infill housing study - athens, ga
DESCRIPTION
This presentation covers preliminary research done on three neighborhoods within the city of Athens, GA which have encountered issues related to incompatible infill development. The presentation covers the unique character of each of the infill neighborhoods and the types of variables pursued to determine neighborhood impacts of the infill projects.TRANSCRIPT
Challenges &
Strategies:
Infill Housing Compatibility
A study in Athens, GA
UAAApril 4, 2013
Andy Carswell Kim Skobba Bruce Lonnee
INTRODUCTION
BACKGROUND
INFILL TRENDS
FINDINGS NEXT STEPS
General Organization of Infill Housing Study
• Introduction- Defining Infill; Purpose for Study
• Background- Current policies & ordinances affecting infill
• Local Infill Trends- Location & amount of residential construction; Specific compatibility issues
• Targeted Study Area Analysis - highlighting benefits and challenges for local context
• Next Steps – Opportunities for future study.
INTRODUCTION
BACKGROUND
INFILL TRENDS
FINDINGS NEXT STEPS
Background Literature on Infill• Boudreaux (2011) pointed out the lack of
interest in infill as research subject.
• “Neighbor’s perceptions of urban infill,” Vallance, Perkins, & Moore (2005)
• “Effects on size disparities (McMansion effects) versus aesthetic concerns,” Jack Nasar (2007, 2009)
• “Reasons why some urban areas/neighborhoods are more likely to be redeveloped than others,” Charles (2011)
• A lack of literature on revealed preferences (as opposed to stated preferences)
INTRODUCTION
BACKGROUND
INFILL TRENDS
FINDINGS NEXT STEPS
Advantages of Infill Housing
• Makes good use of urban land and infrastructure
• Creates more “sustainability” within one’s city
• Controls urban sprawl and the negative externalities that derive from it
INTRODUCTION
BACKGROUND
INFILL TRENDS
FINDINGS NEXT STEPS
Challenges with Infill Housing
• Could place more stress on existing infrastructure
• Increased density creates varying degrees of social problems
• Potential for incompatibility in design with existing urban neighborhoods
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
Why study infill housing in Athens?
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
• 1999 Comp Plan Guiding Principles:
Increase Opportunities for Harmonious Infill Housing
• 2008 Comp Plan Issues & Opportunities
• Concerns raised by neighbors of infill
• Mayor & Commission Direction
Why study infill housing in Athens?
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
1950 Median1950 Average
2005 Median2005 Average
ACC
National
983
2434
11641453 1773 1920
0
500
1000
1500
2000
2500
Single Family Home Size Trends in Square Feet
Why study infill housing in Athens?
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
Why study infill housing in Athens?
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
Study Scope:
• Examine infill housing trends
• Focus on design and construction
• Focus on single-family residential structures
• Identify strategies to facilitate compatibility
• Identify next steps
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
Defining Infill Housing:
• No singular definition that fits all communities; local definitions should fit developmental characteristics of community
• Broadly, “Infill” is development on vacant or underutilized parcels in previously developed areas that have access to community infrastructure and services.
• For Athens study, single-family residential development on 5 or fewer acres in Traditional neighborhood areas
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
Defining Infill Housing:
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
To guide the study and any subsequent policy recommendations, the Background examines past policies and current ordinances that have an influence on infill housing trends.
• Local historic district designations
• Model Infill Housing Plans
• Comprehensive zoning changes in 2000
• Subsequent amendments to 2000 code
• Ongoing, overlapping policy considerations
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
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Local historic district designations – in 1988 four districts established; now eleven local residential historic districts
Urban Subdivision
Urban Infill - Historic Disticts
Urban Infill
Suburban Infill
Surburban Subdivision
19992000 2001
20022003
20042005
2006
0
1
2
3
4
5
6
7
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
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Local historic district designations
Certificate of Appropriateness review for:
• Placement
• Orientation
• Massing
• Scale
• Façade Elements
• Materials & Ornamentation
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
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Model Infill Housing Plans – in 1996
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
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New zoning ordinance – 2000 intended to increase infill opportunities
THEN: RG- 6
Arterial Road/ Major Collector: Local:
30,000 min. lot area150’ min. lot width40’ front yard setback25’ rear yard setback10’ side yard setback
6,000 min. lot area60’ min. lot width30’ front yard setback25’ rear yard setback10’ side yard setback
NOW: RS-8 & RS-5 & RM-1
8,000, 5,000, & 4,000 min. lot area60’ & 50’ min. lot width80’ min. depth15’ front yard setback10’ rear yard setback6’ side yard setback
All Streets:
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
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• Subsequent ordinance amendments – 2003-2007 intended to encourage compatibility• Flag Lots
• Street Frontage
• Final plat sequencing
• Residential in commercial zones
• Manufactured homes
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
FINDINGSBackground: Previous Policies & Ordinances
AMENDMENTS SINCE 2000
FLAG LOTS
INTRODUCTION
BACKGROUND
INFILL TRENDS
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FINDINGSBackground: Previous Policies & Ordinances
AMENDMENTS SINCE 2000
STREET FRONTAGE
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
FINDINGS
Teardowns & Subdivisions
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
FINDINGSBackground: Previous Policies & Ordinances
AMENDMENTS SINCE 2000
FINAL PLAT SEQUENCING
INTRODUCTION
BACKGROUND
INFILL TRENDS
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FINDINGS
Condominium Single-Family Residential
INTRODUCTION
BACKGROUND
INFILL TRENDS
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INFILL SINCE 2004 BY INFORMAL NEIGHBORHOODAREAS
30%
21%
14%
13%7%
4%
4%3%
2%
2%
EAST ATHENS-NORTH
EAST ATHENS
FIVE POINTS
BOULEVARD
ARMC-KING AVE
COBBHAM-HANCOCK
NEWTOWN
BAXTER-BROAD
CARRS HILL
OTHER
Local Trends: Amount & Location of Infill
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
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Common Compatibility Issues:
• Scale & Massing
• Height
• Setbacks & Orientation
• Fenestration
• Driveways & Parking Areas
• Details & Materials
• Grading & Stormwater Runoff
• Landscaping
• Tree Protection
• Teardowns & Subdivisions
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
Scale & Massing
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
Height
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
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FINDINGS
How do height, massing, and Floor Area Ratio relate?
INTRODUCTION
BACKGROUND
INFILL TRENDS
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Setbacks & Orientation
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
Fenestration
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
Details & Materials
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
Driveways & Parking Areas
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
Grading & Stormwater Runoff
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
Landscaping
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
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Tree Protection
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
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Amount and Location of InfillNew Single Family Residential Permit Locations
7%
17%
5%
71%
UrbanSubdivision
Urban Infill
Suburban Infill
SurburbanSubdivision
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
FINDINGS
Athens Infill Study Areas
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
FINDINGS
• Historic Boulevard Neighborhood Area
• Hampton Court Neighborhood Area
• Dr. Martin Luther King Pkwy Neighborhood Area
Study Areas
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
FINDINGS
Historic Boulevard Neighborhood Area
• Central portion is both a Local and National Register Historic District
• Immediately northwest of Downtown Athens
• Several periods of infill development over 250 years
• Primarily owner-occupied housing
INTRODUCTION
BACKGROUND
INFILL TRENDS
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FINDINGS
Historic Boulevard Neighborhood Area
INTRODUCTION
BACKGROUND
INFILL TRENDS
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FINDINGS
Hampton Court Neighborhood Area
• Early 20th C. suburb of Downtown
• Located south of Downtown Athens and UGA campus
• Recent trends of large-scale, single-lot infill, and “Ranchions”
• Mix of owner-occupied and student rental housing
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
FINDINGS
Hampton Court Neighborhood Area
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
FINDINGS
Dr. Martin Luther King Jr. Pkwy. Area• Historically
African-American Neighborhood
• “Over the River” from Downtown Athens
• Recent trends of large-lot infill development
• Primarily off-campus student housing
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
FINDINGS
Dr. Martin Luther King Jr. Pkwy. Area
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
FINDINGS
Results for Change in Assessed Values for Impacted and Non-Impacted Areas of Neighborhoods, 2000-2012BOULEVARD
Non-Impacted Homes (n=292) --> Ann. Growth Assess. Value 2000-2012 = 9.33%
Impacted Homes (n=118) --> Ann. Growth Assess. Value 2000-2012 = 9.56%
Infill Homes (n=12) --> Ann. Growth Assess. Value 2000-2012 = 15.61%
HAMPTON***
Non-Impacted Homes (n=228) --> Ann. Growth Assess. Value 2000-2012 = 5.21%
Impacted Homes (n=85) --> Ann. Growth Assess. Value 2000-2012 = 4.29%
Infill Homes (n=4) --> Ann. Growth Assess. Value 2000-2012 = 3.97%
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
FINDINGS
Results for Mobility of Residents/Homeowners within Impacted and Non-Impacted Areas of Neighborhoods, 2000-2012
BOULEVARD HOME OWNERS** • Non-Impacted areas (56.70%)
• Infill and Impacted Areas (46.15%)
HAMPTON HOME OWNERS • Non-Impacted Areas (50.66%)
• Infill and Impacted Areas (48.31%)
INTRODUCTION
BACKGROUND
INFILL TRENDS
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FINDINGS
Results for Estimated Effect on 2012 Property Taxes Paid per Household within Impacted Neighborhoods
BOULEVARD HOME OWNERS • Total Tax Revenue Surcharge: $7,009.83
• Tax Revenue Surcharge Per Household: $54.34
HAMPTON HOME OWNERS • Total Tax Revenue Foregone: $(40,482.37)
• Total Tax Revenue Foregone Per Household: $(454.86)
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
• There seems to be a relationship between mobility and assessed value vis a vis the two neighborhoods studied.
• Different types of infill cause different directional effects.
• This is the first known attempt to go beyond stated preferences of infill-affected neighborhoods.
Conclusions
FINDINGS
INTRODUCTION
BACKGROUND
INFILL TRENDS
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Limitations of Athens Infill Study
FINDINGS
Limited number of neighborhoods studied.
No control for other neighborhood variables not captured by the assessment data.
Association does not mean causation.
Qualitative data assembly regarding infill-impacted neighbors would add significantly.
Historical assessment data limitations.
INTRODUCTION
BACKGROUND
INFILL TRENDS
NEXT STEPS
• Incorporate student learning type of components to integrate students within the community and learn more about incompatible housing types
• Survey the residents of impacted communities to learn more about what their concerns or issues are with infill housing, and to help choose better variables to measure to determine the impacts and effects of infill housing within a community.
Next Steps for Study
FINDINGS
Questions?