Multi-Unit Housing

On our page Why Housing Diversity Matters, we explain why the City of Billings needs a greater variety of housing types. If you have not yet reviewed that page, we highly recommend doing so before reading this page.
There are elements of this section that, to fully understand, require background knowledge and context.

If a diversity of housing types (such as duplexes, townhouses, apartment courts, and so on) is to be encouraged in our neighborhoods, then the designs of these housing types should be consistent with existing characteristics. The three essential factors to consider when introducing these housing types to a neighborhood include:

Location

Scale

Facade

Location

The appropriate scale, alignment of structure, and number of units on a lot will vary by location.

Lots close to arterial roads can accommodate residential structures with more units. This is because arterial roads, in general, are capable of supporting existing (or future) commercial activity. Live-work units are also a viable option in this location.

Corner lots highlighted in dark green

Triplex on a small Corner Lot

2-Story Duplex on a larger Corner Lot

Corner lots in residential areas are prime spots for a duplex, a triplex/fourplex, or other types of multi-unit structures, a result of the greater sense of openness created by the more extensive street frontages.

Interior lots highlighted in dark green

Duplex on a small Interior Lot

Interior lots can easily accommodate a duplex; it is not difficult to build a duplex that is in scale with neighboring single-family houses. Occasionally, there may be a triplex or a fourplex on interior lots. In these cases, extra attention should be paid to the scale and orientation of these units. If it is difficult to achieve the right scale and orientation in an interior lot, consider finding another site.

Multi-unit development on an interior lot

Cottage-style Housing Development

Courtyard Apartment

On a bigger interior lot (or combined lots), having more than four dwelling units may be feasible. Take for example, cottage-style housing development where detached single-family houses share a common green space, or courtyard apartments, where apartment units are placed side-by-side with a separate or shared entryway.

A Billings' courtyard apartment on an arterial street - in a single family neighborhood

Scale

Multi-unit structures should always be similar in scale to surrounding properties. The design of a multi-unit structure is more important to its compatibility with the existing neighborhood than the total number of living units it contains. To see how you can achieve the right scale through design, refer to the 'Scale' section of Housing Design Basics page.

Facade

On the left is a common multi-unit housing project configuration. One of the biggest design concerns with this configuration is the facade, or the side of the structure facing the street. Because the entryways are often placed to the sides the facades are left blank. When the facade is blank the whole building looks like a box that's been plopped onto a lot. The facade is the face of the building--make it more interesting!

To better understand the importance of an interesting facade, take a look at these photos of a multi-unit development in Billings. While the facades are adorned with some minor brick detailing, they are mostly blank, uninteresting, and uninviting. Doors, windows, a wrap-around porch/stoop, or landscaping around the structures would create a much more palatable appearance.

BEFORE

AFTER

Examples of "Good Intentions but Poor Results"

The facades of these single and duplex buildings are blank. These houses would look much better if there were windows or entryways placed on the facade, or even trees to cover the blank walls.

The facade of this duplex is fairly large, yet there are a lack of details to break up the expansive wall. One could embellish the doors and windows with pediments, overhangs, exterior trimming, etc. The roof line could have been brought lower to reduce the area of the facade.

This fourplex looks out of place in the neighborhood because of its exterior material and roof form. The raw wooden exposure is a stark contrast to painted sidings of adjacent homes. The flat roof, which is further emphasized by the black edges, fails to blend in with gable roofs of most houses on the street.

Examples of "Good Intentions and Better Results"

The dwelling units are grouped in house-like structures that are in the scale of other single-family homes. Roof overhangs over entryways also make the place more welcoming.

There are a number of things one could compliment about this multi-unit development. The scale is right for the location: the 8-unit apartment is on a corner lot, close to an arterial road. The extended entryways configured in a zig-zag fashion, dormer, and use of different exterior materials all make the building interesting.

This is a three-story high, 7-unit building on an interior lot. This development works because there are a few two-story high buildings around it to ease the difference in height, and the bulk of the building is covered by landscaping on the sides. Additionally, the building is aesthetically pleasing with its elaborately decorated entryway and windows.

The Elms courtyard cottages on St Johns Avenue in Billings. All the parking is off the alley with a shared space between for play and outdoor activity. Each unit is individually owned. The Elms is an 8 unit development on a 1/2-acre site near downtown