Project Information
Expanding on our initial research with Steven Vance and Chicago Cityscape (available here), the Flex Flat is our very late entry to Chicago Architecture Center’s Missing Middle competition. Chicago’s Connected Communities Ordinance has been a step in the right direction for adding density and housing in the city, but it can go further. There is a need for various unit sizes and increased densities in all Chicago neighborhoods – our proposal seeks to address this through the flexibility afforded to us by utilizing single-stair buildings on a typical Chicago lot.
Given the constraints of Chicago’s typical 25’ x 125’ lot size, our single-stair proposal opens the potential unit sizes, mixes, and layouts. Utilizing the point access block common in Europe, we create a central building core consisting of a single staircase with mail, bike storage, and mechanical space on the first level. On either side of the core, units range from studio, one-bedroom, and two-bedroom flats to three- and four-bedroom duplex units—the arrangement allows for various building heights and unit mixes.
While we utilize single-stair moves uncommon in Chicago, our design is rooted in the neighborhoods. We start with Chicago vernacular—the bay window. This bay window becomes the main formal move for the Flex Flat, increasing interior living space, creating outdoor balcony space in two-, three-, and four-bedroom units, and creating façade depth. Expanding the building footprint for the second floor and up creates a weather-sheltered side entry and increased living space.
Chicago’s architectural ornament also inspires us. Depth, light, and shadow are what give vintage Chicago workers’ cottages, two- to three-flats, and bungalows their character. Through changes in the plane and recessing the windows, we reinterpret the details of Chicago’s yesteryear through material and formal moves – creating additional shadow lines, utilizing textured cladding material (in this instance ribbed fibercement panel), and creating a visually rich textured design that contrasts, yet fits in with, existing neighborhoods.
Unit layouts are designed for various housing groups – singles, couples, roommates, and families. Studios allow a lower rent starting point for a single person, 3-bedroom and 4-bedroom duplex units allow for family units, with one- and two-bedroom units providing everything in between. Units are designed to follow the Department of Housing’s Architectural Technical Standards to the greatest extent possible, providing ample living, dining, kitchen, and storage space. Using a single stair point access block allows each unit to be multi-aspect – three sides of every unit have access to natural light and ventilation.
Flex Flat: No matter the location of a standard-size lot, it is neighborhood-scaled and creates a dignified and much-needed Missing Middle Housing solution.
Zoning/Building/DOH Changes Required
Chicago Zoning Ordinance
- Allow a minimum of four units on all Chicago lots greater than 2,500 SF
- Allow projection by bay windows (or other building projections) in front and rear setbacks to be greater than 3′
- All zoning districts in Transit-Served Locations should be eligible for up to 100% parking reductions. Reduce parking requirements overall.
- Reduce rear setbacks for Transit-Served Locations without parking, or alternatively reduce from the current 30% requirement.
- Allow Studio/Efficiency units in all zones with 25% allowance
- Reduce lot area per unit requirements to allow for four units in RS-3 zones and denser, six units on RT-4 and denser, and eight units on RM-5 and denser
- Allow for 15′ or less front setback, even if the average of the two adjacent lots on each side is greater.
- Minimum allowable FAR in every district of at least 1.2 (current RT-4 FAR)
- Reduction of Rear Yard Open Space in Zones Under RM-5 to 100 SF per unit
Chicago Building Code
- Allow single-stair buildings up to 4 stories and 8 units in lieu of the current 2-story maximum (the current 4-unit-per-floor maximum is ok).
- The exercise assumes either IIIA or VA construction for each Flex Flat, with NFPA 13R sprinklers as code requires. Due to building area limitations, three—and Four-Story Flex Flats would currently require IIIA construction or NFPA 13R sprinklers.
- Common Path of Egress to protected single-stairwell is less than 60′ in all unit types.
Department of Housing Architectural Technical Standards
- Bedroom sizes could generally be more flexible than the required 120 SF Primary and 110 SF Secondary. For this exercise, we reduced the sizes of bedrooms by approximately 10 SF or so where necessary.
- Balconies should be included within unit size requirements, as they are part of the unit. Currently, only the heated area counts.
- Kitchens and storage requirements could be more flexible/optimized. We met the criteria for this exercise.
Flex Flat Building Plans
The Overall Floor Plans include an example for each of the two-, three-, and four-story options. The plans can be adjusted as necessary to fit the desired unit mix while keeping the central core of the building consistent with stairs, mechanical, and bike storage.
Flex Flat Unit Plans
Typical Unit Plans are interchangeable within each Flex Flat option, except for the first-floor Studio and One-Bedroom unit layouts. Three- and four-bedroom duplex layouts will occupy the top two floors of three- and four-story Flex Flats.
Details
- Client: TBD, email us if interested in developing!
- GC: TBD
- Size:
- Two-Story | 4 units | 3,317 SF
- Three-Story | 4-6 units | 5,099 SF
- Four-Story | 6-8 units | 6,881 SF
- Team: Josh Mings, Katia Astudillo
- References for previous iterations of this project with Steven Vance/Chicago Cityscape: