Graduate Category: Humanities and Arts Degree Level: Master of Architecture Abstract ID#: 81
THE MILLENNIAL VILLAGE
NATIONAL AVERAGE URBAN MATERIAL COST URBAN INSTALLATION COST SUBURBAN INSTALLATION COST SUBURBAN INSTALLATION COST
$10m
S
AU ST
IN
CHICAGO
MIAM I
1.23 SAN FRANCISCO VER DEN
CITY EXPERIENCE
TALENT RETENTION IN GREATER BOSTON
.93 DENVER
.80 AUSTIN
N TO G
Source: Preventing a Brain Drain: Talent Retention in Greater Boston, The Boston Foundation
1.5 1.0 .5 .25
percentage ratio of each city’s cost to national avg.
source: RSMeans City Cost Index
1C
3A
1A
CARPENTRY SHOP
OFFICES
1D
2B
2C
3B
3C
3D
4A
4B
4C
4D
40’
45’
2A
MATERIAL STORAGE
SUBFLOOR 1A FLOOR FEEDER 1B PLUMBING 1C CHASSIS FRAMING 1D FLOOR DECKING
CEILING SET 3A CEILING FEEDER 3B CEILING LIFT 3C MECH. & ELEC. 3D INSULATION
FINISHES & TEST 4A GYP. & WALL FINISHED 4B FLOORING & EXTERIORS 4C FIXTURES & FINISHES 4D TESTING & CLEANING
2,1
00
/yr
WALL SET 2A WALL FEEDER 2B WALL FRAMING 2C WALL DRYWALL
$4
4,7
00
/yr
/yr 00
$4
8,0
$4
00
/yr
/yr $4
8,8
00
/yr
2,7
00
60’
N ER T . S U A RD E ON N LK S A H S O O R RV ORT FT ST UFF ME TU BO N S E HA
$5
5,3
/yr 00
$5
8,6 $6
1B
.89 MIAMI
C. D.
Half of Greater Boston’s graduates leave after receiving their degree, however it is estimated that 3 out of 4 of these departures are avoidable. Overall, Massachusetts retains 17% fewer students than the national average (69%).
45’
RALEIGH
PORT LAN D
$1,096 $1,058 $885
1.18 WASH. DC
TLE SEAT
The inflation of prices of rental units in the region has largely priced out the average recent graduate based on the 30% suggested budgeting of annual income to housing costs. Studio apartments represent the unit type most within reach of this demographic, yet it accounts for only 5.9% of the overall housing stock.
1500
$
SITE RESTORATION
.79
1.07 LOS ANGELES
W AS HI N
UNIT AFFORDABILITY
$1,499 $1,435
1.18 BOSTON 1.32 NEW YORK
S LE GE AN
$1,772
BUILDING CONSTRUCTION
.96
CHIC AG O
2000
SITE DEVELOPMENT & FOUNDATIONS
PORTLAND
1.16
. .I.T M
PERMITS & APPROVALS
1.0
52
$2800
DESIGN ENGINEERING
SEATTLE
%
$2100
$
20% - 40% SCHEDULE REDUCTION
SITE BUILT CONSTRUCTION SCHEDULE
N BOSTO
VG .
NEW YO RK CIT Y
LO S
$1,999
CITY
O SC CI AN FR
$3,017
TIME SAVINGS
FACTORY PRODUCED MODULES
AN
27% 22
21%
$2600
2500
INSTALL & SITE RESTORATION
%
NEW YORK CITY SAN FRANCISCO BOSTON WASHINGTON, D.C. LOS ANGELES SEATTLE CHICAGO DENVER
$
SITE DEVELOPMENT & FOUNDATIONS
SUBUR. AVG
AFFORDABILITY
%
3000
AVERAGE MONTHLY EFFECTIVE RENTS IN SELECTED U.S. METRO AREAS
$
PERMITS & APPROVALS
0
The solution: The Millennial Village; a housing development of Micro Lofts for graduate students and young professionals, master leased by several local institutions. The idea is that universities must do more to responsibly house their graduate students while keeping their own developmental risk low. By implementing a master lease policy, the risk is shared by the institutions involved. The demographic we seek to retain contributes enormously to the region's overall prosperity and will play a critical role in the longevity of the local economy.
LA NA TIO % NA 69
The issue of graduate retention begins while students are still enrolled: Currently, only 8% of all graduate students in Boston are housed on-campus. These institutions are simply not supplying students with sufficient housing. This has many students occupying the legacy housing stock originally intended for working families, and thus they are out-pricing this older demographic.
DESIGN ENGINEERING
0.71
EIGH RAL
BOSTON’S HOUSING CRISIS AND THE LOSS OF KNOWLEDGE CAPITAL The Greater Boston area has seen the price of apartment rentals increase each year since 2003, regardless of the economic state. Accordingly, Boston now ranks as the third most expensive city in the United States in terms of average monthly rent. The cost of living is simply too high for the city’s recent graduate population, resulting in a loss of 48% of this demographic. New forms of housing (such as Micro Lofts) must be at the forefront of this discussion. When combined with innovation in modular construction techniques, rental price can be reduced.
1.00 URBAN AVG.
JOB OPPORTUNITY
3
MODULAR CONSTRUCTION SCHEDULE
1.50
$1500
1000
$
500
$
0
$
5.9%
25.8% 1 BEDROOM
STUDIO
Source: The Greater Boston Housing Report Card, 2013
35.7% 2 BEDROOM
32.6%
350,585 UNITS
SOMERVILLE
33,079 units
CAMBRIDGE
47,273 units
BOSTON
270,233 units
3+ BEDROOM
200,000
4.5%
Sources: The Greater Boston Housing Report Card, 2013 US News, College Rankings and Reviews Trends in Somerville: Housing Technical Report, Sept 2009
180,000
$
1,773
$
1,644
$
160,000
1,529
80,000
$
967
802 1991
VACANCY RATE NUMBER OF OCCUPIED RENTAL UNITS GRADUATE STUDENT POPULATION AVERAGE RENT
$
1990
VACNCY %
5.5%
4.6%
2.4%
2.3%
100,000
TOTAL NUMBER OF RENTAL UNITS
AVAILABLE HOUSING STOCK Rent prices are highly correlated with vacancy rates of the rental housing market. Statistical analysis suggests that rents tend to stabilize at a vacancy rate of 5.5%. It is estimated that 12,000 new housing units will be required each year through 2020 simply to maintain the current vacancy rate of 3.7%
THE MAUDULE
TRANSPORTATION
ON-SITE ASSEMBLY
CROSS-SUBSIDIZATION
Each module is a self-supporting unit containing floors, walls, ceilings, interior finishes, plumbing, electrical wiring, kitchens,and bathrooms. Module dimensions vary but most are based on transportation limitations.
Finished modules are loaded onto a flatbed trailer at the fabrication facility and are delivered to the site. To avoid special permitting and routing, the MAUDule does not exceed a width of 9 feet.
Modules are lifted by crane directly from the truck and placed onto the building. Once in place, the modules are secured, the pre-installed building system components are connected, and the facade is installed.
In addition to a reduction in the physical size of the unit, additional measures must be taken to ensure affordability. The inclusion of larger, market rate units helps to offset the reduced rental prices of the smaller units on lower floors.
Source: The Greater Boston Housing Report Card, 2013
60,000 1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
, 102 000 OF THE
AVERAGE RENT BY CENSUS TRACT
Of the 102,000 graduate students of a Boston-area college or university, only 8% are housed in on-campus dorms (versus 52% of undergraduate students).
tufts 5,543 (99%)
Sources: The Greater Boston Housing Report Card, 2010 City-Data.com, US News, College Rankings and Reviews
$2500 + $2000 - $2500 $1500 - $2000 $1000 - $1500 $1000 - $1500 > $1000
Sources: The Greater Boston Housing Report Card, 2010 City-Data.com, US News, College Rankings and Reviews
MORE THAN
GRADUATE STUDENTS CURRENTLY STUDYING IN BOSTON,
HALF
MARKET RATE 1 BEDROOM This luxurious penthouse unit is to be listed at market rate to cross-subsidize the more modest-sized units on lower floors.
WILL LEAVE
WITHIN 1 YEAR OF GRADUATION
This young demographic that must be retained will contribute enormously to the region’s overall prosperity and will play a critical role in the longevity of the local economy.
MODULAR FABRICATION FACILITY IN NEWMARKET
harvard 8,191 (58%)
As a centrally-located manufacturing disctrict, Newmarket is poised to serve the modular housing needs of the Greater Boston area.
m.i.t. 4,051 (62%)
Institutions throughout Boston are the missing link to the realization of the Millennial Village. With 92,000 graduate students living off-campus in Boston, there should be little concern to fill the Millennial Village. With a successful agreement between the universities and hospitals, interest from private developers, and collaboration with architecture firms and construction companies, the Millennial Village can become a reality.
MAUDIFIED MICRO LOFT The compartimentalization of the shared common space can be used as a separation between two Micro Lofts.
THE MICRO LOFT The Micro Loft is a 360 SF studio apartment. This unit typology prioritizes location over size and independant living over communal. Each design decision has been carefully considered to make the most of the space. Despite its
modest size, this unit contains a full kitchen and bathroom, ample storage space, semi-enclosed sleeping quarters, and an efficient living room. The open floor plan, high ceilings, and full-height windows maximize one’s sense of space.
SUFFOLK 3,274 (100%)
BOSTON U. 13,395 (89%)
EMERSON 833 (99%)
THE ECONOMY SINGLE The kitchen is often the most costly part of any housing unit. Replacing the personal kitchen with a shared kitchen on each floor greatly reduces costs.
MARCIANO MATTHEW MUNROE
NORTHEASTERN 7,340 (99%)
THE ECONOMY TRIPLE This unit type efficienty accomodates three full-sized bedrooms with a single kitchen and bathroom.
04 10 2014