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<br />Wi�at mak�es thc farr3ily-apartrnent market rnent �developer based in Columbus, Ohio, make up the difference some�
<br />tough to build for is the ability of voung which is building what is'virtua�ly �lorthern this case we did ic b b,, ^'here, and in
<br />children t�i create managerrtent and main- California's first family-apartmPnt project: farther oue." y u} ing I�nd a little
<br />tenance pre►blems �uch fast�� than builders "Northern California builders appear td Wh do �a '
<br />can �ccinonair.ally solve them. M�re simply have gotten into an adults-only rut." rent? Y mily apartments bring less
<br />stated, children are the reason builders Narthexn C�lifornia buiiders had good
<br />steer �lear nf th� market. ` "The breadwinner with three of four
<br />It's nor t��at apartmenc builders dan't like maYket t until I r�cently� w s�st ongt And Ca] forn a supp�rt," says Dr. Ellis Ring �f
<br />�hxldren. It's just that they wnuld xather nat there is nc� question chat in comparison, apartment d Ring Brothers, well-known
<br />face the pr��blems whic� kids create in the family-apartmert projects are greacer risks. S�m � elopers, "can't � pay what
<br />- design and imanagement nf apartment praj- In facc, they often come close to bein un- � ne �"ith himself and only one othcr
<br />e�ts. feasible. g person to support can pay.
<br />Compared to family apartments the "The costs are hi her much hi her Ring agrees that the logicaI conclusion
<br />adultS•Onj� ,inAl'kCt 19 R SriA�: Family apart• �ays Mort Brodsky, a Rachester, N,Y,, a art• Is that family apartments must be brought
<br />ments rec�uire m�re recre�tianal facilities, ment buildcr, "and family apart ents igu�a�lh�esa�Sst'.an�dthcreforc�l�werrents.
<br />larger living tanits, lower density, and spe- bring in less rentper square foot. In R�ches• bui Y' y can t do that if you
<br />`'cia] manAgement. Construction and operat- ter, we've never been able to get as much thandehe a�e �d area. The costs are higher
<br />ing c�sts aYe higher than they are for adults- rent far the second and third bedrooms as y ln an adults-only proierc."
<br />onlypr�jects,andfarnilyapartmentsusually we dq for the flrst." Despite the cost-rent gap, the trend in
<br />bring in Iess xent �er square faat. � family apartrnent planning is to offer ten-
<br />I�a11as s Hickman states flatly he would ants more--mare space, more facilities
<br />fiaced with higher casts an.� Iawer rents, not be building his current project if he had more serv'
<br />mast,apartment �iuilders �re As eager tobuild not been able to purchase land at a lawer narily, stron S�dema ore management. Ordi�
<br />Ear families as they wnuld be to contract price than he normall g nd and shortage of units
<br />bubanic plague. Y pays for adults-only w�uld enable a builder to offer less withouc
<br />� apartment sites. adversel a$ectin
<br />In California, a Mecc� of apartrnents, "We get 26'h cents per square foot for an ro'ect. y g the vacancy rate of his
<br />b+ailders simply avoid the markec: Says a adults•anl unit," P l But in the faznily-aparcmenc mar-
<br />spokesrrian for the Klingbeil C�rp,, an apart- get 23 c� ts far a family unita We/ha e�to cans derors other than vacancies must he
<br />ed.
<br />��a��d�rs �� ��� rn�x��t �a� ���,� � � � • �
<br />�' �y �p��tm��ts ��q���e sp�c��� ����I�gi��
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<br />The standard recxeatian buildin�; and swim- �
<br />There are other ways to keep kids occu- A re art
<br />ming po�l ace being augnlented by elabarate pied, and providing them with recreation Cnr p pr�pared by the L. B. Nelson
<br />t�t lots, large wading paols, day-care cen- facilities is one of them. Brodsky's current o ep � �•P��O Alto, Calif. apartment deve]-
<br />ters, babysitting services, and a calendarful project, for one example, will have a s e ci P lrits out that California has "a very
<br />nf �rganized acci.vitzes for both chiidren and $320,Q00 clubhouse, swimmin p fic and rigid code �f standards," which
<br />parents. gpool, kiddie in addition to making "the quality of carc
<br />pool, putting green, shuf}leboard, tennis and facilities quite high," alsa pumps up the
<br />It's obvious that the �acilities and activi- court, and a combined badmintnn and co
<br />' ties are'nc�r interided ta accelerate the pace bask�tball court. Still undecided is whether The eas'
<br />of the initial rent-up. Iri fact, tlie facilities to install a day-care center. "We're lcanin to lease thst way to get a day-care center is
<br />aze ofteii not installeti uncil the: second sec- towards it," says Arodsky. g � facilities to an organizatioii
<br />tion �f a projeCt is under cnnstruction. which �perates it. The Nelson repc.�rt ex-
<br />T�Zere is wides�read interest among amines the economics of this method:
<br />Rather, thc str�tegy is t� keep the kids famiIy-apartment builders in the da -care "T
<br />bus}r and nut c�f trouUle: For eYampie, ane center. The reason, according to Hickman buildhe common rental rate for a nursery
<br />problem Brodsky encountered tivas van- is sim le: .Fart � ing and play area is S8 to 510 per
<br />P " y per cent of the mathers child capacity. So a 50-child nursery with
<br />dalism duxing constructi�n; kids living in in this country work. They need a lace to ,
<br />the firsc sectian of � a project, it seems, leave tfieir children." P 3,000 square fett of outdoor play area would
<br />tended :to. make the site t�f the se��nd be rented to a nursery operator for up to
<br />;Without a day•cAre center or an organized 5500 per month. The building, includin �
<br />sertic�n their p1ay,�rnUnd. Vandal3sm is a babysittin� service, an apartment builder the t � Y
<br />�, problem common t� buiiders af aIl kinds runs th� risk ok having the need satisfied �vould�ecessary built-in la a
<br />P y pparatus, �
<br />'of h4usin�, but an .family apartment by an enterprising tenant. It is not un- fo�t, orcS5G,000r The stely S12 per square ,
<br />proiects, says Brodsky, "It's even more eommon for a housewife to supplement her 1 C.7 cents er s� ua pace woulc� rent for ;
<br />. of. a problem t�tan usually." , � � re fc�ot, or approximately ?
<br />family s income by takir�g care of other 38°�b less tha� the scuare footage rent for
<br />Br�dsky's sc�lution was to make the tenants' children. The results can be deaf- a artments." �
<br />y�ung childreri of his cenants junic�r sheri$s, ening--and devastating; a half-dozen chil- � j
<br />and offcz a S?5 b�unty for vandals. The dren spending cvee_'cdaps in a t�ti�o-bedmom MOSt apartment builders allow the nurs- ;
<br />theory was that if all thc� kids are weariizg , apartment will quickly bend a maintenance �,hoor day-care cenrer to accept children ;;
<br />white hats, chere won't be any in black budget out of shape. d� n�t live in the Froject. Others ''
<br />hats, a tactic not unlike c�r anizin a insist on limiting enr�llm^nt to children ?�
<br />g 8 The feasibility of including a day-care of tenancs. That pt�lic�� woui� be subject '�
<br />game nf cc��s and robbers wiehuut r��bbers, center in a prajecc depends in part on the t� nc o' �•
<br />„It`s workil�g," says I3rodsky. ,;Wc�'ve re- state in which ir is located. Sc�me staccs ���•-.. �,tt�ticm «ith the c�p�ratnr of the ''
<br />duced tI1C VBIlCi1I1S11] (111 tI1C� sitc." ,, ' ,��r� crntrr, 1IlCI �V(1lII�� C�C�`CI1CI iU 1 I81'�4;C +�
<br />ha� c stif� reqtiirements, c�thers dc�ti't. de�ree c�n �vhether ttlr rrc�je�rt is juci�;rij ;,
<br />%O N�H NOVEME4ER :ly%O � ,,
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