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ANDREW
Age: 25
Architecture
KAREN
Age: 27
Interiors
JUSTIN
Age: 29
Graphics
MicroHousing: Who needs it???
Luxury Housing
Student Residence
Halls
Affordable Housing
Living Gap
Market Rate Affordability
?
What we are seeing… • Increased housing demand • Production not keeping pace
What we need… Affordability for emerging workforce, small families, single income households, divorcees and retirees.
widows grads undergrads emerging professionals
service workers creatives divorcees seniors
today’s focus • who needs it? • what is micro-housing? • how planning can help
Amsterdam experience
Micro-Housing: Who Needs It?
2013 Housing Report Card Database
Special thanks to Barry B and his team at the Dukakis Center for Urban and Public Policy
100%
50%
0%
Housing Child Care Food College Health Care
2005 – 2011 cost of living going up
Percent change from 2005 - 2011 Greater Boston Housing Report Card 2013 * SNEAPA data, percent change from 2000 - 2011
+ 14%
$
+ 16%
$
+ 28%
$$
+ 168%
$$
$$
$$
$$
$$
$$
+ 66%*
$$
$1500
$ 1000
$ 500
1990 2000 2010
1990 – 2010 Nominal rents going up
1990 – 2010 Data from Greater Boston Housing Report Card 2013
Up 80% $642 /month
$786 /month
$1160 /month
2009 – 2013 Home prices going up
Single Family Home
+4 % +4%
Condominium
Annual Median Prices for Greater Boston Metropolitan Area p.41 Greater Boston Housing Report Card 2013
+ 46%
Double & Triple
Deckers
50%
25%
0%
+15%
0%
-15%
2000 – 2011 Incomes stagnating/declining
Home Owner Income
+ .9% -13.1%
Renter Income
2000 – 2011 Median Income Greater Boston Metropolitan Area p.20 Greater Boston Housing Report Card 2013
Housing Cost Burden
Over 25% are paying more than 50% of their income on rent
1990 – 2010 p.20 Greater Boston Housing Report Card 2013
Greater Boston Demographics: 1 in 3 are between 20 and 34 years old
1990 – 2010 p.20 Greater Boston Housing Report Card 2013
20-34 yrs 33%
Over 40% are over 45 years old
45-64 yrs 27%
+27% in 10 years
65+ yrs 13%
2011 Data p. 20 Greater Boston Housing Report Card 2013
We need buildings with
elevators...
Nearly 40 % are single person households
2011 p.20 Greater Boston Housing Report Card 2013
Do I want roommates?Not really...
More small households, fewer children
16.9% Single living with others
37% Live alone
25.3% Families with no children under 18
23.2% Families with
children under 18
2011 Data p. 20 Greater Boston Housing Report Card 2013
Over 75% don’t live with children
Greater Boston housing supply Postwar
neighborhoods built for much larger families
City of Boston 272,000 units
* 2007-2011 American Community Survey, Greater Boston 5 county data
1 Bed 25.8%
2 Bed 34.2%
3 Bed 22.5%
4+ Bed 10.8%
Studio 6.7%
More than 2/3 are
larger units
Figure 10: Share of Housing Units by Number of Bedrooms 2008-2012 Source: American FactFinder – 2008–2012 American Community Survey
Greater Boston – 1.4 million units
3 Bed 33.6%
4+ Bed 22.9%
Studios are only 2.1%!
* 2007-2011 American Community Survey, Greater Boston 5 county data
More than 80% are 2 Beds or above
City of Newton – 32,344 units
3 Bed+ 65%
2Bed 23%
Studios are only 1%!
* 2008 -2012 American Community Survey, Newton data
More than 87% are 2 beds or above
1 Bed 11%
Newton 2030 : Change by age Seniors increase every
decade
* MAPC Projection Data
Newton 2030 : Change by household size
* MAPC Projection Data
seniors widows
We need smaller units for moderate income groups!
divorcees inno workforce
service workers creatives grads undergrads
Resulting in a pressing shortage
Effects of small unit shortage
Students & emerging professionals
2x rent
I’d like to live alone
* 50% undergrads and 80% graduate students live in market-rate housing, data from Dukakis Institute
Family
Priced out
Widows and seniors
I want to downsize
Can’t move
Family
Effects of small unit shortage
Price wars
2x rent
Baby boomers Lots of college debt
Leaving suburbs for city
Millennials & couples
priced out
Increase the inventory of small units within the City of Boston
* 2007-2011 American Community Survey, Greater Boston 5 county data
1 Bed 25.8%
2 Bed 34.2%
3 Bed 22.5%
4+ Bed 10.8%
Studio 6.7%
Adding 30,000
studios is only 10%
What is micro-housing?
Below the minimum
500 s.f. 750 s.f. 900 s.f.
BOSTON UNIT SIZE Studio 1-BR 2-BR
‘METRO UNIT’ 450 s.f. 625 s.f. 850 s.f.
Rent at $4 per sf per month $ 2000 $ 3000 $ 3600
Micro 300 s.f. $ 1200
$2000/mo is 60% of a person’s income making $50,000/
year
ADD Inc research initiative
Proprietary Research Studies
How small would you go to live in Boston? 250 SF?
450 SF?
Design and price matter more than quantity of space
Proprietary Research Studies
What would you share?
WE DON’T COOK THAT MUCH
Proprietary Research Studies
How about multi-functional furniture?
Proprietary Research Studies
What kind of common space?
• Small lobby/party space
• Laundry • Outdoor space with bbq grills
We don’t need much!
Proprietary Research Studies
Prototype 300 s.f Unit
Ma. Building Code (2009 IBC) mandates
220 s.f. occupiable floor area
WHATS IN 2012 FULL SCALE MOCK-UP
MOMU
172 units in 3 projects
KAREN
Units at 425 sf 450 sf 350 sf
Innovation District
380 s.f. studio
service workers
Divorcee/ widowers
Innovation workforce
Studios address priority
populations
275 Albany Street, South End, Boston
399 Congress - Micro Studio with sleeping niche
330 sf
1350 Boylston Street Units
440 sf Studio
Compact 1 bedrooms
550 s.f.
seniors couples divorcees
Harvard Square Micros
500 sf 1 BR
K
LR
BR BATH
w
s
500 sf 1 BR
1+ bedrooms too!
Today’s families
680 s.f.
710 sf 1 BD + Den
1350 Boylston Street Units
How planning can help
Multi-family master plan zones near transit
1. Density incentives for smaller units
2. Expedited permitting for more low & middle income
units (deed-restricted)
3. Reduced parking ratios
4. Reduced infrastructure improvements (open space,
traffic mitigation, stormwater, etc.)
Educate your town
Data is compelling
So is design!
Your ideas?