The Evolution of Multifamily Housing: Engineering Innovations and Industry Trends

Dallas, TX, November 20, 2024 —

Andy Ayers, Chief Operating Officer of RLG’s Structural Department, brings over 20 years of experience in the multifamily market sector. In this blog, he shares his insights on the evolution of this sector, key trends shaping modern developments, and the unique challenges presented by high-rise and low-rise projects. Andy also emphasizes how RLG’s interdisciplinary approach promotes collaboration and innovation, enabling the delivery of efficient and functional designs. Join us as we engage in a discussion with Andy about the complexities and opportunities in the multifamily sector today.

How long have you been working in the multifamily market sector? 

"I have over 20 years of experience in the multifamily market sector, with over 20 years at RLG. I am currently the Chief Operating Officer of our Structural Department. My experience spans a range of structural engineering roles, allowing me to develop a deep understanding of the unique needs in multifamily housing projects and equip me with the skills to lead complex structural designs that meet evolving industry demands."

How has the multifamily market sector evolved over the past 5 years, and what key trends have emerged? 

"The multifamily sector has seen considerable changes in recent years, largely driven by increasing demand for more compact, urban developments. Today, projects are often built on smaller sites with higher density, leading to a surge in 5-story wood structures and wood-framed buildings over multi-level concrete podiums. This evolution requires extensive coordination with the architect and other disciplines such as MEP engineering, civil, and landscape design. As structures become more complex, it is crucial that these teams work together closely from the earliest stages to ensure cohesive, functional designs that meet the space and cost constraints of modern multifamily developments."

What engineering challenges are unique to multifamily housing developments, such as high-rise apartments or low-rise apartments, and how does RLG address these challenges? 

"High-rise and low-rise multifamily projects each present distinct engineering challenges that require tailored solutions. In high-rise apartments, column layout is a critical aspect that must align closely with unit plans in order to maximize rentable area. Unlike in standard office buildings, column layouts in these projects are typically non-standard and require extensive collaboration with architects to optimize space and avoid the need for additional structure, such as transfer girders. Low-rise apartments often focus on creating large amenity areas to attract tenants in a competitive market. This requires careful planning to balance structural framing with the architect’s and owner’s priorities, ensuring that open, inviting amenity spaces are integrated into the overall design while staying within budget constraints."

In what ways do multifamily residential buildings differ from other types of construction, and what are some key factors that engineers must consider when working on these projects? 

"Multifamily residential buildings differ significantly from other types of construction, such as office or retail buildings, where tenant spaces are often left as shell space to be modified by future occupants. In multifamily developments, however, the entire building area is typically finished out during construction, which requires a higher level of upfront coordination across disciplines. Engineers must spend additional time ensuring that unit layouts and structural elements are aligned with mechanical, electrical, and plumbing systems, creating a streamlined framing layout that benefits the client. This approach requires a unique attention to detail, as the engineering team is integral to the overall livability and marketability of the units from the start."

Can you share a project that stands out for you or RLG in the multifamily sector, highlighting the engineering complexities and how the firm approached problem-solving? 

"A project that stands out for me is the Monarch residential tower at Hall Park in Frisco. This one was unique because it wasn’t just a typical tower; it had a mix of elements that made it complex and exciting to work on. We’re talking about a 19-story building with 214 luxury units, an elevated pool deck on the sixth floor, five levels of parking, and a huge 48,000-square-foot food hall on the ground floor that opens to a central park. Coordinating the tower structure with the food hall was one of the cooler aspects. For the structure, we used two-way post-tensioned concrete slabs on the residential floors and a one-way post-tensioned slab with girders for the amenity deck and parking levels. Another challenge of this project was the coordinated column grid system. By working closely with the architect, we managed to integrate the parking and residential levels without any column transfers, which was huge for maintaining the building’s design flow and budget. Monarch was a rewarding project because it required a lot of coordination and creative problem-solving. We got to apply a range of structural solutions to make everything fit together smoothly, and that made it really satisfying to see it all come together."

How does RLG’s interdisciplinary approach—combining structural, civil, and surveying expertise—help optimize multifamily projects from conception to completion? 

"RLG’s interdisciplinary approach is particularly advantageous in multifamily projects, where site constraints and dense layouts require ongoing coordination among various engineering specialties. When structural and civil engineering teams are under one roof, it becomes much easier to tackle complex challenges. For example, a two-level below-grade parking garage on a property line or easement demands precise coordination to optimize space usage without infringing on neighboring properties or underground utilities. On larger low-rise sites with grading challenges or retaining walls, having civil and structural engineers working closely together allows for more efficient planning and smoother project execution. This integrated approach helps us deliver multifamily projects that are functional, aesthetically pleasing, and efficient."

How has COVID-19 affected the multifamily market sector? 

"Interesting question, I wouldn’t have initially thought the pandemic would impact the multifamily sector so strongly. However, the COVID-19 pandemic had a significant impact on the multifamily market sector, especially in terms of material availability and costs. The supply chain for construction materials, particularly lumber/wood, was severely disrupted. This led to rapid price increases, forcing our team to adapt quickly. We had to communicate more closely with contractors, monitor material prices, and continuously adjust project designs to stay within project budgets. Although prices have stabilized since then, the experience underscored the importance of flexibility and rapid, responsive communication in a sector that can be impacted by unforeseen global events. The pandemic has highlighted our ability to adapt and innovate in challenging circumstances, which has strengthened our resilience and reinforced our commitment to client service."