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

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

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

CDC’s new Parks and Trails HIA Toolkit

Press Release
 
CDC releases new tools to improve community health through parks and trails

In the 19th century, Frederick Law Olmsted, famous landscape architect in the 1800s, said that great public parks, such as his proposed Greensward (New York's Central Park), would function as the "lungs of the city"—green open spaces where city residents could breathe clean air.  

To encourage outdoor activity today, the Centers for Disease Control and Prevention (CDC) developed a parks and trails toolkit that will help communities create parks with expanded health benefits.  In addition to Olmsted's observations, access to parks can help kids get the 60 minutes of aerobic physical activity each day recommended to maintain good health. According to the 2014 CDC State Indicator Report on Physical Activity, less than 30 percent of youth (grades 9-12) in the United States get this recommended amount of aerobic physical activity.  Additionally, more than 25 percent of adults report no leisure-time physical activity.  Being physically active is one of the most important steps Americans of all ages can take to improve their health.

The Parks and Trails Health Impact Assessment (HIA) Toolkit has six components to empower individuals and help community planners address health when designing parks and trails.  This framework allows public health departments, city planners, project managers, community groups, and other stakeholders work together to create healthier environments.

 The toolkit includes:

·         Resources that provide data about health issues in an area, for example, childhood obesity rates, mortality rates, or percent of low birth weight babies

·         Recommendations from existing HIAs, including ways to improve access by evaluating park entry points and support physical activity that can help improve cardiovascular health

·         Citations that support the recommendations

"The closer a person lives to a park or trail, the more likely they are to walk or bike to those places; and if they can walk or bike, research suggests they are more likely to use it," said Arthur Wendel, M.D., M.P.H., head of CDC's Healthy Community Design Initiative in the National Center for Environmental Health.  "Unfortunately, lack of access, because of distance or dangerous routes, can create a barrier to healthy choices."

CDC is working with health departments throughout the country to learn about and use the principles of HIA. This tool focuses on how parks and trails can contribute to public health by highlighting key issues such as lack of access to parks and trails and encouraging physical activity.  

In Omaha Nebraska, the Douglas County Health Department used funds from a 2011 CDC Healthy Community Design Initiative grant to complete an HIA on theAdams Park master plan. Before the Adams Park HIA, a park master plan had been completed that called for creating an urban farming and community gardening center in the park; however, the master plan did not address the neighborhood surrounding the park. The Adams Park HIA prompted the City of Omaha Planning Department to identify an oversight agency to implement gardening and food production in a series of empty lots near the park.  The HIA also led to an increase in the number of entrances planned for the park, which will make the park more accessible to the 2,000 people living near Adams Park in the years to come.

In partnership with the City of Greenville, the South Carolina Institute of Medicine and Public Health (IMPH) completed an HIA that was used to create the parks, trails, and green space component of the city's West Side Comprehensive Plan.The plan is part of the redevelopment of an economically depressed area just west of downtown.  Recommendations include a park with easy access, walking paths, basketball courts, open grassy areas, playfields, a community garden, and event space. The community anticipates that increased access to the park will improve the area's low rates of physical activity. The HIA led to stronger local involvement in the planning process; as a result, the design of the park reflects residents' desires.  A potential park site has been identified and the City adopted a park master plan informed by the HIA in 2013.

Parks and trails can be a crucial component of addressing physical inactivity, injuries, mental health, and exposures to pollution.  "The toolkit can help communities assess how everyone— regardless of age, ethnicity, race, income, or ability—can enjoy parks and trails often, easily, and safely," Wendel said.

To learn more about CDC's new Parks and Trails HIA Toolkit, visit: http://www.cdc.gov/healthyplaces/parks_trails/default.htm

P3X1 - Affordable Housing Study 5

Howell Branch Cove

Property Information
Development Name: Howell Branch Cove
Address: 7800 Spirit Lane, Orlando, FL 32792
Housing Programs: Exhchange; Housing Credits 9%
Target Population: Family; Link
Year Built: 2010
Year of Subsidy Expiration: 2062
Owner Type: Non-Profit

Units and Buildings
Total Units: 58
HUD/RD Rental Assistance Units: 58
Total Living Area: N/A
Number of Buildings: 10
1 Bedroom Units: -
2 Bedroom Units: -
3 Bedroom Units: 58
Units with income restrictions <=35% AMI: 6
Units with income restrictions 40-50% AMI: -
Units with income restrictions 55-60% AMI: -
Units with income restrictions 65-80% AMI: 52
Units with income restrictions >80% AMI: -
Percentage of Units Occupied: 100%

Average Rents
1 Bedroom: -
2 Bedroom: -
3 Bedroom: $780
Average Rent/FMR Ratio: 70

Household Composition
Average Household Size (Persons): 3.19
Percentage of Households with Elderly: 5%
Percentage of Households with Children: 78%

Demographics
Average Annual Household Income: $24,776
Average Percentage compared to Area Median Income: 47.67%
Household Income ($0-$4,999): 2
Household Income ($5,000-$9,999): 3
Household Income ($10,000-$14,999): 5
Household Income ($15,000-$19,999): 16
Household Income ($20,000 and Above): 74

P3XE - Zombie Subdivision Study

Construction Video

Abandoned Facebook Page

More Info