Future of Dwelling by Emma Magidson

FUTURE OF DWELLING AFFO RDAB LE H O U S IN G BRO OKLYN S TR AND

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

CAMERON

AFFORDABLE HOUSING | TEAM 6

EMMA

LAURA

LESLIE

BOBBY

SUMMER 2016

“Affordable housing is defined as affordable to those who earn at or below 80% of the median area income. Low income is defined as at or below 50% of the area median income.”

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

AFFORDABLE HOUSING STATE OF AFFORDABLE HOUSING IN US:

• TODAY: an estimated 12 million renter and homeowner households pay more than 50% of their annual incomes for housing • NYC: NYCHA residents and Section 8 vouchers holders occupy 11.9% of rental apartments and make up 7.0% of the city’s population NYCEDC plays the role of enhancing the city’s culture and financial assets through economic developments. In terms of housing, the organization selects developers and projects that will sponsor and build affordable housing units allowing neighborhoods and the city to thrive.

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

HISTORICAL CONTEXT: PUBLIC HOUSING IN THE US The first federal efforts to help build public housing began in the 1930s, during the worst of the Great Depression. Concerned about a shortage of affordable housing, the government loaned money to housing authorities, which then built units and repaid the loans with money earned from collecting rent. The program became more formal with the 1937 Housing Act, which sought to create jobs and build housing. Tenants were carefully screened, and public-housing complexes, though largely segregated, were home to working-class residents of all races. But this all changed after World War II, when the federal government pushed for many people to buy their own homes by increasing the authorization for Federal Housing Authority loans, which were mostly available to white families.

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

HISTORICAL CONTEXT: PUBLIC HOUSING IN THE US But public-housing authority budgets took a big hit as working-class residents moved out and the poor remained. They charged a set amount for rent, but this increasingly amounted to a larger and larger percentage of the incomes of the people still living in public housing, in part because the federal government was hesitant to subsidize public housing. As working-class residents moved out, those left behind were required to pay an increasing share of the rents. In time, some residents were paying more than half of their income for rent to live in public housing. A highly-publicized rent strike in St. Louis in 1969 drew attention to this and Congress passed the Brooke Amendment, which limited the rents that public-housing authorities could charge to a certain percentage of a residentsâ&#x20AC;&#x2122; income.

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

HISTORIC PUBLIC HOUSING DEVELOPMENTS PHYSICAL BUILDING DESIGN

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

NYCHA NEW YORK HOUSING AUTHORITY

New York City Housing Authority’s mission is to increase opportunities for low- and moderate-income New Yorkers by providing safe, affordable housing and facilitating access to social and community services. More than 400,000 New Yorkers reside in NYCHA’s 328 public housing developments across the City’s five boroughs. Another 235,000 receive subsidized rental assistance in private homes through the NYCHA-administered Section 8 Leased Housing Program. NYCHA is developing new financing options and building innovative partnerships across the public, private and non-profit sectors. AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

AFFORDABLE HOUSING IN NYC TODAY AFFORDABLE VORNADO | 666 HOUSING FIFTH AVENUE | TEAM 6| CREATIVE BRIEF

OCTOBER SUMMER 2016 2014

Aﬀ

For

NYC Aﬀordable Housing Balance

Aﬀordability Definitions

-400k aﬀordable units 2000-2012

$$$$$$$$$$

Aﬀordable is <30% of income on rent

For 40% of New Yorkers, aﬀordable rent is <$862/mo

30 -400k aﬀordable units 2000-2012

+165k units

+53k units funded of 200k units in plan

AﬀordabilitydeCrisis Blasio

Bloomberg

$$$$$$$$$$ 55% of households spend more than 30% of income on rent

$$$$$$$$$$ AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

Su le

-$17

Aﬀordable is <30% of income on rent

-$10 Mil

For 40% of New Yorkers, aﬀordable rent is <$862/mo

+$4

in projected

Aﬀordability Definitions

NYCHA FinancialCrisis Balance Aﬀordability

$$$$$$$$$$

$$$$$$$$$$ -$17 Billion

Aﬀordable is <30% of income on rent For 40% of New Yorkers, aﬀordable rent is <$862/mo

in unmet need

55% of households spend more than 30% of income on rent -$10 Million annual budget deficit

$$$$$$$$$$ +$41 Billion

30% of households spend more than 50% of income on rent

in projected spending through Housing New York for 200k aﬀordable units

Aﬀordability Crisis

$$$$$$$$$$

Supply of aﬀordable housing is less than 50% of demand

55% of households spend more than 30% of income on rent

$$$$$$$$$$ AFFORDABLE HOUSING | TEAM 6

30% of households spend more than 50% of income on rent

SUMMER 2016

AFFORDABLE HOUSING IN NYC TODAY Mayor Bill de Blasio’s Plan Mayor’s 10-year, $41.4 billion plan is described as “the largest and most ambitious affordability plan of its kind in nation’s history,” the plan outlines how the administration plans to create 200,000 units of affordable housing. Of those, 80,000 will be new units, 120,000 will be preserved, and they will target a range of incomes, from extremely low (under $25,150 for a family of four) to middle-class. Plan also details new planning initiatives and zoning changes that will help make these affordable units a reality. Aﬀordability Definitions

NYCHA Financial Balance

$$$$$$$$$$

-$17 Billion

Aﬀordable is <30% of income on rent For 40% of New Yorkers, aﬀordable rent is <$862/mo

in unmet need

-$10 Million annual budget deficit

+$41 Billion in projected spending through Housing New York for 200k aﬀordable units

AFFORDABLE HOUSING | TEAM 6

Aﬀordability Crisis

SUMMER 2016

INCLUSIONARY HOUSING •Mixed Income Housing is one of the new affordable housing strategies being employed in NYC today. This is the concept that people should not be segregated by income level, and subsidized units should be available amongst those that are market rate. •These projects often include co-ops which allow residents to partially own and control their building, making them feel more responsible for how it is run •Expiration of 421a law that gives tax breaks to developers who build affordable units within their market rate projects

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

NYCHA Goals

Lost 400k affordable units since 2000 Bloomberg’s plan added 165k, de Blasio’s will add 200k

Goal 1: Pay less to the city and the NYPD, improve rent and fee collection, maximize Affordability as spending <30% of income on rent, for 40% of New Yorkers max rent would be <$862/mo revenue and use for ground floor spaces and 2000-2012 median real rentreduce rose from $839 to $1100 while median real rent has fallen central oﬃce costs

Goal 3: Long term capital planning strategy, provide underutilized land to developers interested in building aﬀordable housing, leverage HUD programs, invest in better design Goal 4: Introduce a partnership based model to increase resident engagement, create a 501(c)(3) to attract philanthropic dollars, connect residents to jobs AFFORDABLE HOUSING | TEAM 6

in unmet need

SUMMER 2016

-$10 Million annual budget deficit

NYCHA has $17B in unmet capital need and $10M annual deficit

-$17 Billion

Goal 2: Transform into a digital organization, decision Ingersoll Houses to add 145localize units for seniorsmaking, reduce GHG output, increase safety

NYCHA Financial Balance

Housing New York will allocate $41B towards 200k units, since January 2016 40k units have been funded

OUR PRINCIPLES OF AFFORDABLE HOUSING

$$$$

Commitment to providing access to housing that is appropriate and aﬀordable — all residents of an area should be able to access and use. Openness and transparency — all interest groups should be engaged in open debate about how housing problems are to be defined, what issues are to be addressed and prioritised, what solutions are to be considered and implemented, and what recommendations are to be made.

Fairness and equity — any costs and benefits of policy outcomes are to be fairly distributed among all residents or all interest groups, with an emphasis on ensuring that the least well-off receive appropriate priority. Efficiency and effectiveness — public resources are applied in such a way as to maximize beneficial outputs and outcomes per dollar expenditure. Simplicity and ease of administration — policy recommendations should be simple to implement and administer and the costs of administration held in check. AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

priority. Eﬃciency and eﬀectiveness — public resources are applied in such a way as to maximize beneficial outputs and outcomes per dollar expenditure. Simplicity and ease of administration — policy recommendations should be simple to implement and OUR PRINCIPLES OF AFFORDABLE HOUSING administer and the costs of administration held in check.

Sustainability — social, economic or environmental.

Assimilation — the design of aﬀordable housing should be built in accordance with standards typical of its site and fit within the culture and character of its location.

Diversity — inclusive, diverse and evenly distributed throughout its location; to be included in the mainstream community and should promote mixed-use developments.

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

SITE: B ROOKLYN S TR AND The Brooklyn Strand is the home of Fort Greene and the Ingersoll Houses. We have focused our project around this NYCHA campus, looking into its current state and how it can be improved on both micro and macro scales.

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

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AFFORDABLE HOUSING | TEAM 6

S A N D S S T.

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SUMMER 2016

EXPERIENCE THE UNEXPECTED WITHIN THE EXPECTED

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

REET

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BROOKLYN QUEENS EXPRESSWAY

STORAGE FACILITY BASKETBALL COURT

GARBAGE DUMP

CHARTER SCHOOL BASKETBALL COURT HEALTHCARE CENTER SENIOR CENTER LIBRARY

PLAYGROUND

COMMUNITY CENTER

CHURCH OF ST. MICHAEL + ST. EDWARD LAUNDRY DELI

COMMUNITY GARDEN

GROCERY CVS

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

INGERSOLL HOUSES CURRENT TENANTS, AMENITIES, SPACE

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

PRECEDENTS

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

VIA VERDE

AFFORDABLE HOUSING | TEAM 6 | MIDTERM PRESENTATION

SUMMER 2016

LES NIDS

HOLLANDE

HAROLD VIVAZZ

HATERT

TORRE PLACA

VORNADO AFFORDABLE | 666 HOUSING FIFTH AVENUE | TEAM 6| CREATIVE BRIEF

SA POBLA

MIRADOR

SUMMER 2016

Ingersoll Housing STUYVESANT TOWN 20

200 m 100

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

HOUSING TYPOLOGIES

FROM: B RIEFC A SE TO IPAD

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

STRATEGIES + IDEAS

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

HOW CAN WE HELP CREATE CHANGE IN THE INGERSOLL HOUSES AS WELL AS IN AFFORDABLE HOUSING ON A BROADER SCALE?

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

Weak Places from Community Visioning Session

RESIDENTIAL PUBLIC ASSETS NON-CONTRIBUTING GREEN SPACE INGERSOLL HOUSING BOUNDARY NEGATIVE PLACES

STUYVESANT TOWN

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

RESIDENTIAL BUILDINGS CONVERTED GROUND FLOOR INTERVENTION POINTS

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

AFFORDABLE HOUSING | TEAM 6

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AFFORDABLE HOUSING | TEAM 6

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AFFORDABLE HOUSING | TEAM 6

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AFFORDABLE HOUSING | TEAM 6

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AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

INTERVENTION ELEVATED WALKWAY, GROUND FLOOR UNITS REPLACED WITH COMMERCIAL SPACE

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

BRAND NARRATIVE: VERSATILITY

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

OUR PLAN

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

This project provides a solution to the challenges that the New York City Housing Authority is facing at the Ingersoll houses. Our research, which focused on affordable housing throughout the United States, has revealed a significant need for improvements to housing nationwide and in the NY region. The affordable housing in New York City is lacking in units and the housing that is available is in need of major renovations. These updates have not been completed by the NYCHA due to a significant lack of funds. We compiled the relevant data and developed a solution to benefit both the residents of Ingersoll and the greater community, while still remaining fiscally feasible. Our plan was formulated based on principles of affordable housing which include: a commitment to providing access to housing that is appropriate and affordable, open and transparent, fair and equal, efficient and effective. After heavily considering how to best address each of these categories, we generated a solution that transforms the current property with relatively low amounts of construction. This plan is broken down into five (5) phases. AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

Phase 1: Revitalize the area along Navy Street. Create sidewalks and bike paths by narrowing vehicular lanes. Plant trees for beautification and strategically add benches around the entire campus to encourage gathering in safe, well lit public areas. Relocate the trash collection area. Phase 2: Transform the street-facing units along Navy Street into ground floor retail spaces to increase foot traffic. NYCHA will collect rent from these stores, enabling them to recoup the money spent on construction. The retail spaces will provide NYCHA residents with places to shop and buy food and also bring in people from the surrounding community. As an incentive, the stores and restaurants can offer discounts to NYCHA residents and have apprenticeship programs in which they train and hire Ingersoll residents. Phase 3: Replace the demolished units with the capital earned from the retail leases. The new units will be pop outs on the buildings so as to keep the solution structurally simple and cost effective. We will build as many units as necessary to provide homes for all of the people displaced from the renovations and the renovations to follow in our plan. The units will be located primary in/on the buildings that they were taken away from. Phase 4: Community facilities such as a gym, movie room, and laundromat will be added on the second floors of the buildings nearest to Navy Street. This will bring even more people to this area and substantiate its status as a hub of the neighborhood. Phase 5: These community facilities will be connected by a set of elevated bridges and walkways that are only available for use by Ingersoll residents. This will help to maintain their sense of place on the campus that might occur due to the introduction of outsiders that will come with the retail. The bridges will also encourage community interaction because people will travel between buildings instead of only going inside of their own. This could improve the sense of community and potentially help to reduce violence. AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

We believe that this plan is largely realistic and could be implemented in the coming years. If the initial funds could be raised, this transformation would be highly beneficial to the Ingersoll community and surrounding neighborhoods.

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

Phasing Stages Phase 1: Remove fences and add sidewalks, crosswalks and trees to make Navy St pedestrian friendly

6 months: Cost is negligible, all infrasture already in place, repaint lines and regrade to prepare for retail

Phase 2: Expand building bases to include retail

4 years: Spend $7.8M to $9.4M to build 78,000SF of retail with $3.9M to $5M in annual income, recoup cost in 1.6 to 2.4 years once leased out

Phase 3: Rebuild lost housing on site and elsewhere with retail income

4 years: Spend $9M to $11.9M to rebuild all housing lost on site, recoup cost in 1.8 to 3 years with retail income, then 9,000 to 15,500SF per year

Phase 4: Incorporate community facilities into existing buildings

Phase 5: Connect retail rooftops with pedestrian bridges for residents AFFORDABLE HOUSING | TEAM 6

Phasing Cost and Schedule

1 year: Retail income provides for construction of 30k SF to 40k SF community space x years: Discrectionary spending and timescale

SUMMER 2016

PHASE 1 REVAMP NAVY STREET

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

Phasing Stages Phase 1: Remove fences and add sidewalks, crosswalks and trees to make Navy St pedestrian friendly AFFORDABLE HOUSING | TEAM 6

Phasing Cost and Schedule 6 months: Cost is negligible, all infrasture already in place, repaint lines and regrade to prepare for retail SUMMER 2016

PHASE 2 GROUND FLOOR RETAIL

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

Phasing Stages Phasing Stages

Phasing Cost and Schedule Phasing Cost and Schedule

Phase 1: Remove fences and add sidewalks, crosswalks and Phase 1: Remove fences and add trees to make Navy Stand sidewalks, crosswalks pedestrian friendly trees to make Navy St pedestrian friendly

6 months: Cost is negligible, all infrasture already in place, repaint lines and 6 months: Cost is negligible, all infrasture regradeintoplace, prepare for retail already repaint lines and regrade to prepare for retail

Phase 2: Expand building bases to includebuilding retail bases to Phase 2: Expand include retail

AFFORDABLE HOUSING | TEAM 6

PHASE 3 NEW UNITS

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

Phasing Stages Phasing Stages

Phasing Cost and Schedule Phasing Cost and Schedule

Phase 1: Remove fences and add sidewalks, crosswalks and Phase 1: Remove fences and add trees to make Navy Stand sidewalks, crosswalks pedestrian friendly trees to make Navy St pedestrian friendly

Phase 2: Expand building bases to includebuilding retail bases to Phase 2: Expand include retail

4 years: Spend $7.8M to $9.4M to build 78,000SF of to retail withto$3.9M 4 years: Spend $7.8M $9.4M build to $5M in annual income, recouptocost 78,000SF of retail with $3.9M in 1.6intoannual 2.4 years once recoup leased out $5M income, cost in 1.6 to 2.4 years once leased out 4 years: Spend $9M to $11.9M to rebuild all housing losttoon site, recoup costallin 4 years: Spend $9M $11.9M to rebuild 1.8 to 3 years with income, then housing lost on site,retail recoup cost in 9,000 to 15,500SF per year 1.8 to 3 years with retail income, then 9,000 to 15,500SF per year SUMMER 2016 |

Phase 3: Rebuild lost housing on site and elsewhere with on retail Phase 3: Rebuild lost housing siteincome and elsewhere with retail income Phase 4: Incorporate community facilities

AFFORDABLE HOUSING | TEAM 6

PHASE 4 COMMUNITY FACILITIES

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

Phasing Stages Phasing Stages

Phasing Cost and Schedule Phasing Cost and Schedule

Phase 1: Remove fences and add sidewalks, crosswalks and Phase 1: Remove fences and add trees to make Navy Stand sidewalks, crosswalks pedestrian friendly trees to make Navy St pedestrian friendly

Phase 2: Expand building bases to includebuilding retail bases to Phase 2: Expand include retail

Phase 3: Rebuild lost housing on site and elsewhere with on retail Phase 3: Rebuild lost housing siteincome and elsewhere with retail income Phase 4: Incorporate community facilities into existingcommunity buildings facilities Phase 4: Incorporate into existing buildings Phase 5: Connect retail rooftops with

AFFORDABLE HOUSING | TEAM 6

PHASE 5 WALKWAYS AND BRIDGES

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

Phasing PhasingStages Stages

Phasing and Schedule PhasingCost Cost and Schedule

Phase 1: 1: Remove fences andand addadd Phase Remove fences sidewalks, crosswalks andand sidewalks, crosswalks trees to to make Navy St St trees make Navy pedestrian friendly pedestrian friendly

6 months: Cost is negligible, all all infrasture 6 months: Cost is negligible, infrasture already in in place, repaint lines andand already place, repaint lines regrade to to prepare forfor retail regrade prepare retail

Phase 2: 2:Expand building bases to to Phase Expand building bases include retail include retail

4 years: Spend $7.8M to to $9.4M to to build 4 years: Spend $7.8M $9.4M build 78,000SF of of retail with $3.9M to to 78,000SF retail with $3.9M $5M in in annual income, recoup cost $5M annual income, recoup cost in in 1.61.6 to to 2.42.4 years once leased outout years once leased

Phase 3: 3:Rebuild lostlost housing onon sitesite Phase Rebuild housing andand elsewhere with retail income elsewhere with retail income

4 years: Spend $9M to to $11.9M to to rebuild all all 4 years: Spend $9M $11.9M rebuild housing lostlost onon site, recoup cost in in housing site, recoup cost 1.81.8 to to 3 years with retail income, then 3 years with retail income, then 9,000 to to 15,500SF perper year 9,000 15,500SF year

Phase 4:4:Incorporate community facilities Phase Incorporate community facilities into existing buildings into existing buildings Phase 5: 5:Connect retail rooftops with Phase Connect retail rooftops with pedestrian bridges forfor residents pedestrian bridges residents AFFORDABLE HOUSING | TEAM 6

1 year: Retail income provides forfor construction 1 year: Retail income provides construction of of 30k SFSF to to 40k SFSF community space 30k 40k community space x years: Discrectionary spending andand timescale x years: Discrectionary spending timescale

SUMMER 2016

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016

THANK YOU

AFFORDABLE HOUSING | TEAM 6

SUMMER 2016