Millennials | An Approach to Housing The Next Generation of American Adults by Brandon

MILLENNIALS An Approach to Housing The Next Generation of American Adults

Purpose Driven Uneducated

Diverse

Innovative

Self Absorbed Lazy

Connected

Broke

Unloyal

Passionate Job-Hoppers

Multitaskers Entitled

Collaborative Priveleged

MILLENNIALS AN APPROACH TO HOUSING THE NEXT GENERATION OF AMERICAN ADULTS.

Brandon G. Biskup Drury University Hammons School of Architecture SpringямБeld, Missouri 2018

CONTENTS ABSTRACT

THESIS

RESEARCH

RESEARCH FINDINGS

CURRENT MARKET RESPONSES

SOLUTION PROPOSAL

PROGRAM

SITE

DESIGN PRECEDENTS

CONCLUSION

FIGURES

BIBLIOGRAPHY

ABSTRACT As the American millennial generation is beginning to settle down, get married, move in with their partners, and/or have children, they are at a crossroads. They continue to have a greater desire than previous generations for an urban lifestyle that offers efficient access to amenities, employment, and experiences but most of the places that fulfill these desires are unaffordable for these millennials and do not fit the needs of their new stage of life. They are being forced into smaller cities and suburbs that do not align with their desires or values of urban lifestyle in consolation. The housing industry has recognized the increased desire for an urban lifestyle among millennials and has attempted to reconcile it with the proposal of “urban burbs” and mixed-use apartment developments outside of the city core. Both resolutions fail to achieve something that is efficient in its access or that addresses their needs as the millennials move into the next stage of their lives. The aim of this project is to propose a new housing prototype for the millennial demographic that responds to their needs as they move into the next stage of life and their continual desire for an urban lifestyle. To further study the proposal, Raleigh, North Carolina will be used as a case study. Raleigh is uniquely suited for testing of the proposal as it is one of the fastest growing U.S. cities with a relatively low cost of living that is exacerbating the issue of millennials being forced to move out of the urban core and into the suburbs. The research will build on data from demographic polls and census’ then study the issues that have led to this condition and current precedents that are attempting to address aspects of the issue.

THESIS As the American millennial genera on is beginning to se le down, get married, move in with their partners, and/or have children is con nuing to show a desire for urban living that oďŹ&#x20AC;ers eďŹ&#x192;cient access to ameni es, employment and experiences. A new housing prototype is needed that responds to the needs of the millennials as they move into the next stage of their lives.

RESEARCH Before addressing the immediate needs of the millennials, it is essential to understand who they are, what they want and what they are doing. Popular culture and media have created many stereotypes and preconceptions of just who the millennials are. This paper will not accept the popular definitions of the millennials but will instead critically look at the research and polling of the millennial generation to give a better understanding of people in this demographic condition. The research explores and clarifies who the millennial generation is and investigates the causal relationships of the events, values and conditions that define and will continue to shape the millennial generation. The foundation of the research is from recent census and polling data. The most influential source was the Gallup 2016 Report on “How Millennials Want to Work and Live”1. The Gallup report clearly identifies the distinctive characteristics and desires of the millennial generation and how they differ from previous generations. It does fall short however on providing clarification on issues and beliefs that are concurrent with other previous generations, these topics will be are clarified in by other sources. There are six key changes that clarify the millennials distinctive characteristics.

Development

Purpose

Coaching

MILLENNIALS

Conversa ons

Work=Life

Strengths

Figure 1. 6 Key distinguishing traits of millennials

1. “How Millennials Want to Work and Live” Gallup Report https://www.gallup.com/ workplace/238073/millennials-work-live.aspx (2016)

Having a clear purpose and meaning behind their work is very important for millennials. Where previous generations typically viewed family and home life as their meaning or purpose, millennials desire to achieve purpose and meaning through their work. This correlates to the sixth characteristic in that they do not hold the same traditional mind-set of separate work and home life. For millennials fulfilling a meaningful role at their work gives them personal purpose in their lives and defines how they view themselves. Millennials do not look for contentment or satisfaction from their lives and work but desire continual development and growth. This is not to be confused as competitiveness, but that they strive for individual development in their personal and professional lives. This desire for continual development leads to the other three characteristics of coaching, conversations and strength development. “Millennials want to do work they can feel good about”2 and feeling good about the work they are doing is by working within their strengths. Working at developing their weaknesses is demotivating and frustrating to them which leads to their disengagement from their work. Working within and developing on their strengths brings them greater satisfaction and impact on their work and its purpose. Continuing in their desire for more meaningful work, not only the type or cause of the work, is important but their engagement with their co-workers and supervisors is critical. Being able to build upon their strengths is reliant on the type of management of their co-workers and supervisors. They will respond negatively to autocratic types of management or authority, disengaging from their work. They function will better with more democratic or Laissez-faire styles of leadership that will nurture their development through coaching. Just as with every other aspect of their lives they expect an efficiency of how they receive coaching from their co-workers and supervisors. The traditional model of management with quarterly or yearly reviews does not fit with their desire for expediency of feedback and engagement. They prefer to have on-going conversations with coworkers and supervisors versus periodic reviews and feedback. This helps ensure their continual development and engagement of their greater purpose.

2. “How Millennials Want to Work and Live” Gallup Report https://www.gallup.com/ workplace/238073/millennials-work-live.aspx (2016)

These and other facts laid out in the report have been key in proposing housing that will respond to the distinct needs and traits of the millennial generation. They demonstrate the key generational differences and that they do not just have authority or work issues as common stereotypes would insist but wish to engage life and work in a different manner that previous generations. Trying to appeal to them with trendy new amenities or entitlements in a housing development is only a pathetic attempt to address this generation. The report shows that what is needed is not such superficial resolutions but a more meaningful approach that considers their unique approach on life. Seeking to understand the events, values and conditions that define the millennial generation and the current lack of housing that addresses their needs as they move into the next stage of their lives, one source stands out in the impact it has had upon the approach of the proposed issue. Bourgeois Utopias by Robert Fishman gives a thorough analysis of the conditions that created the modern-day suburbia that has defined so many of millennial’s childhoods. The author gives a chronology from the beginnings of suburbia in the weekend garden villas outside of London in the late eighteenth century. These weekend villas were a way of intentionally segregating the of economic classes that was intended to establish Evangelical values of domesticity and Family togetherness. This however led not only to segregation of economic classes but to the eventual segregation of cultural and racial classes that can still be seen in many U.S. cities today. As the values and conditions that led to the eventual suburbanization that defines so many of American cities today it becomes clearer why the millennial generation is so disengaged from the American institution of suburbanization. Their values are not just an infatuation with urban living as many speculate, but lie in a deeper rejection of the values that are the foundation of suburbanization that draws them to the urban lifestyle. Bourgeois Utopias has laid the ground work for further analysis into what specific traditional American values are or are not consistent with today’s millennial generation.

RESEARCH FINDINGS The millennial generation is defined by the US Census Bureau as individuals born between 1982 and 2000, making them between the ages of 18 and 36. They are the largest generation in the U.S. with a population over 83 million.3 This makes them a formidable market concern for every major industry in the US. Many industries, coming to this realization, have begun to study and shift their marketing, products and services to better suit the millennial generation. Defining the general demographics of their generation begins to give us an understanding of just how much of an impact this generation could have on industries and culture. Looking closer at what ways they are similar and dissimilar from other generations will help us understand why they should be paid greater attention. It is important then to acknowledge common stereotypes of millennials. Like most stereotypes they are mostly false, or vastly overexaggerated. The tail end of the generation is just starting their lives as adults and at the other end they are becoming more settled into their adulthood, getting married and starting families. This range difference in age is allowing the housing industry to begin to better understand and predict just where the millennials are moving and what type of housing they are looking for.

3. “Millennials Outnumber Baby Boomers and Are Far More Diverse.” https://www.census.gov/newsroom/ press-releases/2015/cb15-113.html. (2018)

Educa on Millennials are also the most educated generation, with 31% having a college degree. While their high level of education has increased their future earnings potential, it has not come without consequence. In 2014 they held a record amount of almost $1.2 trillion dollars in student loan debt. With 43 million people with student loan debt in 2014 that averages out to $27,000 per student.4 The ramiﬁcations of this level of student loan debt as millennials are entering the work force is having wide spread ramiﬁcations on how and where they are living.

27,000/

X 43 million

DEBT 1,200,000,000,000 Figure 2. United States Student Debt Totaling $1.2 trillion as of 2014, Student loan debt is having major implications on millennial’s lifestyle. Brandon Biskup, 2018

Throughout their childhoods and adolescence many millennials were told that in order to get a “good” job they would have to go to college and get a degree. This emphasis on higher education, while statistically is shown to increase earnings potential over a lifetime has not yet panned out that way for many millennials. Even though they are the highest educated generation, they also have the highest rates of unemployment or underemployment. Seventeen percent of millennials who want to work are unemployed or only working part-time, but would prefer a full-time job. Their higher education is also not immediately returning higher earnings as they are earning signiﬁcantly less than other generations. “Nearly four in 10 millennials earn less than $36,000 a year”5. Lack of work experience could partially be to blame but it is suspected that many millennials 4. “How Millennials Want to Work and Live” https://www.gallup.com/workplace/238073/millennials-work-live.aspx (2016), 65 5. “How Millennials Want to Work and Live” https://www.gallup.com/workplace/238073/millennials-work-live.aspx (2016), 64

are overqualified for currently available jobs that are more skills or trade-based jobs.6 The lackluster return of professional income and overall employment of the millennial generation following the advice of their parent’s teachers and counselors has created distrust of these groups and the American ideal of receiving a diploma increasing one’s economic status. A portion of the millennials faced another employment obstacle when many recent college graduates and young professionals were just entering the work force at the beginning of the recession in 2008. The economic recession caused widespread discontent and distrust of large banks and the government’s responsibility in their regulation. It was a commonly held belief that the banks and lack of government oversight allowed the recession to occur, which was hurting everyday working Americans the most as unemployment soared across the country. Many millennial college graduates faced unemployment or have worked low-skill jobs for little pay while still carrying the burden of the student loans for a degree that was seemingly worthless. While the recession is over, and the economy is thriving again, the impact of these conditions is still ingrained within the collective memory of the millennials. While it may not be the sole driver for these attributes, the impact of the recession on their collective memory must be considered for how it is influencing their lifestyle today. They continue to stand apart from other generations with how they lead lifestyles with spending less on day to day necessities and their disengagement from businesses, institutions, and employers. The effects of the recession, unemployment, and amount of student loan debt could be all factors in why they continue to spend less on day to day necessities. Created from the necessity of needing to live frugally to get by, their purchasing decisions are less influenced by rapport with a certain brand but more about cost. The same is applied to institutions and employers, their brand alone does not hold much influence over their decisions as it did with previous generations. They are having to evolve to continue to engage the millennial generation and their priorities of economy and efficiency. Health One area that millennials thrive in is physical wellbeing. They are more health conscious, less likely to be obese and use drugs, and exercise more than other generations. A lifestyle that is less sedentary, in which they can walk or bike to frequent destinations is highly desired by millennials and would support their active lifestyles. One contradiction concerning millennials health is the number of smokers. Nearly 23% of millennials in 2015 smoked almost three points higher than the previous generation.7 Smoking aside, millennials are shown to be the most health conscious generation and are expected to continue their health habits.

6. “How Millennials Want to Work and Live” https://www.gallup.com/workplace/238073/millennials-work-live.aspx (2016), 16 7. “How Millennials Want to Work and Live” https://www.gallup.com/workplace/238073/millennials-work-live.aspx (2016), 90

Technology The millennials have experienced first-hand the rise of technology and how it has revolutionized everyday life. From the beginning of internet and cell phone use in the 1990s to cloud sharing and virtual workspaces today, more than any other factor technology has radically changed how the millennials perceive the world. It has rapidly increased the speed of globalization and made it possible to connect with people from almost anywhere on earth in an instant. Perhaps one of the more interesting ways this has shaped the millennials is that it has, in part, made them more empathetic. The ability to connect with people from almost any walk of life instantly gives a greater understanding of our similarities resulting in greater empathy and compassion for people from different racial, ethnic, religious or political backgrounds.8 The rise of technology has also led to unprecedented access to information. The increase in access to information has greatly increased the shift towards environmentally conscious behaviors of individuals, industries and institutions. While every generation is becoming more environmentally conscious, the millennials continue to have a stronger concern towards environmental issues. As they tend to be more empathetic in general, it also makes sense that they have a greater concern for the environment. This concern has seen widespread adoption by industries and institutions across the globe and plays a major role in how millennials choose to live their lives. Any business or institution wishing to engage the millennial generation must factor in their environmental impact and how that will be portrayed. Growing up with the continual advances in technology has not only made millennials more socially connected and empathetic but it has changed their expectations of how any entity conducts business. They demand a high level of efficiency of any businesses they engage. Because they are more willing to use online marketplaces such as amazon, brick and mortar stores, small local and big box alike are having to adapt how they do business to keep them engaged. This has become evident as many brick and mortar stores now offering curb side pickup, order online or cellphone apps that serve this demand for greater efficiency. Their desire for efficiency not only applies to how they purchase goods and services but applies to their everyday life. They continually seek out places to live or work that offer efficient means of transportation or that offer a lifestyle that does not require them to own a vehicle.

8. “How Millennials Want to Work and Live” https://www.gallup.com/workplace/238073/millennials-work-live.aspx (2016), 69

Social Media Along with the widespread use of the internet social media quickly rose to one of the Internet’s primary uses. As the millennials have grown up with access to social media it is no surprise that they are the most likely demographic to use social media daily. Social media has created a unique situation for millennials as physical proximity is no longer the only means of connecting with others socially. Engagement of virtual social circles through social media are commonplace now and are a primary way for millennials to socialize. While this has untethered one’s social capacity from their own proximity it does not overshadow the desire and need for conventional socialization. Social media allows people to connect with others with similar interests on the internet and many of these connections will become conventional social connections. Social media should be a tool to connect to virtual social circles in addition to conventional socializing not in lieu of. Diversity The racial and ethnic diversity of the millennial’s generation is perhaps one of the more important statistics that sets them apart from previous generations. A total of 47% of the millennial generation identify as not white. This shift is 11% greater than the previous Gen-x population. It is expected that by the year 2030, non-Hispanic whites will be a minority.9 This rapid growth of diversity will inevitably further the transformation of many traditional American institutions. The diverse demographics of the millennials are thought to have some influence on their desire for an urban lifestyle as typically American minorities are more likely to have grown up in an urban setting and do not hold the same stigmas against urban spaces as non-Hispanic whites may have (stigmas against American cities will be discussed in depth in a later section on American Suburbanism)10. Experience The millennials preference for experiences is perhaps one of the most influential traits when it comes to choice of lifestyle. The origination of preference for experiences can be tied to their aversion toward Suburbanism and the consumer culture it promotes. The millennials were witness to previous generations inflated spending on things to “keep up with the Jones’” and the aftermath of the debt and social issues that type of spending created. The culmination of this consumerism spending was the collapse of the housing market in 2007 which lead into the recession in 2008.

9. “How Millennials Want to Work and Live” https://www.gallup.com/workplace/238073/millennials-work-live.aspx (2016), 58 10. Capps, Kriston. “Do Millennials Prefer Cities or Suburbs? Maybe Both.” CityLab. July 31, 2018. https://www.citylab. com/equity/2018/07/will-millennials-stay-downtown/566078/.

The traditional idea of “keeping up with the Jones’” that had perpetuated the notion that you could buy happiness had collapsed along with the housing market in 2007. The subsequent urging by the government to continue spending to keep the economy afloat and then the bail out of the major banks that caused the crisis, only shed light on the fact that the economic success of the country was based on over-inflated consumerism. These events, along with the millennial’s increased environmental awareness, have led to the millennial’s rejection of traditional consumerism culture. Millennials typically prefer to spend less on things and everyday necessities and spend more on experiences, often impulsively, in which they can strengthen their connections to friends and family and create new connections. Mobility As a demographic they are considerably more transient than other generations although this did not fully reveal itself until around 2015 as the post-recession economy finally began regaining its momentum. Being greatly disengaged from traditional institutions or traditions has increased their willingness to move, oftentimes until they settle down after establishing themselves in their career. There is a correlation of mobility and work engagement that show when they do settle down and find their purpose in their work and are fully engaged, they wish to stay in those locations. It is this key time that we are concerned with, due to the lack of appropriate housing options for these millennials many are forced to move to into living arrangements that don’t fully adhere to their lifestyle. Authen city A major industry shift has begun to appeal to the millennials desire for authenticity. As they have become disengaged from big brands and institutions they increasingly desire authenticity in the way they live. This has been recognized by Consumer products industry and perhaps is most evident among the food industry. As small business for the first time in fifty years has begun to hurt the profits of big product corporations, these large corporations are being forced to find ways to engage the millennials desire for authenticity.12 Their desire for authenticity is possibly rooted in their disengagement from consumerism culture, and parallels their environmental and health conscious lifestyles. The merging of consumerism into technology and social media also probably plays a role in their desire for authenticity. As they use internet and technology in their daily lives more than any other generation they are continually bombarded with marketing for consumer products and services. This constant exposure to massive amounts of information and marketing creates a desire for something different and authentic. 11. Lachman, M. Leanne, and Deborah L. Brett. Gen Y and Housing What They Want and Where UThey Want It. Report. Terwiliger Center for Housing, Urban Land Institute. Washington, DC, 2015. 12. Daneshkhu, Scheherazade. “How Millennials’ Taste for ‘authenticity’ Is Disrupting Powerful Food Brands.” Financial Times. June 19, 2018. https://www.ft.com/content/09271178-6f29-11e8-92d3-6c13e5c92914.

Similari es Even though they are clearly definable by their unique traits, characteristics and values that set them apart from previous generations, just as important to understanding their generation is what they share with the previous generations. Many of these characteristics are coming to light just as millennials decide to settle down, moving into the next stage of their lives. They continually show a strong desire for having children, eventual ownership of a single-family home, privacy, and a quiet safe environment in which to raise a family. The one key similarity that is often the deciding factor of their choice of living arrangement is money. Affordability Just with other generations, affordability is a primary concern for millennials. As they have become adults in the midst of a major financial crisis, housing collapse and subsequent unemployment affordability is a constant concern for millennials. While it is a major concern, they still do carry the second highest level of consumer debt of American generations.13 The way in which they spend is different than other generations as their experiential lifestyle influences their spending habits. “More than 3 in 4 millennials (78%) would choose to spend money on a desirable experience or event over buying something desirable...”.14 If one focuses’ on the similarities of millennials and previous generations, it is easily understood why some speculate that the urban desires of millennials are just a phase and that eventually they will come to desire the values of suburbia just as previous generations. This notion however disregards their continual desire and value of the traits that set them apart. Homeownership A 2015 study found that 70% of millennials expect to be homeowners by 2020.15 This displays while they continue to desire their distinct urban lifestyle they still desire to eventually own their own home. While they have been somewhat disenchanted from the traditional ideals of home ownership from their collective memory of the housing bubble and recession, they see the benefit of home ownership as a longterm investment when compared to renting. They also name privacy as a major factor in their desire to own their own home. This is only logical as they are starting to establish their families and view the close proximity of apartment living not conducive to family life.

13. “How Millennials Want to Work and Live” https://www.gallup.com/workplace/238073/millennials-work-live.aspx (2016), 115 14. Millennials Fueling the Experience Economy. Report. EventBrite. 2015. https://eventbrite-s3.s3.amazonaws.com/ marketing/Millennials_Research/Gen_PR_Final.pdf. 15. Sisson, Patrick. “The New Magnetism of Mid-size Cities.” Curbed. May 01, 2018. https://www.curbed. com/2018/5/1/17306978/career-millennial-home-buying-second-city.

Work Employment is one of the areas that millennials have continually struggled with. They have faced a major recession and major unemployment for years. Very few millennials report being engaged at work and would be willing to leave for another position or are actively looking for a new job. This level of disengagement has huge economic consequences as employers must continually fill and train for these positions resulting in lost time of productivity and profits. Much of the disengagement is sourced in the separate schools of thought when millennials are entering the workforce that is largely dominated by previous generations and their ways of thinking. The old, traditional way that is perpetuated by the culture of suburbanization is that a job or career is just a means to support your family. That you work in order to enjoy quality family time after work and on the weekends and your happiness at work is not a major concern. Millennials reject this idea and alternately, highly correlate life and work well being. They strive to find a job that aligns with their purpose in life. Even though it may take them longer to align their purpose and employment once they do their level of engagement makes them great assets to their employer. As the younger millennials continue to work towards finding a job that aligns with their purpose, it is logical that they are drawn to urban living. As someone who is continually looking for opportunities to find purposeful employment or to discover their purpose an urban lifestyle makes the most sense. With closer proximity to people and organizations this offers greater opportunity of discovery. This may not only be through chance connections but by actively seeking out interest groups or organizations that are available in metropolitan areas millennials can actively network and seek opportunity. Where Are They Living With the recession there was a resurgence of millennials moving into the urban cores of major cities across the U.S. The crash in real estate values allowed them to rent close to the urban cores of many major U.S. cities that were suited for the type of efficient, experience-based lifestyle they desire. As the economy recovered and began to flourish again so to did the real estate costs. This has progressively forced many millennials out of the larger city cores, and into the suburbs and smaller cities. This has shifted migration from larger cities to smaller medium sized cities in the southern and western U.S. making many of these smaller medium-sized cities the fastest growing cities in the country.9 While the urban cores of many of these medium-sized cities are more affordable than those of the larger cities, they have become unaffordable to most millennials looking to settle down in or near the urban core. In these cases, the even more affordable suburbs are often the only option that will meet the needs of these millennials.

In addition to the higher priced urban core, these medium sized cities are often suburbanized urban plans, meaning that they are primarily organized around vehicles. This type of planning that is typical of so many U.S. cities is impeding walkability and bikeability. Both walkability and bikeability and a mass transit system are key to the type of efficient lifestyle desired by millennials. Because these cities focus on vehicle oriented urban planning, few have successfully integrated a mass transit system that is efficient and reliable enough for widespread adoption by the general public. In many ways the suburbanization of American cities is still determining how Americans live today. In order to better understand the suburbanization of American cities and their conflicting values with those of the millennial generation the following section will give a chronology of their roots. Then through understanding the deeply rooted values of suburbia a solution can be made for how a prototype can be made for these medium sized suburbanized cities that also responds to the desires and values of the millennials generation as they settle down and move into the next stage of their lives. Suburbaniza on Robert Fishman lays out the chronology of suburbia in Bourgeois Utopias giving a thorough understanding of its origins in late eighteenth century London. London at that time was a very dense economically diverse city in which its structure reinforced its social structure. At that time the family was relied upon as an economic source, as workers for the family business. The typical household would have the business on the ground level to conduct business at the street level, the stock would be kept in the cellar and the family would live upstairs above the shop.16 The center of trade and business was in the core of London, and at that time almost all business occurred face to face making the city core the most desirable place to live and conduct business in London. This made a kind of social and economic structure of the city that had the wealthiest living in the city core and the least wealthy lived on the outer edges of the city. This also created a diverse mix of economic classes within the city as the poorest would frequent many of the same establishments as the wealthy aristocrats. The city was bound by land owned by wealthy aristocracy that would get much of their wealth from taxing the farms on the land. This de-incentivized giving up and land to the city for expansion and thus the city continued to become increasingly dense. With this increase of density, the wealthiest of the business men were able to accumulate enough wealth that they were able to buy country villas that them and their families would spend the weekends at away from the city at the same time Evangelism was gaining influence.

16. Fishman, Robert. Bourgeois Utopias: The Rise And Fall Of Suburbia. New York: Basic Books, 1987.

The spread of Evangelism encouraged a new type of lifestyle that promoted separation from the “sinful” city with all its debauchery of bars, clubs and brothels that were a regular part of everyday life within the city. It also promoted a segregation from the lowest of economic and social classes that were stigmatized as being frequent patrons of the worst establishments and spreading crime and debauchery throughout the city. Evangelism encouraged a new type of family life where family was meant to enjoy their time together, a major shift from the family serving as an economic source to support the family trade. The wife and children were meant to support the husband by taking care of the household and not having to wander out into the city. This prevented them from having to witness the “sinful nature” of the city and its temptations and promoted a new kind of domestic life. As Evangelism gained popularity among the wealthy, they increasingly began to adapt their lifestyle to fit their new values. The wife and children would begin staying in the country estate full time and the husband would travel back and fourth to the city to conduct his business. As the idea of owning a country estate and the spread of evangelism combined to create a situation that made moving away from the city highly desirable for any that could afford it. As this continued into the industrial revolution it only further increased the move away from the city core. As new factories were built within the city to have access to their workforce the city became increasingly industrial polluted place to live. The advent of new technologies such as rail transport, made it easier to live away from the city core. This rapid spread of domesticated lifestyle in the garden villas away from the city was eventually made more available to middle class families. The invention of the streetcar led to the establishment of new streetcar suburbs that allowed families to live outside of the city and still efficiently access the city core. These early suburbs for the middle class were reliant upon mass transit system that kept them connected with the city. The advent of the personal automobile severed the need for these centralized suburbs with direct connection to the city. The automobile opened the possibilities of living and working in two distinctly separate locations. This also made real estate more accessible to more families as the new developments being decentralized reduced pressure on housing access within the city. Along with these new automobile centric developments the ideas and values of Evangelism persisted. The wife and kids were to stay at home where they were free from the sinful temptations of city life. The wives were relegated to a life of domesticity keeping up the home and raising the kids while the husband would commute to work each day to a job that afforded him and his family evenings and weekends to spend quality time together.

The widespread migration of the middle class from the urban center and inner city to the suburbs not only created segregation of economic classes but of racial and cultural segregation as well. Whether direct as with practices of red lining or indirect for reasons of economics and social class the creation of the American suburb across US cities has created many issues we are still dealing with today. While the suburbs promise a family community of togetherness, the reality is not so jovial. Just as its original premise rooted in domesticity and evangelism, family togetherness and isolation from unwanted influences created a social and cultural isolation that perpetuated segregation and perceptions of a “sinful” city. As Laura Miller states in the Sociological Forum Journal “social and spatial structure of suburbia promotes familial isolation through a lack of public space and through an emphasis on home maintenance and home-centered entertainments.... suburbia may actually undermine familial harmony by exacerbating the strain of trying to live up to an essentially unattainable ideal.”17 Miller elaborates, that it is not only the physical separation from community but the notion of status being tied to the suburban home and the requirement for its constant upkeep that is isolating for parents. The traditional value of family togetherness is beginning to lose its emphasis as the more diverse millennial generation is redefining the perception of the family unit and what is best or socially acceptable for families. The suburban ideal espouses the isolation of the family unit from public life and separation for adult and children socialization. Contrary to the suburban ideal, a space in which children can play and witness adults socializing with others outside of the family unit is critical to childhood development.15 A few qualities that persist in the perception of the suburban ideal are quality schools, privacy, safety and access to nature. Perhaps the most challenging to address is quality of schools. The quality of inner city schools is seen to be an issue of funding that is determinant upon the residents of the surrounding community. Since the flight of the middle and upper class families from the inner city to the suburbs much of that tax base has disappeared and low income families are the majority share holders of many inner city schools. While there is no immediate fix to the issue providing housing for middle class millennial families will eventually increase the tax base for the inner city school districts.

17. Miller, Laura J. “Family Togetherness and the Suburban Ideal.” Sociological Forum 10, no. 3 (September 1995): 393418. doi:10.1007/bf02095828. 393

Privacy is one of the main desirable attributes of owning a suburban home. The size of the suburban home and the lot it sits on gives residents a perception of privacy and ownership of their space. This creates a large buďŹ&#x20AC;er between their private and public life that is typically not possible in urban housing. When it comes to homeownership, 40% of millennials say that privacy is a major factor.18

18. Lachman, M. Leanne, and Deborah L. Brett. Gen Y and Housing What They Want and Where UThey Want It. Report. Terwiliger Center for Housing, Urban Land Institute. Washington, DC, 2015. 20

CURRENT MARKET RESPONSES The industry has recognized the demand for housing that appeals to the millennials and has responded in two ways, one apartments with various types of amenities and “urban burbs” which are large scale mixed use developments on undeveloped suburban land. Both of these are short sighted and reactionary responses to a misunderstood market demand. Apartment Housing & Ameni es Perhaps the most common response to fulﬁlling the housing needs of millennials has been the construction of apartment developments. As the economy has improved since the recession and property values have increased developers have responded by building apartment buildings that can not only increase the number of units on their property but can give a perpetual source of income. As the millennials have increased demand for urban living apartments have become the default new housing type. This has resulted in the number of apartments being constructed soar. To be more competitive in getting millennial residents, developers have resorted to adding on an endless assortment of amenities that is meant to appeal to their type of experiential living. The types of amenities range from the typical pool and gym to maker spaces, dog washes, yoga studios and even adult playgrounds. While these may appeal to the millennial’s experiential lifestyle they do not come free. With the addition of these types of amenities developers will ask a premium for their “community” amenities.

Figure 3. Aparment development with interior courtyard and amenities meant to appeal to millennials.19

19. Goldchain, Michelle. “How to Attract Millennials? Beef Up the Amenities.” Curbed DC. March 02, 2016. https:// dc.curbed.com/2016/3/2/11146040/millennials-amenities-washington-dc.

Many apartments market themselves as a community built around their various amenities. While the actual success of community generated within these developments is debatable what is most often ignored is how they integrate into the surrounding community. Most apartment developments have strict guidelines as to who can visit and use their facilities and amenities, restricting how and when they can be used. Their facilities are typically not open to public use. This typical management, while logical from a business aspect makes these developments inherently exclusive. This can even clearly be seen in typical apartment architecture, with units placed around the perimeter guarding the amenities within the central courtyard or upon the roof in a highrise. These forms are inwardly focused shutting out the surrounding community. “Urban-burbs” ”Urban-burbs” refers to a form of new urbanism that attempts create urbandevelopments within the suburbs with concentrations of mixed use/multi family program. These are typically located along major vehicle arteries into the city and sit on cheap, previously undeveloped land away from the major urban core. While many would argue that these are big economic incentives for any city, these are often good examples of how not all development or investment is always good.13 Just as the construction of shopping malls and big box stores directed consumers away from the urban core of many US cities these “urban-burbs” can have a similar eﬀect if they are not critically located. Thorough economic analysis would need to be conducted to ensure the development would not detract large portions of business away from the urban core or other established economic centers.

Figure 4. Real estate growth comparing apartments and single family homes 2007-2017.`20

20. Syrjnen, Mikko, and Travis Masters. “Commentary: 10 Years after the Housing Crisis – Opportunities in U.S. Single-family Residential.” Pensions & Investments. May 30, 2018. https://www.pionline.com/article/20180530/ ONLINE/180539982/commentary-10-years-after-the-housing-crisis-8211-opportunities-in-us-single-family-residential.

Figure 5. Mixed use development plan meant to appeal to millennials with outdoor and retail amenities.21

21. Temple, Christine. â&#x20AC;&#x153;Summer 2018 Architects & Engineers Project Report.â&#x20AC;? SBJ. August 08, 2018. http://sbj.net/stories/ summer-2018-architects-engineers-project-report,59692.

When it comes to the millennial appeal of this type of development there are several major factors that rule them out as a viable option for a solution to our problem. First is the issue of authenticity. As it has been shown to get millennials to buy in or engage with a place or institution authenticity is key. While these large scale developments have many of the amenities that would fulfill their desire for experiences, these amenities lack authenticity. They are effectively manufactured to market and commercialize the millennial’s lifestyle. This kind of commercialization removes any legitimate authenticity of community or place and will result in the disengagement of millennials ruling out it’s viability as a solution for millennial housing. Due to where these developments are typically located within the suburbs, they at best perpetuate and at worst exacerbate transit issues within their surrounding context. Because they are located within vehicle dependent suburbs they require vehicle access and infrastructure. This is evident by the typical presence of massive on grade parking lots meant to facilitate not only the residents but patrons of the mixed use retail, offices, and restaurants typically housed in these developments. By their location they are often isolated from other neighborhoods or the rest of the city. Locating them along mass transit lines would help this issue but most metropolitan areas do not have transit that would reach the suburbs where they are typically located.

SOLUTION PROPOSAL Through the synthesis of the body of research a proposal has been formulated to address the housing needs of the millennial generation as they move into the next stage of their lives beginning to settle down, get married, and start families. At the most basic level the proposal is a prototype for housing development. As one of the biggest issues is that they are being priced out of urban center of many cities, it must be affordable for millennial working professionals and the density of units will need to reflect this. It should be a safe environment in which families, children and adults can develop and exhibit healthy social interactions with a diverse network of people. While their motivations may be slightly different than their generation, the millennials still desire to own a single family home persists. The units should be made available for purchase, not leased units. This will encourage residents to take a more active role in their neighborhood as they have a considerable financial investment in its function, but it will help them build economic stability and grow social connections within the neighborhood. In order to better address the millennial’s dislike of required maintenance of their homes, the units should be sold with an agreement similar to a Home owners association agreement that allows the millennials to have minimal responsibility for continual maintenance for a nominal fee that will cover grounds maintenance and care. The units should be a mix of unit types that are reflective of the diversity of the millennial demographic and allow for residents at various stages of life to live in the development. Units designed for families, single professionals, and couples should be made available. As they start into the next stage of their life the development shall incorporate options that allow residents to continue living in the development as their needs change throughout the different stages of their lives. This will be done through a portion of the units being made accessible for handicapped and elderly while and all units should allow a degree of flexibility in their program to allow adaptation to various stages of life. The project aims to engage existing amenities within the community. By designing for the shift towards millennial’s values, the development will allow parts of the program typical of suburban homes to be held within the existing community. This means programed spaces for entertainment, garages, and extra storage could be fulfilled by existing businesses within the community and will not be built as part of the development. By reducing the various programmatic elements of the development this will increase the space for additional units and increase its affordability.

22. Crandall, George. Fixing Your City: Creating Thriving Neighborhoods and Adapting to a Changing World. Portland, Or.: Fuller Press, 2019. 23. Miller, Laura J. “Family Togetherness and the Suburban Ideal.” Sociological Forum 10, no. 3 (September 1995): 393418. doi:10.1007/bf02095828. 393

The site will be located to foster positive sustainable growth for the larger metropolitan area by establishment of Transit Oriented Districts in economic centers outside of the urban core. This approach is based on George Crandall’s theory of multicentric urbanism which uses mass transit to establish new transit cores across a city radically improving the efficiency of access to amenities within the neighborhood and across the city.22 This will not only provide for the highly efficient lifestyle the millennials desire, but it will act to foster the sustainable growth of the neighborhood and metropolitan area. In addition to affordability, when it comes to selecting a neighborhood for the site there are three primary elements for it to be successful, proximity to amenities, proximity to potential employers, and proximity and access to transit. While proximity to employers and amenities is important, locating the project in close proximity to well established mass transit is perhaps the most important of the three. Selecting a site within walking distance to transit stops will allow the residents to easily access the greater metropolitan area and its amenities and employment and experiences it has to offer. Selecting a site near major employers and amenities will increase the impact and appeal on the targeted demographic. Housing that is within walking or biking distance to major employers and amenities is should not only appeal to their desire for efficiency and experiential living it will additionally foster connections within the neighborhood and build social capital. By building social capital through these connections the authenticity and long term sustainability of the neighborhood will be strengthened. Access to amenities that foster a healthy lifestyle will be especially appealing to the demographic. This can include things such as bike paths, gyms, and parks, but additionally, things such as healthy restaurants, groceries and spaces that encourage engagment with the outdoors. Walkability is another trait that is dual purpose in describing access to amenities but also serving to foster a healthy lifestyle. A commonality can be drawn through many of the traits stated that will shape the development as they will have a significant impact on the enviromental impact of the residents. Millennial’s enviromental sensibilities will be gratifide in the positive enviromental impact their new lifestyle can have. Perhaps the biggest impact is a detachment from the reliance on personal vehicles and a shift towards mass transit, walkibility and bikeability. The amount of miles driven would be drastically reduced along with the vehicle emissions. Additionally The reduction of vehicle miles travelled within the metropolitian region will reduce the maintenance and infrastructure costs and the enviromental impact of having to appease increased demand on the freeway system.

Program Living The foundational program will be to provide housing that responds to the millennial generation’s needs as they transition through the next stage of their life. The home for millennials is less tied to the social or economic standing but is perceived in a more functional aspect. This means that the homes may rely more on the immediate neighborhood to provide spaces or programs that are traditionally held within American homes, such as garages, extra storage, entertainment spaces, and work spaces. Maintenance or home improvement projects are not as valued and are a nuisance or a burden to many millennials. Although much of what they value is unique they still hold value for ownership of private, safe and quiet space in the home for themselves and their family. While they continue to desire eﬃcient access to amenities, what that access and proximity looks like will change as they settle down. As they begin get married and start families, they don’t necessarily want loud amenities such as bars and clubs right next to their home but providing access to those amenities is still desirable. For example, denser condo units could be used to buﬀer between loud active spaces and the quieter singlefamily units. This type of integrating of mixed unit types will allow the divers lifestyles of the millennials to be accommodated.

Figure 6. Diagram comparison of typical suburban home program and space versus a new proposed home, Brandon Biskup 2018

Connections Programming connections of people, amenities and experiences will engage the millennial’s values of social, experiential and diverse living. Creating connections between people within the development and the neighborhood should be done through proximity and frequency, for example, crossing paths with the same person every day when getting the mail increases the likelihood of establishing a social connection between two people. Connections to amenities for everyday goods and services appeals to the millennial’s value of eﬃciency. Lastly, connections to spontaneous experiences and opportunities for planned experiences are important to the millennial’s value of experiential living. One aspect of connections to experiences is connections to amenities, allowing for impulse trips to go eat with friends or play soccer in a park. Another sort of connections is the opportunity of eﬃciently connecting to experiences such as taking the train to go see a concert downtown. This network of connections extends from the people of the development through the neighborhood, throughout the city and the greater metropolitan region.

Figure 7. Social capital, and connections correlation diagram, Brandon Biskup 2018

Growth Millennials are highly purpose driven and continual personal, and professional development is very important to them. Promoting this continual development with work and study spaces is an important feature for the housing development. Promoting personal and professional development among millennials is also strengthened by creating connections to a diverse group of people from within the development and the surrounding neighborhood and city. For the millennials with children, educational and childhood development is very important. A space in which children can learn through play and observe their familyâ&#x20AC;&#x2122;s social engagements with a diversity of people will promote healthy childhood development. Lastly, the development will begin to ensure its sustainable growth within the neighborhood by not being exclusive to one demographic but being inclusive and ďŹ&#x201A;exible to persons at any stage of life. This would make the development a place in which millennials could establish long term ties within the community among diverse social circles, not having to relocate with each new stage of life, creating sustainable social capital within the neighborhood.

Figure 8. Changes of housing through life cycles 18 - 100 years old, Brandon Biskup 2018

SITE Selec on of the City U.S. cities with good population growth, affordable housing close to or below national average, strong economy and employment prospects, desirable downtown or urban core, growing sprawl, lack of density, and increasing urban cost of living are the main criteria for selection of the city to site the project. While Raleigh North Carolina is a larger metropolitan area, it exhibits all the other criteria established to warrant further study. A well-developed tech economy and higher education has fostered rapid growth in Raleigh over the last decade. 2010 – 2017 Raleigh had a population increase of over 17%. With a household income of over $70,000 and median home price at just over $200,000 today, it has become one of the most affordable cost of living cities in the US. Because of the growing economy, and affordability of cost of living in the metro area, Raleigh’s urban core has become increasingly unaffordable for the millennial generation. The high cost of living in the urban center contrasting with the affordability of surrounding suburbs is encouraging young millennials to move away from the urban core. This condition lays the ground work for establishing the thesis argument. Existing transit infrastructure and “experience” oriented amenities were two other criteria directed at the application of the thesis argument ensuring the city appeals to the millennial demographic values.

Raleigh, NC

Figure 9. Regional Site location, Mid-Atlantic, United States , Brandon Biskup 2018

Figure 10. Raleigh, NC Economic Diagram , Brandon Biskup 2018 24

Explanation of Site The site was selected by examining factors such as surrounding amenities, economic opportunities and safety. It attempts to combine the experiential lifestyle that millennials desire with important factors such as neighborhood safety, schools and community events that are beneﬁcial to new young couples and families.

24. Stebbins, Samuel. “Migration and Growth: The Fastest Growing (and Shrinking) Cities in the US.” USA Today. June 08, 2018. https://www.usatoday.com/story/money/economy/2018/05/26/fastest-growing-and-shrinking-uscities/34813515/.

Figure 11. Metropolitan Regional site diagram of Raleigh, NC, Brandon Biskup 2018

Analysis of Site The analysis of the site can be divided up into three main categories that directly respond to the thesis statement. Proximity to Social/experiential attributes, Everyday necessities, and transit options encompass the main analysis of how the site will support the thesis. First, proximity to social/experiential amenities of the site consist of not only the expected amenities for the millennials demographic such as restaurants and bars but this sector includes things such as parks, greenspaces, theatres, community centers, museums, sporting facilities, and markets. This widens the use of space to not only the younger single demographic but gives opportunities for engaging the new millennial couples and families. The second category is everyday necessities, this includes access to shops and markets for groceries, and consumables as well as proximity to major employers, and schools making the site centrally located so that its future inhabitants can begin to grow their community from their immediate neighborhood and not have to leave their community for everyday needs. Thirdly is transit. Whiles the site is selected to minimize the need to venture out from the immediate community it was selected with in the context of the city to be an asset to the greater metropolitan area. By locating a site outside of the city core but still close enough that it can be easily reached by a short bike or transit ride it not only allows the future residents to venture out of the neighborhood easily, but it sets a precedent for a more sustainable urban growth pattern.

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SITE

Figure 12. Site Satelite image 25 25. Raleigh, NC, 35 46’45.17” N 78 40’20.71” W. Google Earth. Feburary 02, 2018. December 05, 2018.

Figure 13. Existing site program diagram, Brandon Biskup 2018

Site

Figure 14. Site analysis diagram, Brandon Biskup 2018

Designed Precedents Physical Site Issues: Connection to nearby amenities, transit, walkability access to schools, barriers of large roads and safety are the main issues to consider of the proposed site. Connecting to nearby amenities, transit and walkability aďŹ&#x20AC;ect the connectedness to the site neighborhood and its success of generating social capital. The large roads and parking lots are the biggest detriment to overall walkability and bikeability around the neighborhood. Access to schools is of concern to the targeted demographic as their kids age, how they get their kids safely and conveniently to and from school is a major concern.

Cultural Site Issues Proximity to North Carolina State University is a major cultural and social inďŹ&#x201A;uence on the site. The racial diversity and young median age of the University population will be a positive inďŹ&#x201A;uence upon the location but does present a challenge for integrating family life into this neighborhood due to the perceived busyness and party life of the college demographic. This demographic also presents an issue of being a mostly rental neighborhood of college students which results in high rates of mobility or transience among the residents making it challenging to establish long term social capital in the neighborhood. Because of the high rental housing presence in the neighborhood, this presents a good opportunity for introducing single family real estate that would incentivize building social capital within the community.

Precedents Building social capital within the development is determinent upon its success in developing community for its residents. The Inner City Arts Project by Michael Maltzan Architects is one project that successfully develops social capital and community. InnerCity Arts is an arts education facility for at-risk youth on skid row in Los Angeles, California. The project was conceived as a “contemporary open-air village” acting as a safe place that youth could learn and enjoy. The facility houses classrooms, staff offices, ceramics studio, and a theater. These spaces are assembled around a central open-air courtyard that acts as the informal meeting and social space. The different programmed spaces also open to the interior courtyard furthering the dialogue between the spaces. As the children and workers move about the complex they are continuously connected to the other spaces and people moving about the complex. The informal connections that repeatedly occur between people utilizing separated program facilities begins to build the community and social capital within the project.

Figure 15. Inner courtyard of Inner City Arts by Michael Maltzan Architecture26

26. Inner City Arts by Michael Maltzan Architecture, Los Angeles, California https://arcspace.com/feature/inner-city-arts/, 2018

Figure 16. Inner City Arts Program Diagram, Brandon Biskup 2018

Figure 17. Inner Courtyard Connections of Inner City Arts, Brandon Biskup 2018

Figure 18. Tokyo Kindergarten by Tezuka Architects 27

A major concern of Millennials, like other generations, as they start families is the education and development of their children. Play is shown to promote not only physical, and dexterity development but is also shown to be key in developing imaginative, cognitive, and emotional strength (Reading). Another factor of play is the inclusion of quality family time, in other words the beneďŹ ts of play are increased when the family plays together. The Fuji Kindergarten by Tezuka Architects in Tokyo, Japan is a great example of playful architecture. The approach of the project was to promote unstructured independent play for the children. While the project is almost entirely directed at play the Architect was able to create a playful environment that contains almost no playground equipment. By only using limited playground equipment the architect encourages informal interactions and imaginative play between the children. The visual sight lines 27. Fuji Kindergarten, Tezuka Architects, Tokyo, Japan

https://www.dezeen.com/2017/10/02/fuji-kindergarten-tokyo-tezuka-architects-oval-roof-deck-playground/

along with the interaction between levels and spaces strengthens the playfulness of the project. By allowing the children to access the roof top terrace with three hundred- and sixty-degree views to the play yard below and into the classrooms playful interactions between the children is encouraged. The light wells, rain water gargoyles, and large trees that penetrate the form of the building connect the interior and exterior space continuously, encouraging the children to interact with the outdoors. The informal interactions and playfulness of the Fuji Kindergarten allows the concept to be applicable to not only creating environments for children but applying the concept to an environment for all age ranges. By not using only playground equipment the environment could be inclusive and encourage interaction between families and friends. In addition to play, children observing their parents socializing with other adults is beneďŹ cial to developing social skills. This is not meant as children observing adults in an adult setting but suggests that healthy quality family time can include socializing with friends of the parents and children near each other. The concepts of informal play as in the Fuji Kindergarten lend itself to this kind of environment enhancing play and development of children and families.

Figure 19. Visual Connections, Brandon Biskup 2018, http://homemajestic.com/the-fuji-kindergarten/. 28

28. â&#x20AC;&#x153;The Fuji Kindergarten.â&#x20AC;? HomeMajestic. August 13, 2015. http://homemajestic.com/the-fuji-kindergarten/.

CONCLUSION While the proposed project in Raleigh will demonstrate its influence on that metropolitan center, the approach is meant to be a prototype that is applicable to the many cities across the US that are now facing the issue of housing the millennial generation. If this approach were to be adopted by developers and policy makers in cities accross the country it will have far reaching benefits. It will not just fill a need for an underserved market but it will evolve how the American public percieves and engages urban space by reintroducing middle class millennial families. Additionally, it offers a better alternative to the bell curve growth typical of US citys that exerts economic pressure upon a singular urban core, perpetuating gentrification and segregation of urban space. A new type of multi-centric urban growth can be createded by focusing on the sustainable development of these new prototypes. Creating neighborhoods that are focused on the inclusivity of public space and access to neighborhood amenities. It’s residents will build up social capital within the community creating a more authentic, wellcoming urban space for the millennial demographic and future generations

Figure 20. Multi-centric urban growth prototype, Brandon Biskup 2018,

TABLE OF FIGURES Figure 1. 6 Key distinguishing traits of millennials

pg. 5

Figure 2. United States Student Debt

pg. 10

Figure 3. Aparment development

pg. 21

Figure 4. Real estate growth

pg. 22

Figure 5. Mixed use development

pg. 23

Figure 6. Suburban home versus a new proposed home

pg. 27

Figure 7. Social capital, and connections correlation diagram

pg. 28

Figure 8. Changes of housing through life cycles

pg. 29

Figure 9. Regional Site location, Mid-Atlantic, United States

pg. 31

Figure 10. Raleigh, NC Economic Diagram

pg. 32

Figure 11. Metropolitan Regional site diagram of Raleigh, NC

pg. 33

Figure 12. Site Satelite image

pg. 34

Figure 13. Existing site program diagram

pg. 35

Figure 14. Site analysis diagram

pg. 36

Figure 15. Inner courtyard of Inner City Arts

pg. 38

Figure 16. Inner City Arts Program Diagram

pg. 39

Figure 17. Inner Courtyard Connections of Inner City Arts

pg. 40

Figure 18. Tokyo Kindergarten by Tezuka Architects

pg. 41

Figure 19. Visual Connections

pg. 42

Figure 20. Multi-centric urban growth prototype

pg. 44

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Brandon G. Biskup Drury University Hammons School of Architecture SpringďŹ eld, Missouri 2018

Entrepreneurial Open-Minded Coaching Self-Expressive Tech-Savvy Unfocused Donâ&#x20AC;&#x2122;t Listen Obsessed with Technology The Me Generation Worthless Financially Illiterate