Changing the Narrative*
Housing for All A PINK PAPER : Prepared by Teddy Levy | 2019 AIAS CRIT SCHOLAR
Hi, this is a Zine * FYI: A Pink Paper is a flexible design document, contrary to a white paper which usually has an authorative purpose.
About
Affordable Housing
First, I would like to thank the AIAS and my new-found friends at MITHUN, Erin and Dioni. This research project would not be possible without the exceptional CRIT Scholar opportunity provided by the AIAS and their insight and mentorship. Also, many thanks to my peers and professors at Morgan State University. - Teddy Levy
CONTENTS
Context Definitions Typologies Basic Considerations What is Community? Case Studies Making a Design Solution
* The purpose of this zine is to
educate and inform those in the public who have an interest in housing advocacy. This zine serves as a primer on what’s really going on in the U.S. as it concerns the “affordable housing narrative�. If you are a person interested in these topics, take this with you to your next community meeting, share this with your neighbors. The goal is to make this information accessible so that everyone is armed with the tools needed to ensure housing for all!
Context
To have shelter is one of the most basic tenements of human existence. However, the history of public housing in this country is stained with the cruelties of injustice despite its founding principle to provide “decent and safe accommodations.”
For every
100
extremely low income households there are only
29
adequate, affordable, and available rental units
From a historical standpoint, public housing has neglected minority communities - primarily those home to Black people. At best it can support those with the lowest wages who are most in need and at worse is fosters a continuance of generational poverty. Today government-subsidized “public housing” at a national level is not sustainable. For the purpose of making a program that works for some, it neglects
a larger population at a variety of income levels who are still unable to afford a place to call their own. The primary issues we see today that are affecting affordable housing are this: The inability of older and less economically stable residents to maintain their properties in instances of ownership due to a rising cost of living (a.k.a. gentrification) Impoverished and younger individuals and families unable to find housing that does not require more than 20% of their monthly wage The above data is quite deplorable but not necessarily shocking as most individuals can relate to these In no state can a person making the federal minimum wage of effects, no matter where they live.
$7.25 afford a two bedroom apartment at market rate
Context
While most might think On Average this is a problem for Millenials Spend the politicians and those in social policy, I believe that architects and designers can of income on rent thoughtfully contribute to solving this issue.
45%
Therefore, with this CRIT Scholar research project, I proposed that affordable housing should be for all! I decided to craft a zine booklet as the product of this research. The content in the zine makes sense of trends affecting the American housing system and documents case studies of affordable housing to inform the design of a prototypical housing solution. The findings presented in the zine target a variety of groups: those in the public who may not have “the language of architecture� and traditional design professionals.
53%
The zine starts with a basic understanding of the considerations of of millenials struggle with purchasing a home due designing housing to down-payment costs for any condition but brings forth the notion of community. I began to question this meaning with my research mentors from Mithun, who guided me throughout the CRIT Scholar program. Through our conversations and research, I found that the concept of community was the most prominent feature in several affordable housing case studies. What does community mean in an affordable housing model? I have been able to conclude that “community” often means a group of people with similar interests, ethnic, and social ties. I also found that “community” works differently at a variety of scales. I chose to document this at what I saw as the scale of the block and that of the neighborhood.
Context
After collecting valuable information for my case studies through on the ground fieldwork and having an opportunity to talk to some of the designers’ of these projects thanks to mentors at Mithun, I was then able to move forward with a prototypical design solution. I chose to design a scale-able model. One that I see as fit for a variety of urban conditions. The program makes use of the thin dimensions of rowhome architecture (16’ wide) and assigns a paired volume. Illustrated amongst three levels are four to five households of potential users coexisting in relatively comfortable living quarters. Due to the specially designed nature of the units, the goal is to encourage the inhabitants of these spaces to age in place for a period of around five to ten years. While the design of the building is practical in a rental model, the most effective way for such
a building to work for its community would be under co-ownership. Common ownership ensures that housing would be affordable to all potentially interested parties. I see this as an excellent way for small scale developers and community activists to begin working towards an equitable future as it concerns housing in America. Using the zine format as a tool, I hope to continue the discussion of “how do we design for affordability and the community at large?� The study of affordable housing typologies is the perfect way to further this discussion.
Definitions Market Rate Housing Housing that is unsubsidized and available to any income level at the cost of what the private rental market allows. Work-force Housing Refers to housing that is affordable to middle income workers such as teachers, police officers, and nurses. Those who can’t qualify for most affordable housing programs but don’t quite have the income to comfortably pay the market-rate. Up-zoning A tool uses to aid in creating affordable housing. It commonly refers to the act of increasing allowable uses and building types in residential zones to promote g Zoning Local laws that assign a land use to each property and regulate details such as building area, height and form. “By-right” Development Projects that fall within the current zoning and do not require any legislative approval to move forwards. Community Land Trust A non-profit that has permanent ownership of land used for development. This entity commonly provides a ground lease of the land that promotes the development or retention of homes and or retail in a community. The resident or developers of land trust property own the structure but not the land. These leases usually dictate some type of scenario of which properties must be brought or sold to other community residents or with the community interest in mind.
aka, the buzzwords...
Mixed-Income A development pattern that provides integrated housing opportunities for residents of various income levels and socioeconomic status. Transitional Housing Short term housing targeted towards homeless individuals or families. It is designed as a point towards permanent housing that provides the social safety net and environment for those who are still vulnerable to being housing insecure. Fair Housing Act Title VIII of the Civil Rights Act of 1968, which prohibits housing discrimination based on race, color, religion or national origin and persons with disabilities. Density The number of housing units. Not in my Backyard (NIMBY) Refers to someone who generally apposes development of any type in a community. Usually a negative connotation associated with someone who wants to preserve the status quo. Yes in my Backyard (YIMBY) The opposite to NIMBY. Refers to those who want new development in a community and generally advocate for more development. Tax Increment Financing (TIF) A tool used by local governments that makes future tax dollar revenue immediately available for the purposes of subsidizing or incentivizing development.
Definitions Area Median Income (AMI) This income level is determined by the U.S. Department of Housing and Urban Development. Fifty percent of an area’s residents make less than or more than this amount. Thus, making it the median. Housing Choice Vouchers (Section 8) Most people have commonly heard of the word “section 8” but maybe not know much more about what it actually is. It is a federal rental assistance program that provides a credit of a certain dollar amount for the purposes of housing. The tenant then pays the remaining portion of the rent with the contribution adjusted based on income level. It encourages housing choice because the “voucher” stays with the tenant and allows the resident to choose where to live as long as the property is a participant in the program. Low-Income Tax Credits “A dollar for dollar tax credit” for affordable housing investments. It is given when a developer sets aside a certain number of units in a new development for individuals who make a certain percentage of the AMI and charge them less rent. Rent Control When government regulations are created that freeze the cost of rent or mandate other changes that restrict landlord behavior in favor of the tenant. Inclusionary Zoning Creates “affordable housing” through regulations that incentivize or require affordable housing units (as defined by each local government) to be set aside with new development. Sometimes resulting in added density or affordable unit dedication off site of the proposed development..
aka, the buzzwords... Transit Oriented Development Development (housing, commercial, office, etc.) that is designed to create a vertically dense usage pattern near transportation hubs often with the increase of transit usage. Designed to encourage people to live, work, and play” in the same area. Public Housing Rental housing owned by a local government run housing authority that is made available to those earning below 30% of the area median income. Depending on the area these housing units can be in a variety of styles including low-density single-family housing units or large highrise apartments. Mixed-Use Combines a variety of uses including residential, office, and commercial into a single building or development proposal. Usually with vertical or horizontal integration of these use groups. Gentrification When wealthier individuals come into a deteriorating or lower income community and begin the process of repairing and rebuilding homes and businesses and the creation of new services. The result is usually displacement of former residents due to inflated costs of living created by a neighborhoods new “desirability”. Affordable Housing? Typically, this refers to housing units that are priced so that people who have an income below the median income for an area can afford them. However, I expand upon this notion. I think “affordable housing” is housing that on average should cost no less than 30 percent of your monthly income. A general rule of budgeting developed by economists.
Lets look at some typologies *these are types of buildings
ENDLESS POSSIBILITIES
VERTICAL LIVING These are stacked dwelling units. We know these today as apartments. Each is an aggregate of the unit below often with little variation. By stacking more people on top of one another, you are only limited by the technology for construction and the zoning laws in the place of the development. In situations with limited space but a greater need for housing this solution may be appropriate.
AGGREGATED ACROSS FLOORS
STACKED DWELLINGS
STACKED ONE BEDROOM
+
+
STACKED TWO BEDROOM
+
+
STACKED TWO BEDROOM
=
A standalone dwelling unit that is independent from any other dwelling units. The home usually features it’s own lot and can be found in your typical suburban neighborhood.
INDIVIDUAL LOT DWELLING
TYPOLOGIES
SINGLE FAMILY-DETACHED
ANCILLARY DWELLING
DWELLING
An ancillary dwelling is a secondary dwelling unit usually located on a smaller part of a residential lot. This unit type is smaller than the primary residence and can be attached and or detached to the primary residence. This is sometimes called the “granny flat”.
PRIMARY RESIDENCE
ANCILLARY DWELLING
A term that describes the spectrum of building types commonly missing in our communities. These types of homes combine a little bit of everything! The aggregation of the typical vertical apartment while dealing with varying scales of densisty as small as that of your typical single family residence.
?
TYPOLOGIES
MISSING MIDDLE...
The Basic Considerations FOR HOUSING
LIGHT
AIR
GREENSPACE
PRIVACY
RAMP
What does everyone need?
ACCESSIBILITY
WALKABILITY
NODE
SHELTER
COMMUNITY
your interpretation. draw or write.
What is Community?
What is Community?
belonging social safety-net preservation
resources
my interpretation
ownership
CASE STUDIES *The not so great?
The good
The bad
To better put into perspective some cases of the design, social and financial implications affordable housing has, I decided to document a few projects in the Baltimore and Washington, D.C. area.
CAPPER | CARROLLSBURG Washington, DC
TYPOLOGY: Affordable Housing at the scale of the neighborhood
The Arthur Capper/Carrollsburg community is located in what is today called the Capitol Riverfront Neighborhood. The community has historically been owned by the DC Housing Authority and has long served as a significant source of affordable housing accommodations in the District of Columbia for low income renters. The historic property consisted of a total of 780 units across 23 acres and opened in 1958. It was designed by Hilyard Robinson, one of the trailblazer’s for today’s African American architects. With this information in mind, it is easy to imagine just how distressed the property was. Therefore, the District of Columbia Housing Authority initiated a large-scale redevelopment of the community utilizing a federal HOPE VI Revitalization grant. The redevelopment plan began in 2001 and utilized a new methodology for the purposes of rebuilding this community with one to one affordable unit replacement. Whereas prior affordable housing solutions would concentrate impoverished residents in one area, the project sought to utilize the attractively located urban site for a variety of uses. With partners, Mid City Urban, Forest City Washington, and EYA the project has created a mix of townhomes, duplexes, and traditional apartments for both market rate and low-income renters. This redevelopment style was unprecedented at the time of inception and continues to be a model of hope for creating affordable housing.
Anacostia River
Private Investment Housing Authority Redevelopment Public Land
Partners
Financing Model
Grants
Total Redevelopment Cost
D.C. Housing Authority – initiating party U.S. Department of Housing & Urban Development Forest City (now Brookfield Properties) Mid-City Urban EYA Mixed Finance Model – several investment partners as listed came together to invest an estimated total of 750 million U.S. Department of Housing and Urban Development HOPE VI grant was used. A total of 34.9 million was received through the grant program. The HOPE VI grant targets severely distressed public housing projects and continues to be awarded the U.S. HUD. 750 million reported in 2014 for first phases. Now in excess of this total
APARTMENTS
ROWHOMES + DUPLEXES
The aesthetic and architectural quality of all these units has not at all been compromised and on my surveying of the community on foot, I noticed charming streets that fit in with the existing context of Capitol Hill to the North. Future buildings “on the boards� as proposed by DCHA and its partners are two distinct buildings for market rate and lower income renters. I think that this represents a diverse range of housing types (ie. transitional housing) that the housing authority wishes to keep on the site versus a prejudice towards potential these type of tenants. However, I have learned from planners that there has been some tension amongst residents in the mixed income buildings. Individuals are claiming prejudice by the market rate tenants. In turn, these residents are reporting that subsidized renters are damaging the property, and participating in illegal activity.
Southwest Waterfront (Wharf)
Arthur Capper Carrollsburg Public Housing
Underutilized Industrial Land
Capitol Hill
NAVY YARD MILITARY BASE
REDEVELOPMENT POTENTIAL
Anacostia River
Due to the proximity to other established areas and the size of the site, the redevelopment of the area was easy to imagine.
This has not dettered the DCHA from creating mixed income housing as the most recent buildings under construction (The Harlow and Bixby) Walk-Up Units are mixed income.
When talking with one of the original planners it was noted that the original redeveloped parcels - specifically the townhome/duplex portion of the community was very successful. In many cases there are homes worth 1 million next to moderate income homes sold for $250 thousand dollars.
CITY ARTS Baltimore, Maryland
TYPOLOGY: Affordable Housing at the scale of the block
City Arts is a series of two affordable housing apartment buildings located in Baltimore MD along Greenmount Avenue. The development team includes the non-profits Jubilee, Home for America, and TRF Development Partners. Taking advantage of the site location next at the edge of the Station North Arts and Entertainment District, the developers decided to capitalize on the vacant parcels that would become City Arts. Each building has been constructed at the cost of about 15.9 million each. The units feature large open plans that cater to visual artists, and the facade has the aesthetic of an older warehouse building. Before the development, many artists in Baltimore who wanted this specific live/ work model were living in communities such as “The Bell� – an abandoned warehouse taken over by artists and the housing insecure in a legal grey area. The Bell and other similar colonies were very unsafe. Working with the City of Baltimore to secure several grants and tax credits, the development team was able to break ground not once but twice on the artist specific housing. The building includes amenities like a dance studio and rents for those earning 60 percent of the area median income. The rental covenant allows for an apartment unit to cost around $738 to $925 a month for a two bedroom. The inclusion of ground level units strengthens the concept of the live/work model. Located down the street from both buildings is a new Makerspace that has encouraged a unique artist community along the corridor and is helping to stabilize and active the blocks.
City Arts Station North Arts District
City Arts has shown the power of affordable housing to not only serve a specific goal in providing housing for a group of individuals who are housing insecure but also, its ability to quite literally cross the street and spur-investment elsewhere. Many of the developments in the Station North Area have been piecemeal and completed by several investors, usually through smaller investment startups and those who specialize in affordable housing. But with each increment, additional stability and vitality has been created in the area but most importantly with City Arts, safe housing accommodations for those who otherwise might not have it.
Industrial Influences
Walk-Up Units
Metal Cladding Brick Veneer
Restored & New Rowhomes
Image from The Reinvestment Fund
Restored Rowhomes
New Park
Partners Financing Model
City Arts 2
Jubilee Home for America The Reinvestment Fund Development Partners Mixed Finance Model – several investment partners as listed below came together to invest an estimated total of 750 million $2.6 millon Maryland & US HUD Tax Credit Assistance Program (TCAP) Maryland DHCD, TCAP loan - $2,635,000
Funding Sources
Bank of America permanent loan - $1,300,00 $9,312,495 equity from the sell of an annual $1,399,260 Low Income Housing Tax Credit to Bank of America
Grants
Total Redevelopment Cost
$12.4 million in low-income housing tax credits $136,000 Maryland Energy Administration grant Section 8 subsidizes for the units designated for persons with disabilities $100,000 from the Baltimore Regional Neighborhood Initiative (for construction of a park) 750 million reported in 2014 for first phases. Now in excess of this total
Perkins Homes Baltimore, Maryland
TYPOLOGY: Affordable Housing at the scale of the neighborhood
Perkins Homes was constructed in the 1940’s at the start of World War II. This coincided with the Great Depression and there was a need for workers in the cities factories to construct weapons for the war. These workers and many of the cities low-income residents needed a place to live and the government determined that socialized “war housing” that provided housing at an affordable rate was the best form. The site was selected for its central location in the city and it’s concentration of blighted rowhomes. While Perkins Homes was constructed specifically for the cities White residents, other slum clearance sites were marketed to the cities Black residents. The cities history of red-lining fueled the construction of separate properties for White’s and Black’s that followed historical racial distribution lines. The propert features a total of 688 units, currently housing 600 families and more than 1,400 people. Architecturally, it is in the style of several other Cold War Era housing barracks throughout the country, and features a low-rise gardens style constructed using brick and wooden frame construction. Perkins Homes and other city owned affordable housing properties have faced siginficant mismanagement and neglect. There have been
Perkins Homes
Sex for Repair Scandal Continues to Plague Public Housing - The Afro Newspaper
several cases presented before the Circuit Court which have found in favor of tenants with regards to this negligence. Criminal activity has been allowed to propegate on the property and due to the garden plan layout, there are many closed off areas that residents have deemed unsafe and where criminal activity is known to occur. Cases have also been filed against city workers for sexual assualt and harrassment done by workers who would only fix up the property in exchange for “favors� by female residents.
The overall neglect and mismanagement has caused the City to begin the first steps towards a large scale redevelopment effort. Using the synergy of adjacent parcels, the City has selected Virginia-based CRC Partners, Washington-based Northern Real Estate Urban Ventures and Baltimore architecture ďŹ rm Hord Coplan Macht for the redevelopment of the property. The new development will include 1,100 units. 629 of which will be deeply affordable and heavily subsidized. Market rate income units will also be included. Projected cost of approximately, $170 to $200 million.
“Living at Perkins Homes Still Hazardous for Residents� - The Afro Newspaper
Images from The Baltimore Sun & Baltimore Business Journal
Perkins Homes - The Redevelopment Baltimore, Maryland
TYPOLOGY: Affordable Housing at the scale of the neighborhood
The redevelopment of Perkins Homes is much larger than this singular property.The new area has been planned as the Perkins Somerset Oldtown Transformation area. Each area located within close proximity but historically distressed will now incorporate range of mixed uses but most importantyl affordable housing. In total the community has around 5,939 residents in 2,122 households. The transformation plan is using the goals of the Federal Choice Neighborhoods Intiative, a succesor to the HOPE VI grant program as its guiding light. The project seeks to provide safe housing, support the people of the community and transform the neighborhood.
Partners
Financing Model
The City of Baltimore Beatty Development McCormack Baron Salazar Henson Development Company Mission First Housing Commercial Group Mixed Finance Model Federal Choice Neighborhoods Intiative (30 million grant)
Funding Sources
Tax Increment Financing District (104 million) Capital Magnet Fund, U.S. Treasury Grant (3.37 million)
Committed funding Total Redevelopment Cost
540 million from public, private and non-profit partners
$889 million projected total cost
The project will incorporate mixed income apartments, a range of housing types and replace all of the existing 688 units 1-for-1. New facilities including green space, and a school will be created to tie into the supportive program component for residents. The end result hoped for by the City is that this will be a “Community of choice� a place where everyone from all walks of life wants to live.
Creating a design solution
The following proposition considers a design solution, conceptually created for the context of Baltimore, Maryland. Studying architecture there for the past four years at Morgan State University has given me an appreciation for the city and it’s people as well as the ability to understand some of the challenges it is facing. However moving to St. Louis, Missouri for graduate school I discovered both cities share similar challenges architecturally. With that being said, the design solution depicted is perhaps most optimal in areas facing challenges as it relates to community investment, long term resident stabilization, with an existing compact urban framework.
MIXED LIFESTYLE HOUSING
32’ wide building designed on a 16’ Module based on rowhome architecture
cross section
FOR GOOD
Imagined as a space for those transitioning from homelessness or can serve as a retail pop-up . This space is a blank canvas.
flex unit
level 1 16’ module
FOR ‘A MINUTE’
Imagined as a space for those transitioning from homelessness. This unit would have greater turnover. For the housing insecure.
studio
level 1
FOR ‘A WHILE’
Traditional apartments for single individuals, couples. 5+ year renters. For everyone.
shotgun apartment
level 1
level 2
FOR THE LONG HAUL
This is the largest apartment and features three bedrooms. This apartment gets access to the best views and a rooftop patio that makes family living more enjoyable in a urban setting. This unit is for family.
family apartment
FOR THE LONG HAUL
This is the largest apartment and features three bedrooms. This apartment gets access to the best views and a rooftop patio that makes family living more enjoyable in a urban setting. This unit is for family.
family apartment
level 3
domesticity
HOUSING
IS A RIGHT
The solution to solving some of the issues effecting the U.S. housing system are varied with there not being a one size fits all approach. However, I hope the design illustrated in this booklet gives you some ideas of what we can do as citizens to create a more equitable future.
About the designer Teddy is a graduate of the Morgan State University School of Architecture & Planning and a current graduate student at Washington University in St. Louis. At WashU he is a dual degree candidate for the Master of Architecture + Urban Design and holds the Chancellor’s Graduate Fellowship.
T H A N K Y O U
About the AIAS CRIT Scholar Program CRIT Scholar is a research-based fellowship program funded by the AIA in partnership with several prominent architecture firms. In the case of this research project, I was partnered with Mithun. The program aims to support student research and serves as an exclusive opportunity for students to receive further guidance in their own research. The long-term objective is to encourage students to be actively involved in furthering architectural innovation in support of the design profession through mentored research projects embedded in academia and practice.