Facts on the Ground: HSM

Showing posts with label HSM. Show all posts

Thursday, December 4, 2014

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

Tuesday, December 2, 2014

Monday, December 1, 2014

Project 3
Exercise 3 Part 2

Woodridge Property Proposals
Density increase & focus on centralizing vehicle transit

The zoning for this area is classified first as a Laurel Hill P-D, but it falls under the R-3 category which was defined in the P3X2 assignment as multifamily residential. Currently the apartment complex holds 254 units over its roughly 16.5 acre site. Without any of the density bonuses that are available for this area, high density allowances are 50 dwelling units per acre. This means that it would be possible to fit 825 units on this site.

Proposal 1

Replacement of medium-density apartment buildings with high density to increase units and allow for the property to absorb the tenants of the other communities within the cluster who will be unable to pay for their units when the affordability incentives roll over. This community is the best option to be intensified and extended as affordable housing, as it is the closest to mass transit stops, community buildings, and commercial districts by foot.

Proposal 1 | New density of apartments within the complex

Proposal 2

A more extreme version of the first proposal, this design focuses on the complete redevelopment of a large section of neighboring property as well as the community itself. The density of the community is still increased, but this proposal takes advantage of the PD in the area to suggest changes to the character of the site. A large section of the on-grade parking is removed and condensed into multistory garages. This space is reclaimed as public green space, to allow for more community activities to take place. Mixed-use buildings border the edges of streets, so that this block is now activated by the combination of residential, commercial, and community uses overlapped.

Proposal 2 | Vehicle circulation through the site and parking garages

Proposal 2 | Pedestrian circulation through the site

Sunday, November 30, 2014

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

Monday, November 24, 2014

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)

Thursday, November 20, 2014

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