Rethinking Housing: A New Path Forward for the Bay Area

sparkSTUDIO: Splash Infill Prototype | Street Facade

At the recent East Bay Multifamily Summit, one message was clear: traditional multifamily housing is struggling.

Despite strong public support for affordable housing, market-rate developers are hitting a wall. High land and construction costs have made it nearly impossible to build profitable urban multifamily projects—no matter how creative the approach.

And yet, the demand for housing remains urgent.

Here’s the disconnect: while cities like Oakland continue to see newly completed buildings struggling to lease up, it’s not because there’s no need. The conventional downtown apartment block still meets many housing needs—but it’s simply not financially feasible to build right now. Soaring land, labor, and material costs make market-rate multifamily projects nearly impossible without major subsidies. That leaves a growing gap between what the market demands and what developers can realistically deliver.

Instead of seeing this as a dead end, we see it as an opportunity to reimagine how and where we build.

A Shift in Thinking: Bringing Urban Qualities to Suburban Fabric

Over the past five years, we’ve watched a clear trend: more families, professionals, and essential workers are choosing neighborhoods outside dense urban cores. But this isn’t about sprawl—it’s about living closer to the ground while staying connected to city life. People want walkability, green space, and affordability without giving up access to transit, jobs, and culture.

This shift has opened up new possibilities. In well-connected suburban areas—especially those near transit—we’re exploring a middle ground between large multifamily buildings and traditional single-family homes. We’re focused on smart infill that adds housing thoughtfully within existing neighborhoods, without overwhelming them.

Thanks to evolving state policies, more density is now legally possible:

• 3 units with ADU laws

• 4 units with Senate Bill 9 (SB9)

• Up to 7 units on a single lot with creative design and future policy updates

Meet “Splash”: A New Housing Prototype

We’ve developed a prototype we call "Splash"—a new kind of housing designed for today’s Bay Area reality. Splash fits up to seven units on a standard suburban lot, blending shared and private outdoor spaces, highly functional layouts, and thoughtful integration into existing neighborhoods.

Splash represents an attainable housing model that sidesteps many of the costly regulations tied to traditional multifamily developments—making it significantly more financially viable. And unlike most attainable housing projects that target singles or couples, Splash opens the door for larger families seeking space, community, and long-term affordability.

We’ll admit—we may have pushed the limits of what’s possible on a single-family lot with this concept, but that’s intentional. It’s meant to spark your imagination. Because when you see what’s achievable here, you can start to envision what this approach could unlock across the region.

What truly sets Splash apart is its economics. Rather than relying on large-scale multifamily contractors, Splash can often be built by experienced single-family builders. It frequently falls under less restrictive building codes, significantly reducing per-unit costs. The result is a smarter, leaner way to deliver quality housing—more accessible for both residents and developers.

Designed for the Way People Live

Splash isn't just about density—it’s about livability. The design supports a mix of unit sizes and lifestyles: singles, couples, small families, teachers, essential workers, and multigenerational households. We prioritize:

• Outdoor space (private and shared)

• Passive House principles to reduce utility costs

• Compact, high-quality units with intelligent layouts

• Bike and stroller parking

• Community connection

In short, it’s housing that feels human.

A Call to Collaborate

The Bay Area's housing challenge is big, but not unsolvable. By embracing new models like Splash, we can create the kind of housing people actually want—and can afford.

If you're a developer, investor, or policymaker looking for fresh answers, we’d love to talk. Let’s reimagine what’s possible—together.
We’ll make better lives.

sparkSTUDIO: Splash Infill Prototype | Looking at the backyard, courtyard, connecting walkways and balconies

sparkSTUDIO: Splash Infill Prototype | Unit interior

sparkSTUDIO: Splash Infill Prototype | Looking at the side of the building and the property

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