[Music] with the unprecedented migration of the
with the unprecedented migration of the
with the unprecedented migration of the world’s population into cities we have
world’s population into cities we have
world’s population into cities we have the opportunity to rethink a variety of
the opportunity to rethink a variety of
the opportunity to rethink a variety of urban issues among the most pressing of
urban issues among the most pressing of
urban issues among the most pressing of these is the provision of affordable
these is the provision of affordable
these is the provision of affordable housing
housing
housing now communities around the world have
now communities around the world have
now communities around the world have responded with both inventive topologies
responded with both inventive topologies
responded with both inventive topologies and inspiring public action but what
and inspiring public action but what
and inspiring public action but what continues to be proven as the most
continues to be proven as the most
continues to be proven as the most critical factor is the way in which
critical factor is the way in which
critical factor is the way in which these two interact
these two interact
these two interact now housing or the home is a cultural
now housing or the home is a cultural
now housing or the home is a cultural concept and it’s one that differs
concept and it’s one that differs
concept and it’s one that differs greatly from place to place in the
greatly from place to place in the
greatly from place to place in the United States property ownership or the
United States property ownership or the
United States property ownership or the asset that is one’s home carries with it
asset that is one’s home carries with it
asset that is one’s home carries with it immense historical significance the
immense historical significance the
immense historical significance the house and the land that it sits on is a
house and the land that it sits on is a
house and the land that it sits on is a primary symbol of the American Dream and
primary symbol of the American Dream and
primary symbol of the American Dream and the obtaining of it is the most
the obtaining of it is the most
the obtaining of it is the most prominent rite of passage into the
prominent rite of passage into the
prominent rite of passage into the middle class for the better part of a
middle class for the better part of a
middle class for the better part of a century this has represented the
century this has represented the
century this has represented the majority of American households while
majority of American households while
majority of American households while various forms of subsidized means have
various forms of subsidized means have
various forms of subsidized means have been used to house the less fortunate
been used to house the less fortunate
been used to house the less fortunate the gap in between these two initially
the gap in between these two initially
the gap in between these two initially intended to be quite modest and occupied
intended to be quite modest and occupied
intended to be quite modest and occupied by things like market rent was to
by things like market rent was to
by things like market rent was to operate as a bridge allowing movement
operate as a bridge allowing movement
operate as a bridge allowing movement from one side to the other but as home
from one side to the other but as home
from one side to the other but as home prices have risen on one side and the
prices have risen on one side and the
prices have risen on one side and the means available for subsidy have
means available for subsidy have
means available for subsidy have decreased on the other that gap has
decreased on the other that gap has
decreased on the other that gap has grown far too large and any opportunity
grown far too large and any opportunity
grown far too large and any opportunity for lateral movement has all but
for lateral movement has all but
for lateral movement has all but disappeared what exactly do we mean when
disappeared what exactly do we mean when
disappeared what exactly do we mean when we say affordable housing
to provide a little context this is
to provide a little context this is Jeffrey he makes thirty thirty two
Jeffrey he makes thirty thirty two
Jeffrey he makes thirty thirty two thousand dollars a year which places him
thousand dollars a year which places him
thousand dollars a year which places him roughly right in the middle of the
roughly right in the middle of the
roughly right in the middle of the second quintile for decades housing the
second quintile for decades housing the
second quintile for decades housing the least affluent forty percent of
least affluent forty percent of
least affluent forty percent of Americans like Jeffrey has primarily
Americans like Jeffrey has primarily
Americans like Jeffrey has primarily been the responsibility of government
been the responsibility of government
been the responsibility of government agencies such as municipal housing
agencies such as municipal housing
agencies such as municipal housing organizations these groups generally
organizations these groups generally
organizations these groups generally speaking defined affordability as
speaking defined affordability as
speaking defined affordability as spending less than thirty percent of a
spending less than thirty percent of a
spending less than thirty percent of a household’s income on accommodations
household’s income on accommodations
household’s income on accommodations this is often surprising because by that
this is often surprising because by that
this is often surprising because by that definition that’s a lot of people not
definition that’s a lot of people not
definition that’s a lot of people not just the poorest of the poor so further
just the poorest of the poor so further
just the poorest of the poor so further dependent on income spending more than
dependent on income spending more than
dependent on income spending more than this can qualify a family for any number
this can qualify a family for any number
this can qualify a family for any number of programs whether it be subsidized
of programs whether it be subsidized
of programs whether it be subsidized rents tax credits housing vouchers all
rents tax credits housing vouchers all
rents tax credits housing vouchers all of which are administered by these
of which are administered by these
of which are administered by these groups now the physical infrastructure
groups now the physical infrastructure
groups now the physical infrastructure that a system like this can afford is
that a system like this can afford is
that a system like this can afford is often quite poor for on top of
often quite poor for on top of
often quite poor for on top of allocating and distributing these
allocating and distributing these
allocating and distributing these subsidies they have to act as real
subsidies they have to act as real
subsidies they have to act as real estate agents developers landlords and
estate agents developers landlords and
estate agents developers landlords and all the other roles that go into mass
all the other roles that go into mass
all the other roles that go into mass housing on the other hand the
housing on the other hand the
housing on the other hand the overwhelming majority of owner-occupied
overwhelming majority of owner-occupied
overwhelming majority of owner-occupied housing in the United States has been
housing in the United States has been
housing in the United States has been produced by merchant builders who by way
produced by merchant builders who by way
produced by merchant builders who by way of consolidating all aspects of
of consolidating all aspects of
of consolidating all aspects of development and simple economies of
development and simple economies of
development and simple economies of scale are able to produce a lot of
scale are able to produce a lot of
scale are able to produce a lot of housing very efficiently not
housing very efficiently not
housing very efficiently not surprisingly with the onset of the home
surprisingly with the onset of the home
surprisingly with the onset of the home as an asset the bulk of innovation
as an asset the bulk of innovation
as an asset the bulk of innovation that’s available in the industry has
that’s available in the industry has
that’s available in the industry has been concentrated on the production and
been concentrated on the production and
been concentrated on the production and marketing of housing to those that can
marketing of housing to those that can
marketing of housing to those that can afford it inexpensive housing is simply
afford it inexpensive housing is simply
afford it inexpensive housing is simply not as lucrative as luxury apartments
not as lucrative as luxury apartments
not as lucrative as luxury apartments and housing built for sale even at its
and housing built for sale even at its
and housing built for sale even at its cheapest it’s still far too expensive
cheapest it’s still far too expensive
cheapest it’s still far too expensive for people like Jeffrey but what if it
for people like Jeffrey but what if it
for people like Jeffrey but what if it wasn’t what if we could develop
wasn’t what if we could develop
wasn’t what if we could develop affordable housing models that take
affordable housing models that take
affordable housing models that take advantage of the commodification of the
advantage of the commodification of the
advantage of the commodification of the home in ways that not only generate
home in ways that not only generate
home in ways that not only generate wealth but
wealth but
wealth but produce healthier cities I think this is
produce healthier cities I think this is
produce healthier cities I think this is possible and I think at the root of it
possible and I think at the root of it
possible and I think at the root of it is building design in its capacity to
is building design in its capacity to
is building design in its capacity to respond to both the social and economic
respond to both the social and economic
respond to both the social and economic realities of the 21st century home in
realities of the 21st century home in
realities of the 21st century home in other words rather than continuing to
other words rather than continuing to
other words rather than continuing to value engineer buildings that reflect an
value engineer buildings that reflect an
value engineer buildings that reflect an increasingly antiquated view of
increasingly antiquated view of
increasingly antiquated view of domesticity we could begin leveraging
domesticity we could begin leveraging
domesticity we could begin leveraging contemporary lifestyles and tailoring
contemporary lifestyles and tailoring
contemporary lifestyles and tailoring our buildings to the new emerging more
our buildings to the new emerging more
our buildings to the new emerging more affordable ways of living so what would
affordable ways of living so what would
affordable ways of living so what would this actually look like I’d like to
this actually look like I’d like to
this actually look like I’d like to suggest three levels at which changes
suggest three levels at which changes
suggest three levels at which changes could be made first policy public
could be made first policy public
could be made first policy public efforts have gradually recognized the
efforts have gradually recognized the
efforts have gradually recognized the advantages of the private sector and we
advantages of the private sector and we
advantages of the private sector and we need to continue to promote affordable
need to continue to promote affordable
need to continue to promote affordable housing as a developer friendly endeavor
housing as a developer friendly endeavor
housing as a developer friendly endeavor not just an obligatory afterthought this
not just an obligatory afterthought this
not just an obligatory afterthought this means rather than simply helping Jeffrey
means rather than simply helping Jeffrey
means rather than simply helping Jeffrey pay his rent we incentivize the building
pay his rent we incentivize the building
pay his rent we incentivize the building of homes that target a price that he can
of homes that target a price that he can
of homes that target a price that he can afford but we also need to be open to
afford but we also need to be open to
afford but we also need to be open to new potentially more accessible forms of
new potentially more accessible forms of
new potentially more accessible forms of this rather established method for
this rather established method for
this rather established method for example collective private commissioning
example collective private commissioning
example collective private commissioning is an embraced and encouraged project
is an embraced and encouraged project
is an embraced and encouraged project delivery model in other parts of the
delivery model in other parts of the
delivery model in other parts of the world
world
world it sees the bypassing of many of the
it sees the bypassing of many of the
it sees the bypassing of many of the development related costs by way of the
development related costs by way of the
development related costs by way of the direct funding and building of housing
direct funding and building of housing
direct funding and building of housing buys future residents so in other words
buys future residents so in other words
buys future residents so in other words Jeffrey and his friends while they may
Jeffrey and his friends while they may
Jeffrey and his friends while they may not be able to afford the building of
not be able to afford the building of
not be able to afford the building of their individual homes can pool their
their individual homes can pool their
their individual homes can pool their resources and develop their own building
resources and develop their own building
resources and develop their own building it’s a model that’s seen tremendous
it’s a model that’s seen tremendous
it’s a model that’s seen tremendous success in other countries not only by
success in other countries not only by
success in other countries not only by way of cost savings but also with
way of cost savings but also with
way of cost savings but also with respect to certain social benefits
respect to certain social benefits
respect to certain social benefits things like having a say in who your
things like having a say in who your
things like having a say in who your neighbors are
neighbors are
neighbors are second planning unlocking land into and
second planning unlocking land into and
second planning unlocking land into and its value is potentially the most
its value is potentially the most
its value is potentially the most significant way to create affordability
significant way to create affordability
significant way to create affordability current development trends heavily favor
current development trends heavily favor
current development trends heavily favor two ends of a spectrum on one side you
two ends of a spectrum on one side you
two ends of a spectrum on one side you have a house built on a parcel of land
have a house built on a parcel of land
have a house built on a parcel of land that goes largely unused and on the
that goes largely unused and on the
that goes largely unused and on the other a unit within a build
other a unit within a build
other a unit within a build with no individual parcel simply
with no individual parcel simply
with no individual parcel simply shrinking the parcel significantly
shrinking the parcel significantly
shrinking the parcel significantly reduces costs and in suburban context
reduces costs and in suburban context
reduces costs and in suburban context where the developer is producing a
where the developer is producing a
where the developer is producing a higher building footprint to land ratio
higher building footprint to land ratio
higher building footprint to land ratio the added revenue can be passed on to
the added revenue can be passed on to
the added revenue can be passed on to Jeffrey a savings in their proven ways
Jeffrey a savings in their proven ways
Jeffrey a savings in their proven ways of consolidating the what would be
of consolidating the what would be
of consolidating the what would be private open space into public parks and
private open space into public parks and
private open space into public parks and amenities that have the same
amenities that have the same
amenities that have the same compensatory qualities with respect to
compensatory qualities with respect to
compensatory qualities with respect to residential density but municipalities
residential density but municipalities
residential density but municipalities need to be promoting the same type of
need to be promoting the same type of
need to be promoting the same type of thinking within existing urban fabrics
thinking within existing urban fabrics
thinking within existing urban fabrics because as cities grow and layers are
because as cities grow and layers are
because as cities grow and layers are added a host of leftover earth in
added a host of leftover earth in
added a host of leftover earth in between pockets of land appear there
between pockets of land appear there
between pockets of land appear there often oddly shaped or considered too
often oddly shaped or considered too
often oddly shaped or considered too small for traditional topologies and go
small for traditional topologies and go
small for traditional topologies and go largely unused for any number of reasons
largely unused for any number of reasons
largely unused for any number of reasons for example it’s often very
for example it’s often very
for example it’s often very time-consuming and expensive to harvest
time-consuming and expensive to harvest
time-consuming and expensive to harvest these valuable urban resources making
these valuable urban resources making
these valuable urban resources making their development exclusive to designer
their development exclusive to designer
their development exclusive to designer or bespoke custom homes but if we
or bespoke custom homes but if we
or bespoke custom homes but if we eliminated the red tape and lift lifted
eliminated the red tape and lift lifted
eliminated the red tape and lift lifted the fees and municipalities began
the fees and municipalities began
the fees and municipalities began incentivizing this type of incremental
incentivizing this type of incremental
incentivizing this type of incremental urbanism people like Jeffrey could use
urbanism people like Jeffrey could use
urbanism people like Jeffrey could use them as a means to affordability but
them as a means to affordability but
them as a means to affordability but it’s also common that these increasingly
it’s also common that these increasingly
it’s also common that these increasingly rare urban sites
rare urban sites
rare urban sites despite their proximity to urban centers
despite their proximity to urban centers
despite their proximity to urban centers have some sort of undesirable
have some sort of undesirable
have some sort of undesirable characteristic to them whether if their
characteristic to them whether if their
characteristic to them whether if their shape is simply too weird or they have a
shape is simply too weird or they have a
shape is simply too weird or they have a noisy neighbor or any number of things
noisy neighbor or any number of things
noisy neighbor or any number of things that keep them from being developed
that keep them from being developed
that keep them from being developed however these seemingly negative
however these seemingly negative
however these seemingly negative qualities can almost always be mitigated
qualities can almost always be mitigated
qualities can almost always be mitigated by way of building design and we need to
by way of building design and we need to
by way of building design and we need to realize that the connectivity that these
realize that the connectivity that these
realize that the connectivity that these sites often offer is far more important
sites often offer is far more important
sites often offer is far more important in terms of the long term health of any
in terms of the long term health of any
in terms of the long term health of any housing development especially those
housing development especially those
housing development especially those that target lower earning households so
that target lower earning households so
that target lower earning households so by prioritizing access to food education
by prioritizing access to food education
by prioritizing access to food education employment we can significantly increase
employment we can significantly increase
employment we can significantly increase the success of not only a
the success of not only a
the success of not only a durable housing but our cities in
durable housing but our cities in
durable housing but our cities in general in thirdly building design not
general in thirdly building design not
general in thirdly building design not surprisingly the most significant
surprisingly the most significant
surprisingly the most significant expense when it comes to the production
expense when it comes to the production
expense when it comes to the production of mass housing is construction this
of mass housing is construction this
of mass housing is construction this creates a tremendous opportunity for
creates a tremendous opportunity for
creates a tremendous opportunity for designers everywhere to explore cost
designers everywhere to explore cost
designers everywhere to explore cost saving strategies through critically
saving strategies through critically
saving strategies through critically examining that house home relationship
examining that house home relationship
examining that house home relationship this can be really simple things like
this can be really simple things like
this can be really simple things like using standardized materials in sizes
using standardized materials in sizes
using standardized materials in sizes this 2,000 square foot home for example
this 2,000 square foot home for example
this 2,000 square foot home for example uses 205 for buy sheets of plywood for
uses 205 for buy sheets of plywood for
uses 205 for buy sheets of plywood for its schita and this 2,000 square foot
its schita and this 2,000 square foot
its schita and this 2,000 square foot home uses 132 but the cost of
home uses 132 but the cost of
home uses 132 but the cost of construction can be thought of as half
construction can be thought of as half
construction can be thought of as half materials in half labor so while there’s
materials in half labor so while there’s
materials in half labor so while there’s a reduction in materials here there’s an
a reduction in materials here there’s an
a reduction in materials here there’s an even bigger savings from the fact that
even bigger savings from the fact that
even bigger savings from the fact that on that first house 44 percent of those
on that first house 44 percent of those
on that first house 44 percent of those pieces of plywood need to be cut on site
pieces of plywood need to be cut on site
pieces of plywood need to be cut on site and on the second just 13 percent when
and on the second just 13 percent when
and on the second just 13 percent when this reasoning is applied throughout the
this reasoning is applied throughout the
this reasoning is applied throughout the construction process that savings is
construction process that savings is
construction process that savings is compounded in the use of generic
compounded in the use of generic
compounded in the use of generic components doesn’t need to imply generic
components doesn’t need to imply generic
components doesn’t need to imply generic assemblies but can in fact produce more
assemblies but can in fact produce more
assemblies but can in fact produce more exciting results based on the thoughtful
exciting results based on the thoughtful
exciting results based on the thoughtful invention that’s required
invention that’s required
invention that’s required or how about typological considerations
or how about typological considerations
or how about typological considerations the back to back row house is an
the back to back row house is an
the back to back row house is an extremely cost effective way to build
extremely cost effective way to build
extremely cost effective way to build housing it’s got a relatively small
housing it’s got a relatively small
housing it’s got a relatively small footprint plenty of shared walls and a
footprint plenty of shared walls and a
footprint plenty of shared walls and a single foundation however it’s a fairly
single foundation however it’s a fairly
single foundation however it’s a fairly unpleasant arrangement in terms of
unpleasant arrangement in terms of
unpleasant arrangement in terms of exposure to light and air being a single
exposure to light and air being a single
exposure to light and air being a single orientation unit but by simple simply
orientation unit but by simple simply
orientation unit but by simple simply swapping one of those levels you get the
swapping one of those levels you get the
swapping one of those levels you get the same unit on the same parcel but with
same unit on the same parcel but with
same unit on the same parcel but with two orientations and that much desired
two orientations and that much desired
two orientations and that much desired cross ventilation
cross ventilation
cross ventilation this produces a far more comfortable in
this produces a far more comfortable in
this produces a far more comfortable in quality living environment within a very
quality living environment within a very
quality living environment within a very inexpensive building type and can also
inexpensive building type and can also
inexpensive building type and can also reduce costs associated with energy
reduce costs associated with energy
reduce costs associated with energy consumption or perhaps we can design
consumption or perhaps we can design
consumption or perhaps we can design flexible homes that reflect the changing
flexible homes that reflect the changing
flexible homes that reflect the changing nature of the standard household an
nature of the standard household an
nature of the standard household an increasingly popular strategy that’s
increasingly popular strategy that’s
increasingly popular strategy that’s used as a means to affordability is
used as a means to affordability is
used as a means to affordability is multi-generational living
multi-generational living
multi-generational living typically speaking people have a very
typically speaking people have a very
typically speaking people have a very similar trajectory in terms of what
similar trajectory in terms of what
similar trajectory in terms of what stages of life are for owning and what
stages of life are for owning and what
stages of life are for owning and what stages of life are for renting during
stages of life are for renting during
stages of life are for renting during those times of ownership there is
those times of ownership there is
those times of ownership there is usually just one generation contributing
usually just one generation contributing
usually just one generation contributing to the cost of living but if we can
to the cost of living but if we can
to the cost of living but if we can consolidate some of those stages that
consolidate some of those stages that
consolidate some of those stages that cost can be spread out so Geoffrey’s now
cost can be spread out so Geoffrey’s now
cost can be spread out so Geoffrey’s now young adult son or daughter fresh out of
young adult son or daughter fresh out of
young adult son or daughter fresh out of college rather than renting an apartment
college rather than renting an apartment
college rather than renting an apartment could be helping out with the mortgage
could be helping out with the mortgage
could be helping out with the mortgage payment or Geoffrey’s parents rather
payment or Geoffrey’s parents rather
payment or Geoffrey’s parents rather than moving into a retirement community
than moving into a retirement community
than moving into a retirement community or an assisted living facility they
or an assisted living facility they
or an assisted living facility they could pitch in – the problem is Jeffrey
could pitch in – the problem is Jeffrey
could pitch in – the problem is Jeffrey like most of us doesn’t want live with
like most of us doesn’t want live with
like most of us doesn’t want live with his parents but by reconfiguring the
his parents but by reconfiguring the
his parents but by reconfiguring the basic programs of the home we can create
basic programs of the home we can create
basic programs of the home we can create a hierarchy of accessibility and more
a hierarchy of accessibility and more
a hierarchy of accessibility and more importantly autonomy
importantly autonomy
importantly autonomy amongst the private spaces of the basic
amongst the private spaces of the basic
amongst the private spaces of the basic house this creates a far more
house this creates a far more
house this creates a far more accommodating environment for more than
accommodating environment for more than
accommodating environment for more than one contributing generation or perhaps
one contributing generation or perhaps
one contributing generation or perhaps we could reconsider the degree to which
we could reconsider the degree to which
we could reconsider the degree to which new homes are finished new home owners
new homes are finished new home owners
new homes are finished new home owners spend four times more than established
spend four times more than established
spend four times more than established established residents on related
established residents on related
established residents on related products and services we usually fit out
products and services we usually fit out
products and services we usually fit out new homes as a means to marketing them
new homes as a means to marketing them
new homes as a means to marketing them just to have them immediately modified
just to have them immediately modified
just to have them immediately modified but what if we could design and build
but what if we could design and build
but what if we could design and build homes to a degree of only what is
homes to a degree of only what is
homes to a degree of only what is essential to utility the resident can
essential to utility the resident can
essential to utility the resident can then move in and fit them out at their
then move in and fit them out at their
then move in and fit them out at their own pace into their own desires this not
own pace into their own desires this not
own pace into their own desires this not only has the potential to drastically
only has the potential to drastically
only has the potential to drastically reduce entry-level costs but also to
reduce entry-level costs but also to
reduce entry-level costs but also to create more diverse and eclectic
create more diverse and eclectic
create more diverse and eclectic neighborhoods in combat the homogeneity
neighborhoods in combat the homogeneity
neighborhoods in combat the homogeneity that plagues so many traditional
that plagues so many traditional
that plagues so many traditional affordable housing models now this is
affordable housing models now this is
affordable housing models now this is far from an exhaustive list but it’s
far from an exhaustive list but it’s
far from an exhaustive list but it’s just meant to demonstrate the role that
just meant to demonstrate the role that
just meant to demonstrate the role that design can have in promoting
design can have in promoting
design can have in promoting affordability and while there’s clear
affordability and while there’s clear
affordability and while there’s clear social and economic implications here I
social and economic implications here I
social and economic implications here I believe the real benefit to such
believe the real benefit to such
believe the real benefit to such strategies is that it’s good urban ISM
strategies is that it’s good urban ISM
strategies is that it’s good urban ISM creating access to affordable housing is
creating access to affordable housing is
creating access to affordable housing is absolutely critical for generating
absolutely critical for generating
absolutely critical for generating healthy community
healthy community
healthy community reducing financial strain as it relates
reducing financial strain as it relates
reducing financial strain as it relates to housing costs allows residents to
to housing costs allows residents to
to housing costs allows residents to establish a genuine stake in the
establish a genuine stake in the
establish a genuine stake in the neighborhood
neighborhood
neighborhood the benefits range from better health
the benefits range from better health
the benefits range from better health and school outcomes increased civic
and school outcomes increased civic
and school outcomes increased civic engagement and volunteerism reduced
engagement and volunteerism reduced
engagement and volunteerism reduced crime and a higher lifetime law the key
crime and a higher lifetime law the key
crime and a higher lifetime law the key is tapping into design as not something
is tapping into design as not something
is tapping into design as not something to be afforded but as a means to
to be afforded but as a means to
to be afforded but as a means to affordability thank you
affordability thank you
affordability thank you [Applause]
you
you [Music]
”
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