Now that one third of owner-occupied housing is tightly packed into metro areas, several challenges face our industry. Estimating requires more attention to architectural features and options. Engineering is critical on taller structures, and often requires consideration of mechanical penetrations and shear conditions. Manufacturing may need to refine labor metrics for flat or mansard conditions that arise from building height limitations or roof top living space. Finally, delivery difficulties abound on small, irregular parcels, especially in urban settings.
Into this venue the “villa” has arrived, now denoting linearly attached housing such as that shown here. Often community rules requiring “non-monotonous” arrays of units add to their complexity. However, price consideration should be given when similar unit types are shipped together.
Smaller units often contain rich architectural details to enhance their appeal, especially as found in senior housing. Taller walls, larger openings, frame downs and raised ceiling details require careful coordination between framing subcontractors and builders to insure an “apples-to-apples” comparison with other bidders. Wall panel providers should scrutinize plans for braced wall details, especially when openings are within 16” of corners on single story or 24” on two story dwellings.
Three-story and taller townhouses are often loaded with mechanicals and unique structural conditions. Framing must accommodate both vertical and horizontal duct runs. Shear walls and portal frames abound in units built over garages (see sample detail and schedule). Special attention must be given to steel hardware, fastener schedules, and continuity of OSB around openings.
Providing these densely packed units requires considerably more expertise and involves more risk than componentizing single family detached homes. However, mastering this venue yields a greater opportunity to add value and differentiate component manufacturers among their peers.