Micro-Housing by Civic Design Center

Nashville Civic Design Center

Case Study: Micro-Housing Micro-Housing Micro-housing is a form of residential development that comprises units ranging from 2001 to 400 square feet (sq. ft.) in size.2 Each unit has a sleeping area, dining area, and bathroom resulting in creative design solutions to fit these necessities in a tight space. Many micro-housing units include complex built-ins constructed along the walls, like fold-out desks and sofas, a Murphy bed, built-in refrigerators, fold-out closets and cabinets. The kitchens are usually not fully equipped and utilize space-saving applications like combination microwave/convection ovens and rangetops. The only interior walls in most units are for Sample micro-unit enclosing the bathroom.3 To compensate for such small Photo courtesy: Hoffman-Madison Waterfront living quarters, micro-housing developments offer group kitchens, communal living rooms, outdoor space, and conference rooms. Additionally, micro-housing is typically located in dense urban neighborhoods with a variety of diversions, stores, and restaurants within walking distance. The communal spaces in micro-housing developments and their location in vibrant neighborhoods are what offset the limitations of minimal square footage. A survey conducted for Boston Mayor Thomas Menino, an advocate of micro-apartments, claims that the 30% of Boston residents between the ages of 20 and 34 are more interested in proximity to work, transportation, and good restaurants than square footage. The same survey found that only 30% of this demographic thinks of a 300 sq. ft. apartment as too small. 4 Many young professionals value amenities and location in a lively urban environment over housing size, and according to city planners, this is the target demographic for micro-housing. While young professionals are drawn to the social and cultural diversity of urban living, developers believe that empty-nester baby boomers are seeking out urban condominiums with less maintenance demands.5 Less square footage allows for cheaper rental prices, making micro-housing an affordable alternative to studios and one-bedroom apartments. Microhousing has the potential to relieve housing costs, improve diversity of housing stock, and regenerate urban growth in many U.S. cities. This case study displays the possibility for micro-housing in Nashville’s urban neighborhoods given the state of the real estate market and changing demographics. Included are several examples of micro-housing in large American cities and student-designed concepts for micro-housing units in Nashville’s downtown urban core, designed by The University of Tennessee College of Architecture and Design’s Nashville Urban Design Summer Studio.

Bui, Tammy. Living Small In a Big City: Micro Units. June 14, 2013. http://blog.wegowise.com/blog2/bid/148939/Living-Small-In-a-BigCity-Micro-Units (accessed July 15, 2013). 2 Porterfield, Elaine. Now Americans Are Going Crazy About Tiny 'Micro' Apartments . June 3, 2013. http://www.businessinsider.com/micro-apartments-2013-6 (accessed July 15, 2013). 3 Paul, Shilpi. DC Almost Had 275-Square Foot Apartments. July 13, 2013. http://dc.urbanturf.com/articles/blog/dcs_near_future_with_micro_studios/5761 (accessed July 15, 2013). 4 Friedlander, David. The Yankees/Red Sox Rivalry of Micro Apartments. February 13, 2013. http://www.lifeedited.com/the-yankeesredsox-rivalry-of-micro-apartments/ (accessed July 22, 2013). 5 Johnson, Steve. Urban Infill: Designing For Downtown's Resurgence. March 21, 2013. http://greshamsmith.com/Dialogue/GSPDialogue/March-2013/Urban-Infill-Designing-For-Downtown-s-Resurgence (accessed July 15, 2013).

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Metropolitan Development and Housing Agency The mission of Metropolitan Development and Housing Agency is to create affordable housing opportunities for Nashvillians, nurture our neighborhoods, and build a greater downtown.6

Nashville Housing Costs Nashville is one of the nation’s fastest growing cities with a population increase of 10.21% between 2000 and 2010.7 As the population increases, rents have increased too. The map on the right displays the areas where people spend more or less than 30% of their income on housing, the threshold which defines affordable housing. 18.7% of Nashvillians are paying too much for housing, most noticeably in poorer neighborhoods or the most desirable neighborhoods. It is in the most desired urban neighborhoods that micro-housing can alleviate housing costs and permit recent graduates with low pay to live in these expensive, youth-oriented neighborhoods. Housing Affordability Map of Nashville, Tennessee

The Zillow Rent Index shows that studio rents Source: http://htaindex.cnt.org increased from $523 on November 1, 2010 to $1,018 on July 1, 2013. Studios are thought to be the most similar form of housing to micro-housing due to their small size and layout. The doubling of studio rents is worrisome for many young professionals with starting salaries and for babyboomers who have limited income after retirement. Many can not keep pace with the increasing rents. Micro-housing can be a solution for those who are willing to give up space for cheaper rent in a trendy location. Micro-housing may not be the solution for affordable housing, but it can be part of the solution.

Nashville Market for micro-housing Many developers would argue that Nashville does not have the market for micro housing. However as of July 15, 2013, 16 units of 500 sq. ft. or less were listed on Zillow.com ranging in price from $398/month to $766/month. Results more than double when units 600 sq. ft. are added with some of these units costs upwards of $1,000. It is important to note that none of these apartments are in the downtown core, the most desirable location for smaller housing.8 The fact that many small apartments exist in Nashville, with significant rents, shows that units with less square footage are marketable and financially feasible for developers. The data also identifies a lot of room for growth in this sector of the housing market, especially in the downtown core. A survey conducted by the Nashville Downtown Partnership concludes that 31% of downtown residents are 32 years old and under, while 35% are 49 to 66 years old. The vast majority of downtown dwellers are millennials, generation X and Baby Boomers, the target groups for micro-housing. 47% of these residents are single, resulting in an average of 1.6 residents per unit downtown.9 Again, the target household size for micro-housing. One person does not need the excess space most downtown apartments offer. 6

Metropolitan Housing and Development Agency. Metropolitan Housing and Development Agency. 2013. http://www.nashville-mdha.org (accessed July 15, 2013). 7 US Census Bureau. Nashville-Davidson Metropolitan Government, TN. 2013. http://www.usa.com/nashville-davidson-metropolitangovernment-tn.htm (accessed July 15, 2013). 8 Zillow.com. Nashville Real Estate. 2013. http://www.zillow.com/homes/for_sale/NashvilleTN/apartment_condo,duplex,mobile_type/6118_rid/1-500_size/zest_sort/36.41631,-86.44249,35.588644,87.473831_rect/9_zm/_fm/1_fr/ (accessed July 15, 2013). 9 Nashville Downtown Partnership. Residential Survey Results. July 2013. http://www.nashvilledowntown.com/_files/docs/residentialsurvey-results-2013.pdf (accessed July 22, 2013 ).

Nashville Civic Design Center  Micro-Housing  www.civicdesigncenter.org/citythink

Many are preoccupied with work and social engagements to spend any free time with home maintenance. The micro-housing units’ small space leaves any kind of upkeep to a minimum. The dominant age-groups, house sizes, and preferences make downtown residents the ideal market for micro-housing.

Walkability Map of Downtown Nashville Source: walkscore.com

The same survey by the Nashville Downtown Partnership states that the main reasons residents cited for living downtown are urban experience, central location/convenience, nightlife, proximity to work, and arts and cultural events. These reasons all point to the highly concentrated amenities offered downtown, whether it be for work or leisure, creating an active neighborhood with residents walking between destinations. Downtown is Nashville’s most walkable neighborhood, along with Midtown and parts of East Nashville. The map to the left displays the walkability score of Nashville neighborhoods using a gradient of red being least walkable to green being most walkable. Micro-housing in walkable neighborhoods tends to be the most successful and profitable since these neighborhoods make it easy and convenient to leave one’s home for food, recreation, fun, and work. A walkable, lively environment entices people out of their homes, deemphasizing the need for square feet. Walkable neighborhoods will benefit the most from micro-housing.

Advantages of micro-housing for community • • • • •

Spurs local development Increases density in a small footprint Encourages community-living Higher demand for public transportation More discretionary income for young professionals

Disadvantages of micro-housing for community • • • •

Property costs may not be sufficient enough for demand Niche market may not appeal to many Only demonstrated success is in downtowns Often associated with Single Room Occupancy Hotels, dormitories, or hostels

Advantages of micro-housing for residents • • • • •

Low upkeep and maintenance Encourages communal atmosphere Less transportation costs Affordable rent and utility payments Desirable location

Disadvantages of micro-housing for residents • • • •

Potential feelings of isolation Not enough space for particular activities Unable to accommodate families or children Sense of “dorm-like” environment

Nashville Civic Design Center  Micro-Housing  www.civicdesigncenter.org/citythink

Examples of Micro-Housing My Micro NY

Alturra

Year Completed: Construction begins late 2013 Developer: Monadnock Development & The Actors Fund Housing Development Corporation Architect: nARCHITECTS Unit Size: 250-370 sq. ft. Number of Units: 55 City: New York City, New York Address: East 27th Street

Developer: Calhoun Properties Number of Units: 55 City: Seattle, Washington Address: 306 Summit Avenue E. Photo Courtesy: Calhoun Properties

Photos Courtesy: Mir.no and Core77.com

Nashville Civic Design Center  Micro-Housing  www.civicdesigncenter.org/citythink

Burns Block Historical Building

Harriet

Year Completed: 2011 Developer: Reliance Holdings Architect: Bruce Carscadden Unit Size: 226-291 sq. ft. Number of Units: 30 City: Vancouver, British Columbia, Canada Address: 18 West Hastings Photo Courtesy: Derek Lepper and Richard Lam

Year Completed: 2012 Developer: Panoramic Interests Architects: Tractenberg Architects & Lowney Architecture Land Area: 3,750 sq. ft. Unit Size: approximately 350 sq. ft. Number of Units: 23 Units per Acre: 267 City: San Francisco, California Address: 38 Harriet Street Photo Courtesy: Panoramic Interests

Nashville Civic Design Center  Micro-Housing  www.civicdesigncenter.org/citythink

Opportunities for Micro-Housing in Nashville The Nashville Urban Design Summer Studio, which is in its third year, explored the potential of micro-housing as an emerging urban architecture, on an array of sites throughout Downtown. Teams of students worked together to determine a design program to reflect the potential of each site. They were required to design micro-housing units, comprising at least 75% of the total units in the building. Additional units could be proposed to diversify the tenant mix and the external appearance of the building.

Core Housing at 3rd and Deadrick Breanna Carlton and Holly Harris

Site: City Hall Parking Garage on 3rd and Deadrick Street Gross Square Feet: 209.800 Net Square Feet: 153,500 Micro-Apartment Units: 116 Conventional Units: 20 Total Units: 136 Residential parking spaces: 136 Public parking spaces: 931 Micro-Apartment Net Square Feet: 400 Conventional Unit Net Square Feet: 1,720 Shared Amenities: Pool deck, Fitness facility, Greenhouse, Summer garden, Sky lounge, Upper/Lower terrace, Community lounge, Storage units, Bike racks

Nashville Civic Design Center  Micro-Housing  www.civicdesigncenter.org/citythink

Live Micro in the District Melissa Dooley and Hannah Daniel

Site: Union Street North between 1st and 2nd Avenues Gross Square Feet: 84,169 Net Square Feet: 58,349 Compact Apartments: 56 Micro-Apartment Units: 56 Macro 2-story Apartments: 6 Accessible Units: 2 Compact Apartment Net Square Feet: 142 Micro-Apartment Net Square feet: 410 Macro 2-story Apartment Net Square Feet: 1290 Accessible Unit Net Square Feet: 785 Shared Amenities: Rooftop gardens, pool, and hot tub, Rentable event/meeting spaces, Screening room, Workout rooms, Bike/recreational equipment storage, Lounge areas, Retail/Cafe public amenities on ground floor, Micro businesses on mezzanine floor

Landport Nashville Urban Towers Jamie Schlenker and Gerry Hogsed

Site: Demonbreun Street between CSX Railroad and Clement Landport Gross Square Feet: 109,290 Net Square Feet: 82,875 Micro-Apartment Units: 102 Conventional Units: 16 Residential Parking Spaces: 118 Total Parking Spaces: 477 Micro-Apartment Net Square Feet: 374 Conventional Unit Net Square Feet: 529 Shared Amenities: Resident lounge, Green roof, Conference room, Fitness room, Retail/Cafe public amenities on ground floor, Rooftop terrace and pool

Nashville Civic Design Center  Micro-Housing  www.civicdesigncenter.org/citythink

First Avenue Jeremy Beasley and Bailey Comer

Site: First Avenue between Broadway and Molloy Street Gross square feet: 386,952 Net square feet: 55,346 Micro-Apartment Units: 150 Conventional units: 16 Residential Parking Spaces: 166 Total Parking Spaces: 448 Micro-Apartment Net Square Feet: 364 Conventional Unit Net Square Feet: 1150 Shared Amenities: Green roofs, Marketplace under Shelby Street Bridge, Commercial space on first floors

Nashville Civic Design Center––Mission Statement Founded in 2000, the Nashville Civic Design Center is a nonprofit organization whose mission is to elevate the quality of Nashville’s built environment and to promote public participation in the creation of a more beautiful and functional city for all.

Nashville Civic Design Center  Micro-Housing  www.civicdesigncenter.org/citythink