Project 3 Final - Mixed Use / High Density Affordable Housing

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 Site selections

P3X3 3D

We will move from the 2d mapping into three dimensions following Thursday. You are welcome to experiment prior. Use SketchUp and Google Maps and own maps to create separate three-dimensional models, to scale, of the existing condition and your proposed redevelopment. These will be fairly bland mass models with little detail. But they allow us to study and think about shadow, scale of urban space, visual connectivity and program use. I think that as a class we need to come up with a consistent color key that allows us to denote parking, housing, mercantile, business, etc. The masses then take on meaning within a mixed use concept.  Some of you will have more of this, and some of you will have less, depending upon your site and in the context.

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 - Selections

Best suited site for P3X3

Well suited and about to roll off

Initial site - New development

P3X2 - The Plymouth, HUD agreement expiring in 2017

Project 3

Exercise 2

Landlord homepage on this development

plymouth apartments - winter park, fl 32789

1550 Gay Rd
Winter Park, FL 32789

community amenities

·       24 Hour Emergency Maintenance

·       24hr Attendant

·       Affordable Housing

·       Business center with equipment

·       Close to Public Transportation

·       Conference/Meeting room

·       Controlled building access

·       Disability Access

·       Elevator

·       Laundry facility on site

·       Monitoring cameras

·       Pet Friendly

·       Recreation Facilities

·       Walk to bus line

·       Walk-In Closet

Housing Program: Elderly Housing Community Loan; HUD Use Agreement

Total Units: 196

Parcel ID: 292201418405001

Expiration Date: 2017

Program: HUD User Agreement

High Risk of Affordability Loss (tasks for Thursday) (P3X2 cont.)

Focus your investigation on projects that fall into the "high risk of affordability loss (for-profit owned, well-located and in good condition)" category. However, I am interested that we have knowledge of a broad range of properties.

Accumulate:
Aerial imagery at multiple scales (include adjacent retail, parks, transportation, etc)
Street level imagery
Property statistics (year, units, building, acres, rents, pulsations, demographics, etc)
Property constraints (current land use, zoning, as-of-right development density, etc)

Continuous tasks for this project (Continuous Exercise - suitability model critique, LABEL "SMC")
1. Review the criteria for suitability presented by the Shimberg study. Add to the list from your own observations and knowledge.

-summarized from "EVALUATING SUITABLE LOCATIONS FOR THE DEVELOPMENT AND PRESERVATIONS OF AFFORDABLE HOUSING IN FLORIDA: THE AHS MODEL", page 5;

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

(...this article was part of the originally assigned reading, in this post)

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

-from Shimberg Center Document, "Present_110714_v3", slide 22;

Preservation Recommendations

1. Preserve affordable multifamily developments in proximity to SunRail stations.
2. Preserve assisted housing for families with children in areas that offer quality schools and low poverty levels as well as high transit access to work.
3. Prepare for the LIHTC “Year 30” expiration problem well in advance of the beginning of property loss in the early 2020s, particularly for properties at high risk of affordability loss (for-profit owned, well-located and in good condition).
4. Develop a strong local infrastructure for preservation. See the examples of interagency coordination in Chicago and preservation ordinance/preservation near transit in Denver as models.

-from slide 37;

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 

-from slide 38;

Tools to Implement Strategies

• Options for Financing Affordable Housing Near Transit-Oriented Development 
• Public Land Disposition Plan 
• Land Banking Funds 
• Parking Regulations
• Linkage Fees 
• Joint Public/Private Development 
• Infill Development or Redevelopment in Transit Zones 
• Tax Increment Financing
• Fast-track permitting
• Fee waivers, reductions, and deferrals
• Regulatory accommodation for small sites
• Tax forgiveness for back taxes on affordable housing sites

Our additions to these lists will be from a different perspective and this is valuable.

Crashcourse on on Suitability Modeling including the Info on the Model used in Shimberg Study (P3X2 cont.)

A history of suitability modeling
Land-Use Suitability Analysis in the United States: Historical Development and Promising Technological Achievements

A great article on suitability modeling, a critical history.
GIS-based land-use suitability analysis: a critical overview. Jacek Malczewski.

A demonstration in GIS software.
ArcGIS Spatial Analyst - Suitability Modeling; Esri staff demonstrate how to create a suitability model using a variety of techniques.
- See more here.

An explanation of the way data is used.
Interactive Site Suitability Modeling; A better method of understanding the effects of input data

Shimberg Study Schematic of HSM

P3X1 - Affordable Housing at the edge of Colonial Orlando

Project 3

Exercise 1

The Villas at Hampton Park 
301 Hillside Ave. 
Orlando, FL 32803 
(407) 898 - 3232

48 1 BR units

Features Include:	Schools:	Shopping Locations:
Elderly Only Ceiling Fans Central Air and Heat Tile floors Exercise room Reading Area Patio Area Garbage Disposal Dishwasher Chapel Computer Lab Library Day Room Close to Downtown Orlando	Hillcrest Elementary Howard Middle School Boone High School	Fashion Square Mall Target Plaza Eckerd's Drugs Colonial Promenade Shopping Center Walgreens Publix

Orlando population density studies

I had started to develop a few of these earlier in the week.

Orlando population density showing race.
Green = Caucasian
Red = Hispanic
Black = African

Orlando

Parramore