MICRO-LIVING FOR STUDENT HOUSING
INTRODUCTION
U.S. student loan debt now tops $1.2 trillion.
On average, housing, transportation, books and fees cost students $12,368 a year ($5,300 more than tuition) at 4-year, in-state public institutions.
One of the most significant areas of cost increase has been in student housing.
Since 1980, tuitions for 4-year universities have tripled (community college tuitions have doubled).
student housing.
One of the most pressing social topics in the United States recently has been the affordability of higher education. Policy discussions include proposals for debt-free and tuition-free college. Behind these aspirations are good reasons: With a bachelor’s degree or higher, workers earn almost double the wages for those holding only a high school diploma, according to the U.S. Bureau of Labor Statistics. At the same time, the economic burdens are high: University tuitions have tripled since 1980 for both public and private four-year universities1, and in the same period have doubled for community colleges. U.S. student loan debt now tops $1.2 trillion2 .
One of the most significant areas of cost increase has been in student housing. The College Board has put the average annual cost of housing, transportation, books and fees at four-year, in-state public institution at $12,368, which is about $5,300 above the average tuition cost3
A nascent movement among some innovative universities is to consider the benefits of applying a different approach to student housing design. Rooted in the visionary work of Sarah Susanka,
FAIA, and described in her seminal 1998 book The Not So Big House, these ideas bring to light new ways of designing homes, emphasizing quality over quantity and creating places for activities rather than a collection of underutilized rooms. Susanka’s approach looked at how we really live and challenged the formal properties, associated with the Victorian era, that were still shaping our homes. Today there continue to be people committed to this approach, with retirees and millennials now pushing this notion even further in a movement referred to as the tiny house movement or micro-living. Proponents of micro-living examine the most essential aspects of housing and home life in a philosophical quest for simplicity, not unlike what Henry D. Thoreau sought when he lived on Walden Pond. Typical solutions considered tiny houses are less than 500 square feet in area, as compared to the typical home footprint of about 2,600 square feet.
While these intentional lifestyles have reshaped many of our homes, very little has changed in the way of student housing.
As part of the drive for more affordable education and to help suppress cost increases, some universities are looking to more affordable approaches to
A few experiments in residential typologies are noteworthy: For example, in Vancouver where housing is ranked as the world’s third most expensive, the University of British Columbia is testing a pilot concept for micro-living with 70 units of Nano Studios, which are 140 square foot, singleoccupancy student apartments4. The units are fully furnished, including a small kitchen and a bed that converts into a desk, and are part of a new student residential building slated for 2019 completion. The typical monthly rents for these micro-apartments is CDN$675-$695, less than the on-campus average of CDN$1,000 and about half the city’s average.
In Sweden, a national shortage of university housing leaves about 20,000 students each year without residential options. In 2012 one of the college towns, Lund, commissioned a pilot student housing unit of 94 square feet, and more recently the so-called “BoKompakt” project built by AF Bostäder has expanded to a cluster of 22 units of about 110 square feet, all painted bright green. With a generous kitchenette and private showers and toilets, the units feature a clothes storage rack that doubles as a room divider. BoKompakt has been exempted from Sweden’s legal minimum size requirement for student housing of 269 square feet. The units are rented for approximately $375/month5 .
That these approaches and experiments are not more widespread is curious considering the current rising costs for higher education, changing demographics, commitment to sustainability, and the importance of student life on college and university campuses.
A number of market trends suggest increasing acceptance for smaller living solutions. In San Francisco, New York and other major markets, investment in micro-units and micro-apartments has reversed the movement away from singleroom-occupancy (SRO) housing. The financial crisis of 2007-2008 set the stage for increased investment in micro-living concepts, though the total impact is estimated at just over 1% of real estate transactions6. An increase is seen in the use of accessory dwelling units (ADUs) to expand on-property private housing for seniors or adult children, marketed at about $20,000 to $50,000 in construction costs. Media coverage for the movement has been extensive, including the television series Tiny House Nation and Tiny House Hunters
The benefits of the trend for colleges and universities seem palpable.
1 New America Foundation
2 The Economist
3 http://www.bankrate.com/finance/college-finance/4-ways-to-cut-college-housing-costs-1.aspx
4 http://www.treehugger.com/tiny-houses/nano-student-micro-apartments-university-britishcolumbia-ubc.html
5 http://www.treehugger.com/tiny-houses/compact-student-housing-sweden-fair-companies.html
6 Brenoff, Ann (Oct 22, 2012). “Downsizing: Could You Live In A Tiny Home In Retirement?”. The Huffington Post. Retrieved Oct 24, 2012.
This is probably the finest, most interesting college residential space that you are going to find on any campus, anywhere. The design fosters our mission. I think it’s just brilliant.
Grant Cornwell, President, College of Wooster
College of Wooster, Gault Schoolhouse Adaptive Re-use
OVERVIEW
Most college campuses have standard student housing with basic bedrooms, small windows, concrete block walls and dimly lit long corridors, but sometimes a new project comes along that shakes things up – flips things around. One such project is the Gault Schoolhouse adaptive re-use project at the College of Wooster that converted an old schoolhouse into student housing. The College of Wooster was gifted a 30,000 sf schoolhouse constructed in 1901 and challenged Little, an international design firm, to create a cost-effective, innovative student housing solution for upperclassmen that would have a unique lofted feel, capitalizing on the beauty of the historic structure. The unique solution celebrates the existing qualities of the historic structure project and turned a lot of the preconceptions about student housing insideout. President Grant Cornwell from the College of Wooster says, “This was a process that had to be done very carefully and deliberately. There had to be a lot of thoughtful attention in taking this building from its former purpose to its current purpose.“ The results are clear; “This is probably the finest, most interesting college residential space that you are going to find on any campus, anywhere. The design fosters our mission. I think it’s just brilliant.”
FLIPPED CONCEPT
This project borrows the concept of activities explored by Sarah Susanka and re-conceptualized the existing classrooms into apartments with four main activities - sleeping, grooming, studying and socializing. The social spaces are flipped to the exterior wall capitalizing on the windows, natural light and tall ceilings. The study zones are integrated
within the bedroom as a buffer between the living and sleeping spaces. These sleeping and study zones (referred to as pods) are designed with microliving principles with built-in furniture, capitalizing on volume over square footage. The pods are as small as possible within building codes affording more space to be given back to the living rooms. The sleeping pods are also located off the exterior wall and located on the interior wall borrowing light form the living area, creating a flipped arrangement. Each pod is 7’-0” x 11’-6” by 10’-6’ high with all of the beds lofted and even a “Crow’s Nest” over the entry threshold for additional storage or another place to hang out or sleep. A typical single bedroom might be 8’-0” x 13’-0” and an 8’-0” ceiling. The area of this micro pod concept takes up less floor area but has more volume than a typical bedroom.
BUILT-IN VERSUS LOOSE FURNITURE
The concept of built-in reduces furniture costs but increases general construction costs, so this needs to be considered when budgeting hard and soft costs. The unique aspects of the existing building also demanded a very close working relationship with the builder ensuring that all of the idiosyncrasies were taken into account. The sub-contractor also built a mock-up prior to the construction to test ideas and get student feedback. More outlets were added, the door changed from solid to frosted glass, the ladder was adjusted to create safer and more comfortable access to the lofted area and the crow’s nest was added as additional usable space. These subtle changes that were made from building a mock-up contributed to the greater success of the project and assured that students were on board with the design when it was complete.
FOCUS ON LIVING
The living spaces are open and flexible so that students can customize these spaces to suit their needs. Some are elegant, like galleries with amazing art, and others are more recreational with a combination of gaming and social areas with one even having a pool table. Creating great social places brings students closer together and engages them with the life on campus which most often leads to greater retention and success. Students say they love having the living room because it brings them out of their rooms, but they also love their rooms that they describe as private cocoons just for them. Student, Hannah Sharkman says, “It is a real privilege to have the opportunity to live in this space in its first year. It’s wonderful to have a unique living space on our campus.” This housing is going into its third year of occupation, “It is still well received by students and is one of the most sought-after spaces during student room draw,” says Doug Laditka, VP of Facilities Management and Development.
COST SAVINGS
The cost savings from thinking small impact the first costs and the long-term operating costs. The cost/bed for this project was $38,500.00, nearly 1/2 the average cost/bed for new apartment-style housing in the same region. The costs to operate this facility are also running less than a typical project. By locating the bedrooms on an interior wall, the temperature swing is far less and reduces the extreme demands in a more conventional layout. Doug Laditka says, “The inside-out concept allowed us to utilize the conditioned air in the suites to circulate through the pods versus adding individual units for each pod should they sit on an exterior wall. This saves on construction cost, maintenance costs and operational costs as the larger unit on the exterior wall provides all of the necessary heating and cooling with just a small fan distributing heating and cooling to the pods…we rarely receive complaints for heating or cooling.”
By building micro bedrooms, Little was able to create great living spaces for the students within their apartments that are far beyond a typical apartment living room.
The cost/bed for this project was $38,500.00, nearly 1/2 the average cost/bed for new apartment-style housing in the same region.
College of Charleston, Rutledge Rivers Residence Hall
OVERVIEW
Most College and University Campuses have older buildings that require re-purposing to meet code, ADA compliance and improve systems, but is there a way to make them better – even more useful than their current life? At the College of Charleston, Little’s design team was able to transform an existing residence hall, utilizing concepts associated with micro-living, maximizing space and creating a comforting environment. This concept was perhaps embraced more easily because of the location. Charleston, South Carolina is a dense urban city where space is a premium and people are accustomed to living in smaller places recognizing that the trade-offs are worthwhile. “Micro-living for student housing presents an opportunity for students to live more intentionally, using fewer resources,” said Thomas CarlsonReddig, Little’s Community Global Practice Leader.
MORE WITH LESS
One of the challenges of renovating student housing buildings that do not meet ADA or codes, is providing similar numbers of beds to the original structure. Some original studies only netted 65-85% of the original bed count, but by offering lofted builtin single and double bedrooms, the design team was able to accommodate MORE beds than the original design - an increase from 103 to 109 beds. Each apartment accommodates between four and six students, with private baths, a living room and a kitchenette. Additionally, a large community space, laundry room, public bathroom and an RA Program room were provided on the ground floor – spaces that were not in the original building.
More beds were provided by creating custom design sleeping pods where every cubic inch of a bedroom is carefully conceived and designed. Many of these pods were also flipped to the interior wall borrowing light from the living space. By moving the bedroom pods to an internal wall, the number of bedrooms provided is not limited to the number of windows in the existing building.
The living room, unlike the typical apartment layout, is more than just a room to socialize but is central like a small-town square with all of the units’ oriented around it. The living room and intentionally smaller bedrooms encourages students to socialize in a central space hopefully creating a strong sense of community.
DESIGN APPROACH HIGHLIGHTS
Generates more revenue, requires less up-front cost and will reduce operating costs. Mock-ups of the design concept were tested by students and key stakeholders prior to move-in in August 2016.
New Haven Micro-Apartments: An Urban Gateway
OVERVIEW
In addition to the benefits of on-campus housing applying the principles of not-so-big living and micro houses, the emergence of developer-led apartments and off-campus housing options with micro footprints holds advantages for both the builders and the universities. A number of these projects also offer an economic solution for short-term renters. These residential and mixed-use buildings address gaps in local rental housing markets and offer new models for student housing.
One example now underway has been conceived by developer Mod Equities and designed by architecture and advisory firm Svigals+Partners, and it will be the first of its kind in New Haven, CT. The five-story development offers fully furnished, 400 square foot studios that can be leased for any length of time — from one day to a full year. The typical rental unit includes a kitchenette fully equipped with dishwasher and all appliances, and a fully furnished living room/sleeping area. Renters will be offered an option to have their linens and clothing laundered and dry cleaned by a building service or can alternatively utilize their personal in-unit washer and dryer. The highlight of these micro units, however, are the multi-functional adaptability of the built-in furniture; where a sofa folds down, transforming into a full-size bed and where small console tables convert into a 2-8 person dining set.”
The 100-unit building is located at the corner of High Street and George Street, near the city’s major employers and downtown shopping and dining. The neighborhood already hosts a large number of short-term residents, according to Svigals+Partners. The developer’s unique design proposes an alternative to options like hotels,
unfurnished apartments or dormitory rooms, and provides an enhanced experience for residents regardless of the length of stay — a microcommunity that offers new residents “gateway living,” as reference to opening up the option for a future and permanent move, says Chris Bockstael, AIA, the project architect and one of the design firm’s partners.
INSTANT COMMUNITY
“The building at High & George offers a convenient and quick introduction to the community,” says Chris Bockstael, AIA “Whether residents are in town temporarily or looking for a more permanent home in the area, they will be able to get a feel for the area and start enjoying it right away.” These renters can also avoid the pitfalls of temporary solutions like hotels and couch surfing.
Mod Equities and the Svigals+Partners design team have created this new model of flexible-term furnished apartments in a way that could fill similar gaps in the rental markets of other cities and university towns. The rental gaps tend to appear in cities with certain industries requiring short-term professionals, visiting faculty and semester-long student relocations, such as at the commercial and institutional research science cluster in New Haven. International students and research scientists on assignment typically require options in a walkable neighborhood with access to major transit hubs.
The new High & George building’s location is convenient to the region’s largest cluster of biotech employers, led by the Yale Medical School and Yale-New Haven Hospital. “The site is walking distance to transit, dining, shopping and nightlife,”
The fully furnished, 400sf studios can be leased for any length of time — from one day to a full year.
Bockstael adds, “and the building itself offers high-quality shared amenities, where residents can get to know each other and continue the collaborations they are developing in their careers.”
Mod Equities has researched the markets and concludes that many cities require shortterm housing and will emulate models like the High & George approach. One reason for this is that the life sciences research sector continues to be highly competitive, according to a recent report from JLL. For urban areas with research clusters like Boston, San Francisco and Raleigh-Durham, this means an influx of international students, visiting faculty, and private-sector researchers, most of whom require temporary housing solutions. The most common short-term housing solutions such as hotel suites and campus dorms tend to feel isolated, especially for renters without a car.
Another workforce sector that this style of living serves is the newly emerging “gig” economy. This market sector is not only transient in living but in working, seeking to be contracted in multiple short-term jobs rather than longterm careers. A study by Intuit predicted that by 2040, 40% of American workers would be independent contractors – meaning the need for flexible housing options could be on the rise.
TRANSITIONAL POPULATIONS
For this transitional population, the gatewayliving rental model offers flexibility in length of stay, with furnished studios and other conveniences. Bockstael says the gateway living residences can make it possible to live, work, play and learn in a vibrant, walkable neighborhood. Perhaps most important, renters in these new short-term residences enjoy more than just a room; they get a more immediate connection to an otherwise unfamiliar community.
The emergence of developer-led apartments and off-campus housing options with micro footprints holds advantages for both the builders and the universities.
“High & George is designed to create a microcommunity within its walls,” says Bockstael. “With different amenities on each floor, the design encourages residents to explore and enjoy informal interactions with other residents.” According to Bockstael, the building’s top floor has a communal kitchen and roof deck, the second floor a fitness center, and intermediate floors have other shared amenities such as TV rooms and studies.
The building also represents a new model for housing that is both economically and environmentally sustainable. On the economic side, owners of nearby rental properties generally don’t view gateway living options as competitive to existing offerings. “The building offers a complement to New Haven’s rental market,” says Jay Brotman, AIA, managing partner with Svigals+Partners. “In a city with very low vacancy rates, centrally located furnished studios offer a convenient starting point for transitional renters, who may be looking for a more permanent housing option. They can get a feel for the area, before signing a long-term lease, which gives them time to find a place that works for them in a neighborhood that’s a good fit. This works to the benefit of landlords, as well as renters.”
The environmentally friendly building incorporates the latest in green building design strategies and overarching strategies for leveraging sustainability throughout the surrounding community.
“Locating gateway living housing complexes in walkable neighborhoods near transit hubs eliminates the need for private transportation,” says Brotman. “Because the units are furnished, residents won’t buy cheap furnishings only to throw them away at the end of their stay.”
With the 2017 opening of the building at High & George Streets, both Svigals+Partners and Mod Equities expect to see the gateway living model emulated in other markets. “In gateway living, the short-term residents will feel like they are a part of something. They will become instant members of a community.”
Is Micro-Living for Student Housing Right For You?
Not all Colleges and Universities will be interested in the concept of Microliving, but, design firms like Little and Svigals+Partners are encouraging their clients to think outside the box and consider some of the principles behind Micro-living that may enhance campus life. Micro is a relative term and any amount of implementation may have a positive impact on your campuses. Colleges and Universities should consider these factors when planning their next housing project:
