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HOUSING: In-fill and Reconstruction

HOUSING: In-fill and Reconstruction. A brief and concise look at in-fill housing, their components, and their contribution to the community. . What is In-Fill Housing?.

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HOUSING: In-fill and Reconstruction

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  1. HOUSING:In-fill and Reconstruction A brief and concise look at in-fill housing, their components, and their contribution to the community.

  2. What is In-Fill Housing? • Broadly defined as new or reconstructed structures built on vacant lots (brown or grey field) in an existing and well established neighborhood.

  3. History and Background • Local neighborhoods serve as: • Socio-economic status identity. • Cultural nucleus foundation. • Identity of local community heritage and values. • A cohesive welfare function. • Sociological cores. • A communal economic support center. • Often a semiautonomous, self-regulating body. • Theme of Norman Rockwell paintings.

  4. History and Background • Social and Economic Commonalities: • Multi-generational. • Modestly mixed income. • Ownership often spanning many decades. • Core family standards and values. • A sense of “community belonging” and a “sense of place”. • Reciprocal collaboration and association.

  5. History and Background • Physical Commonalities: • Modest to moderate property sizes. • Similar architectural size and style. • Landscaped to encourage interaction rather than isolation. • Structured to encourage neighbor interaction. • Shallow set-backs. • Large front porches. • Wide steps leading to porch area. • Side walks.

  6. Neighborhood Location and Characteristics • Often located immediately adjacent to township center. • Generally well in excess of 50 years old. • Well established tree canopy and landscaping. • Frequently identified as “Historic District” • Mixed use (i.e. residential with Real Estate, Legal, and Insurance offices interspersed).

  7. An EXTREMELY brief lesson in Architecture • We’ll look at certain characteristics common to older homes. • We’ll look at simple terminology. • We’ll enhance a facade from scratch including costs. • We’ll look at some examples.

  8. Structural Characteristics • Common styles include Bungalows, “Craftsman”, or “American Farm”. • May be single or multi-story. • Generally sized from 1,000 to 1,800 sq. ft. • Rooms are frequently small and utilitarian. • Built to functional standards: esthetics of lesser concern. • Utilize a variety of building materials; brick, stucco, siding, wood, etc.

  9. Structural Characteristics (cont.) • Large, roofed, deep set open front porches. • Commonly found with exposed rafter tails in place of soffit/fascia treatments. • Often have column-plinth combinations • Simple and functional rococo treatments.

  10. Structural Issues and Pitfalls • Lack uniformity in construction methodology. • Mechanical systems are undersized and inadequate for contemporary usage. • Utilize outdated materials and standards. • Lead based paint and asbestos is commonly present.

  11. Elements of a column supported roof system

  12. Traditional Column Styles • There are three primary styles capitals used in neoclassical architecture: each style has many variations. • For our purposes, we will confine our interest to the “Tuscan” a simple version of the Doric style capital and base.

  13. The Façade • Presents the first impression of the home. • Should be in harmony with the scale and style of the structure as well as other structures in the neighborhood. • Think of the façade as the “clothes your house wears”.

  14. Let’s start with a basic floor plan. • 1300 sq. ft. structure. • A basic square, simple design. • 3 bedroom 2 bath • Full kitchen. • Cost @ $65/sq.ft. = $84,500

  15. The Basic plan Elevation: Front & Right • Common 4/12 pitch roof • 12” soffit depth • Shallow, narrow porch depth

  16. OPTIONS:One simple modification Roof pitch changed from 4/12 to 7/12 - Increase in cost: $250.00

  17. OPTIONS: Add a Porch (Same exact floor plan) • Roofed porch • Added full width porch • Porch depth at 8’-0” • Widened entry steps • Roof supported by simple columns • Railing required if elevated • Cost added: appox. $3150.00

  18. OPTIONS: Add a Porch • Notice: • Original roof length shortened on front • “Shed roof” added over porch area • 12” entablature added below soffit line • Simple 6x6 columns added for roof support • Rails added for safety

  19. OPTIONS: Enhanced porch and roof line architectural detail • Roof bracket: $140.00 • Rococo (gingerbread) brackets (should be kept simple): $53.00 ea

  20. OPTIONS: More porch and roof linearchitectural detail • Passive ventilation portal: $74.00 • Arched Entablature: $0.00 (labor only) • Double 4x4 columns with simple cap and base: $65.00 ea. • Plinth added for column support: $175.00 ea.

  21. OPTIONS: Endless options for porch and roof line architectural detail • Passive ventilation portal: $66.00 • Tapered square columns with Tuscan caps and bases $139.00/ea. • Denticulation detail

  22. Costs to add options… • Change roof pitch $ 250 • Expand front porch 3150 • Add decorative vent 74 • Add Tuscan columns (4 @ 139.00 ea.) 556 $ 4,030

  23. Some Examples: • See if you can identify any of the items we’ve just discussed. • Look for other features that add to the style.

  24. Example-1

  25. Example-2

  26. Example-3

  27. Example-4

  28. Example-5

  29. Current Community Situation • Largely overlooked in terms of aesthetic or historical value. • Neighborhood may be regarded as “blighted” or “troubled” area. • Frequently a center of drug, prostitution, or gang activities. • Little or no recognition of intrinsic value.

  30. What will this accomplish? • Restore the character of the neighborhood and community as a whole. • A help in reducing crime. • Restore community integrity. • A natural augmentation to, and in logical support of the CDBG and CHIP programs.

  31. How will I be compensated for my extra effort? • The community receives a new “facelift”. • Property values increase. • Community cohesiveness and pride will return. • Pure ENVY from neighboring communities.

  32. Will my community get extra consideration in the grant award? • Whereas we will not award separate “bonus points” for this program at this time, we will take your commitment into consideration in other areas of the pre-award analysis: “feasibility”, “strategy”, “impact”.

  33. HOUSING:In-fill and Reconstruction I appreciate your time and attention, Thank You! Tom Spinks Sr. Housing Consultant Georgia Dept. of Community Affairs tspinks@dca.state.ga.us (404) 679-3128

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