Housing study in Parramore.
You are a benevolent developer. Someone who is interested in making the world a better place. I've heard it all before. You are interested in improving the living conditions of people of low or very low income. In order to make this happen you will solicit private funding but you also must maximize the potential grants and other assistance that is available.
The housing stock in Parramore varies but it is primary composed of wood frame single family bungalows from the turn of the century and small one and two story concrete block apartment buildings. I am fascinated by these. They are so brutal and so beautiful? Where did this type originate? We will look at a block of these units.
Site
The block defined by Randall, Colver, Jernigan, Westmoreland.
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| Randall, Colver, Jernigan, Westmoreland |
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For Monday
Existing Conditions Documentation (location plan, site plan, typical floor plans, elevations, sections)
Existing Program Capacity Estimate (spreadsheet)
Brief Adjacent Investigation
List of possible funding sources and basic details affecting there use in the project.
Proposal for property ownership scheme.
Be prepared to discuss the issues, in preparation for a charrette to follow.
Many of the issues you have been working with in our first project carry over into this one. For the most part you all have concentrated on activity in public space whether this is in actual publicly owned right of way or directly adjacent to it. By taking on the redevelopment of an entire block you will have to consider a variety of public space types. However, by introducing privacy, in the form of homes into this you now have more charged adjacencies.
Words
Community
Neighborhood
Association
Territory
Property
Ownership
Privacy
Presence
Inside/outside
Rules
Responsibilities
Stewardship
Time (cross sectional and longitudinal)
Density
Scale
Health
Safety
Happiness
Pets
Guests
Some of these words have similar meanings but there are meaningful differences.
Issues:
What is the origin of the current condition? What does it tell you about the place?
What other conditions are there in the immediate vicinity of the project? How does your project affect them?
Does the condition of property ownership affect the place? Investigate property ownership using Tax Appraiser website. How do you propose to organize property? What affect does the organization of ownership have on the community, the family, the individual? (Individual owner, Condominium, deed restricted neighborhood, etc).
What part does structure play, flexibility play? What are the limits of each?
Affordable Housing is a Civic Issue
with a mandate. I will post documents that provide more information about the following programs in our Dropbox share folder.
Below, from City of Orlando Consolidated Plan, Strategic Plan Section.
See especially, 91.215 (b) Affordable Housing Strategy.
B. Multifamily Rental Housing Rehabilitation
a. Summary of the Strategy: This strategy is designed to address the preservation of the affordable rental housing stock by improving its condition. The funds may be used for the rehabilitation of multifamily rental projects citywide. Funds awarded under this strategy may also be used as a local contribution by developers participating in the Florida Housing’s Low Income Tax Credit Program or any other Federal, State, or local funding program that targets the rehabilitation of multifamily rental housing projects in the City.
"Promote equitable, affordable housing. Expand location- and energy-efficient housing choices for people of all ages, incomes, races, and ethnicities to increase mobility and lower the combined cost of housing and transportation."
Explore Incentives
The City of Orlando offers the following incentives to developers of affordable housing:
Federal, state or local funds
Capacity reservation set-asides
Reduced development fees
Impact Fee Grants
Density Bonus Program
*Alternative Housing Development Standards (encourage innovation)
The CDBG and HOME programs are formula based, entitlement grants provided by the United States Department of Housing and Urban Development (HUD)
OHA Choice Neighborhoods Grant program
The City of Orlando’s Affordable Housing Assistance Program is intended to increase the availability of affordable residential units. The program coordinates and combines local resources and cost-saving measures into a local housing partnership and uses private and public funds to reduce the cost of housing.
How much money could you expect to acquire from these sources toward your development? This required developing a spreadsheet to test scenarios. (Other parametric modeling methods?)
More Money?
How would you go about soliciting other investment? Syndication? Trusts (REITs)? How does the investor affect the development picture?
Does the DU/acre zoning restriction apply to each individual parcel or the overall block? Can the city prevent someone from building on an empty lot because the density is already maxed out?
ReplyDeleteGood question Trevor. They apply per parcel. As it stands, the parcels are small. This could be a rational for doing a lot combination, yes? This is a part of your proposal for property ownership. But after a lot combination there might be a need for another reapportionment.
DeleteYes, there would have to be some sort of initiative or bonus for combining the lots. As of right now they're at max density, so if one would want to expand and add more units there would need to be an agreement with the city. Still on the look for some, most bonuses I've come across deal primarily with businesses or large multi-use buildings. That's why earlier I was considering subdividing as a strategy for increasing the density on this block, but the setbacks within the traditional city zones are pretty large.
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