Evaluating Apartments/Lofts In Miami

Posted on: May 24th, 2010 | 21 Comments

This is Day 125 of the Slow Home Project and we need you to join us in our quest to evaluate the design quality of houses in nine North American cities in nine months. This week we are analyzing apartment/lofts in Miami, and today we have a group analysis of one Miami apartment/loft.

Today is the Victoria Day holiday in Canada so all the Slow Homers who live north of the 49th parallel will have the day off! However, we are continuing along in Miami as per usual, this week looking at apartment/ loft projects.

For today’s design exercise, we would like all the Slow Homers to use the Slow Home Test to rate the same apartment/ loft project and post the results to the comments section as well as a brief discussion about what you liked or did not like about the design. We did this exercise last Monday on a single family house and it is a good way to calibrate our scoring as a group.

Today’s apartment/loft to review is unit B12 in the “Latitude on the River” project in central Miami. It was designed by Miami architecture firm Arquitectonica. It is a 1300 sq ft unit and has 2 bedrooms and 2 bathrooms.

After you have posted your Slow Home Test score and your comments on this unit, you can click on the link below and watch how John and Matthew have scored this project.

Join us tomorrow where we will be comparing two units from the same project to see which one would be a better real estate purchase in our “Which House Should I Buy?” episode.

  • Murray

    Heh, it’s a holiday so there is actually some leisure time. And, here in northern Nova Scotia gardener’s folk-lore tells us not to plant until after the full moon in June (risk of frost), so, unlike the rest of Canada I am not putting in my garden.

    I gave the unit a 12.

    3 for location, 0 for environmental performance, 2 for siting, 2 for organization, but reluctantly – a lot of circulation through hallways and around furniture.

    0 for entry – there are restrictions because of the building’s structure, but the powder room is unnecessary and should have been used to make a nicer foyer with a closet/storage and/or better laundry. 1 each for indoor and outdoor living.

    0 (-1, if I could) for the kitchen – really poor layout, quite useless (maybe these people do take-out all the time), the door to the terrace is nice but at the expense of extra counters, dining bar is redundant in this unit.

    I gave 0 for dining – there is no focused space and it is only defined but what will be left over from the living room regardless where you choose to locate the main living space.

    1 for the bedrooms, but the closets, even though they look generous, once there are clothes in there it will be difficult to access.

    0 for bathrooms – in an of themselves they are fine, but they are excessive in this unit – as above, powder room is completely unnecessary – the family bath offers privacy enough for guest.

    1 for the study, I guess, since that seems to be what is done – I suppose the second bedroom could be a study.

    0 for laundry – really poor location, a bit of an afterthought – I seem to be double-dipping based on the initial problem at the entry.

    1 for parking.

  • Cat

    [img]m13220538.jpg[/img][img]m132205310.jpg[/img][img]m13446331.jpg[/img]

    I gave it a 14. I generously gave it the point for the entry, but no points for bathrooms, laundry, or kitchen. I hate the laundry in the hallway. The powder room is unnecessary. Wouldn’t that space be better used as the laundry or a closet?

    I have attached some pictures of MLS#: M1322053 and MLS#: M1344633, units 1912 and 2312. (Google the MLS# for more on the listings). I’d fire the photographer, but neither look much like I was expecting. I am still obviously not that good at going from 2d to 3d. :)

  • MollyK

    John & Matthew
    You guys are going to make me crazy. I have two areas of concern that must be clarified…

    1. When reviewing the ‘Siting’ for Unit B12, you specifically talked about solar orientation being part that category; yet, it is actually a criteria of the ‘Environmental Performance’ category. When orientation was moved into the Env. Perf. category (after we left Toronto) you specifically said the slow homers “may have to make a judgement call if the house doesn’t mention environmental features but is oriented properly or vice versa.” Technically, Unit B12 could get the points for #2 because of proper solar orientation (this would be a judgement call since other environmental features aren’t evident) but you somehow switched it to #3 ‘Siting’. Which category does solar orientation belong to?

    2. What is considered “sufficient workspace” in front of a washer and dryer…2 feet, 3 feet? And what is considered a “private area”…hallway, mudroom, or it’s own room?

    Help me out here…

  • Murray

    I have been wondering about solar orientation, also – but more in terms of “Is southern exposure a good thing in a southern city (in the Northern Hemisphere)? Might a northern or eastern exposure offer better environmental choices in terms of the use of AC units?”

    MollyK – you are in the South – what do you think?

    Anybody else?

  • MollyK

    Slow Home score 12/20…

    My review of the unit is identical to Murray’s…almost verbatim.

    I too thought the kitchen was poorly designed and the dining area was somehow an afterthought.

    At 1300 square feet the powder room is unnecessary and the laundry area is not private and lacks sufficient workspace in the front. Perhaps it could have been put where the powder room is…at least it would have its own space with work area. Of course, that wouldn’t help the poor entry design.

  • Matthew North

    Molly K – thanks for the comments – the way the Slow Home Test is currently laid out – solar orientation is part of the Environmental Performance criteria, so you are correct, we should be addressing this orientation in that category and not Siting. I feel the south solar orientation is questionable in Florida, with all the south facing glass – the unit may be subject to heat gain over the course of the day – but still not as problematic as a due west exposure. I still would award this project a “0″ for Environmental Performance given the lack of integration of environmental features in the overall design. Looking at the plans again, I think the laundry is tight – there should be a minimum of three feet in front of the machines to do laundry – but I would still award it the point in this case even though it is just squeaking by. Now the bathrooms, I am re-considering my position given the discussion about whether a guest bath is really needed – I would say in 1300 sq ft the answer is no and then that would allow for a more effective entry space or a better laundry – thanks Murray and Molly k for your comments – it has given me lots to think about today.

  • Dan M

    I gave it a 12.
    Location- walkscore was 91, it is located in Brickell Village, which even though it is the financial district and hence a lot of money in the area, has a diverse demographic and according to Wikipedia, it also has the highest transit usage per-capita in all of Miami-Dade county! So a definite mark for that.
    in terms of environmental performance, I would have liked to give a small part mark as they did rebuild and retrofit an old building on the site (art deco) into a bank, (as well this site was once a factory, so using a brownfield would give marks, IF indeed it was still a brownfield when they started it, no reference to back that up though) but I could find not references to LEED or performance awards, just construction and design awards, albeit developer awards…
    siting I gave 2, it is south facing, so you will get solar gain, BUT the location of the building and the residential units are oriented to the waterfront and adjacent streets gives it the mark in my book.
    I gave 2 for organization, there is a nice simplicity tot eh public/private divide, and while not perfect it does work well.
    Entry gets no mark, while it is likely just effected due to the shape of the unit, the entry is simply a door, hallway and powder room, no closets and nothing really pulling you down the hall…
    indoor living I gave 1, as there is an emphasis toward the southern wall, weak, but it is there.
    outdoor living I gave 1, the balcony is a nice large area, and the sliding doors and window opening to the kitchen make it a quite usable area, room for furnishings and a bbq.
    kitchen an dining I gave a 0, the kitchen is too small, there is no real usable counter space (again the shape of the unit plays into this, angled walls are not that productive), the ‘bar’ looks like an afterthought and a clutter space.. the dining well… non-existent, no clear area to place it.
    Bedrooms I gave a point to, they are nicely sized, feature usable closet space and can hold a good variety of furnishings. The second bedroom, as stated before could serve as a study/office, but I am not so sure… I am also noticing that the door int he second bedroom actually blocks half the closet from opening… Again the shape of the southern wall bothers me, but the sizes of the rooms will allow flow though them, with just a little creative organization and layout it would be quite nice.
    bathrooms get a point, as they have all the basic functions and no wasted areas.
    I didn’t giver a mark for the study (there really isn’t one), nor the laundry, the laundry utilizes a double stacked w/d, common in apartments, but there is no provision for storage of soap or space to work other than in the hall..
    Parking, taken care of by the parkade…

    Not a bad plan, looking at the floor plan for this floor this is one of the nicer units available. I think that it could have indeed been better, but that would have required sacrificing the openness they were trying to achieve in the living areas.

  • MollyK

    Hello Murray,

    I’m glad you asked that quesiont. South exposure is really not too bad…it is bright and warm. But west sun is no fun in the south. By the time the sun hits west it has been broiling all day and feels more like a slow burn. North and east light is cooler by comparison and obviously better on your A/C unit.

    The use of A/C, especially in the South, depends on more factors than just solar orientation. The type of insulation is crucial as is the type of home you have. High ceilings may look elegant, but they are the scurge of HVAC systems. (I know because I have them.) Let’s not forget the use of efficient low-E windows and wide soffits (most houses don’t have nice wide wrap-around porches to block the sun’s rays…fortunately, I am one of the few who do.) Lastly, shade trees…probably the most underused environmental feature. In the South, depending on your home’s general orientation, you should make every effort to plant tall evergreen shade trees from at least the southwest point of your home to the west-to-northwest side. You should plant deciduous shade trees everywhere else, especially on the north and east sides so they will drop their leaves in the winter and provide your home with passive solar heat/light from the north, east, and south. All these things are helpful on the A/C units down south.

    Of course, many people don’t make a connection between the sun and its effect on their A/C unit’s efficiency. Sigh…

  • MollyK

    Matthew,
    Thanks for responding so quickly…I agree with your observations of B12′s south orientation and its ramification on environmental performance. I didn’t give it a point either.
    Thanks for the laundry measurements…I shall record them in my notebook for future use. ;)

  • JPHH

    I gave this unit a 14 on the slow home test. I think the powder room at the front could be used as a closet to provide some storage at the front entry. The additional bathroom I feel is unnecessary due to the size of the unit. The kitchen could really use some more space. I have to agree with Murray that the door to the balcony is not required as they could use the patio door. This could add some counter space to the kitchen. I think the dinning area works it could be focused on the back wall.

  • Murray

    Cat, good sleuthing on X12 units for sale in the building – 2312 is listed at $675K, I never did find 1912, though. The photos for 2312 confirm my thoughts on the plan (of course they do!).
    DanM, also great research skills delving into the history of the site. I’m impressed.
    MollyK, thanks for your response. Yes, what happens in the yard can have a major impact on a home’s performance (not too many options for apts., though). About a year ago we did some design exercises that involved the outdoors and the contributors were certainly taking advantage of tree plantings (though I can’t remember the specificity of coniferous and deciduous appropriately positioned!).
    Yours sounds like genteel southern living with a wrap-around porch – another high priority on my fantasy house list.
    I have high ceilings too, and need ceiling fans to bring the heat down in the cold months – all 9 of them!. Back to trees – one burns softwood (conifers) in the wood stove in the autumn and spring as there is less heat, and hardwoods (maple and birch) in the winter for their more intense heat.
    Matthew, you should be enjoying the holiday!

  • MollyK

    Murray!
    9 FANS…is that all in one open space or separate rooms?

    My husband and I are in the process of closing in the vaulted ceiling in our family room and creating a storage room above. Closing off the balcony was the first part, done last fall…we’ve got the rest on hold until we decide if we will stay here long enough to warrant the expense and mess. People always ohhhed and ahhhed when they used to see the entire area…balcony overlooking the family room with vaulted ceilings and large half-moon window. My first response was always…”yeah, it looks beautiful, but the wait ’til you get the electric bill!”

    I found your commentary on the different woods to burn during the seasons very interesting. Alas, my fireplace is propane. We don’t have cold enough winters (or falls) to warrant a “real” fireplace.
    There is nothing like them…propane is no replacement for the smell and crackle of wood.:)

  • MollyK

    JPHH and Murray,

    I think what looks like a door from the kitchen to the balcony is a window that swings open. But I could be wrong…

  • Murray

    No, MollyK – 9 cold months, only 1 fan! Yes, absolutely, close off the elevated ceiling and put in storage – I know exactly what you mean – exactly!
    Back to the task at hand, if it is a window in the kitchen then there would still be room for some counters. I suppose the development is catering (no pun intended) to a certain demographic – especially if it is in the financial district – probably not for families, per se.

  • Terri

    I came up with 13 with marks off for Environmental, Entry, Kitchen, Bathrooms and Laundry. I felt that the Dining has enough space (as per the Slow Home Test), even though it might “float” between entry, hallway, kitchen and living room.

    Murray, I’m another woodstove user on this site. You don’t worry about being the target of those shouting about global warming? In our community, burning wood has become a bad thing (some places have outlawed it altogether), though I see lots of wasteful outdoor gas fireplaces being installed…

    We burn wood for heat and laundry in winter, all from trees on our one-acre lot or from friends or neighbours, (lots of windstorms in Victoria area), and we have an efficient, downdraft chimney. Douglas fir with bark is my fave, but maple’s good too (ours are a fast-growing Big Leaf variety out here–not as hard as some maple).

  • Murray

    Hi Terri, Our electricity comes from coal, so burning wood seems like the lesser of two evils – at least in our life span. There is a real push for wind power in NS, so we shall see what comes of that (an increasing number of wind farms). More and more people are using solar power, too. Some are able to live off the grid.

  • Terri

    I finally watched John and Matthew’s analysis. I was in more agreement with John this time. Just wanted to add that I marked Bathrooms down because of extra powder room and overly large shower in main bath (either space could have been used for a better laundry area, which is badly placed at beginning of hallway).

  • Terri

    We are fortunate to have mostly hydroelectric power, but with the push for a damn in the Peace, it’s not looking so ideal anymore. Fortunately, we have a southern exposure and get a lot of heat from that (with a Big Leaf maple for shade in summer!). Living off the grid is the ideal, I admit.

  • Murray

    Hi, again,
    I lived in Tennessee for a while, where hydro is king. It also drowned a lot of people of their homes. Damn the dam!

  • Hilda

    Hey All!

    I give this house a 12/20. The big thing for me is the organization, the kitchen and dining area. Truly cringed at how long the hall way is, it feels like too much wasted space was placed into that. The kitchen feels like it will more suited for someone that lives off take-out foods, but isn’t more economically efficient if people cook for themselves once in a while?

    Cheers!

  • Tiffany

    I was out playing yesterday and enjoying the holiday, but figured I should still look at the project and outcomes.
    I gave the apartment a 14/20. Enviro no, Location, Siting, Organization yes. I agree with the comments that the solar should not be counted in Siting, but still felt that it was oriented well and took into account its surroundings and neighbors. I also agreed with John that it was fairly well laid out and organized in a private/public orientation.
    I did not give the point to entry, kitchen, or dining. I did give the point for the bathrooms and laundry though, as even though there is no need for the powder room they are all well laid out. I also realize that the laundry is very tight, but I think that all in all it would be workable.