P3X3 - Increasing Density

Project 3

Exercise 3

Density in Winter Park

It isn't unusual to see pushback from residential communities, especially affluent ones, when this issue is brought up.  In the correct context and with proper execution, this word can become synonymous with sustainable, successful, thriving communities.  

Winter Park is no stranger to this struggle, as evidenced by the referenced article from the Winter Park Voice, which deals with the Land Development Code (LDC) and Comprehensive Plan.

In some cases as is with the newly built Village Park senior apartment complex on 550 N. Denning Drive, the Comprehensive Plan future land use amendment and rezoning, along with an amendment to an existing Conditional Use Approval has been used as a tool to allow development that would otherwise not meet the strict current limitations.  But it raises the question: Shouldn't codes and ordinances readily allow for improved urban design and development?  

While suitability models such as the ones developed by the Shimberg Center for Housing Studies may point to the best locations for development of affordable housing, codes and ordinances may make those same great locations unsuitable, or limit them unnecessarily.

Historical Changes

Analysis of existing condition

YELLOW=arterial roads, GREEN=retail goods and services, ORANGE=example development, RED=existing affordable housing




Figure Ground

Site Scale and Density

Walkability and Suitability

Proposals for Improvement

Maps of Problems and Proposed Fixes (P3X3)

Exercise 3 (P3X3)

During 11/20 class period we discussed the making of maps that tell the following information about developments:

1. Problems/Issues at multiple scales (i.e. location, amenity, boundary/linkage, transportation, density, physical condition, etc). These are primarily focused on the 
2. Opportunities at multiple scales (linkages, densities/reconfigurations, 
3. Photoshop Urban Design at multiple scales. Cut and past other scales, shapes, types of development into your investigation site (recall our speculation about Dre's project). This is focused on redevelopment of the site itself but can include adding network improvements at the wider scale (new bus stops, bike trails, round-a-bouts, pedestrian bridges) and renovating/ transforming nearby amenities such as parks, or service areas such as retail centers to include new programs (discussed over Trevor's project). Use color paste-up on top of grayscale original. Use your mastery of photoshop to make this work. It is okay for it to look like a collage. It is not the first time this way of thinking has been applied. Have you ever seen Pianesi's fictional map of Rome? It is genius. 

Complete these over break.

P3X2 - Dedge - Subsidy Roll Off

Development Name: Magnolia Towers

Cluster 9
ShimID: 2274
Address: 100 E. Anderson Street Orlando, FL 32801
Housing Programs: HUD Use Agreement
Total Units: 156
Total Assisted Units: 156
Target Population: Elderly
Year Built: 1966
Subsidy Expiration: 2015

• Avg Rent / No. Rooms
• 0 BR: NA
• 1 BR: NA

Funders: HUD Multifamily
AVG Household size: NA

• Ethnicity %
• White: NA
• Asian: NA
• Black: NA
• Hispanic: NA
• Note, even though the demographics breakdown was unavailable the census data does that the tenants are predominantly white.

Avg Income: NA

Total Living Area: 105,612sf

Prev Year Assessed Value: $8,102,254

Property Use: Retirement Community

Building Type: Multi Family Residence

Ext Wall: Concrete Block Stucco

Int Wall: Drywall

With the expiration of the subsidy assistance in April of 2015 the elderly population will very likely be forced to seek out alternative housing, but in an ever dwindling market of subsidized housing this will prove increasingly difficult over the coming years.  The link below is a news article from the Orlando Sentinel  back in 2012.  The story had covered a series of unconfirmed notice of eviction letters being sent to the residents. The management company denied that they had sent them out, and that they are also commited to serving the elderly population.

http://www.wftv.com/news/news/local/contract-low-income-senior-housing-orlando-expire-/nWWjS/

The reality though is that with the expiration of the assistance it seems unlikely that they will be able to maintain the low rents that are currently being paid.  With the completion of the Dr. Philips next door, the Amway and future entertainment district down the street it seems very unlikely that the rents can be maintained at their current level with the inevitable rise of properties value.  The residents may not be forced out by a letter but by rising prices.

The buildings future will more than likely involve surface and interior renovations as a new crowd of young single professionals begin to move in taking advantage of the proximity to downtown.

P3X3 Part 1 Woodridge Apts

Project 3
Exercise 3 Part 1

Woodridge Affordable Housing Complex


Woodridge Evolution from 1999-2014

Zoning Restrictions
R-3 Land-Use Zoning

Multi-Family Dwelling District
Medium Density Residential: 20 du/ac + workforce housing bonus
High Density Residential: 50 du/ac + workforce housing bonus

Three DU
Min. Lot Area (sq. ft.): 11,250
Min. Living Area (sq. ft.): 500 per du
Min. Lot Width (ft.): 85
Min. Front Yard (ft.): 20
Min. Rear Yard (ft.): 30
Min. Side Yard (ft.): 10
Max Building Height (ft.): 35 (buildings in excess of height may be permitted as a special exception)

Four DU
Min. Lot Area (sq. ft.): 15,000
Min. Living Area (sq. ft.): 500 per du
Min. Lot Width (ft.): 85
Min. Front Yard (ft.): 20
Min. Rear Yard (ft.): 30
Min. Side Yard (ft.): 10
Max Building Height (ft.): 35 (buildings in excess of height may be permitted as a special exception)

Ravaudage / Mixed-use Development

This 50+ acre development has been many years in the making; a large once unincorporated and overlooked strategically located collection of properties, with the potential to be one of the best connected and most sought after pieces of real estate in central florida.  The land is nested between the predominantly affluent cities of Winter Park and Maitland, just a few miles from I-4 and on the path of the Sunrail.  This area provides the connectivity and location desirability to make a large mixed use development successful.

Meeting minutes for the The CITY OF WINTER PARK PEDESTRIAN AND BICYCLE ADVISORY BOARD , this document touches on the connectivity possibilities of the development

An article on Winter Park's annexation of the Ravaudage development

Previous gentrification of Hannibal Square after the intervention of the same developer

A collection of articles on the developer including this and related developments

A highlight: Developer tells Orange, Winter Park: Pay up for my redevelopment project, which touches on the impact of this and previous redevelopments on the community.

Cady Way Articles

Here is a collection of news articles on the Cady Way trail so we can analyze potential good and bad.

http://articles.orlandosentinel.com/keyword/cady-way-trail

Low Income Housing (Meadow Lakes)

Meadow Lake Apartments
3546 Meadow Lake Lane
Orlando, Fl

87 Units Total  (Elderly/ Disabled)
Owned and operated by: Orlando housing Authority
1 Lot / 670'x670'
Zoned R-3 (Residential Medium)
14 Buildings
Average unit size: 600sf   1 Bedroom
Built in 1976
Construction type: CMU wall
Market Value: 1.75 Million
16 Bus routes within walking distance (.75 miles)

P3X2 - Selections

Best suited site for P3X3

Well suited and about to roll off

Initial site - New development

Affordable Housing

Affordable Housing | Orange County

 
 
 
 
 
 



















Property Information

Reserve At Indian Hill Senior Apartments | 5206 Indian Hill Rd, Orlando Fl 32808

Primary Property Type :  Senior Housing | Retirement Community

Property Sub-type :  Assisted Living Residences

Year Built :  2003

Floors :  3

Total Units :  70 | 69 of which are Section 8

Gross Area :  53,926 sq ft  |  Living Area :  51,104 sq ft

Zoning :  R-3 | Multi Family Residence

    1 Bedroom | 1 Bathroom

National Church Residences | Services at this Community

     ♦ Senior Housing

 

     ♦ Handicap Accessible

 

     ♦ Equal Housing Opportunity

 

Eligibility

HUD | Project Rental  Assistance | Section 202 Program

Target Population :  Elderly Persons over 62 yrs old

Income :  Below 50% median regional income

Rent :  $537. The unit is 34% less expensive than the fair market price.

 

P3X2 - Affordable Housing Cluster #11

Affordable Housing Cluster 11

-The Woodlands Apartments
-Valencia Forest Apartments
-Valencia Park Apartments

These developments are within close proximity to the Valencia Community College East Campus. This means that these properties are well located to serve the affordable housing needs of the students which are attending there. Interestingly, all three of these developments are targeted towards families.

In addition, these developments are located in the immediate area of the renovation to the highway 417 to highway 408 interchange. The old off ramp from 417 was replaced by a series of fly over loops towards the east. The remnants of the old exit can be seen bordering two of these developments. This path has since been paved as a street which now provides another way to reach Chickasaw Tr.

The highway causes these developments to be cut off from several direct paths. Instead the residents must circumvent the obstacles and take much longer journeys to reach their destinations.   
All of these features lend to an interesting set of challenges which can be improved upon if these properties were to be redeveloped.



The Woodlands Apartments

Property Information
Development Name: The Woodlands
Address: 604 Laurel Cove Court, Orlando, FL 32817
Housing Programs: State Bonds
Target Population: Family
Year Built: 1988
Year of Subsidy Expiration: N/A
Owner Type: For-Profit

Units and Buildings
Total Units: 526
HUD/RD Rental Assistance Units: 526
Total Living Area: 390,695
Number of Buildings: 29
1 Bedroom Units: 128
2 Bedroom Units: 296
3 Bedroom Units: 102
Units with income restrictions <=35% AMI: 0
Units with income restrictions 40-50% AMI: 0
Units with income restrictions 55-60% AMI: 0
Units with income restrictions 65-80% AMI: 106
Units with income restrictions >80% AMI: 420
Percentage of Units Occupied: 93%

Average Rents
1 Bedroom: $725
2 Bedroom: $811
3 Bedroom: $939
Average Rent/FMR Ratio: 81

Household Composition
Average Household Size (Persons): 1.95
Percentage of Households with Elderly: 3%
Percentage of Households with Children: 18%

Demographics
Average Annual Household Income: $40,727
Average Percentage compared to Area Median Income: 89.62%
Household Income ($0-$4,999): 1
Household Income ($5,000-$9,999): 0
Household Income ($10,000-$14,999): 0
Household Income ($15,000-$19,999): 1
Household Income ($20,000 and Above): 98

Valencia Forest Apartments

Property Information
Development Name: Valencia Forest Apartments
Address: 8413 Valencia Village Lane, Orlando, FL 32825
Housing Programs: Housing Credits 4%; State Bonds
Target Population: Family
Year Built: 2000
Year of Subsidy Expiration: 2029
Owner Type: For-Profit

Units and Buildings
Total Units: 336
HUD/RD Rental Assistance Units: 336
Total Living Area: 390,695
Number of Buildings: 29
1 Bedroom Units: 128
2 Bedroom Units: 296
3 Bedroom Units: 102
4+ Bedroom Units: 40
Units with income restrictions <=35% AMI: 0
Units with income restrictions 40-50% AMI: 0
Units with income restrictions 55-60% AMI: 336
Units with income restrictions 65-80% AMI: 0
Units with income restrictions >80% AMI: 0
Percentage of Units Occupied: 93%

Average Rents
1 Bedroom: $602
2 Bedroom: $709
3 Bedroom: $817
4+ Bedroom: $901
Average Rent/FMR Ratio: 78

Household Composition
Average Household Size (Persons): 2.57
Percentage of Households with Elderly: 5%
Percentage of Households with Children: 51%

Demographics
Average Annual Household Income: $23,581
Average Percentage compared to Area Median Income: 48%
Household Income ($0-$4,999): 3
Household Income ($5,000-$9,999): 6
Household Income ($10,000-$14,999): 10
Household Income ($15,000-$19,999): 18
Household Income ($20,000 and Above): 63

Valencia Park Apartments

Property Information
Development Name: Valencia Park Apartments
Address: 532 Park Tree Trail, Orlando, FL 32862
Housing Programs: Housing Credits 9%; 
Target Population: Family
Year Built: 1995
Year of Subsidy Expiration: 2023
Owner Type: For-Profit

Units and Buildings
Total Units: 208
HUD/RD Rental Assistance Units: 208
Total Living Area: 242,162
Number of Buildings: 27
1 Bedroom Units: -
2 Bedroom Units: 40
3 Bedroom Units: 168
Units with income restrictions <=35% AMI: 0
Units with income restrictions 40-50% AMI: 0
Units with income restrictions 55-60% AMI: 208
Units with income restrictions 65-80% AMI: 0
Units with income restrictions >80% AMI: 0
Percentage of Units Occupied: 95%

Average Rents
1 Bedroom: -
2 Bedroom: $710
3 Bedroom: $792
Average Rent/FMR Ratio: 70

Household Composition
Average Household Size (Persons): 2.99
Percentage of Households with Elderly: 8%
Percentage of Households with Children: 64%

Demographics
Average Annual Household Income: $26,985
Average Percentage compared to Area Median Income: 52.94%
Household Income ($0-$4,999): 2
Household Income ($5,000-$9,999): 5
Household Income ($10,000-$14,999): 5
Household Income ($15,000-$19,999): 11
Household Income ($20,000 and Above): 79