Vertical Villages

Homes grouped around a small collection of shops, churches, banks, a doctor’s office and a barber. It’s the way cities and towns developed. Today, a similar process is underway in Vancouver, Miami, Baltimore, San Jose, Memphis and many other cities, except expansion is as much upward as it is outward in a new vision of community considered a “vertical village.”

The concept found early proponents in Asia, where space is at a greater premium. Now, similar neighborhoods are taking shape in the U.S. and Canada, often in former industrial or commercial sites. In Memphis, Cross-town Concourse is rising in a former Sears distribution center and retail outlet the size of 25 football fields. In Atlanta, another abandoned distribution center is the foundation for Ponce Market, a mixed-use community adjacent to the Beltline. And in an era when retail seems to be threatened, shopping malls — not the familiar single-dimension covered expanse, but open sites inviting participation — are the foundation for vertical villages along with a mix of residences in multiple buildings and varied price brackets.

However, no matter how well meshed, retail and residential alone do not create community. Instead, the addition of parks, trails, green spaces, grocery stores, farmer’s markets, performance centers, galleries, venues for the arts, wellness, education and medical and dental facilities turn what might be simply a new mall into a community.

Arts and culture are a focus at Crosstown Concourse, which is a collaborative effort, focused on the arts. Here, residents are perceived as embodying the spirit of the place.  

Santana Row in West San Jose, California, is another relatively new mixed-use community incorporating retail, offices and residential.

“Community is engrained in everything we do here at Santana Row,” says Collette Navarrette, West Coast marketing director for the developer, Federal Realty Investment Trust. “The center-wide amenities, highly engaged residents, and unique community events that Santana Row offers inspire and connect people in a meaningful and lasting way.

The concept of a vertical village might be mainstream for developers, but it’s still new to consumers. One of their biggest questions is whether the convenience and community will meet their needs and most especially their values, according to data scientist David Allison, who heads an eponymous global advisory firm. He says it all comes down to values. “What we value determines what we do.”

Allison brings new insights into con-sumer behavior. He contends traditional demographic parameters of age and gender do not work in today’s market. “People really don’t act their age anymore. Gender rules and norms are less important than ever before. In fact,” he says, “we live in a post-demographic era. Allison’s firm has amassed data from almost half a million people regarding 40 core human values as well as several hundred other needs, wants and expectations. Their database, Valuegraphics, shows that people in the traditional demographic categories have little agreement — only 13 percent of the time for Boomers, 11 percent for Gen X and 15 percent for Millennials. Humans overall only agree 8 percent of the time. Instead, Valuegraphics data uncovered 10 huge groups or architypes who agree on pretty much everything.

To profile those drawn to a vertical village, Allison combined this data with additional research among 1,864 North Americans who indicated interest in such a community. The results reveal several major interest profiles.

The Interlace in Singapore, designed by Ole Scheeren and Oma, established a new vision for urban residential living. Photo courtesy of Mike Cartmell. 

Local Experience
Chasers Approximately 32 percent literally pursue experience after experience, but they like to have those experiences close to home. “They want to do things they love again and again,” says Allison. Loyal to things that trigger a sense of belonging, they are apt to join a team or club and love to see the same faces. Quality of life often means quality of social life. A sense of belonging is important and they like the idea of multipurpose living. Allison says for this group extra thought should be given to programming. A 3D walkthrough of a yet to be finished building would have great appeal.

Workaholic Investors
Comprising 19 percent of potential residents, this group values financial security, material possessions and wealth. They are likely see a place in a vertical village as an investment. Allison says, “They are thinking long term about all of the component parts of the offering.” They are likely to be attracted to the proximity of amenities. Who lives in the building could also be an incentive for them.

CityVista, a mixed-use development, located at 475 K Street, N.W., in the Mount Vernon Square neighborhood of Washington D.C. Photo courtesy of Creative Commons by AgnosticPreachersKid.

To shine some light on what’s ahead for homes, we take a look at 10 ideas, products and attitudes that promise to impact homes as we head toward the end of the decade.

By Camilla McLaughlin

Millennials Are Change Agents 

Expect to see millennials become luxury players. Right now, their impact on high-end markets is minimal, but this demographic is already a force shaping future home designs, particularly regarding energy efficiency and sustainability. “This is the homebuyer of the future and builders should be constructing homes to meet their desires,” says Lee Ann Head, vice president of research for the Shelton Group. “According to our Energy Pulse studies, millennials want more energy-efficient homes and the technology to easily monitor and control their energy consumption. Millennials are also more discerning about certifications and prefer certified energy-efficient homes.” Also, they are “very aspirational about solar energy and are adopting solar panels at a much higher rate than the overall population.”

Approximately 35 percent of U.S. homebuyers are millennials, and 67 percent of them are first-time buyers. But having delayed a first-home purchase, many millennials do not fit into the typical first-time-buyer profile. “It’s important to note that the first-time homebuyer is not what it used to be. Many of these folks are better established in their careers and many are more upscale. Therefore, many of them are in the market for their ‘dream home’ not their ‘starter home.’  Therefore, the list of features I’ve noted, which could drive a home price up, is not necessarily out of the question for these buyers,” explains Head. And, she adds, the greener homebuyer tends to be a better-educated, somewhat more upscale buyer.

Still Debating Whether Size Matters  

If there was any given in the world of upscale real estate, it was bigger is better. Today, any consideration of home sizes opens the door to an entirely new dialogue based on diverse and changing consumer attitudes. For trophy homes, there is still nothing modest about square footage; uber properties are getting larger with increasingly lavish amenities. But designers, Realtors and architects also say clients want smaller homes and plans that engage every square foot. “People want to use their whole house. Fewer and fewer people are willing to have spaces just for formal occasions,” shares Elyssa Morgante with Morgante Wilson Architects in Evanston, Illinois.

Even the tiny house trend has found a luxury expression with what Florida developer Frank McKinney is calling a Micro Mansion. With just under 3,000 square feet under roof, McKinney’s tiny home is hardly micro, but it is still smaller than some luxury master suites. The inspiration he says came from Miami condos and also clients desiring a single-family residence in South Florida, but not another large estate they might only use a few weeks a year. Still, they expect a level of quality and finishes worthy of a mansion. McKinney has not compromised on finishes, design or drama in this ultra-luxurious home that includes unique features such as counters made of sea glass.

Photo courtesy Chris Mayer Photography and Bassenian Lagoni Architects

Functionality & Finishes      

“It’s more about really functional spaces and higher-quality finishes,” says Chicago designer Donna Mondi. “Some people don’t want a living room. Instead, they’d rather have the space be a home office or a really beautiful study or library. A lot of it is more the function of the space than less space,” she explains. Like many designers, Mondi says consumers are becoming more discerning. “There is an appreciation for how a great faucet feels in their hands or a great doorknob feels versus a cheap one.”

Getting Smarter  

Interactive design has completely altered the way we engage with our homes. “It has been a real cultural change that’s permeated through all product design. People are more demanding and more aware of the ease of use of interactive design because of their experience with smart phones,” says Marc Hottenroth, director of Industrial Design at GE Appliances. “We are starting to see the trend moving from tap and select on the phone to gestures and voice and then having a conversation with the product via a digital assistant.”

The addition of artificial intelligence takes interactivity to a new level. Already, it is boosting the IQ of smart homes by enabling protocols such as geofencing in which a predetermined series of actions (security disabled, lights turning on, music playing) are triggered when an owner (and their smart phone or watch) reaches a preset distance from home. Looking ahead, Hottenroth speculates on scenarios in which we might purchase say a rack of ribs at a grocery store and artificial intelligence would call up recipes and transmit them to a kitchen appliance. “There are all sorts of interactions that could take place that we never even thought about,” he says.

Can You Hear Me Now?

“We are moving toward rich interaction and the next wave is having no interface,” Hottenroth explains. Instead of using manual or digital controls to operate an oven, washer or other appliance, we will simply talk to them. Currently, GE has a digital assistant, Geneva, which meshes with Alexa or Google Home and enables consumers to control a number of appliances using voice commands. They can add minutes to a wash cycle, extend time in the oven or turn on the dishwasher from their bedside. They can ask if their laundry is clean or how much time is left on a cycle. Or Geneva — with a little help from her digital friends — can keep clothes tumbling in the drier a little longer. Unfortunately, folding clothes is not an option. Yet.

Wellness

Wellness as a concept for homes has been around for a few years, and most of the emphasis has been on construction materials and air quality. Now consumers and builders are turning attention to other aspects of wellness and materials that compromise air quality. The WELL certification for homes has been available for a few years, and new nonprofit advocacy groups such as Wellness Within Your Walls and the Sustainable Furnishings Council bring attention to furnishings and other products brought into the home. Expect to see more certifications for homes such as Indoor airPLUS.

More Than Cooking

Steam ovens, introduced a few years ago, tapped into new consumer preferences for healthier food prep. Following that trend, several new products take wellness and kitchens in a new direction, which expands on the idea that a kitchen can be a place to grow as well as prepare food, a concept often spied in one version or another of kitchens of the future. “Maybe it’s just California being healthy eaters, I say we’ve definitely seen steam ovens as well as composting as a trend. We integrate a lot of composting. Not only do you have your garbage and your recycling, but you also have your compost. That’s involved in every kitchen now,” says San Francisco designer Kriste Michelini.

At this year’s Consumer Electronics Show, a new appliance from WLabs of Whirlpool Corporation, the Zera Food Recycler, took home awards in several categories including Eco-Design and Sustainable Technologies. Using an automated process, Zera can break down a week’s worth of food waste from the average family into ready-to-use homemade fertilizer in 24 hours. All it takes is a push of the button or the Whirlpool mobile app.

The Urban Cultivator, a residential version of a commercial product, brings the ability to grow herbs and greens into the kitchen. The product can be free standing or installed to blend with existing cabinetry and looks very much like an undercounted wine refrigerator. It includes automatic air circulation, watering and custom formulated organic plant food. Growing potential include greens such as kale and arugula as well as herbs.

Flexibility & The Sharing Economy 

Today, homeowners typically stay in their homes for an average of 8 to 10 years, so it’s no surprise flexibility has emerged as a desired attribute for homes. While most attention is focused on rooms that can be adapted in multiple ways, architects are focused on ways homes overall can adapt to the changing needs of homeowners. For the 2016 International Builders’ Show, Newport Beach architects Bassenian Lagoni (BL) designed two homes geared toward changing lifestyles. “We wanted a home that can morph and flex over time,” says architect Hans Anderle, who was on the BL design team. In both models, the entry-level Contemporary Farmhouse or move-up Contemporary Traditional, fluid floor plans enable rooms to be used in a number of ways and are enhanced with seamless indoor/outdoor connections on multiple sides of the homes. Additionally, both homes incorporate spaces giving families options to adapt the home to their own lifestyle. A first-floor suite with a mini-kitchen is suited for adult children, grandparents or visiting family. But an outside entry also makes it ideal for Airbnb guests or for a home office. Both homes include another separate space for rentals or guests or a home office. Not only do these designs accommodate changing spatial needs of a family, but the intent was also to include ways for entry-level owners to afford the home initially and then adapt it as their lifestyle changed.

Changing Architecture 

Architecture is not static. Instead it’s always evolving. Right now, contemporary holds sway, but still it’s rooted in regional vernaculars, which syncs with the growing consumer desire for authenticity. Look for more transitional styles in new homes as well as existing homes as more owners opt to renovate rather than move. Even hard-edge contemporary styles are softening in some regions.

Traffic 

Traffic and gridlock aren’t often mentioned as change agents, particularly for homes. However, in some cities, both — along with access to alternate transportation — play a role in home values, pumping up prices and demand. Self-driving cars are often cited as a potential solution, but even urban planners don’t have a solid take on the impact on cities, let alone housing. Some believe autonomous transportation will create more demand for suburban locations.

The recipe for a home of the future: indoor/outdoor merger, authentic materials, and dramatic design.
Photo courtesy Chris Mayer Photography and Bassenian Lagoni Architects