5-over-1

Last updated

4-over-1.jpg
4-over-1
4-over-1 garage on bottom floor.webp
4-over-1 garage on bottom floor
4-over-1 and 3-over-1 in the background 4-over-1 and 3-over-1.jpg
4-over-1 and 3-over-1 in the background
5-over-1 style apartment buildings in Austin, Texas One-by-five Apartments Austin, TX.jpg
5-over-1 style apartment buildings in Austin, Texas

5-over-1 or over-1s, also known as a one-plus-five or a podium building, [1] is a type of multi-family residential building commonly found in urban areas of North America. [2] [3] The mid-rise buildings are normally constructed with four or five wood-frame stories above a concrete podium, usually for retail or resident amenity space.

Contents

The name derives from the maximum permissible five floors of combustible construction (Type III or Type V) over a fire-resistive Type I podium of one floor for "5-over-1" or two floors for "5-over-2", as defined in the United States-based International Building Code (IBC) Section 510.2. [1] [4] Some sources instead attribute the name to the wood framing of the upper construction; the International Building Code uses "Type V" to refer to non-fireproof structures, including those framed with dimensional lumber. [5] [6]

The style of buildings originated with the work of architect Tim Smith in Los Angeles, who took advantage of a change in construction code allowing the use of fire-retardant treated wood (FRTW) to construct buildings up to five stories. [5] [7] From this he saw that what became the "Five-Over-One" model would bring the construction costs down substantially, making a 100-unit affordable housing project financially viable. [5]

The style took root in New York and other dense cities in the American Northeast following the revisions in the 2000 IBC edition, [5] and it exploded in popularity in the 2010s, following a 2009 revision to IBC, which allowed up to five stories of wood-framed construction. [8]

Description

The first recorded example of 5-over-1 construction is an affordable housing apartment building in Los Angeles built in 1996. [7] The wood-framed 5-over-1 style is popular due to its high density and relatively lower construction costs compared to steel and concrete. [9] 5-over-1 buildings often feature secure-access interior hallways with residential units on both sides, which favors a U, E, C, or right-angle building shape. [7] The exteriors of 5-over-1 buildings often contain flat windows, rainscreen cladding, and Hardie board cement fiber panels. [2]

These buildings are also sometimes called a Wrap or Texas Doughnut, which describes a multifamily building which is wrapped around a parking garage in the center. [10] [11] This style is common in areas with higher parking mandates. [7]

1-over-1 condo studios 01.webp
1-over-1 studio condos
1-over-1 condo studios 02.webp
Parking and utilities down below
19 condos and 22 parking spaces below
Heat pump on the balcony

Criticism

The 5-over-1 style of buildings are often criticized for their high fire risk when under construction, [12] as well as their architectural blandness. [2] [7] [13] Some cities and jurisdictions have considered additional regulations for multi-story wood-framed structures. After an under construction apartment complex burned to the ground in downtown Waltham, Massachusetts in 2017, the city council voted 14–0 to request that the state reevaluate the building code for 5-over-1 buildings. [14] The borough of Edgewater, New Jersey, introduced a resolution calling on the state of New Jersey to enact stricter fire safety regulations for wood-framed buildings following a large fire that occurred in the wood-framed Avalon at Edgewater apartments in 2015. [15]

The 5-over-1 style of apartment buildings are also associated with gentrification, due to the popularity of the building style in neighborhoods affected by development-induced displacement. However, new housing at market rates (which may include 5-over-1-style buildings) has been shown to loosen the market for lower-quality housing, making it a possible anti-displacement tool. [6] [16] [17]

See also

Related Research Articles

<span class="mw-page-title-main">Edgewater, New Jersey</span> Borough in Bergen County, New Jersey, US

Edgewater is a borough located along the Hudson River in Bergen County, in the U.S. state of New Jersey. As of the 2020 United States census, the borough's population was 14,336, an increase of 2,823 (+24.5%) from the 2010 census count of 11,513, which in turn reflected an increase of 3,836 (+50.0%) from the 7,677 counted in the 2000 census

<span class="mw-page-title-main">Shed</span> Type of structure: a small hut used for storage or as a workspace

A shed is typically a simple, single-story roofed structure, often used for storage, for hobbies, or as a workshop, and typically serving as outbuilding, such as in a back garden or on an allotment. Sheds vary considerably in their size and complexity of construction, from simple open-sided ones designed to cover bicycles or garden items to large wood-framed structures with shingled roofs, windows, and electrical outlets. Sheds used on farms or in the industry can be large structures. The main types of shed construction are metal sheathing over a metal frame, plastic sheathing and frame, all-wood construction, and vinyl-sided sheds built over a wooden frame. Small sheds may include a wooden or plastic floor, while more permanent ones may be built on a concrete pad or foundation. Sheds may be lockable to deter theft or entry by children, domestic animals, wildlife, etc.

<span class="mw-page-title-main">Engineered wood</span> Range of derivative wood products engineered for uniform and predictable structural performance

Engineered wood, also called mass timber, composite wood, human-made wood, or manufactured board, includes a range of derivative wood products which are manufactured by binding or fixing the strands, particles, fibres, or veneers or boards of wood, together with adhesives, or other methods of fixation to form composite material. The panels vary in size but can range upwards of 64 by 8 feet and in the case of cross-laminated timber (CLT) can be of any thickness from a few inches to 16 inches (410 mm) or more. These products are engineered to precise design specifications, which are tested to meet national or international standards and provide uniformity and predictability in their structural performance. Engineered wood products are used in a variety of applications, from home construction to commercial buildings to industrial products. The products can be used for joists and beams that replace steel in many building projects. The term mass timber describes a group of building materials that can replace concrete assemblies.

<span class="mw-page-title-main">Modular building</span> Prefabricated building or house that consists of repeated sections

A modular building is a prefabricated building that consists of repeated sections called modules. Modularity involves constructing sections away from the building site, then delivering them to the intended site. Installation of the prefabricated sections is completed on site. Prefabricated sections are sometimes placed using a crane. The modules can be placed side-by-side, end-to-end, or stacked, allowing for a variety of configurations and styles. After placement, the modules are joined together using inter-module connections, also known as inter-connections. The inter-connections tie the individual modules together to form the overall building structure.

<span class="mw-page-title-main">Edgewater, Chicago</span> Community area in Chicago

Edgewater is a lakefront community area on the North Side of the city of Chicago, Illinois six miles north of the Loop. The most recently established of the city's 77 official community areas, Edgewater is bounded by Foster Avenue on the south, Devon Avenue on the north, Ravenswood Avenue on the west, and Lake Michigan on the east. Edgewater contains several beaches for residents to enjoy. Chicago's largest park, Lincoln Park, stretches south from Edgewater for seven miles along the waterfront, almost to downtown. Until 1980, Edgewater was part of Uptown, and historically it constituted the northeastern corner of Lake View Township, an independent suburb annexed by the city of Chicago in 1889. Today, Uptown is to Edgewater's south, Lincoln Square to its west, West Ridge to its northwest and Rogers Park to its north.

<span class="mw-page-title-main">Timber framing</span> Traditional building technique

Timber framing and "post-and-beam" construction are traditional methods of building with heavy timbers, creating structures using squared-off and carefully fitted and joined timbers with joints secured by large wooden pegs. If the structural frame of load-bearing timber is left exposed on the exterior of the building it may be referred to as half-timbered, and in many cases the infill between timbers will be used for decorative effect. The country most known for this kind of architecture is Germany, where timber-framed houses are spread all over the country.

<span class="mw-page-title-main">Framing (construction)</span> Construction technique

Framing, in construction, is the fitting together of pieces to give a structure support and shape. Framing materials are usually wood, engineered wood, or structural steel. The alternative to framed construction is generally called mass wall construction, where horizontal layers of stacked materials such as log building, masonry, rammed earth, adobe, etc. are used without framing.

<span class="mw-page-title-main">Three-decker (house)</span> Type of house

A three-decker, triple-decker triplex or stacked triplex, in the United States, is a three-story (triplex) apartment building. These buildings are typically of light-framed, wood construction, where each floor usually consists of a single apartment, and frequently, originally, extended families lived in two, or all three floors. Both stand-alone and semi-detached versions are common.

The International Code Council (ICC) is a nonprofit standards organization that creates the International Building Code (IBC), a model building code, as well as the International Residential Code (IRC), and other model codes. The IBC has been adopted for use as a base code standard by most jurisdictions in the United States.

<span class="mw-page-title-main">Multifamily residential</span> Type of housing development that emphasizes density and proximity of many neighbors

Multifamily residential, also known as multidwelling unit (MDU)) is a classification of housing where multiple separate housing units for residential inhabitants are contained within one building or several buildings within one complex. Units can be next to each other (side-by-side units), or stacked on top of each other (top and bottom units). Common forms include apartment building and condominium, where typically the units are owned individually rather than leased from a single building owner. Many intentional communities incorporate multifamily residences, such as in cohousing projects.

<span class="mw-page-title-main">Cross-laminated timber</span> Wood panel product made from solid-sawn lumber

Cross-laminated timber (CLT) is a subcategory of engineered wood panel product made from gluing together at least three layers of solid-sawn lumber. Each layer of boards is usually oriented perpendicular to adjacent layers and glued on the wide faces of each board, usually in a symmetric way so that the outer layers have the same orientation. An odd number of layers is most common, but there are configurations with even numbers as well. Regular timber is an anisotropic material, meaning that the physical properties change depending on the direction at which the force is applied. By gluing layers of wood at right angles, the panel is able to achieve better structural rigidity in both directions. It is similar to plywood but with distinctively thicker laminations.

<span class="mw-page-title-main">AvalonBay Communities</span> American real estate company

AvalonBay Communities, Inc. is a publicly traded real estate investment trust that invests in apartments.

Rent regulation is a system of laws for the rental market of dwellings, with controversial effects on affordability of housing and tenancies. Generally, a system of rent regulation involves:

Mordechai Benshemesh was a noted architect who practiced in Melbourne, Australia from the 1950s to the 1970s. Born in Palestine, he was one of a number of often Jewish émigré architects who migrated to Australia both before and after World War II who brought a different approach to architecture, as well as an appreciation of apartment living. He is best known as the architect for one of the city's first high rise modernist apartment blocks, Edgewater Towers in St Kilda.

<span class="mw-page-title-main">Edgewater Towers</span> Melbournes first privately developed high rise apartment block in 1961.

Edgewater Towers is a high rise apartment block located in the suburb of St Kilda in Melbourne, Australia. The building, completed in 1961, was Melbourne's first, high rise residential apartment block and the tallest in Victoria until Domain Park Flats was completed in 1962. The building was designed by émigré architect Mordechai Benshemesh who designed many multi-storey buildings in St Kilda and Elwood. Edgewater Towers is considered to be Benshemesh's most iconic design. Edgewater Towers stands at 44 m tall (architectural), 39 m tall, and 13 storeys tall.

<span class="mw-page-title-main">Carbon12</span> Mixed-use in Oregon, United States

Carbon12 is a wooden building in Portland, Oregon's Eliot neighborhood, in the United States. The eight-story structure built with Oregon-made cross-laminated timber (CLT) became the tallest wood building in the United States upon its completion.

<span class="mw-page-title-main">Greystar</span> Real estate investment firm

Greystar Real Estate Partners is an international real estate developer and manager based in the United States. As of 2023, Greystar had over $76 billion in gross assets under management, and operated in 17 countries.

<span class="mw-page-title-main">Housing in the United States</span> Overview of housing in the United States

Housing in the United States comes in a variety of forms and tenures. The rate of homeownership in the United States, as measured by the fraction of units that are owner-occupied, was 64% as of 2017. This rate is less than the rates in other large countries such as China (90%), Russia (89%) Mexico (80%), or Brazil (73%).

The Humboldt Avenue Historic District is a historic district encompassing a cluster of multifamily brick buildings in the Dorchester neighborhood of Boston, Massachusetts. Centered on the junction of Humboldt Avenue and Hutchings Street, the area was developed in 1915-16 during a major Jewish migration, and includes a fine sample of Colonial Revival architecture. The district was listed on the National Register of Historic Places in 2021.

<span class="mw-page-title-main">Architecture of Spokane, Washington</span> Overview of the architecture in Spokane, Washington

Spokane and its neighborhoods contain a patchwork of architectural styles that give them a distinct identity and illustrate the changes throughout the city's history. Spokane has a rich architectural history for a western city of its size and much of it is a product of its circumstances at the turn of the 20th century when as a rapidly growing city, the Great Fire of 1889 destroyed 32 blocks of the city center which was quickly rebuilt in a more grand fashion by a community flush with money coming from regional mining districts. Many of the architects that found work in the city and building on the blank slate of the downtown commercial district became highly esteemed architects such as Kirtland Cutter, who has been credited with giving the city a distinctive character. In particular, the city has a high concentration of Romanesque Revival style institutional and commercial buildings and American Craftsman bungalow residences. The architecture of Spokane gained national recognition in industry publications in the early 20th century.

References

  1. 1 2 "Code Path and Requirements for Podium Projects". WoodWorks. Archived from the original on March 29, 2023. Retrieved August 12, 2019.
  2. 1 2 3 Sisson, Patrick (December 4, 2018). "Why do all new apartment buildings look the same?". Curbed . Vox Media. Archived from the original on October 30, 2023. Retrieved February 23, 2019.
  3. ↑ Fesler, Stephen (May 23, 2018). "City Council Allows Taller Wood Buildings, Reforms Street Vacation Process and Advances Waterfront LID". The Urbanist. Archived from the original on April 15, 2023. Retrieved May 4, 2019.
  4. ↑ Malone, Terry (January 2017). "5-over-2 Podium Design". Structure Magazine. Archived from the original on April 15, 2023. Retrieved February 14, 2022.
  5. 1 2 3 4 Banton, Lawrence (April 16, 2021). "Why All New Apartment Buildings Look Identical". Cheddar News . Archived from the original on February 7, 2023. Retrieved January 31, 2022.
  6. 1 2 Desmas, Jerusalem (September 10, 2021). "In defense of the "gentrification building"". Vox . Archived from the original on November 15, 2023. Retrieved February 14, 2022.
  7. 1 2 3 4 5 Fox, Justin (February 13, 2019). "Why America's New Apartment Buildings All Look the Same" . Bloomberg News . Retrieved February 23, 2019.
  8. ↑ "Multi-Story Wood Construction" (PDF). Engineering News-Record . March 26, 2012. Archived from the original (PDF) on November 11, 2020. Retrieved February 23, 2019.
  9. ↑ Azoff, Rachel A. (July 1, 2009). "Multifamily Developers Turn to Wood-Frame Construction to Cut Costs". Multifamily Executive. Archived from the original on November 2, 2022. Retrieved February 23, 2019.
  10. ↑ Kostelni, Natalia (June 27, 2014). "Developer to break ground on apartment complex in King of Prussia". Philadelphia Business Journal . American City Business Journals. Archived from the original on November 6, 2014. Retrieved February 23, 2019.
  11. ↑ Holstein, Amara. "A Fresh Flavor of the Texas Doughnut". Build A Better Burb. Archived from the original on January 27, 2023. Retrieved February 23, 2019.
  12. ↑ Sperance, Cameron (August 3, 2017). "CRE Hypes Safety Of Wood-Frame Construction In Wake Of National Fires". Bisnow Media . Archived from the original on September 27, 2023. Retrieved February 23, 2019.
  13. ↑ Portillo, Ely (December 20, 2015) [2015-12-19]. "Why so many of Charlotte's new apartments look alike (and why some are calling for change)" . The Charlotte Observer . Archived from the original on November 27, 2020. Retrieved February 23, 2019.
  14. ↑ Laidler, John (August 1, 2017). "Waltham fire spurs call for tighter state building code" . The Boston Globe . Archived from the original on November 2, 2022. Retrieved February 23, 2019.
  15. ↑ Curley, Michael W. (March 23, 2018). "Edgewater wants law to prevent fires like Avalon". NorthJersey.com . Gannett. Archived from the original on December 8, 2022. Retrieved February 23, 2019.
  16. ↑ Grabar, Henry (March 29, 2022). "New Buildings Do Change Neighborhoods—Mostly for the Better". Slate . Archived from the original on September 20, 2023. Retrieved April 21, 2022.
  17. ↑ Chakraborty, Ranjani (February 14, 2022). "Why "gentrification buildings" are misunderstood". Vox . Archived from the original on May 20, 2023. Retrieved April 21, 2022.
This page is based on this Wikipedia article
Text is available under the CC BY-SA 4.0 license; additional terms may apply.
Images, videos and audio are available under their respective licenses.