EMERGENT NEIGHBORHOOD THE NEXTGENERATION COMMUNITY
M. A r c h T h e s i s By ANDRES DIAZ
E N T G C
Andres Diaz M.Arch 16’ Glenn NP Nowak, AIA Hospitality Design Concentration University of Nevada, L as Vegas School of Architecture
EMERGENT NEIGHBORHOOD THE NEXTGENERATION COMMUNITY
01 INTRODUCTION 02 BACKGROUND 03 PROBLEM 04 SOLUTION 05 DESIGN STUDIES 06 CONCLUSION 07 REFERENCES C T
CONTENTSON
01 02 03 04 05 06 07
I D
INTRODUCTION
[THESIS] Integration of tiny house communities into diverse urban typologies creates an emerging transient neighborhood model responsive of the changing values in society while providing affordable housing for the masses.
The Millennial generation is living different . Millennials and every other generation they have influenced are moving around a lot more than previous generations. Their jobs allow flexibility and mobility. It has been said that the millennial wants to live in the city, specifically downtown. However, they cherish the social culture and characteristics of the downtown. Recently, cities have been striving towards densification, giving birth to “urban� suburbia. The millennial is designing his/her own neighborhood and not just picking from what is existing. However millennials, now the largest of living generations, can’t afford a home, this along with other economic factors has nourished a growth in renting. This then has created a demand for multi-family units since a majority of potential buyers are priced-out from the market. However,
as the millennial generation ages, after delaying family-making, millennials are looking towards homeownership. This creates an opportunity for innovation in alternative housing catering to the generation and its ideals. The thesis proposes a test in the form of an extended stay/ hotel/ tiny house community, which seeks to integrate socially and economically with the local urban context. Four geographic locations are each of a different urban typology with unique opportunities and challenges. The thesis analyzes market research, social issues and through the architectural design process generates a solution towards the transient community member or tiny house owner first as a guest and through further analysis a resident. The programs must benefit all parties; Developer, Owner, city, community, and end-user. All factors suggest a need for innovation in design to satisfy housing during a shift in lifestyle, economic recovery and sustainability.
01 02 BACKB 03 -GROUND04 WHAT THE 05 MILLENNIAL IS 06 WHAT THEY 07 LIKE AND WHERE & HOW THEY WANT TO LIVE
BACK -GROUND
The millennial is living different. They are largest living generation. They are moving around more. They are waiting on family. They are engaged in their communities and want change and work hard for it. They are doers. They like doing things and want experiences.
MILLENNIAL_GENERATION
The millennial generation is living different. They are rejecting stable lifestyles once essential to past generations. This is perhaps because they are more ethnically diverse, better educated, and therefore more affluent than any other young generation before. They are social and seek community valuing teamwork, achievement, modesty, discipline and upward mobility for the whole.¹ They want to be a part of change for the better and are doers. They are aware of the environment and practice sustainability. They prefer experience over materialism. They are holding off on having children (whether by choice or economics). Their jobs are flexible and allow them to work away from the office. These principals are beginning to rewrite the idea of the American Dream and they are encouraging every other generations to follow along.
80
MILLION MILLENNIALS IN 2014 BECAME THE LARGEST LIVING GENERATION IN THE UNITED STATES. ² THE GREYING OF AMERICA HAS BEGAN AS MILLENNIALS WAIT LONGER TO BEGIN FAMILIES.
Population by Generation
Pew Research Center tabulations of U.S. Census December, 2014. ²
MILLENNIALS LIKE: SOCIALIZING CUSTOMIZATION COMMUNITIES AMENITIES URBAN CONTEXT EXPERIENCES TRAVELING SUSTAINABILITY
78%
1. Howe, Neil, and William Strauss. Millenials Rising: The next Great Generation. 2. Fry, Richard. Pew Research Center .http:// www.pewresearch.org / fa c t- ta n k / 2 0 1 6 / 0 4 / 2 5 / millennials-overtake-babyboomers/ 3. Morgan, Blake. Forbes. http://www. forbes.com/sites/ blakemorgan/2015/06/01/ nownershipnoproblemnowners-millennials-valueexperiences-over4. Person, and Alissa Walker. Gizmodo. http://gizmodo. com/millennials-will-livein-cities-unlike-anythingweve-se-1716074100. 5. DataLab. 2015. Accessed April 12, 2016. http:// fivethirtyeight.com/ datalab/think-millennialsprefer-the-city-think-again/.
0F MILLENNIALS PREFER EXPERIENCES OVER MATERIALISM. ³
HOUSING_THE MILLENNIAL All over the country and around the globe, people of every age (including millennials) are moving into cities at an accelerating rate. Over half the world’s population is now concentrated in urban centers. Media tends to claim that millennials desire the downtown over the suburbs but they are still young. Will the millennials stay in the city or move back to the suburbs like every generation before them? As the millennial generation ages they are beginning their own families, perhaps more delayed than past generations, but they indeed are starting to have children. According to 2014 Census data, millennials have started moving out of big city downtowns but they aren’t necessarily settling down in the oceans of tract home suburbia. ⁴ Here is where they are going in numbers. Thanks to the generation’s size and influential power, millennials are moving to places made just for them made by them. They are at the heart of revitalization movements and innovation hubs in smaller cities and are opting-out for hybridized urban-suburb enclaves where the quality of life is the main priority. Whether by choice or economic circumstance, young Americans are still more likely to leave the city for the suburbs than the other way around.
Where Millennials Want to Live
Urban Land Institute. M. Leanne Lachman and Deborah L. Brett “Gen Y and Housing What They Want and Where They Want It.” ⁴
“According to U.S. Census Bureau data, 529,000 Americans ages 25 to 29 moved from cities out to the suburbs in 2014; only 426,000 moved in the other direction. Among younger millennials, those in their early 20s, the trend was even starker: 721,000 moved out of the city, compared with 554,000 who moved in.1 Somewhat more people in both age groups currently live in the suburbs than in the city.” - Ben Casselman ⁵
HOUSING_THE MILLENNIAL So millennials want to live “urban”, however not necessarily be downtown their entire lives. Yes, they will live in suburbs but they will “urbanize” them. What millennials really cherish is socializing and relationships, characteristics of downtown living. They enjoy the energy of dense urban centers such as New York but cannot afford family life in the city. Instead, they will bring the city with them, creating environments they are used to that offer a sense of density, walkability, amenities and things to do. In the end they are a “different” generation and require a “different” neighborhood typology than what society has lived in the past. A hybridization of the urban-suburban lifestyle.
Iron Bird Lofts, Fresno CA
Housing typologies blooming in the millennial generation . . Micro-Apartments With an average footprint of less that 400sf these housing solutions are most popular in highly dense urban centers such as NYC and Japan. Recent ordinances are legalizing such small floor areas as planners realize the need to densify.
Collective Living
A social generation has a tolerance to live with others who share the same ideas, goals and lifestyes. Individuals group up to rent in typically unaffordable neighborhoods. This often occurs in cities of a dense urban environment.
Multi-Generational Living
Many young adults are moving back to their parents homes. Saving up for a down payment or just simplly because they cannot afford rent or a mortgage. They seek family support until they can aquire a comfortable salary.
Tiny Houses
With an average footprint area of 200sf and built on a trailor, many mlllenials and others in the housing market are downsizing and living minimalist to becoming financially independent and allow for more experiences in there life.
MILLENNIAL_MONEY $$$$$
The Millennial generation shares the largest segment of potential buyers and sellers in the housing market. According to the National Association of Realtors millenials accounted for 32% of sales in 2014. “Especially in the older millennials, we’re seeing a move towards more traditional patterns, just on a delayed time frame,” said Sarah House, an economist at Wells Fargo. The millenial is not forever rent burdened in the foreseeable future as it’s oldest members of the generation are buying homes. But, there is opportunity for developers to rethink what they build in order to respond to millenial values and challenges their largest consumer faces in the current housing market. Not only is it good business but both socially and environmentally responsibe to react to housing demands of today potentially yielding higher profits.
Investors are betting on millennials becoming parents and going back to the suburbs, buying shares in companies that sell baby clothes and build single-family homes. Now that the finacial crisis has passed millenials are having familes. Millenials who buy are buying in close suburbs not urban cores, according to analysis of U.S. Census data by Trulia, concluding that millennial growth in big-city suburbs was 1.4 percent in 2013, compared with 1.2 percent growth in dense cities. Phil Orlando, chief equity strategist at Federated Investors and head of its Global Allocation fund, said he isn’t worried that the U.S. home ownership rates have hit a 20-year low. He’s been adding shares of home improvement and other housing-related companies, to his portfolio. Also, he is not worried that the number of births in the U.S. declined for a sixth straight year in 2013, to 3.93 million.
TECH.
Millennials own this industry. The average tech job pays $85,000 a factor of residential development in tech hubs and major cities (gentrification).
20%
of residents in millenial zip codes are employed in the science and technology industry, compared to7 % in all zip codes.
MILLENNIAL_MIGRATION
D
The Millennial skilled laborers are moving around. Not only from job to job but from city to city. According to Deloitte’s Millennial Survey 2016, 1 in 4 Millennials plan to quit their job in the next year. Smart Cities thirsting for economic growth and revitalization are attracting innovative young professionals yearning for opportunity.
Tech Migration
Job Retention
27% Will Stay
66% Will Leave
Population Growth Jordan Weissmann
Trends in Domestic Migration and forign Immigration . . .
CALIFORNIA has historically been the definition of manifest destiny. No
more; Californians are leaving for opportunites and cheaper costs of living out East. Foriegn immigration is still up, but percentage of American-born migration has shrunk. In 1960, half of Californians were born in another U.S. state. It’s now only 18 percent. The need for multi-family and multi-generational units has increased because of large immigration numbers. Immigrants nest in large households until each family member can get a foot on the ground. California is in an exodus. Through 1990 California led the nation in native-born population retention. Now there are 6.8 million California natives living elsewhere, up from 2.7 million in 1980.
NEVADA has always been dynamic,
migrants far outnumber the native-born population. With several decades of booming growth, still only one in four Nevadans in 2012 was born there, the lowest rate of any state. In 1980, nearly half of Americans born in Nevada moved to another state, usually California. Now, the opposite. In addition to the huge influx of outsiders, Nevada now retains about two-thirds of residents born there. Las Vegas specifically is continues to grow expotentially.
NEW YORKThe thought of New York
as a beacon that attracts all is true for immigrants, but for people born in the United States, the light is burning out. With recent growth in immigration, percentage of foreign-born in New York is approaching Ellis Island days. But domestically, of the 20 million New Yorkers alive today, nearly one in six are now in the South. Nate Cohn says “one of the state's leading exports is its people�.
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BACK -GROUNDP MILLENNIALS PRICED-OUT OF HOUSING MARKET
PROBLEM
A recovering economy has made it more difficult for homeownership. The housing market favors renters over buyers. Millennials still young in the workforce are burdened and experience income inequality moreso today than any past generation, preventing mortgage for most.
THE HOUSING MARKET
Homeownership rates have continued to fall reaching a 20 year low in 2015. Single-family construction remains near historic lows, and existing home sales have cooled. In contrast, the rental market has remained a bright spot, fueled by strong growth in renter households. With rents rising and incomes well below prerecession levels, the number of housing costburdened renters sets yet another record, far surpassing public efforts to provide affordable housing. And despite the rebound in much of the nation, a number of minority and low-income neighborhoods remain severely distressed.
Joint Center For Housing Studies Of Harvard University
Homewonership Rate 20 year low.
Below average Homeownerhip rates for young age groups.
KEY ISSUES/FACTORS: PREVIOUS FINANCIAL CRISIS// RENTER COST-BURDEN// FLIPPING HOUSES// CREDIT CRUNCH// INCOME INEQUALITY// HIGHER STUDENT DEBT// SMART GROWTH// GENTRIFICATION// LACK OF AFFORDABLE HOUSING// HOMEOWNERSHIP
, RENTAL MARKET
CONSTRUCTION TRENDS Size of the Single-Family detatched home has more than doubled since the 1970’s. This has occured while the size of the average household has decreased. Meanwhile an analysis of the available housing stock indicates that there is a disconnect between projected housing neeed and what is available on the market. Also, recent Government mandates promoting “smart growth” initiatives and increasing density in throughout has helped the multi-family sector while restrictions have burdened the single-family sector. WHATS BEING BUILT.
Housing Stock Dissconnect
MULTI-FAMILY HOUSING SINGLE FAMILY HOUSING
“SUSTAINABILITY” California like most of the nation has declared war on “suburbia”. Smart Growth initiatives promote densification, establish growth boundaries, and incentivize transit oriented development, all in hopes of sustainability.
Increase in Home Size, decrease in Lot Size
This has forced housing developers to decrease lot size thus building larger homes to deliver “value” to potential buyers. Larger homes cancel out strides in energy efficiency resulting in stagnant environmental impact per household.
HOUSING STOCK
has not adapted to shifts in demographics. U.S. household size has steadily shrinked, while average size of new homes has steadily increased. This indicates a need for and opportunity for alternative housing. Housing stock is sufficient for families but less for individuals and couples without children, where majority of millenials relevant in the housing market stand. More people are living alone, there are fewer nuclear families, while multi-generational and non-family households are on the rise.
New Home Size By Region (63% larger than 1973)
Increase in Home Size, Decrease in Household Size
MILLENNIALS_PRICED-OUT MILLENNIAL FINANCIAL BURDENS As the US population becomes both older and more demographically diverse in the coming decades, the demand for alternative types of housing will increase. Although the baby boomers will continue to drive much of this shift, the millennial generation will play an increasingly large role in the rental and first-time buyer markets. In fact, household growth—the key driver of housing demand among this younger generation finally appears to be picking up. Many of these new households, however, face stagnant incomes and high student debt that limit their opportunities to make the transition from renting to owning. Over the last 10 years, share of renters aged 25–34 with cost burdens (paying more than 30 % of their incomes for housing) increased from 40 to 46 percent, while the share with severe burdens (paying more than 50 % of income) rose from 19 to 23 percent. During roughly the same period, the share of renters aged 25–34 with student loan debt jumped from 30 percent in 2004 to 41 percent in 2013, with the average amount of debt up 50 percent, to $30,700.
How much more a Millenial needs to earn to buy a home
Bloomberg.com chart using data from US Census, Zillow.com and Bankrate.com.
Millenial rejection of “traditional� lifestyle is not the only factor for not buying a home , millennials are priced out of an expensive housing market. The millenial price-out is part of the larger issue of rising cost of housing especially in expensive cities. Moving into a city is going to be expensive, for someone just starting out thier career. Millennials starting to move away from cities as they age shows they are smart for not staying in places they can’t afford for ever.
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AFFORDABLE_HOUSING Six years after the official end of the recession, the number of renters living in housing they cannot afford continues to set new records. Federal assistance efforts have struggled to keep up with need, while funding cuts limit new construction of affordable housing as well as preservation of exis ing subsidized units. Aside from affordability, the nation also faces the challenge of revitalizing the many distressed neighborhoods where the housing recovery has failed to take hold. Reducing energy costs and the large carbon footprint of the residential sector are also important prior ties to increase overall afordability.
RENT MARKET The share of US households that rent their housing now stands at a 20-year high. While most of the recent increase in the stock has come from co version of owner-occupied single-family homes to rentals, multifamily construction has also picked up pace. Meanwhile, falling vacancy rates have lifted rents, improving the financial performance of rental properties but straining the budgets of millions of hous holds unable to find units they can afford.
URGENT NEED FOR HOUSING ASSISTANCE Since the private sector cannot profitably supply very low-cost units, the government must play a critical role in ensuring that the nation’s most disadvantaged families and individuals have good quality, affordable housing. Very low-income households qualify for a variety of federal rental assistance programs supported primarily by the US Department of Housing and Urban Development (HUD). As of 2013, HUD programs accounted for 4.8 million assisted renters, with just under half supported through housing choice vouchers, 1.1 million in public housing developments, and 1.6 million in privately owned developments. US Department of Agriculture (USDA) programs subsidize an additional 406,000 rentals. The Low Income Housing Tax Credit (LIHTC) program—administered by state agencies, often with financing from mortgage revenue bonds—provides the primary support for construction
and preservation of affordable rentals. Since its inception in 1986, the program has financed construction or rehabilitation of 2.1 million units affordable to lower-income households (Figure 38). While LIHTC subsidies alone cannot bring rents within reach for extremely low-income households, affordable housing developers often combine the tax credits with assistance from the housing voucher and project-based programs to serve these renters. Federal housing assistance supports the nation’s most vulnerable families and individuals. The growing need for housing aid continues to overwhelm the capacity of federal, state, and local governments. According to HUD estimates, the number of very low-income renters qualifying for subsidies increased by 18 percent between 2003 and 2013, from 15.7 million to 18.5 million. At last measure in 2013, however, just over a quarter (26 percent) of eligible very low-income households received rental assistance.
CO$T_OF THE AMERICAN HOUSE
Even if you can afford a home.... Why a mortgage no longer makes sense....
INCOME TOWARDS HOUSING Housing Cost Net Monthly Incomex 100 = % of Net Income U.S. Average = income goes to housing
27%
TIME LOST TOWARDS HOUSING # of hours 27 = 100 40 hours/ week= 10.8 hours/ 40 hour week
2 out of 5 days goes to housing
SIZE OF AVERAGE HOME Since 1973 the average size of a new home has grown 61%. Today the average house built is 2,600 sf. However average household size has decreased. This averages out to be 1,000 sf per person Maybe it’s time we reconsider HUMAN SCALE back into our housing. LESS sf may mean MORE money and time for happiness.
FINANCIAL COSTS $246,000 is the average cost of a new home in 2014. The average down payment is 20%, on a $250,000 home is $50,000.
TIME COSTS 9.5 hours of work + 9 hours of sleep = only 5.5 hours at home/day
ENVIRONMENTAL COSTS 28,000 lb. CO2 emissions per year. Not including resources and energy it took to build the house. SOCIAL COSTS Stress. Daily commute, career mediocrity, unsatisfaction. Relationships. Divorce increases with a longer commute. Family. Spatial distancing between children and parents causing a disconnect amongst a family.
01 02 03 04 05 06 07
BACK -GROUND S DOWNSIZING AND A NOMADIC NEIGHBORHOOD
K D SOLUTION G A C D
Can alternative living such as the tiny house movement be a solution to the challenges of housing the millennial. How can we give what the millennial what they want, where and how they want to live. Housing must be reevaluated to solve challenges of the millennial.
TINY_HOUSES
Renting for flexibility and freedom, many millennials simply don’t think they can afford to buy a house. A Tiny house may be the answer. Tiny homes are about freedom. Freedom from mortgage, materialism, stress, and living in one place for the rest of your life. Their affordable, better for the environment and they are on wheels. Tiny houses encourage an integrated family lifestyle and free up money and time for friends, travel, and just doing things you like. They also enrich community by forcing you to be outdoors more.
The Tiny House Movement. At a Home & Garden Expo held in Fresno, CA a tiny house village was put on display to thousands of people of all age groups, lining up to tour and learn more about the tiny houses. Tiny house builders seemed to be struggling to keep up with demand as did their representatives at the expo tried to keep up with the crowd of curious people asking questions.
TINY_HOUSE FACTS $23,000 average cost of tiny house if built by owner.
$
VS. $481,000 cost of the average single family home with a $272,000 price tag with a 4.25% 30-year loan.
68% Of Tiny House people have no mortgage. Compared to ony 29% of U.S. homeowners.
$$$$$$$$$ $$$$$$$$$$$ CO2 CO2 CO2 CO2 CO2 CO2 CO2 CO2 CO2 CO 2 CO2 CO2 CO2 CO2
CO2
VS. Tiny House 2,000 lbs CO2 emmisions/year
Average home 28,000 lbs CO2 emmisions/year
186 sf is the average size of a
tiny house, the average size of a single-family detached home built today is about 2,100 sf. That is the square footage of over 11 tiny houses!!!
50 & over
Storage
Living/ Kitchen
Google searches for “Tiny Home”
13.5’ height
40-50
30 -40
30 & under
21% 21% 18% 38% Tiny home owners are diverse in age.
Loft/ Bedroom Restroom
20’ aveage length
8.5’ width
Classified as an RV, Tiny houses on wheels avoid many zoning regulations and loop holes.
4’ It's all about efficient design. Tiny houses face the design challenge of maximizing space. Well-designed storage and versatile furnishings help free space and make your interior multi functional. The bed often is in a overhead loft. Walls are highly fenestrated to open up the interior to the exterior.
EMERGENT_NEIGHBORHOOD With shifting values in society and a problematic housing market, the residential sector yearns for innovation in the way we house. The thesis suggests the tiny house as the means or agent towards a solution. Tiny house communities are sprouting across the nation, however they are usually introverted onto themselves and “separate” from the surrounding community. How can these “villages” be integrated with their surrounding context both economically and socially? Can this emergent neighborhood function as a holistic (livework-play) system? Meanwhile, opportunity presents itself amongst the residential as well as the hospitality sector in catering to millennial tastes in alternative housing solutions and lodging experiences.
MISSION STATEMENT:
Establish a network of hotel-live-work-play context specific, community immersive platforms for tiny house owners with aspiratinos of adaptation towards solutions in affordable housing across multiple urban typologies.
BUSINESS_STRATEGIES The emergent neighborhood strategy seeks to be disruptive in nature. The model strategically pursues opportunity in both sectors, residential and hospitality. Targeting an under-served alternative housing market by providing a platform for the tiny house owner/proponent, the model responds to the economic challenges and distinct lifestyle of the millenial generation. Aspirations of truly solving a major problem in society (affordable housing) comprehensivly values and benefits all key parties; the user, developer, city and environment.
Extended Stay/Timeshare The chain of Emergent Neighborhoods would opperate as a timeshare, whee members designate a timeframe for staying. This would help coordinate installation operations and minimize impact on user experience. The hotel model would be comparable to an extended stay model. Users would be temporary residents engaging with the local context.
Peer-to-Peer/Shared Economy
Diversified Investment
The business plan would operate as a platform similar to Air BnB and Uber models. Tiny houses are the capital owned/paid by user not developer. The developer only provides the platform in this case, a destination/ community location with provided amenities to enhance the tiny house experience in a legal and attractive way. Also, tiny house owners could lease unused tiny homes to the operator
The business model offers stakeholders engagement in multiple markets and the ability to repurpose the built infrustructiure platform as an exit strategy or if other opportunities arise.
Minimal Construction Costs
Local Economic Driver
The building as a platform, only providing structure circulation and utilities avoids substantial costs typical to a hotel project. Since Tiny houses are provided by the user, the developer can avoid interior and exterior expenses and a majority of subcontractors. This model yields a rapidized start to completion time frame and higher profitabiltiy margins.
Temporary residents could engage whether spending or work on local on-site business. Work/live program could engage skillsets of tiny house owners since many have built them themselves. An opportunity to become a self-sustaining holistic live/work model.
Millennial Market Appeal
Freedom, mobility and travel are all apparent in the model. All descriptions of the largest generation alive today. The tiny house movement is growing exponentially across all age groups and is only beginning to reach the masses. From a hotel approach masss customization is a factor in room design.
HOTEL CONCEPT
Cost Analysis of Tiny Home vs. Hotel Room
HVS U.S. Hotel Development Cost Survey 2014/15
Following the extended stay model cost comparison suggests that only land would be the only cost not lessened by the platform approach. FF&E since provided by the user would be eliminated. Looking at hard numbers, $23,000/tiny house is comparibly cheaper than $162,200/built room as stated in the cost survey for the extended-stay hotel. The unknown becomes a breakdown of the Building and Site Improvements category and Land. Typicially the land value for the proposed locations would be in desirable areas often relevant to the Luxury Hotel and Resorts. The trade off becomes the money saved in buiding a skeletal structure freeing up monies for prime locations.
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URBAN THE STRIP SUBURBAN MID-DENSITY D
N P N Y DESIGN STUDIES Each study will test and adapt the program of an extended stay/ hotel/ tiny house community, which seeks to integrate socially and economically with the local urban context. Four geographic locations are of different urban typologies each with unique opportunities and challenges.
URBAN_[BROOKLYN, NY] Since 2005, Brooklyn, NY has underwent massive redevelopment in strategic areas prime for residential developers. The Re-zoning or gentrification has displaced many multi-generational Brooklynite families. Tearing down historic brownstones, conversion of gritty warehouses , and constriction of high-rise residential towers has changed the identity of Brooklyn, forever. Williamsburg, once a hip neighborhood vibrant with artists and culture has began an irreversible wave of gentrification. The boom in residential development has driven out local jobs and although NYC mandates affordable housing, it is not sufficient.
COSTS OF LIVING
$271
Average Hotel Room (NYC) Luxury $536
$695,000
Median Sales Price
$618
Price Per Sqft
$2,400
Median Rent Per Month
DEMOGRAPHICS
U.S. Census, American Community Survey. Icons by Martin Lebreton and Arthur Shlain, The Noun Project
URBAN_[BROOKLYN, NY]
NYCHA houses 403,000, that would be the 27th largest city in the U.S. with 178000 apartments. Public housing over history has been successful in NYC, other programs in the U.S. since the 1960s have failed. There is an opportunity for subsidies in housing. In the past NYC has had a good reputation in supporting public housing even through the Mayor Bloomberg and Giuliani times. Recently, Inclusionary Housing mandate has been initiated to tenants and developers to fund affordable (below marketrate) units. Many point to innovation in housing to solve the issues in New York such as micro housing. Also,NYCHA occupies little as 20 % of grounds to existing housing. RFPs have went out with plans to destroy the superblock of public housing and bring back the grid as architectural reform of communities. There are 8 Manhattan sites De Blasio is talking about. There would be a long term lease versus selling to low income developers.
URBAN_[BROOKLYN, NY]
In Williamsburg, manufacturing buildings were in disrepair, so artists took over, now gentrification is. There are creative new tools and programs some include community development corporations which are city and state agencies responsible for housing and housing finance tech assistance. There has been an evolution of small scale grants and tax credits. However, New York needs innovation to resolve the affordable housing problem. New York City wants more people and it needs more people to sustain it’s growth. 100,000 is the cost of a subsidized home through HUD. A tiny home costs only 23,000 to build yourself. For example the Via Verde Affordable-Market Rate housing development mixed social groups at a cost of 99 million or 450k a unit.
MX-8 Special district Greenpoint-Williamsburg
URBAN_[BROOKLYN, NY]
THE STRIP_[LAS VEGAS, NV] The design typology suggests to deliver a premier tiny house village lodging option to the Las Vegas Tourist. Atop the Bellagio self-park lies one of the most stunning views of the strip. This is prime real-estate currently reserved for vehicles, not people. A built-up Italian hillside tiny house community could occupy the top of the garage as well as tiny house boats on Lake Bellagio. The highly visible hillside “village” may serve as it’s own billboard perhaps of a sponsored Tiny house builder, a reference to Venturi’s, “Learning form Las Vegas.” The opportunities for temporary communities throughout the strip are endless.
COSTS OF LIVING
$116
Average Hotel Room
$195,000
Median Sales Price
Luxury $254
$117
Price Per Sqft
$1,300
Median Rent Per Month
DEMOGRAPHICS
U.S. Census, American Community Survey. Icons by Martin Lebreton and Arthur Shlain, The Noun Project
N
SUBURBAN_[FRESNO, CA] In 2015, the city was the first U.S. city to legally allow “tiny houses” on one’s property. As suburban cites continue to be progressive in revitalizing their urban cores and adopting smart growth initiatives, less red tape will occur as cites realize that there future success relies on adaptation and embracing new housing typologies. Fresno receives an influx of migrants from the Bay area who have been priced-out of the market in the U.S.’ most expensive city, San Francisco, California.
COSTS OF LIVING
$XXX
Average Hotel Room
$196,000
Median Sales Price
Luxury $254
$123
Price Per Sqft
$1,195
Median Rent Per Month
DEMOGRAPHICS
U.S. Census, American Community Survey. Icons by Martin Lebreton and Arthur Shlain, The Noun Project
SUBURBAN_[FRESNO, CA] The interior of a suburban home is gutted and re-purposed to shelter multiple tiny house(holds). Tiny houses inhabit pitched roof volumes typical to the American home. Diverse household types live as a collective and share common amenities. The alternative housing method can yield higher profitability as the developer is exposed to multiple housing markets and establishes densification. Property values are kept up by design responsive to the suburban context.
MID-DENSITY_[LOS ANGELES, CA] The Los Angeles-Long BeachAnaheim area is the densest region in the U.S. Tiny house communities could emerge amongst “main streets� similar to the parklet concept. Abbot-Kinney Blvd. is an active main street in Venice Beach. The corridor is the center of the neighborhood and is an L.A. destination. The architecture features many converted single-family detatched bungalos that have been converted to commercial establishments. This hybrid between commercial and residential provides the opportunity for a vibrant pop-up tiny house village in place of traffic producing, parrallel parking. Tiny houses could begin to inhabit rooftops, adding to the 24 hour livelihood of the community.
COSTS OF LIVING
$164
Average Hotel Room
$657,500
Median Sales Price
$526
Price Per Sqft
$3,799
Median Rent Per Month
DEMOGRAPHICS
U.S. Census, American Community Survey. Icons by Martin Lebreton and Arthur Shlain, The Noun Project
MID-DENSITY_[LOS ANGELES, CA]
Abbot Kinney - BLVD Venice, CA
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C
CONCLUSION Each study tested and adapted the program of an extended stay/ hotel/ tiny house community, with ideas to integrate socially and economically with the local urban context. Four geographic locations of different urban typologies each with unique opportunities and challenges.
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REFERENCES
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