Project 3 Final

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 Part 2 Early Proposals

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

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)

P3X2 Housing Cluster #10

Project 3
Exercise 2

Location of high density of affordable housing,west of downtown Orlando near Colonial Drive and Hiawassee Avenue. The Zoning map shows the units contained in a planned development zone. They are also under the R3 category of land development.

Affordable Housing Cluster #10


The Woodridge Apartments are located in the most prime spot to be viable with a more urban density. They are located next to a large retail area. These apartments are fenced off from this convience, but local residents have found ways to get through the fence and reduce pedestrian travel time. This complex is also closest to the bus stops along the road next to the shops.

SHIM # 1296
Property Information
Development Name: Woodridge Apartments
Address: 7351 Woodridge Park Drive, Orlando, FL 32818
Housing Programs: Guarantee, Housing Credits 4%, Section 542, State Bonds
Target Population: Family
Year Built: 1999
Year of Subsidy Expiration: 2039
Owner Type: For-Profit

Units and Buildings
Total Units: 254
HUD/RD Rental Assistance Units: 254
Total Living Area: 242,752
Number of Buildings: 11
1 Bedroom Units: 46
2 Bedroom Units: 136
3 Bedroom Units: 72
Units with income restrictions 55-60%: 254
Percentage of Units Occupied: 99%

Average Rents
1 Bedroom: $610
2 Bedroom: $725
3 Bedroom: $836
Average Rent/FMR Ratio: 80

Household Composition
Average Household Size (Persons): 2.59
Percentage of Households with Elderly: 9%
Percentage of Households with Children: 58%

Demographics
Average Annual Household Income: $25,909
Average Percentage compared to Area Median Income: 52.73%
Household Income ($0-$4,999): 1
Household Income ($5,000-$9,999): 5
Household Income ($10,000-$14,999): 6
Household Income ($15,000-$19,999): 8
Household Income ($20,000 and Above): 81



The Woodhill Apartments are the most interesting in terms of spatial arrangement, being situated around a lake for access to the residents who live along its perimeter. It is extremely restrictive for those who are not dependent on vehicular travel, however. It is located off on side roads and incredible insular with fencing and gates to restrict access for anyone who does not live in the community.

SHIM # 1139
Property Information
Development Name: Woodhill
Address: 7200 Woodhill Park Drive, Orlando, FL 32818
Housing Programs: Housing Credits 9%, SAIL
Target Population: Family
Year Built: 1995
Year of Subsidy Expiration: 2045
Owner Type: For-Profit

Units and Buildings
Total Units: 450
HUD/RD Rental Assistance Units: 450
Total Living Area: 525,453
Number of Buildings: 22
1 Bedroom Units: 46
2 Bedroom Units: 254
3 Bedroom Units: 150
Units with income restrictions 40-50%: 90
Units with income restrictions 55-60%: 360
Percentage of Units Occupied: 98%

Average Rents
1 Bedroom: $512
2 Bedroom: $649
3 Bedroom: $742
Average Rent/FMR Ratio: 72

Household Composition
Average Household Size (Persons): 2.59
Percentage of Households with Elderly: 8%
Percentage of Households with Children: 57%
Demographics
Average Annual Household Income: $23,963
Average Percentage compared to Area Median Income: 49.16%
Household Income ($0-$4,999): 1
Household Income ($5,000-$9,999): 4
Household Income ($10,000-$14,999): 7
Household Income ($15,000-$19,999): 15
Household Income ($20,000 and Above): 73



Lake Sherwood is another community with extremely restricted access. In addition, its location is not conducive to any other transit options besides personal vehicle. The bus stop route is outside the typically accepted distance for comfort. It is interesting how it connects with the older neighborhood next to it. This connection is similar to that same one which existed when Germany was considered two different countries. This Berlin wall divides the community off from the neighborhood and stops the sidewalks at the wall with no through access to discourage anyone to enter or exit this community by foot (or at all).

SHIM # 7161
Property Information
Development Name: Lake Sherwood
Address: 1801 London Crest Drive, Orlando, FL 32818
Housing Programs: Housing Credits 4%, Local Bonds
Target Population: Family / Elderly
Year Built: 2006 – Year of Affordability: 2010
Year of Subsidy Expiration: 2043
Owner Type: For-Profit
Units and Buildings
Total Units: 90
HUD/RD Rental Assistance Units: 90
Total Living Area: -----
Number of Buildings: 1
3 Bedroom Units: 119
4 Bedroom Units: 141
Units with income restrictions 55-60%: 90
Percentage of Units Occupied: 99%

Average Rents
3 Bedroom: $794
4 Bedroom: $877
Average Rent/FMR Ratio: 68

Household Composition
Average Household Size (Persons): 3.16
Percentage of Households with Elderly: 7%
Percentage of Households with Children: 82%

Demographics
Average Annual Household Income: $27,954
Average Percentage compared to Area Median Income: 53.18%
Household Income ($0-$4,999): 0
Household Income ($5,000-$9,999): 2
Household Income ($10,000-$14,999): 4
Household Income ($15,000-$19,999): 8
Household Income ($20,000 and Above): 86



Beacon Hill Apartments are also located away from any easy access to transit options. These units are not as divide off as Sherwood or Woodhill is, with a little more natural flow available between this community and its neighbors.

SHIM # 113
Property Information
Development Name: Beacon Hill
Address: 7493 Beacon Hill Loop, Orlando, FL 32818
Housing Programs: Housing Credits 4%, State Bonds
Target Population: Family
Year Built: 1998
Year of Subsidy Expiration: 2028
Owner Type: For-Profit

Units and Buildings
Total Units: 192
HUD/RD Rental Assistance Units: 192
Total Living Area: 219,095
Number of Buildings: 25
2 Bedroom Units: 96
3 Bedroom Units: 96
Units with income restrictions 55-60%: 192
Percentage of Units Occupied: 94%

Average Rents
2 Bedroom: $735
3 Bedroom: $857
Average Rent/FMR Ratio: 77
Household Composition
Average Household Size (Persons): 3.03
Percentage of Households with Elderly: 7%
Percentage of Households with Children: 73%

Demographics
Average Annual Household Income: $24,739
Average Percentage compared to Area Median Income: 47.68%
Household Income ($0-$4,999): 1
Household Income ($5,000-$9,999): 8
Household Income ($10,000-$14,999): 7
Household Income ($15,000-$19,999): 15
Household Income ($20,000 and Above): 69

P3X1 Trevor Boyle

Project 3
Exercise 1



SHIM #: 240
Property Information
Development Name: South Hiawassee Village
Address: 38 N Hiawassee Road, Orlando, FL 32858
Housing Programs: Rental Assistance / RD, Section 515
Target Population: Elderly
Year Built: 1979
Year of Subsidy Expiration: 2029
Owner Type: Limited Dividend

Units and Buildings
Total Units: 58
HUD/RD Rental Assistance Units: 55
Total Living Area: 40,355
Number of Buildings: 13
1 Bedroom Units: 38
2 Bedroom Units: 20

Average Rents
1 Bedroom: $632
2 Bedroom: $672
Average Rent/FMR Ratio: 72

Household Composition
Average Household Size (Persons): 1.08
Percentage of Households with Elderly: 86%

Demographics
Race/Ethnicity
White: 26%
Asian: 4%
Black: 25%
Hispanic: 46%
Average Annual Household Income: $9,712
Household Income ($0-$4,999): 0
Household Income ($5,000-$9,999): 77
Household Income ($10,000-$14,999): 16
Household Income ($15,000-$19,999): 4
Household Income ($20,000 and Above): 3



Not Pursued

Charts

P2 | Business + Dwelling + Community

"Keep it Real" Benevolent Development
Business + Dwelling + Community

Affordable Housing
Small Business Incubator
Community Center

A cooperative intentional housing community within Parramore.
Project Intent: very affordable desired housing with an integrated neighborhood support system.

Site Visit

Site Visit
Thursday, October 16th at 9:00AM

I'm going on a site visit tomorrow to 919 Randall to check out the inside of the unit. The owner of the building and the realtor will be there to answer any questions. If anyone wants to join, I'll be leaving from studio at 8:45 to meet up with them. I told them I'd limit the group to a couple people so that way we don't overwhelm the small units, so spaces are limited in case anyone wants to see the inside of these buildings and get any feedback. If you have questions you'd like to ask but can't join, just leave them in the comments and I'll ask for you.

Business of Architecture
Also, there is a two-part podcast on the architect/developer role on the Business of Architecture site. All his interviews are pretty good, but these tie into this midterm project on affordable housing.

"This is part 1 of my interview with Matthew Segal. As a young designer working for Jonathan Segal, FAIA, Matthew developed, designed and built his own 4-unit multi-family project in San Diego, California."

Parramore Links

Parramore/Holden Photography

From the Artist:
"The Parramore/Holden neighborhood is a disadvantaged neighborhood in the heart of Orlando, Florida. In 2011 I received a grant from a local arts organization which allowed me to start photographing it and it's residents. Through this project I hope to share art with the residents by giving a print to every person I photograph, break down stereotypes outsiders have of poverty and the neighborhood, and build a solid body of work that captures the vibrancy of the neighborhood before it disappears. I plan on photographing this region for many years to come."
https://www.behance.net/gallery/4642105/ParramoreHolden

Improvement Plans

Residents Review Plans (1987)
It's interesting how the same issues are still reoccurring after all of these improvement plans. Although these plans are close to thirty years old, the same things are being discussed today.
http://articles.orlandosentinel.com/1987-04-15/news/0120260103_1_neighborhood-improvement-parramore-holden

Project 1 | Trevor Boyle

Gathering in Parramore
Trevor Boyle | Fall 2014




The majority of gathering samples that were found were occurring along roadways which have been placed under the "improved" or "to-be improved" sidewalk locations through the community. What is still more apparent is the number of vacant lots and their relation to the neglected streetscapes. This shows a large area for improvement, and a chance for some of the successful practices within Parramore to be tested out in these neglected areas in order to improve them.

Distilled from this exploration are a few common threads within the community. The most successfully activated areas are not spaces which are pre-planned and pre-determined. The two common areas are the public entry space around local businesses and underneath shaded areas. The local business as a driver for gathering and socialization makes sense in terms of becoming a destination. These are typically businesses catering towards other locals, and so as familiar faces come by there are opportunities for conversations to arise, these events either acting spontaneously, occurring regularly, or being pre-agreed upon meetings.

Even more intriguing then the businesses are the common thread of shad as a generator. Uncaring of the actual particular location of the gathering, the two requirements for this gathering and activity are shade and seating. As shade in this context is a fixed constant, the variable is seating. Where there are large enough shadows to encompass a group, seating becomes any object that is portable enough to be brought within the temporal boundaries.

What is sought to be accomplished within this installation is a more structured provider of shading, for the purposes of recreating this activity and bringing it into areas of Parramore which are currently underutilized spaces. Since the local business as a generator is a costly and difficult condition to replicate and test across the community, the focus within this project is the idea of shading + seating = gathering.

The idea within this project is the reversal of the current process. In this installation, it is not shade which provides the foundation for seats to be placed, but seats placed which become the generation of shade. These are semi-temporary structures, easily dismantled and transported, that can be erected and left in an area for a finite length of time. Used individually or as a node within a modular system tessellating in any direction, these constructs are activated by the users and become displays of activity levels. The seats contain a large air bladder, and under the act of sitting this bladder is compressed to a specific point. The displaced air is forced through a series of tubes to the canopy system. Smaller balloons act as the activators for the kinetic canopies, carrying this motion up above the occupant and activating the canvas which creates a desirable shade boundary around the seating device.

As a singular object, this becomes an exterior meditative space; a conditioned environment for individual comfort. While arrayed in multiples in a tessellated chain, they can create different conditions based on their arrangements. No matter which way they are aligned, the end goal is a public gathering space, where previously underutilized spaces can be infused with new spirit and activity.

The kit of parts required for these modular parts would be three lightweight poles for structure, foam linear elements to provide for a semi-rigid structure in the canopy, a large air bladder within the compressed seating, and a series of tubes and smaller balloons to act as actuators for the canopy. The construction of these objects are to be simple enough that it does not require special training or complex tools to be built. The canopy material itself is to be sourced by the user. This creates a unique materiality across the community, and sense of personal elements so that way the residents can see their own choices and designs spaced within their neighborhoods and commercial areas. As of the current moment, very little of the resident's own handiwork is displayed thorough their own area, and instead the new developments being made are from outside sources with no input from the people who actually live there. As a sense of ownership and pride is established in the community, so then can a desire to improve it be generated.