Project 3 Final | Lucas Najle

Affordable Housing

Seminole Ridge Apartment

Seminole Ridge Apartments – Orlando Florida
2750 Renegade Drive, Orlando, Florida 32818.
Management Company:
Springboard Affordable Housing Management LLC
Property Information
• Building Type: Apt. Community
• Number of Floors: 3
• Number of Units: 240
Lease Length
• 12 Months
Income Restrictions
Income restrictions apply to some or all residents. Contact the community for more information.
# Persons Annual Income
1 $25,800.00
2 $29,460.00
3 $33,120.00
4 $36,780.00
5 $39,780.00
6 $42,720.00
To qualify, your income must be equal to or below those in the chart, based on the number of persons living in the apartment.
Models
 2 Bedroom $699 2 Baths 985 - 1013 SF
 3 Bedroom $847 2 Baths 1120 - 1136 SF
 4 Bedroom $964 2 Baths 1270 - 1283 SF

MickeyP Final Project 3

Project 3 Final

Board 1

Board 2

Antioch Manor

College Park Towers

Meadow lake Appartments

Project 3 Animations

Clips showing the different buildings in the area around my site

Clip Showing the Proposed new development

Clip Showing Distances to the nearby transportation hubs

Project 3 Final - Dedge

The final proposal for this project began by taking a look at several very different types of subsidized housing projects.  These case studies had taken a look at housing for the elderly, low income families, and the disabled.  Ultimately it was an elderly project in the heart of downtown that is due to expire next year that will act as the catalyst for the proposed redevelopment of the Lake of the Woods area.  

In the analysis of the city there were several trends identified that eventually directed the decision to use the Lake of the Woods area as the new development.  In mapping the extent of the population based off of age it was noticed that of all the age groups, the ones most likely to live in a high density environment were the elderly.  The nature of this phenomenon can be attributed to several factors, but by far this portion of the overall population is already primed for living in a mid to high density environment, and with several of the subsidized towers that house the demographic about to expire, it seemed that targeting this group for the new development would be the best choice.  

Further investigation into the demographics also began to reveal some very stark dividers as far ethnicity goes and its relationship with the cities lower income regions.  The data seemed to suggest that a vast majority of African American and Hispanic populations resided in the lower income regions, which appeared to be for the most part to the west of I-4.  There are of course exceptions to these findings, for example, the south west portion of Orlando appears to have a more equal mix of the different ethnicity's, although they are still within the lower income regions.  On the other side of the spectrum the higher income areas located mostly the east of I-4 are mostly Caucasian.  

The block that is being looked at for the development currently has a few vacant lots and a series of low density houses and medical offices.  The vacant lots are fortunately zoned for Planned Development (PD) which will make it easier to plan for high density residential, but it also allows some freedom in developing a mixed use project.  This project then focuses on developing a mixed use block that will consist of a series of high density towers and few smaller medium density 2-3 story buildings.  There will be an opportunity in the larger towers to have a mercantile presence on the first 1-2 floors.  Parking will be handled with a limited amount of on site parking, the majority however will be resolved with a parking garage in the high density towers.  The remainder of the development will then be filled with residential units, ranging from studio sized micro units up to 2-3 bedroom units.  

In terms of connect-ability this site has Lynx bus stops on both the north and south side of the site.  It is also within close proximity to the Sunrail and downtown.  Surrounding the site is also the medical district with several medical offices on site as well as the Orlando Regional Hospital and Arnold Palmer hospital next door.   

Project 3 Final - Mixed Use / High Density Affordable Housing

Project 3 Final

CityLab Orlando Graduate Design 8 Final Reviews

Dear Studio, this is what I sent out to our reviewers. Please visit the blog and familiarize yourself with its new look. I have reformatted it to make it more navigable by visitors. I have added pages that allow visitors to view select posts without having to enter the overall "stream". Please adjust your labels according to the instructions in my next email.

To all Attendees,

This semester the Graduate Design 8 studio has been learning about and testing potentials in redevelopment at different scales and from from different perspectives. I am including a synopsis of the semester because each of the projects are interrelated. You will see Project Three on Monday.

• Project One engaged students from the "ground up" perspective. After first-hand observation of patterns of activity and establishing perceived needs, students proposed small scale interventions to aid, encourage, enrich the urban life of the Parramore District. This proposed project were to be at a scale that each student along with a couple of friends could raise funds and construct it. This was primarily a "public realm" project. Here is a link to the initial assignment which includes links to text, etc,http://citylabg82014.blogspot.com/2014/08/p1-parramore.html
• Project Two introduced housing. It placed the students in the position of an affordable housing developer. The students were charged to figure out hoe to redevelop a block in Parramore that contained 16 existing housing units in 8 separate identical buildings. This building represents a post-war "type" within Parramore district. It is ubiquitous. We have been testing the land use code and affordable housing development incentives from our architect/designer POV. Students worked within the requirements of the land development code but were encouraged to make changes that could improve the intent of the code and improve the developability of the district in terms of both quality and profitability. Students used a proforma to establish that their proposals were viable. Proposals were meant to test existing and proposed density in the Parramore District. Here is a link to the initial project assignment, http://citylabg82014.blogspot.com/2014/10/p2-introduction-keep-it-real.html

These first two projects were focused on Parramore District. The City of Orlando Planning are in a conundrum concerning how and if to rezone Parramore (they are writing the new code now) so we have offered some input. The final project expands research into the region.

Project Three is what you will see tomorrow. Here is an introduction to the design problem.

Project Three carries the semester study on urban design with a focus on affordable housing beyond Parramore.

We will investigate the results of decades of housing development tangled with decades of (sub)urban development. We will look for ground up opportunity and top down opportunity, as we have in the first two projects, in this broader context. To frame Project Three I offer a set of resources. The resources are found at the Shimberg Center for Housing Studies. In particular, a recent study performed by a group of students under the direction of William O'dell. This study looks at suitability of affordable housing in the Orlando region, Orange County as a whole. It introduces a tool for the investigation of the quality of current affordable housing stock and proposes a method of finding best sites for new affordable housing. The tool relies heavily on utilizing the positive impact of linkage and networks. These are systems which we have identified as being necessary contributors to defining the urban condition. It also points out a diminishment issue with current affordable housing availability with units at risk of deterioration or conversion to market rate rents.

This project is set up as an exploration of the Shimberg housing suitability model (HSM) that is meant to grade the sustainably of existing affordable housing development locations in Orange County. We are using a critique of the model (HSM) to theorize ways of siting and developing new affordable housing units. We recognize a crisis in affordable housing on the horizon, as a full 1/4 of the existing tax credit units drop off the roles in the next ten years. We aim to offer ways to redevelop and or rezone strategic areas to preserve existing or promote new affordable housing development while also increasing the quality of the developments. This has been a short project and has not resulted in a "building". It is really a neighborhood site planning exercise.

This link includes the initial project description and links to the Shimberg Center on Affordable Housing HSM and Preservation documents. http://citylabg82014.blogspot.com/2014/11/project-3-introduction-regional-housing.html

We focused investigation on projects that fall into the "high risk of affordability loss (for-profit owned, well-located and in good condition)" category.

Continuous tasks for this project:

1. Review the criteria for suitability presented by the Shimberg study. Add to the list from your own observations and knowledge.

• Physical Infrastructure and Environment 
• Neighborhood Characteristics
• Neighborhood Accessibility
• Rental Housing Cost
• Driving Cost
• Transit Accessibility

2. Review the recommendations for preservation of affordable housing from the Shimberg presentation (v3). Add to the list.

Potential Strategies

• Prevent displacement via regulation 
• Preserve transit-oriented development (TOD)-appropriate affordable housing 
• Increase affordable homeownership opportunities 
• Promote affordable housing development 
• Preserve affordable housing development opportunities 
• Reduce the cost of housing production 
• Leverage market-rate development 
• Promote transit amongst low-income populations 
• Site public facility investments in station area 

The most important strategies for inner city sites: 

• Preserve existing project-based Section 8 and other subsidized housing 
• Prevent displacement via regulation 
• Reduce the cost of developing mixed-income housing 

This link includes more information of these tasks, lhttp://citylabg82014.blogspot.com/2014/11/high-risk-of-affordability-loss-tasks.html

Students will produce:

• A set of maps/drawings that identify an affordable housing development and indicate problems/issues at multiple scales (i.e. location, amenity, boundary/linkage, transportation, density, physical condition, etc).
• A set of maps/drawings focused on opportunities at multiple scales (linkages, densities/reconfigurations).
• Urban Design proposal shown at multiple scales (regional, local) that proposes a way to redevelop the site. This is focused on specific parcel(s) but may address adjacent properties and developments to form a more holistic urban design proposal.
• Three-dimensional digital models, to scale, of the existing condition and the proposed redevelopment.
• Summary lists addressing suitablity criteria and startegies for preserving affordable housing.

Presentations will include:

11x17 case study study pages that summarize the statistics and qualities of affordable housing projects that the students visited. These may or may not have been pursued as actual project 3 sites but they represent a context for the project.

A Slide Presentation of the project with 2- 24x36 pages to accompany it.

Thank you for your participation!

Assistant 

P3 - A Video That Confirms Our Explorations

This is from ETH Zurich Future Cities Course. I watched this video last week as part of the online edx course. I was encouraged by the content because it mentions much of what we have dealt with all semester. This confirms our explorations for this semester and makes it possible for us to imagine the possible transformative effects of thinking about and designing innovative urban changes that no one has thought about or presented before. These changes are necessary to make Orlando and Orange County the best environment for all to thrive. Do your best work for Monday.

Some Questions and Notes from 12-04-204

Looking at Deron's population map of downtown vicinity we saw that elderly population is the highest density.
Is elderly housing a model for increasing density?
Will other people move into these when the roll off? Who?
Richer old people? Singles?
Who lives on both density housing? Singles? Dinks? Young families? Rich or poor? Midlife families? Midlife couples?
A-loft style renovation?
I live in downtown Gainesville until my second child then move to a large property with yard nearby. Now my kids are teenagers and I want to live in a condo.

"The end of the suburbs". Book by Lee Gallagher.

Why do ethic populations aggregate?
Is this a "natural" phenomenon?
The racial dot map.
What implications does ethnicity have on urban form?
Example: Casitas in alphabet city. Abandoned lots and high density tenements.
Think about street life in Parramore.
Vietnamese neighborhood
Hispanic neighborhood
Sub cultures within ethic populations

P3X3 Part 3 Densities

Project 3
Exercise 3 Part 3


New Program of Abandoned Target Building

Density comparison of Eixample, Barcelona and the existing context
Eixample Density




Figure / Ground Study of Context, with distinction of building type and walking radius from site

P3X3 Site selections

P3X3 - Dedge - Mapping Analysis and Site Selection

With the subsidy expiration fast approaching on a significant portion of the affordable housing stock with in the next 10 years.  There is an increasing need to resupply the market with additional affordable housing to not only accomodate the exisiting population but also to take into account its inevitable growth over the next decade.

This map is a macro scale analysis of Orlando as a whole showing the break down of the population density through a filter based off of age and ethnicity.  Evaluation of the existing affordable housing stock has determined that there is a much larger percentage of elderly and minority housing that falls with in the expiring subsidies.  This study aims to identify general population characteristics in relation to a few basic amenities, such as bus lines, mass transit, and parks.

Race Legend: 

Green = White

Black = Black

Red = Hispanic

Blue = Asian

Courtesy of the City of Orlando this map designates the extent of mid to low income within Orlando.  It is pertinent to note that when compared to the above map that the majority of the low income areas fall within the largest concentrations of minorities.

The proposed site selected is currently slated for development of a new medical office and hotel.  This plan then is an design option for the use of the land.  (Note to D, talk about bus connection and medical proximity for elderly.  map out amenities, etc. photoshop high density R-3d or MXD-2 for the block)

Current Development Plans

The analysis of this site has revealed a high density community that currently exists in the vicinity.  The community is made up of mostly elderly residents.  Considering the subsequent expiration of assisted living subsidies that are used in nearby residential towers and the growing elderly population, the proposed project seeks to create a new retirement community between existing elderly clusters to develop a high density district that is within close proximity of downtown and its amenties but also closely connected to the existing transit system to allow the residents the freedom to venture beyond their property with out the aid of an automobile.

• Legend
• Orange - Site Selection
• Dark Red - Property
• Red - Surface and 3 Story Garage Parking
• Blue - Retail
• Yellow - Residential
• Brown - Boardwalk and Dock
• Green - Landscaping

P3X2.5 - Dedge - Incentives

Below is a series of tools that can be used to further develop sites that would fall subsidized housing programs.

Affordable Housing Assistance Program

$300,000 grant for neighborhood development and renovation
http://www.orl-oha.org/Choice%20Neighborhood/choiceneighborhood.htm

A decade long fiscal plan to apply uncommon incentives to HUD properties.
http://www.orl-oha.org/press%20Rl/PublicCommentNotice.htm

The PHA Plan is a comprehensive guide to public housing agency (PHA) policies, programs, operations, and strategies for meeting local housing needs and goals. There are two parts to the PHA Plan: the Five-Year Plan, which each PHA submits to HUD once every fifth PHA fiscal year, and the Annual Plan, which is submitted to HUD every year. It is through the Annual Plan that a PHA receives capital funding and/or Public Housing Drug Elimination Program (PHDEP) funding. (PHA,2001)
Public Housing Guide Plan

P3X1 - Dedge - Initial Investigation

Development Name: Orlando Cloisters
Cluster 9
ShimID: 1953
Address: 757 S Orange Ave Orlando, FL 32801
Housing Programs: Rental Assistance/HUD;Section 202 Direct Loan
Total Units: 101
Total Assisted Units: 101
Target Population: Elderly
Year Built: 1984
Subsidy Expiration: 2025

• Avg Rent / No. Rooms
• 0 BR: $798 / 30
• 1 BR: $888 / 71

Funders: HUD Multifamily
AVG Household size: 1.03

• Ethnicity %
• White: 42
• Asian: 1
• Black: 6
• Hispanic: 54

Avg Income: $11,095

Total Living Area: 78,565sf

Prev Year Assessed Value: $6,452,604

Property Use: Retirement Community

Building Type: Multi Family Residence

Ext Wall: Precast Concrete Panel

Int Wall: Drywall

Development Name: Windsor Cove Apartments
Cluster 12
ShimID: 2040
Address: 1488 Mercy Drive Orlando, FL 32808
Housing Programs: Rental Assistance/HUD
Total Units: 256
Total Assisted Units: 256
Target Population: Family
Year Built: 1974 (subsidy began 1983)
Subsidy Expiration: 2022

• Avg Rent / No. Rooms
• 2 BR: $573 / 96
• 3 BR: $682 / 160

Funders: HUD Multifamily
AVG Household size: 3.45

• Ethnicity %
• White: 0
• Asian: 0
• Black: 99
• Hispanic: 0

Avg Income: $9,391

Total Living Area: 259,843sf
No. of Buildings: 32

Prev Year Assessed Value: $7,583,891

Property Use: Modern Apartment Complex

Building Type: Multi Family Residence

Ext Wall: Concrete Block Stucco

Int Wall: Avg. Wall
Zoning: R-3B/W

Development Name: Life Concepts Living II
Cluster ?
ShimID: 173
Address: 705 Greenwood Street Orlando, FL 32801
Housing Programs: Rental Assistance/HUD;Section 202 Direct Loan
Total Units: 4
Total Assisted Units: 4
Target Population: Persons with disabilities
Year Built: 1953 (Subsidy Began 1992)
Subsidy Expiration: 2032

• Avg Rent / No. Rooms
• 1 BR: $1393 / NA
• 2 BR: $1556 / NA

Funders: HUD Multifamily
AVG Household size: NA

• Ethnicity %
• White: 100
• Asian: 0
• Black: 0
• Hispanic: 0

Avg Income: NA

Total Living Area: 2,818sf
No. of Buildings: 2
3 Beds / 2 Baths

Prev Year Assessed Value: $185,551

Property Use: Duplex

Building Type: Multi Family Residence

Ext Wall: Conrete Block

Int Wall: Plastered