Upload
collin-john-pitts
View
219
Download
1
Tags:
Embed Size (px)
Citation preview
HOUSING:In-fill and Reconstruction
A brief and concise look at in-fill housing, their components, and their contribution to the community.
Page 2 Presentation name | date
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.
Page 3 Presentation name | date
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.
Page 4 Presentation name | date
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.
Page 5 Presentation name | date
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.
Page 6 Presentation name | date
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).
Page 7 Presentation name | date
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.
Page 8 Presentation name | date
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.
Page 9 Presentation name | date
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.
Page 10 Presentation name | date
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.
Page 11 Presentation name | date
Elements of a column supported roof system
Page 12 Presentation name | date
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.
Page 13 Presentation name | date
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”.
Page 14 Presentation name | date
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
Page 15 Presentation name | date
The Basic plan Elevation: Front & Right
• Common 4/12 pitch roof• 12” soffit depth• Shallow, narrow porch depth
Page 16 Presentation name | date
OPTIONS:One simple modification
Roof pitch changed from 4/12 to 7/12- Increase in cost: $250.00
Page 17 Presentation name | date
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
Page 18 Presentation name | date
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
Page 19 Presentation name | date
OPTIONS: Enhanced porch and roof line architectural detail
• Roof bracket: $140.00• Rococo (gingerbread) brackets (should be kept simple): $53.00 ea
Page 20 Presentation name | date
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.
Page 21 Presentation name | date
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
Page 22 Presentation name | date
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
Page 23 Presentation name | date
Some Examples:
1. See if you can identify any of the items we’ve just discussed.
2. Look for other features that add to the style.
Page 24 Presentation name | date
Example-1
Page 25 Presentation name | date
Example-2
Page 26 Presentation name | date
Example-3
Page 27 Presentation name | date
Example-4
Page 28 Presentation name | date
Example-5
Page 29 Presentation name | date
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.
Page 30 Presentation name | date
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.
Page 31 Presentation name | date
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.
Page 32 Presentation name | date
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”.
Page 33 Presentation name | date
HOUSING:In-fill and Reconstruction
I appreciate your time and attention, Thank You!
Tom SpinksSr. Housing Consultant
Georgia Dept. of Community Affairs
(404) 679-3128