public. The designers for this year’s finalist projects have been wildly creative in their use of materials, color and mass to make their buildings seem fresh, friendly, and fun.
Many of this year’s finalists were not at all shy about using color to call attention to all or part of a building. And inside leasing centers and models, long the home of the inoffensive neutrals, reds and earthy greens and oranges abound, highlighted by metallic sparkle.
Metal, and concrete, glass, brick and other industrial materials, were well-represented among the finalists. One condominium finalist, 21st Avenue Lofts, Minneapolis, opted for industrial-looking exteriors not only because it was more affordable, but also because there was nothing else like it in their market. They aimed their efforts at young urban professionals and scored a hit. A San Diego finalist, Tesoro Grove, also went for a more industrial look, highlighting the leasing center with an edgy, sculptural metal awning that also creates a pocket of shade.
Along with the materials, designers also played the angles. Triangular lots may be all that’s left in some cities, but architects have turned those challenges into virtues for a number of this year’s finalists. And when the angles aren’t provided by the site plan, the architects have added them. Edges are in, with projecting angular bays of windows, with rooftop pergolas that flare out, with recessed areas that break a building into sections. One finalist, 3333 Allen Parkway, Houston, used a central core of glass, topped by a soaring metal crown, to both give the high-rise a distinctive presence and to visually break the facade into segments for a lighter, less massive effect.
Floor plans, of course, reflect the exterior angles. But designers have used unexpected interior angles to visually enlarge apartments and condos, and to maximize views. The notion of a small number of repeated floor plans was tossed out by a few designers, who created dozens of different floor plans to make the most of every square foot of space. One West Hollywood finalist, 7 Fountains, built a mix of 20 rental townhouses and flats, each with its own distinctly different floor plan.
Many finalists, even the ones whose buildings have that edgy quality, took care to soften the residents’ experience providing curving walkways and lush landscaping. Interior courtyards appear in a number of finalists’ projects. One finalist, Avalon at Newton Highlands, in Newton, Massachusetts, a luxury rental targeting empty nesters, included four courtyards: a reading garden, a pool, a putting green and a play area for the grandchildren.
This year’s entries showed a marked increase in the number of mixed-use projects, urban infill projects, and developments that were designed to look and work like small-town neighborhoods. The notion of a pedestrian-friendly design has taken hold as people have become disenchanted with a lifestyle that demands hours in a car to go anywhere or buy anything. People are rediscovering the virtues of living in a more urban environment, where goods, services and cultural events are near enough to walk or take a quick cab ride.
Of course, enjoying life outdoors is a bit easier when there are no blizzards or ice storms to deal with. That’s why it’s no surprise that this year’s finalists are much more likely to be in a warm place. Of the 73 project finalists, 22 are in California, 11 in Florida, and 10 in Texas and other warm places. The Washington, D.C. area may not be warm in terms of climate, but it is a hot market, with ten of the year’s project finalists located there.
The Pillars finalists will be honored, and the winners for each category announced, at a gala awards dinner on March 29 at the Pillars of the Industry Conference. The Pillars Conference, a series of educational seminars and networking opportunities, will take place March 28-30 at LaQuinta Resort and Club, Palm Springs, Calif. For more information or to complete an online registration, go to www.pillarsconference.com.
And the NAHB multifamily’s 2004 Pillars of the Industry awards finalists are:
Builder Categories
Best Garden Rental Apartment Community (Four stories and under) Primary Market
Architects Orange
Alexan Fontaine, Marina Del Rey, CA
LeFevre Corporation
7 Fountains, West Hollywood, CA
Looney Ricks Kiss
Villas of St. Johns, Jacksonville, FL
McLarand, Vasquez Emsiek & Partners
The Promenade at Rio Vista, San Diego, CA
Tarragon Realty Investors
Vintage at Vista Lakes, Orlando, FL
Best Garden Apartment Community (4 stories and under) Secondary Market
Legacy Partners
Legacy Park Central, Concord, CA
Looney Ricks Kiss
Legacy Farm, Collierville, TN
Looney Ricks Kiss
Providence at Old Meridian, Carmel, IN
Simpson Housing Solutions
Mountain View Senior Apartments, Ontario, CA
Steinberg Design Collaborative
The Enclave, Jacksonville, FL
Best Luxury Rental Apartment Primary Market
Meeks + Partners
The Metro, Denver, CO
Mithun Architects+Designers+Planners
Thea’s Landing, Tacoma, WA
The Bozzuto Group
Whitney at Bethesda Theatre, Bethesda, MD
Thomas P. Cox, Architects, Inc.
Legacy at Studio City, Studio City, CA
Best Luxury Rental Apartment Secondary Market
AvalonBay Communities, Inc.
Avalon at Newton Highlands, Newton, MA
Echelon Residential, LLC
Echelon at Uptown, Orlando, FL
EDI Architecture, Inc.
Jefferson at Aberdeen Station, Aberdeen, NJ
EDI Architecture, Inc.
Jefferson at Salem Station, Salem, MA
Best Mid-Rise Rental Apartment Community (5-8 stories)
ARK Architects
The Park at Little Italy, San Diego, CA
Echelon Residential
Echelon at Uptown, Orlando, FL
James Harwick & Partners, Inc.
Marquis on McKinney, Dallas, TX
Open Line for G.H. Palmer Company
Medici, Los Angeles, CA
Best High-Rise Rental Apartment Community (9 stories and above)
Albanese Organization, Inc.
The Solaire, New York, NY
Archstone-Smith
Park Millennium, Chicago, IL
Equity Residential/Lincoln Property Co.
Water Terrace, Marina Del Rey, CA
Post Properties
Post Massachusetts Avenue, Washington, DC
Simmons, Vedder & Co.
3333 Allen Parkway, Houston, TX
ZOM Florida, Inc.
The Waverly at Surfside, Surfside, FL
Best Loft Community
Creative Design Consultants, LLC
Markethouse Lofts, San Jose, CA
Lander Group
9th Street Lofts, St. Paul, MN
Suntrust Bank
Crogman School, Atlanta, GA
The Lessard Architectural Group, Inc.
The Lofts at Braddock Metro, Alexandria, VA
Best Mixed-Use Community
Gary Edward Handel + Associates
Ritz-Carlton Hotel and Residences, Georgetown, Washington, DC
McCaffery Interests, Inc.
The Market Common-Clarendon, Arlington, VA
SB Architects
Santana Row Buildings 7 and 8, San Jose, CA
SP Multifamily, LLC
The Epicenter, Seattle, WA
Best For Sale Multifamily Community: 15 units per acre or less
Everton Oglesby Architects LLC
Row 8 Urban Townhomes, Nashville, TN
McLarand, Vasquez Emsiek & Partners
Enclave at Treasure Island, Laguna Beach, CA
RNM Architecture Planning
The New American Home, Henderson, NV
The Green Company
Winslowe’s View at the Pinehills, Plymouth, MA
The Lessard Architectural Group, Inc.
Evans Farm, McLean, VA
Best For Sale Community: 15-40 units per acre
Lander Group
21st Avenue Lofts, Minneapolis, MN
Lander Group
301 Kenwood Parkway, Minneapolis, MN
McLarand, Vasquez Emsiek & Partners
464 Prospect Avenue, La Jolla, CA
RNM Architecture Planning
Park Avenue, Henderson, NV
STH Architectural Group, Inc.
One Watermark, West Palm Beach, FL
Best For Sale Community: More than 40 units per acre
McLarand, Vasquez Emsiek & Partners
The Westgate, Brentwood, CA
Trammell Crow Residential
Pier House Condominiums, Jersey City, NJ
SGN+A
Capitol Point Condominiums, Madison, WI
Withee Malcolm Architects LLP
Meridian, Long Beach, CA
Withee Malcolm Architects LLP
Porto Sienna Condominiums, Madison, Little Italy, San Diego, CA
Best Student Housing Apartment Community
Dartmouth College Real Estate Office
North Park Graduate Housing, Hanover, New Hampshire
Humphreys & Partners Architects, LP
Jefferson Lofts, Orlando, FL
Mithun Architects+Designs+Planners
Nordheim Court University of Washington Student Housing, Seattle, WA
Mithun Architects+Designs+Planners
Stephen Epler Hall, Portland, OR
Best Affordable Apartment Community
Affirmed Housing Group
Tesoro Grove, San Diego, CA
Humphreys & Partners Architects, LP
Northgate Apartments at the Gateway, Salt Lake City, UT
Simpson Housing Solutions
Mountain View Senior Apartments, Ontario, CA
Urban Design Associates
Westbury, Portsmouth, VA
Best Site Plan-Urban
ConAm Management Corp.
Mission Hills Commons, San Diego, CA
Meeks + Partners
The Metro, Denver, CO
RTKL Associates, Inc.
Addison Circle, Addison, TX
The Bozzuto Group
The Whitney at Bethesda Theatre, Bethesda, MD
Urban Design Associates
Park DuValle, Louisville, KY
Best Sight Plan-Suburban
Looney Ricks Kiss
Villas at St. John’s, Jacksonville, FL
Shea Properties
Waterford, Dublin, CA
The Lutgert Companies
Estancia at Bonita Bay, Bonita Springs, FL
Best Repositioning or Rehabilitation of an Apartment Asset
Southern California Housing Development Corp.
Hermosa Village, Anaheim, CA
The Housing Studio, PA
Grand Parc, Washington, DC
The Housing Studio, PA
Roosevelt, Washington, DC
Torti Gallas & Partners
1225 13th Street, Washington, DC
Most Creative Financing of Apartments
JMG Realty, Inc.
Greenwood Apartments, Clearwater, FL
KTGY Group, Inc.
Casa del Maestro, Santa Clara, CA
Marketing Categories
Best Signage Program at a Multifamily Community
Innovative Sign Group
The Marquis On McKinney, Dallas, TX
Lane Investment & Development Corp.
CityView at Freedom Parkway, Atlanta, GA
Natural Graphics, Inc.
3333 Allen Parkway, Houston, TX
Best Brochure for Rental Apartments
BRE Properties
Pinnacle at Fullerton, Fullerton, CA
Gables Residential
Gables West Avenue, Austin, TX
Lane Investment & Development Corp.
Valencia at South Miami Apartment Homes, South Miami, FL
Tarragon Realty Investors
Vintage at Vista Lakes, Orlando, FL
Best Brochure for For Sale Multifamily
JW Harris & Company
The Grove at River Oaks, Ft Lauderdale, FL
Merrick Towle Communications
11 Condos, Washington, DC
The JBG Companies
The Artisan Condominiums, Washington, DC
Best Clubhouse/Leasing Center
Carnegis & Company
3333 Allen Parkway, Houston, TX
Creative Design Consultants, LLC
Markethouse Lofts, San Jose, CA
Sares Regis Group
Watermarke Apartments & Townhomes DeLuxe, Irvine, CA
Style Interior Design
Water Terrace, Marina Del Rey, CA
Best Interior Merchandising at a Multifamily Community
Carlyn & Company
Jefferson at Clarendon, Alexandria, VA
Carlyn & Company
The Crest, Rockville, MD
Creative Design Consultants, LLC
Markethouse Lofts, San Jose, CA
Moore Design Group
Project: Ridgeview Apartments, Austin, TX
Moore Design Group
The Marquis on McKinney, Dallas, TX
Best Overall Sales or Leasing Campaign for a Multifamily Community
Ellipse Group, Inc.
The Davis Building, Dallas, TX
Merrick Towle Communications
Park Millennium, Chicago, IL
Sares Regis Group
Watermarke Apartments & Townhomes DeLuxe, Irvine, CA
Tarragon Realty Investors
Vintage at Vista Lakes, Orlando, FL
Best Property Web site
Equity Residential Lincoln Property Co.
Water Terrace · www.waterterrace.com
RealPage, Inc.
The Lofts at 1835 Arch · www.1835arch.com
Sares Regis Group
Watermarke Apartments & Townhomes DeLuxe · www.watermarkeapts.com
The Bozzuto Group
The Whitney at Bethesda Theatre · www.whitneybethesda.com
Individual/Firm Categories
Multifamily Development Firm of the Year
Crescent Heights
New York, NY
Sonny Kahn, Chief Executive Officer
Gables Residential
Atlanta, GA
Chris Wheeler, Chief Executive Officer
Southern California Housing Development Corp.
Rancho Cucamonga, CA
Rebecca Clark, Executive Director
Village Green Companies
Farmington Hills, MI
Jonathan Holtzman, Chief Executive Officer
Property Management Company of the Year
Archstone-Smith
Englewood, CO
Scot Sellers, Chief Executive Officer
Gables Residential
Atlanta, GA
Chris Wheeler, Chief Executive Officer
Legacy Partners Residential, Inc.
Foster City, CA
Dean Henry, Chief Executive Officer
Regional/Multi-Site Manager of the Year
Anthony Hogrebe
Archstone-Smith
Kerry Webster
BRE Properties
Renae Gould
The Lane Company
Property Manager of the Year
Heather Levithan
Archstone-Smith
Shelley Magee
Archstone-Smith
Darlene Manning
Bencor Asset Management
Beth Redding
Lane Company
HCCP of the Year
Jose Aponte
Cameo Professionals, Inc.
David J. Blumberg
Winn Residential
