Journey   Applying TND Principles to Workforce Housing Emerald Coast Section - APA Florida and U. S Green Building Council...
Background
Building communities  through the  creation of quality affordable homes
Who is the Interfaith Housing Coalition? <ul><li>The Interfaith Housing Coalition of Northwest Florida, Inc. (IHC) is a Fl...
Crisis Point for Affordability <ul><li>In 2004/2005 the housing market reached a crisis point in affordability. </li></ul>...
Building communities through the creation of quality affordable homes THE  CRISIS  IN AFFORDABLE HOUSING IN THE PENSACOLA ...
Project Funding Options
IHC’s Community Support <ul><li>IHC is unique and unlike private sector developers in that we receive tremendous support f...
IHC’s Local Government Support <ul><li>Again, in a unique way, IHC has a committed public/private partnership with Escambi...
Journey  – a Master Planned Community   Interfaith Housing Coalition of Northwest Florida
Journey’s Progress to Date <ul><li>November 2006 – IHC’s design team engaged. Architectural Affairs, Inc., Michelle MacNei...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida Aerial View W Street Avery Street...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida 1960s Plat W Street Avery Street ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida Journey’s Goals:   Respond to hou...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida Regional Context Journey is consi...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida Concept Plan W Street Avery Stree...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida Preliminary Plan W Street Avery S...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida Preliminary Plan W Street Avery S...
Tree Protection Plan Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida
Sidewalks for Walkability Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida
Streets, Alleys & Parking Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida
Parks & Open Space Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida
Variances – Negotiations – Offsets <ul><li>Through the Planned Unit Development (PUD) process and negotiations with local ...
Variances <ul><li>Front, side, and rear yard setbacks were reduced by 50-75%. Build-To Lines and Build-To Zones were creat...
Project Phasing Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida
Affordability <ul><li>Housing affordability is driven by small lots reducing land costs and requiring smaller, more effici...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Townhomes of Journey Phase – Rental Apartments Proposed Unit Mix:     2 BR/ 2 bath – 67 units; 3 BR/ 2 bath – 29 units; 4 ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community  Interfaith Housing Coalition of Northwest Florida   Quina Grundhoefer Architects – ...
Journey  – a Master Planned Community   Interfaith Housing Coalition of Northwest Florida Building communities through the...
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Journey Aplying Tnd Prnciples To Workforce Housing Fapa 6.11.10

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Presentation featuring IHC\'s Journey development, bringing TND to workforce housing.

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Journey Aplying Tnd Prnciples To Workforce Housing Fapa 6.11.10

  1. 1. Journey Applying TND Principles to Workforce Housing Emerald Coast Section - APA Florida and U. S Green Building Council – Northern Gulf Coast Chapter June 11, 2010
  2. 2. Background
  3. 3. Building communities through the creation of quality affordable homes
  4. 4. Who is the Interfaith Housing Coalition? <ul><li>The Interfaith Housing Coalition of Northwest Florida, Inc. (IHC) is a Florida not-for-profit corporation and a tax exempt charitable organization providing affordable housing under chapter 501(c)(3) of the IRS code. </li></ul><ul><li>IHC was formed from within the faith community as a response to the aftermath of Hurricanes Ivan and Dennis with an intention to focus on long-term disaster recovery. </li></ul><ul><li>IHC’s primary purpose is to provide affordable housing in Escambia and Santa Rosa Counties. </li></ul><ul><li>IHC’s Mission Statement is “ Building communities through the creation of quality affordable housing .” </li></ul>
  5. 5. Crisis Point for Affordability <ul><li>In 2004/2005 the housing market reached a crisis point in affordability. </li></ul><ul><li>Its been debated whether this was caused by the hurricanes or the housing bubble. </li></ul><ul><li>For moderate-income workforce families that was a moot point. </li></ul>
  6. 6. Building communities through the creation of quality affordable homes THE CRISIS IN AFFORDABLE HOUSING IN THE PENSACOLA METRO AREA COULD BE SEEN IN THE GROWING GAP!
  7. 7. Project Funding Options
  8. 8. IHC’s Community Support <ul><li>IHC is unique and unlike private sector developers in that we receive tremendous support from Foundations, Institutions, and the Faith-based Community. </li></ul><ul><li>Catholic Charities USA $100,000 </li></ul><ul><li>Fannie Mae Renaissance Fund $100,000 </li></ul><ul><li>Diocese of Pensacola-Tallahassee $90,000 </li></ul><ul><li>Presbytery of Northwest Florida $50,000 </li></ul><ul><li>Wachovia Foundation $36,000 </li></ul><ul><li>United Way of Northwest Florida $34,000 </li></ul><ul><li>United Methodist Council on Relief $20,000 </li></ul><ul><li>Bank of America $10,000 </li></ul><ul><li>SunTrust Bank $10,000 </li></ul><ul><li>Christ Episcopal Church $10,000 </li></ul><ul><li>First United Methodist Church $10,000 </li></ul><ul><li>Other Churches & Organizations $10,000 </li></ul>Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida
  9. 9. IHC’s Local Government Support <ul><li>Again, in a unique way, IHC has a committed public/private partnership with Escambia County to ensure the success of Journey. The county has agreed to invest $2,780,000 towards infrastructure improvements for the home ownership phase of Journey. </li></ul><ul><li>Community Development Block Grant (CDBG) funds $1,250,000 </li></ul><ul><li>Local Option Sales Tax (LOST) funds $500,000 </li></ul><ul><li>State Housing Trust Fund 0% loan $1,000,000 </li></ul><ul><li>Community Redevelopment Funds $30,000 </li></ul><ul><li>These funds are allocated over five years; however, through a special loan product from Fannie Mae to Escambia County, the funds were made available during the first project year. </li></ul>Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida
  10. 10. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida
  11. 11. Journey’s Progress to Date <ul><li>November 2006 – IHC’s design team engaged. Architectural Affairs, Inc., Michelle MacNeil, Master Planner and Quina Grundhoefer Architects, Carter Quina, Project Architect and Danny Grundhoefer, Project Manager. </li></ul><ul><li>March 2007 – Phase I Environmental Site Assessment completed. </li></ul><ul><li>April 2007 – a Detailed Market Analysis prepared by Zimmerman/Volk indicates strongest demand for housing for small families, primarily young couples, empty nesters, and retirees. </li></ul><ul><li>June 2007 – a forester cleared the site of brush and non-protected trees to prepare the site for a tree survey. </li></ul><ul><li>September 2007 – a topographic survey and tree survey was performed – identifying the location, species, diameter, and canopy spread of more than 1,000 trees. The architects used this information to finalize the master plan preserving as many trees as possible. </li></ul><ul><li>January 2008 – Master Planning completed. </li></ul><ul><li>April/May 2008 – Project approved by the Escambia County Planning Board and the Board of County Commissioners, a Development Order issued, anticipated permitting by 4Q2008. </li></ul><ul><li>On June 5, the IHC Board of Directors voted to suspend the Journey project … the board came to this decision based on three factors, the current economic environment … reduced access to credit by developers and home buyers, and … [in]sufficient funding for continued IHC operations. </li></ul><ul><li>Future – IHC’s development partner Paces Foundation is attempting to develop the rental housing phase on a substantially revised site plan. </li></ul>Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida
  12. 12. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Aerial View W Street Avery Street “ Journey” Site Catholic High School
  13. 13. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida 1960s Plat W Street Avery Street “ Journey” Site Catholic High School
  14. 14. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Journey’s Goals: Respond to housing shortage in Escambia County To be a Master Planned Community of affordable housing. Develop a Traditional Neighborhood Provide modest homes that are well designed. Design Features: Walkable neighborhood (sidewalks, paths) Parking – in the rear for residents Homes with front porches Homes closer to the street Parks, recreation areas A “Town Center”
  15. 15. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Regional Context Journey is consistent with the Comprehensive Plan, it encourages public transit and preserves open space, it is connected to adjacent developments and provides a balanced mix of uses. Site Context The most readily apparent natural feature is the mature tree canopy – we committed early on to preserve this valuable asset. Plan Structure Include neighborhoods within the community, changes in density from edge to center, civic space in the form of a plaza or green, small parks throughout. Thoroughfare Network Organized to manifest the structure of the neighborhood, blocks less than 600 feet, streets fronted by public or private property, traffic calming, vistas terminate with views. Streetscape A hierarchy of streets and sidewalks buffered by tree lawns, all utilities located in rear alleys. Private residential parking behind homes accessed by alleys, visitor parking streetside. Buildings A diversity of housing types ranging from studio apartments in attached housing to 3 and 4 bedroom single-family detached homes.
  16. 16. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Concept Plan W Street Avery Street “ Journey” Site Catholic High School
  17. 17. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Preliminary Plan W Street Avery Street “ Journey” Site Catholic High School
  18. 18. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Preliminary Plan W Street Avery Street “ Journey” Site Catholic High School
  19. 19. Tree Protection Plan Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida
  20. 20. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida
  21. 21. Sidewalks for Walkability Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida
  22. 22. Streets, Alleys & Parking Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida
  23. 23. Parks & Open Space Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida
  24. 24. Variances – Negotiations – Offsets <ul><li>Through the Planned Unit Development (PUD) process and negotiations with local officials and life safety officers we were able to achieve the desired goals of a TND and satisfy development review. This led to 30+ variances in 7 categories compensated by offsets in other areas. </li></ul>
  25. 25. Variances <ul><li>Front, side, and rear yard setbacks were reduced by 50-75%. Build-To Lines and Build-To Zones were created. </li></ul><ul><li>Lot widths were reduced by 30-40%. </li></ul><ul><li>Outbuildings (accessory structures) were allowed for garages, carport, garage apartments, and home offices. </li></ul><ul><li>Visibility triangles and corner lot radii were eliminated for all internal streets. </li></ul><ul><li>Parking requirements were reduced to one per unit. </li></ul><ul><li>Alleys were reduced from 18 feet paved to 12 feet paved, or 16 feet paved when adjacent to multi-family. </li></ul><ul><li>As offsets to requested variances, maximum building height was reduced from 95 feet to 40 feet and density was reduced from 18 units/acre to a blend of 9.6-12.8 units per acre. </li></ul>
  26. 26. Project Phasing Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida
  27. 27. Affordability <ul><li>Housing affordability is driven by small lots reducing land costs and requiring smaller, more efficient homes to be built, thereby reducing construction costs. </li></ul><ul><li>Additional costs to the developer for sidewalks, alleys, parks, etc. is offset by creating more buildable lots, plus parcels for townhomes, multi-family, and non-residential uses. </li></ul><ul><li>The original plat from the 1960s would have allowed for 92 single-family homes, Journey’s master plan allows for 85 single-family detached homes, 65 single-family attached homes, 100 rental units, and 5,100 s.f. of non-residential space. </li></ul>
  28. 28. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs <ul><li>Workforce Housing Phase – For Sale Homes </li></ul><ul><li>(Single Family & Multi-Family) </li></ul><ul><li>Projected Housing Mix: </li></ul><ul><li>Single-family detached (2,3, and 4 BR) from $101,500 to $205,000 (85 homes) </li></ul><ul><li>Townhouses (2 and 3 BR) from $105,775 to $157,750 (25 homes) </li></ul><ul><li>Condominiums (Studio, 1 and 2 BR) from $63,250 to $110,500 (40 homes) </li></ul><ul><li>Projected Family Income Mix: </li></ul><ul><li>$33,540 or less (new teachers, healthcare workers, etc.) – 23 units </li></ul><ul><li>$33,540 to $44,720 (first responders, civil servants, etc.) – 56 units </li></ul><ul><li>Up to $78,260 (essential service personnel including skilled labor, career civil servants and educators, etc.) – 71 units </li></ul>
  29. 29. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Journey Cost Analysis 5-13-09   Presented Option A Option B Option C   10-28-08 Phase I only Phase I and II ** Phase I, II, III *** I. Project Costs:         Permitting fees, A/E fees 279,275 178,000 178,000 178,000 Retention pond user fee, traffic engineeing 104,000 104,000 104,000 104,000 Marketing analysis, surveying, envron, brush removal 65,500 65,000 65,000 65,000           Infrastructure costs (Options A, B & C assume cost reduction items) 3,199,741 2,000,000 2,000,000 2,500,000 Legal, accounting 35,000       Legal, accounting (2 audits @ $7,500, 3 990s @ $600, + misc. legal @ $5,000)   21,800 21,800 21,800 Marketting and sales 260,645 50,000 50,000 50,000 Loans (estimate of repayment of interest on FNM loan) 78,000 78,000 78,000 78,000           Land cost 1,528,550 816,800 1,230,455 1,528,550 Property taxes and insur (3 years) 16,800 16,800 16,800 16,800 Supplies 10,000 3,600 3,600 3,600 Development assistance 100,000       IHC management (3 years) 200,000 216,000 216,000 216,000 Total 5,877,511 3,550,000 3,963,655 4,761,750 Contingency 180,000 100,000 100,000 100,000 Estimated Grand Total Project Costs 6,057,511 3,650,000 4,063,655 4,861,750
  30. 30. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Workforce Housing Phase – For Sale Homes (Single Family & Multi-Family) Sources & Uses of Funds: Escambia County (Grants & Loans) $2,780,000 Land $1,500,000 Construction Financing (Revolving Loan Pool plus Permanent Mortgage Financing (1 st and 2 nd Mortgages) $26,051,633 Infrastructure $3,500,000 Private Foundation and Faith-based Grants $400,000 Construction Costs $23,731,633 Other Project Fees & Expenses $500,000 Total Funds Required $29,231,633 Total Project Costs $29,231,633
  31. 31. Townhomes of Journey Phase – Rental Apartments Proposed Unit Mix: 2 BR/ 2 bath – 67 units; 3 BR/ 2 bath – 29 units; 4 BR/ 2 bath – 4 units; Totaling 100 units. Income Set-aside Commitments: $19,565 to $33,540 – 80 units and $19,565 and below – 20 units. Townhomes of Journey is being developed in partnership with the Paces Foundation of Atlanta and will be financed through the Low Income Housing Tax Credit program. The Florida Housing Finance Corporation’s tax credit program requires the income set asides listed above. Florida Housing also requires experienced on site management, energy efficient units, a computer lab, a library, after school programs, and many other tenant services. This is a proven program that brings well-managed first class housing to the least of our brothers and sisters. We are fortunate to have a development partner like Paces with more than 20 years of successful experience.
  32. 32. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Character
  33. 33. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Commercial Area
  34. 34. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Community Park
  35. 35. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Handicapable Children’s Park
  36. 36. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Passive Park
  37. 37. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Neighborhood Center
  38. 38. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Town Home Plans
  39. 39. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Condo 4 Plex
  40. 40. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Condo 4 Plex
  41. 41. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Single Family Homes
  42. 42. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Single Family Homes
  43. 43. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Typical Intersection
  44. 44. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Town House Plan
  45. 45. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Quina Grundhoefer Architects – Architectural Affairs Street Types
  46. 46. Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida Building communities through the creation of quality affordable homes

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