Merging Demographics - Millennials and Baby Boomers Shaping the Housing Market



Mixed-use, multifamily development proposed by Sawtooth Development Group on Main between Grove and 10^th Streets, Boise, Idaho

Multifamily is the Hot News in Downtown Boise

As the economy picks up, money is coming back into development and construction, including multi-family.  New projects are getting launched, delayed projects are getting a second shot, and several developments are in the works in downtown and its periphery:

10^th and Grove – New construction with condominiums over parking [CSHQA]

10^th and Main (former Alden Building) – Four-floor redevelopment into mixed-use [CSHQA]

CC Anderson Building – Urban mixed-use / apartments with amenities attractive to Millennials [CSHQA]

9^th and River – Proposed CCDC multi-family development

The Depot Lofts – New apartments overlooking Capitol Blvd entry into the City / under construction

The Owyhee Plaza – Renovation of an aging hotel into dynamic mixed-use / under construction

What’s driving this growth?

Two of the largest demographic groups in the nation’s history are the bookends to the current market for housing:  Millennials, born after 1980, and Baby Boomers, born from 1946 to about 1964.  One might think the housing preferences of these groups would be quite different, but in fact they are merging in several areas.

A 2013 survey conducted by the National Association of Realtors found that an ever growing number of Americans want to live in neighborhoods that are walkable and contain a mix of uses such as shops and restaurants – AND they are willing to pay a premium to do so, plus trade down the size of their house and yard. 

Millennials are choosing neighborhoods that are more urban and dense than those they likely grew up in.  Eighty-million Millennials account for over 35% of the US workforce.  Most are not financially ready or able to buy a single family home and are postponing purchasing in favor of renting.  This allows them mobility and flexibility to adapt to changing circumstances as they finish their education and start their working lives. 

 

The ‘city as living room’ is key to many Millennials’ housing choices.  The nearby coffee house, bookstore or park are their community living rooms.  Developers in some cities are seeing a profitable niche in tiny units, which can command higher prices per square foot than conventional studio apartments, especially if they come with amenities aimed at tech-savvy 20-somethings.  Millennials are proving willing to accept small and micro-living units in exchange for immediate access to transit lines, grocery stores, parking for cars and bikes, fitness centers, garden plots and even dog and cat wash areas!

Sustainability is a significant value for people of all ages, and particularly for Millennials who were raised with an awareness of global climate change and stewardship of our planet.  Contemporary architecture, large windows, high-performance mechanical systems, thermal barriers and energy efficient appliances are part of the package.

At the same time, Boomers nearing retirement are looking to downsize and be nearer to services, shopping and healthcare.  Ten-thousand baby boomers turn 65 every day.  Their preferences include:

•        Single-level living, from patio homes to high rises with universal design principles that accommodate future needs and physical limitations

•        A house that’s not too big

•        Energy-efficient and low-maintenance homes that lower their monthly costs and fix-it chores

•        Healthy indoor air

•        Convenience and walkability, privacy from neighbors, and travel by car

Cities are also interested in multi-family development.  Excerpts from the DRAFT Boise Multi-Family Development Standards:

•        Parcels adjacent to an arterial roadway with existing or planned transit service shall be eligible for higher maximum densities by Conditional Use Permit.

•        Parking credits and reductions for multi-family development may be granted for the following project types and amenities:  Transit-Supportive Development, Vertical Mixed-Use Development, Affordable Housing, Podium or Structured Parking, Enclosed and Secure Bicycle Parking.

•        The minimum parking required shall be reduced by ten percent if fully enclosed, covered, secure bicycle parking is provided that exceeds the requirements.

 

This mix of projects in the works, plus new projects yet to be launched, will draw many new residents into downtown Boise, adding to the energy and vibrancy of our city.  –



Creativity+Business Strategy = New Development in Downtown Boise

 

CSHQA rendering of proposed 9th & Main multi-family development

The Capitol City Development Corporation [CCDC] recently received six development proposals for a downtown site in Boise, Idaho.  Located in the River Myrtle-Old Boise Renewal District, a neighborhood that includes the Boise Public Library, Ballet Idaho, Boise Contemporary Theater, numerous brew pubs, restaurants and shops, cinemas and hotels, and two charter schools, the site offers both urban energy and neighborhood appeal.  Writer Sven Berg of the Idaho Statesman wrote about selection process:  http://bit.ly/1cWbJr5

CCDC issued an invitation for development teams to submit proposals for development of the 1.2 acre site.  In addition to strong financing and quick construction, their request specified pedestrian friendly design, active mixed-use, contextual design and sustainability elements. Perhaps most important, the CCDC is seeking a catalyst, a development that best leverages the neighborhood assets, stimulates pedestrian activity and attracts further development.

CSHQA partnered with Clark Development, Erstad Architects and a team of financial partners and consultants to design and build a mixed-use, multi-family development with street level shopping and dining, a roof top garden and plaza, parking for 300 vehicles, and 150 market rate apartments in a mix of studio, 1-bedroom and 2-bedroom configurations. The main entry along River Street is set back from the site envelop to help relieve the massing effect of the seven-story structure, and create a walkable space and welcoming entry. 

More details about the proposals can be found here.  The Clark Team is featured in the first five pages.

http://bit.ly/1g3qGX1 –

   

Corner of 9th & River at dusk.



Rooftop garden introduces trees and natural elements, creating a peaceful space for residents.



A (Very Brief) Tour of 125 Years of CSHQA Architecture

The 2014 Calendars are in the mail! 



Celebrating a major milestone in 2014

For those who know them, they are a much anticipated annual tradition.  This year is a little different as 2014 marks the 125th birthday of CSHQA!

Six projects offer a brief tribute to our founders and predecessors, plus a look into the future of design.  From a one-man practice in Idaho Territory to 90+ professionals in six Western states, and from the turreted and storied Idanaha Hotel to the sleek lines of CSHQA Boise, CSHQA designs new and renovated buildings to be lived in, worked in, played in.  Simply... we design spaces for people.

The Idanha Hotel (1900) • Boise, ID

The Idanha was designed by CSHQA's founder William S. Campbell in the French Chateau style, visible in its spires and turrets as well as its notched roofline. The building is architecturally unusual in Boise and is one of the most storied buildings in the city. Three presidents have stayed there (Theodore Roosevelt, Taft and Harrison) and actress Ethel Barrymore. Singer Roger Miller composed the American classic "King of the Road" while staying at the Idanha.

Central Fire Station (1903,1987) • Boise, ID

The Central Fire Station is listed on the National Historic Register. Originally designed by William Stewart Campbell (the founder of CSHQA), it was renovated by CSHQA for our company offices in1986 using the original construction documents. CSHQA received the 1987 Orchid Award from the Idaho Historic Preservation Council for this project.

Boise State University Pavilion (1982) • Boise, ID

Seating 12,000 and featuring numerous amenities, the BSU Pavilion is a regular stop for major attractions and regional sporting events. A true multipurpose facility, the 265,000-sf Pavilion houses the main arena, physical training and players locker rooms, a jogging track on the mezzanine level, student intramural athletic areas, and offices. In the arena a multiple-control lighting system allows selective use of tiered seating.

Boise Art Museum (1998, 2007) • Boise, ID

BAM has been a distinctive Boise landmark for many years. The museum retained CSHQA to develop plans and visual information for a capital campaign outlining their immediate expansion needs and a master plan for future needs.  The expansion added 13,300-sf and converted 3,325-ft of existing space to new uses. This enhanced the museum’s exhibition and educational services and provided administrative and storage space for new activities as well as displayed art collections. CSHQA’s 2007 redesign included an art storage vault and climate control equipment to ensure the appropriate strict levels of air filtration, temperature and relative humidity needed to preserve sensitive works of art.

CSHQA Boise Office (2013) • Boise, ID

CSHQA renovated a 19,745-sf, 1950s, brick and CMU warehouse property into a modern, state-of-the-art space. Significant sustainable design elements include: radiant slab heating and cooling connected to city geothermal system, extensive daylight harvesting, automated lighting and dimming systems, 27 different LED fixture types, sustainable landscaping and permeable paver storm water management, low-use water fixtures, bike storage and shower/locker facilities, and a highly energy efficient building envelope. The project is LEED registered with the goal of achieving LEED platinum.

Idaho State Capitol Building Historic Renovation (2009) • Boise, ID

After a century of use, neglect and countless modifications which eroded the historical character of the building, CSHQA brought the 200,000-sf building back to its former grandeur by restoring the historical elements of the building, preserving the integrity of the existing materials and rehabilitating the spaces for contemporary uses. Exterior, interior and site work stabilized the building and its systems, and infrastructure was upgraded addressing life safety and accessibility. The former dark and dreary basement was transformed into a light-filled space now serving as the primary public entrance. The project connects the Capitol to two, new 50,000-sf underground wings which complement the original building while providing additional office and meeting space for legislators, staff, and citizens without changing the overall appearance of the Capitol from the street. This was the largest non-highway public works endeavor in state history.

–

8 Very Cool Things about CSHQA Boise



CSHQA Boise Entry and Front Desk

We've settled in, learned the ropes and nearly dialed in the control systems for heating, lighting, ventilation and even the alarm system. What an amazing space of sophisticated and sustainable design and brilliant engineering. Here’s a quick tour of my favorites:

1. Cool foyer.
2. All of our work stations are on one floor in a big, open, collaborative space. Makes you feel truly connected and part of the energy.

3. Our ‘deli’ is bright and sunny and a nice place to eat lunch or take some time away. Come spring the patio will be extra nice.

4. The Big Kahuna – CSHQA Conference Room. It’s the largest of 5 meeting spaces.

5. Cool, filtered water that tastes great! A counter shows how many plastic bottles we have saved from a landfill.

6. Lavender plants – still blooming in November! Along the western wall of the access ramp.

7. Green and then some! This is one of five greens to be found on the northern interior wall. It's our own custom color. 2b is shorthand for Second & Broad Streets.

8. My total geek out room – the Mechanical Room. These five pumps help circulate glycol through 4.6 miles of pex under the concrete slab floor to warm or cool our space.

Thank You to Our Partners on 200 Broad St.

Almost one year ago to the day (9.27.12) Kent Hanway invited the CSHQA staff to meet at an old warehouse about three blocks east of our then current location. It wasn’t much to look at – concrete floors, warehouse doors and a few odd walls, pink insulation and bare light bulbs hanging from the ceiling, and concrete columns encased in banged-up bumpers. He explained the decision to make this space our future office and told us “This is our opportunity to transform a space and show what we can accomplish with our skills and creativity.  It's up to us.”

Today we still have concrete floors and columns, but WOW! 2│b has come a long way!  As we finish the final touches, we have many people to thank.  This very cool, very sustainable office is the result of a lot of hard work by CSHQA designers and staff, plus our construction and vendor partners led by general contractor Jordan-Wilcomb Construction, Inc. Thank you all! –

Reducing Our Footprint II - Space Planning Decisions Focus on Daylight and Collaboration

The CSHQA space plan is driven by three organizing factors:  (1) The most advantageous entry sequence originates on the corner of 2nd & Broad Streets.  (2) Workstations take first priority in natural and day-lighting considerations.  (3) Everything has to fit within 19,100 sf.

The covered patio doubles as an entry sequence and outdoor space for staff.  Adjacent spaces (lobby, front desk, conference rooms, break room, restrooms, and interior design library) radiate from this corner to take advantage of natural light from south and east.

In a decision made by the full ownership, only corporate officers have private offices – and they’re not aligned along windows as one might expect in outmoded, hierarchical thinking.  The row of three offices and two conference rooms serves to delineate ‘front of house’ public spaces and the main working area.  Skylights, clerestory windows and glass walls ensure these spaces have ample natural light.

The second entry/egress near the windowless west wall [lower left on plan] became the second jumping off point for adjacent spaces.  Non-occupied storage, equipment and restroom spaces hug the west wall.  The plan/archive room totals about half the size of our former copy/storage space in the basement of CW Moore. 

The final part of the space plan, about which everything revolves, is the open work space.  Natural light flows through the entire space.  Openness and stimulating collaboration were high priorities for the design team.  The ownership determined that all workstations would be one size, reducing the space of about 40% of our current cubicles.  This choice enabled the plan to accommodate a build-out of 80 cubicles, five informal meeting tables and a hoteling station that accommodates up to 12.  It was also decided to eliminate the overhead bins to further strengthen the open work concept. –

'2|b' Space Plan Legend

Work Stations—80 work stations, 5 informal meeting spaces (tables for 6), hoteling station (plug & play for 12)

Offices/Conf. Rooms—Offices and conference rooms, interior design library with meeting space

Main Entry—Patio, entry, front desk, lobby

Amenities—Staff break room, secure bike storage, restrooms, lockers, showers, telephone rooms

Support Spaces—Mechanical room, telecom/electrical room, covered trash, storage, print and archive

How CSHQA is Reducing Our Footprint Part I

If your office went (almost) paperless, how many trucks of recylable paper might you fill?

On the eve of our move to new offices at 2^nd & Broad I am both excited and amazed.  The choice to remodel a 50+ year-old warehouse was gutsy – kudos to our leadership.  But the steadfast commitment to this sustainable choice and all its ramifications borders on the epic.  Walking the talk involves three stages:  Reduce what you have, design for smaller, work smarter.

Reducing What You Have

Purge the archive.  When you’re pushing 125 years old you have some stuff in storage.  We wish it could have been a treasure trove of antiques.  It was a behemoth of paper.  Files, drawings, documents.  Sorting, scanning and shredding these documents was a nearly full time job for two people for more than a year.  2 man years.  That didn’t include the paper in everyone’s desk or personal flat file.  We each worked on that bit-by-bit for several weeks.

Recycle.  We have a paper-recycling cart nearly the size of a Mini Cooper.  At the peak of the office purge it was full every day for a month.  A typical dump truck holds 27 cubic yards of material.  I think it’s safe to say, including the archives, we filled the equivalent of three or four dump trucks with recyclable paper, magazines, files and drawings collected over several decades.  I think it’s also safe to say we will never repeat this feat.  Digital applications, storage hardware and the cloud are finally catching up with the reflexive tendency to hit the print button.  We truly are thinking twice.

Repurpose.  Admin set up a give-away table.  The only caveat – the new owner had to take it home, NOT to the new office.  House plants, dishes, paper goods, carpet samples, books, binders, jewel cases, small lamps, foot rests, posters, pictures, funky awards, and a crock pot(!) all found new homes.  Excess furniture, chairs, desk lamps, shelves, monitors, old computers…they found new homes too, by donation or contribution to the party fund.

Go paperless.  For some time CSHQA has made a concerted effort to print only when needed, edit in digital, store final copies on the server, and skip in the in-house copies on everything from timecards to proposals.  More software, more training?  Perhaps.  Greater efficiency?  Absolutely.

It’s been a liberating experience, seeing the nearly ‘empty’ desks poised for moving day.  It’s a good thing, too, because space-wise our new office definitely has to do more with less.  Today we have a staff of 70 in about 18,800 sf, plus an additional 12,000 sf of shared building amenities that include bike storage, lockers, trash room, server room, conference center and penthouse patio.  So, roughly 30,000 sf of accessible space.  The new office of 19,100 sf will accommodate up to 90 and still include conference, bike, trash, server, and patio amenities.  Learn how we designed for this smaller footprint in Part II.