VACANT LOT DEVELOPMENT | hutchinson, ks improving infrastructure + housing options
studio 811 | university of kansas school of architecture, design + planning
Center for Design Research
School of Architecture, Design + Planning
The City of Hutchinson Endowed Housing and Smart Cities Studio Joe Colistra Associate Professor, Department of Architecture Alexandra Dewitt Student Connor Janzen Student Sarah Long Student Theresa Signorino Student
City of Hutchinson Planning + Development Department Jana McCarron, AICP Director of Planning and Development Amy Denker Housing Program Coordinator
CONTENTS 1.0 INTRODUCTION Project Overview Glossary 2.0 ANALYSIS Areas of Impact Lot Availability Market Analysis Connectivity Meaning Areas of Stability and Change SWOT Analysis 3.0 SOLUTIONS Development Strategies Clean-up + Improvements Infrastructure Repair + Parks Housing Variety Land Bank Acquisition Sidewalk + Alley Repair Site Cleanup + Maintenance Cost Table Infrastructure Repair + Tree Planting Cost Table Lots Without Build-able Potential Community Garden Cost Table Nature Playground Cost Table Water Management Neighborhood Watershed Cost Table Community Plaza Cost Table Appearance Implementation of Strategies Prototyping
06 08 11 12 13 15 18 19 20 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40
introduction “We can’t build systems to engage people until we figure out why they aren’t engaged.” Detroit Housing Survey
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topography
rail
highways
waterways
systems
The planning strategies of this document seek to accomodate new development while respecting and rejuvenating existing structures and systems.
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PROJECT OVERVIEW Hutchinson was founded in 1887 when the location was contracted by the Santa Fe Railway. The city continued to thrive as a railway town and also developed industry in salt mining. The nationally registered historic Fox Theater, an art deco theater built in 1930 is an icon of Hutchinson. The rural community population has hovered around 40,000 since 1980 and is currently divided into the downtown district and residential cores. Hutchinson currently faces an interesting dilemma where available housing is either in poor repair, categorized as low-income, or priced at a premium that is not attainable for the middle class. As stated in the Hutchinson Housing Needs Analysis 2015: “Having a lack of quality housing can hamper efforts to attract new employers. Even slow growth economies need an influx of new housing to replace units that are torn down or in poor condition, but infrastructure costs can drive the price of units too high to be affordable. As a result, few units are built.” Because of this, funds need to be prioritized where they will best serve the city by focusing on areas with the most potential that will in turn spur further development. Hutchinson is not lacking all types of housing, but needs more variety. As described in the Hutchinson Housing Needs Analysis 2015, “There is a shortage of quality housing of various price ranges in the city or county despite the best efforts of public and private housing developers.”
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The city will have plenty of land for development thanks to an active demolition crew., netting a loss of 38 homes, even with some new development occurring. Land inventory states there are over 400 acres currently available for residential development within city limits (HNA 2015). Strategies within the housing that is built can also contribute to the conomic success of the city. For example, higher density housing creates greater profit for developers which puts less responsibility on the city to close the gap or provide incentives. As a growing and changing city, Hutchinson needs a clear plan for repairing infrastructure andcommunity amenities such as trails. The Jim P. Martinez Trail, an existing 7 mile paved trail, is an attractive resource for community members, but needs more access points and the city has expressed a desire to expand it as well. The trail connects parks and would be more easily reached through improved sidewalks and greater streetscape walkability in the future when more funds may be available. Clearing homes that are beyond repair is already in progress. This is a great start to improving the overall condition of available housing in the city, and now the question arises: when a site is empty and cleared, what happens to it?
Addressing housing shortages will be a key component in mitigating issues that plague portions of lower income communities and the overall vitality of the city’s working class. By beginning to address these issues, the city of Hutchinson can begin a journey towards sustainable population stability, and even growth.
Vacant lots can quickly become areas of overgrowth and disrepair, creating eyesores in the community that ultimately drive property values down and can attract undesirable activity. Some lots are small enough to be absorbed by neighboring property owners, but some lots exist where side lot acquisition is not plausible, either because of lack of interest, or the site is big enough to support development potential. Side lot acquisition should only be considered where other options are not viable. For the success and continued improvement of the city of Hutchinson, an action plan must be put into place for the existing vacant lots, as well as the numerous lots that will be added to the inventory as demolition crews continue their work. This does not have to be a problem for the city, but rather a great opportunity for community rich developments of varying types to make up the infill areas. As lots are prepared for development and developed, street trees can be planted and alley conditions can be improved to allow higher density and encourage vehicular traffic away from the pedestrian focused street. Vacant lots provide an opportunity to create new development in population dense areas rather than contributing to urban sprawl. These areas can also be improved by city inspired initiatives to existing structures that will continue to revitalize neighborhoods even where new development is not occurring.
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Brush-Up-Hutch is one example of a program already working to advance the quality of existing structures around the city. This program offers rebates to cover the majority of the cost for homeowners to paint the exterior of their home. BrushUp-Hutch demonstrates that not all improvements have to have a high-dollar budget, but can happen in different waves as funds are available. Lot annexation is also already in progress where neighboring undeveloped land can be acquired by neighbors to increase their property size. Smaller lots can also become pocket parks or community gardens where development is not plausible and community interest is present for those types of amenities. Lots could also be temporarily leased by neighbors on the block. Development should occur whenever possible to increase density and create cost-effectiveness. Laid out in the document ahead we explain how to take advantage of lots that are not currently being developed and how to prepare them so that they are more attractive for development. Also suggested prototypes for development of several different types of spaces including: narrow lots, average-sized lots, large lots and large corner lots.
GLOSSARY Adopt-A-Lot A program that could be established by the city to create revenue for lots that are waiting development. This program would lease lots to interested citizens for gardening or such temporary uses. Rent from adopted lots puts money back into the city’s pocket, keeps the lot cared for and maintained, and provides citizens with extra land resource temporarily without the commitment of purchasing. Reference Asakura Robinson’s Pittsburgh Vacant Lot Took Kit. Affordable Housing Housing for those on lower incomes where rent or mortgage costs do not exceed 30 percent of the household’s gross annual income. Brush-Up-Hutch The Brush Up Hutch Paint Program is a City Housing Effort. The program reimburses low to mid-income homeowners for up to $300 of paint and materials costs. Not for rental properties. Community Housing Development Organizations (CHDO) An organization who receives federal dollars to support fair and affordable housing in a community. Hutchinson’s local CHDOs include Interfaith Housing Services and New Beginnings, Inc. Density Number of dwelling units in a given area, measured by DU’s/acre (dwelling units per acre). Higher density housing can be beneficial, but must be placed in appropriate areas and make a conscious positive gesture to its context.
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Hutchinson Land Bank The entity created by Hutchinson to assist the city in attaining properties with the goal to put them back into productive use (currently working to acquire vacant lots only). Housing Needs Analysis 2015 Prepared by the City of Hutchinson Planning and Development Department for the Department of Commerce to establish a RHID. This document addresses and provides evidence of Hutchinson’s lack of quality housing. Infill Using vacant lots to build within an already well-established area. Infrastructure The physical organizational and connective structures and facilities needed for the operation of the city. For more information reference Housing Needs Analysis. Infrastructure The physical organizational and connective structures and facilities needed for the operation of the city. Jim P. Martinez Sunflower Trail This paved trail connects Rice Park in the North to Carey Park in the south and runs along the Arkansas River and Cow Creek in Hutchinson.
Land Swap Encouraging advancement by trading similar sized lots with land owners so that the city or developers have ownership of land in areas with the most potential for successful development. Live-Work These units incorporate living space (usually on the second level) with a business space (usually street level). Lot Annexation (Lot Acquisition) A strategy that can be used to sell vacant lots to the neighboring property. Neighborhood Revitalization Plan Starting in June of 1997 and focusing on properties south of 11th Ave. “Under the plan, residential building permits exceeding $5,000 in value are considered for a tax rebate of the increase in property value associated with the project. The rebate is for a period of ten years and is on a sliding scale unless the property is deemed historic.� (HNA 2015) Quality Housing Units that pass inspection under the Section VIII Housing Quality Standards of the US Department of Housing and Urban Development or households that can be classified as not having housing problems.
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Residential Developer Infill Incentive Program Started in 2007 by the city to provide a rebate for the building permit fee applying to all new, residential dwelling units built south of 17th ave. Rural Housing Incentive District (RHID) Provides a program for cities to help developers building housing in rural communities by assisting in the financing of public improvements. The incentive helps cover costs for development such as site preparation, sidewalks, street curbing, street lighting, and utility improvement. Streetscape The public area from front yard across to the next front yard. Streetscapes can be developed to encourage pedestrian access which creates a more walk-able, bike-able city. Urban Sprawl The situation that occurs when development continues to occur on the fringes of the city pushing its limits further and further out. Sprawl can take population and funds away from the heart of the city and make it difficult to develop a thriving and healthy downtown atmosphere. Vacant Lot Parcel(s) that once were occupied by a built structure or documented use, that now have no documented use. Paved parking lots, city parks and greenways are not vacant lots.
analysis “Cities have the capability of providing something for everybody, only because, and only when, they are created by everybody.� Jane Jacobs - Urban Design Theorist
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LA
A DOW
E 26T H AV E
N M E
ACR
Com pound Drive Office Park
AREAS OF IMPACT N 25th Ave
Fairgrounds St E 23rd Ave
N 23rd Ave
E 20th Ave
Sunflower Ave E 17th Ave
N 17th Ave
Development Target Neighborhoods
16th Ter
Dr ora Aur
E 15th Ave
High Density Residential
E 8th Ave
Bell St
W 5th Ave
E 4th Ave
N 2nd Ave
Institutional
E 2nd Ave E 1st Ave
N 1st Ave
The empty boundaries describe the potential reach of the development schemes in relation to the branches of infrastructure that are already present in this portion of Hutchinson.
Scott St
Superior St
N 3rd Ave
E Sherman St
Cow Cr
S Halstead St
N Sherman St
E Sherman Ave
E Sherman St
W Avenue B Carey Blvd
E Avenue C S Lorraine St
Blvd Seat Woo dy
ns
r Pa
as ns Ka
S Bonebrake St
y re Ca
Whiteside St
Av e
Riv er
lvd
kB Acres St
S Plum St
N Main St
E 5th Ave
E Avenue G
E Avenue G
Main Downtown District
Industrial
FR
Hutchins on Zoo
T
Studio 811 | Design Research and Smart Cities Practicum - University of Kansas M elody A cres S outh Recreational Carey Vehicle Park H utchinson Park G olf Cours e
ÂŁ R A IN B OW L N
P E M E R S O N LO O
DS H IP R D
T R U M A N DR
IE N
11
E B LAN CHAR D AVE
With the correct development taking place in each neighborhood, or collection of lots, we can determine not only development feasibility but potential for planning and future changes that may occur as a result. Investment zones should be near amenities (schools, parks, etc.), have lots available and cleared, and have potential to connection back to downtown.
William St
as
Cole Ave
S Severance St
Ar ka
Justice St
S Main St
Morton Dr
E Avenue F
Howard St
Wall Ave
Fairlawn Cemetary Liberty St
S Monroe St
Eastside Cemetary W Avenue F
Mine Rd
Downtown District HOR RE LL R D
Urban Dr
Coolidge Dr
N Whiteside St
Commercial
E 6th Ave
W 6th Ave
N Halstead St
Porter St
N Plum St
E 7th Ave
N Elm St
N Maple St
E 8th Ave
Pierce St
Lee St
Hendricks St N 4th Ave
Blv d
Based on our studies of the present zoning scheme projections provided by the city, this proposal seeks to isolate the boundaries of future development based on target neighborhoods and regions most in need of improvment.
E 11th Ave
E 9th Ave
son
FUTURE LAND USE
n
N Main St
N Washington St
N Adams St
N Jefferson St
N Madison St
N Jackson St
N Monroe St
N Van Buren St
N Harrison St
College L
N 11th Ave
ker
E 14th Ave
N Grand St
E 14th Ave
N 12th Ave
Nic
Faubian St
James St
Prairie St
Harvest Ln
COR EY R D
SW ar en
Faircrest Dr
E 21st Ave
N Waldron St
Kansas State Fairgrounds
Apple Ln
Meadowlark Ln
N Poplar St
Halsey Dr
sS t
e
N 25th Ave
Fairgrounds St E 23rd Ave
N 23rd Ave
N Waldron St
Faircrest Dr
E 21st Ave E 20th Ave
Apple Ln
Meadowlark Ln
N Poplar St
Kansas State Fairgrounds
Prairie St
Harvest Ln
E 17th Ave
n
N Main St
N Washington St
N Adams St
N Jefferson St
N Madison St
N Monroe St
N Jackson St
N Van Buren St
N Harrison St
Porter St
E 9th Ave N Plum St
N Elm St
N Maple St
E 7th Ave
N Halstead St
Along the fringes of the city, there are at least eight platted subdivisions that are prepared for development with differing phases of infrastructure installed. The city estimates 422 residential lots are platted, but vacant and without current E 11th Ave building permits. The city also states there an additional 428 acres available inside city limits. (HNA 2015)
College L
Ave
E 8th Ave
E 14th Ave
N Grand St
E 14th Ave
N Lorraine St
E 15th Ave
Dixie St
N Severance St
16th Ter
N Whiteside St
E 8th Ave This map graphic was completed using the Hutchinson Land Bank Inventory, lots for sale listed on sites such as Zillow, and Ave lotsE 6th that appear vacant from the most recent Google satellite imaging. Bell St
W 6th Ave W 5th Ave
E 4th Ave
We can clearly see that the availability of land is not the issue, but instead could be the size of, location of or interest in the lots. The viability of the lots must be assessed and then they can E 1st Ave E Sherman St either be advertised to developers, given interim uses until they E Sherman Ave can be developed or strategies can be employed for lots without development potential, such as land swapping(see glossary).
E 2nd Ave
S Halstead St
N Sherman St
Scott St
Superior St
N 2nd Ave
COR EY R D
17th Ave
Faubian St
LOT AVAILABILITY
Sunflower Ave
E Sherman St
W Avenue B
S Lorraine St
Blvd Seat Woo dy
sR
sa s
vd
Bl S Plum S
N Ma
E 5th Ave
S Bonebrake St
rk Pa ey
Ka n
r r Ca
Whiteside St
Av e
ive
Lots Available
Total Vacant Area: 174,240+ SF
William St
sa
E Avenue G
Liberty St
Ark an
Cole Ave
S Severance St
Mor ton Dr
E Avenue F
S Main St
W Avenue F
Howard St
Wall Ave
This map shows the vacant lots Fairlawn currently cleared and ready for Cemetary development in the focused area. Justice St
S Monroe St
Eastside Cemetary
Mine Rd
E Avenue G
HOR RE LL R D
Carey Blvd VACANT LOTS
E Avenue C
MARKET ANALYSIS The housing market value of Hutchinson is continuing to grow at a rate slightly below the rate of inflation. The city patterns remain consistent with slight growth in population, the number of households, and income. This growth, however, is not enough to allow residents within the market to earn income that correlates to the rate of inflation and as a result produces an additional housing burden on the market. The market appears to be soft with excess units available in upper and lower income categories. (American Community Survey 2010-2014 from the US Census Bureau)
$38,000 $36,000 MCPHERSON
The trends in constant population have not been consistent or uniform across different age groups. A decrease in non-elderly home owners mirrors the decrease in ownership markets and reflects the growth within Hutchinson’s rental market. The additional decline in households headed by an elderly person suggests that the City’s housing market could see a reduction in demand for elderly housing while the demand for workforce housing should remain constant or grow elastically with the population increase. (Bureau of Labor Statistics) The demand for housing is directly a function of the income households are willing to pay and the income households have to spend on housing. Over the four-year span from 2010 to 2014 the median household income of households in Hutchinson increased by nearly $2,500 with a 1.8 percent annual increase in median household income. There was equal growth of income between rental and ownership markets. (Bureau of Labor Statistics) The number of households falling below the poverty line also increases elastically with the growth median household income with a growth of 2 percent of all households being considered within poverty. The issue of the poverty line disproportionately affects renters over ownership markets – with 33 percent of renters and only 11 percent of owner households in poverty. During the span of 2010 to 2014 income continued to grow, but at a rate slower than the rate of inflation growth. This growth of income slower than inflation leaves households with lower spending power. (Bureau of Labor Statistics)
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$34,000 SEDGWICK
$32,000
HARVEY
$30,000 $28,000
RENO
$26,000 $24,000
2012
2013
2014
2015
MEDIAN WAGE OF REGION WAGES ARE LOWER THAN SURROUNDING REGIONS &
A LACK OF QUALITY HOUSING FOR LOWER-WAGE EMPLOYEES EXISTS Data from Hutchinson Housing Needs Analysis 2015
MARKET ANALYSIS The Hutchinson Housing Needs Analysis 2015 found that a significant portion (42.6% - rental; 18.5% - owner-occupied) of the City’s households are costburdened, meaning the cost of upkeep or development is not supported by the market. Despite the fact that Hutchinson has a soft housing market, many households are spending a significant portion of their income on housing cost. About two-fifths of all renters and one-fifth of all owners are spending more than 30 percent of their income on housing – the generally viewed percentage of significant housing burden. The ownership burden of spending is remaining consistent around 20 percent – significantly lower than the national average of 30 percent. The conflict of housing cost burden with the median value of housing units ($91,000) below the national average ($175,700) indicates that lower incomes, not high housing prices, are the root of housing hardship.
35
The Hutchinson Housing Needs Analysis 2015 found vacancy rates to be low, but are slightly above the Secretary’s minimum thresholds. It additionally specified that if units that are not suitable for occupancy are factored in, there exists a housing shortage.
5
The vacancy rates among home owners has decreased to 1.8 percent, while the rate among renters has spiked to 8.1 percent while demand has increased. It is important to note that the vacancy rate only includes occupied homes or those for sale or rent. This does not include other vacant which are homes no longer on the market. Any of these factor a drain on the market due to their poor maintenance, thereby depressing home values of surrounding properties.
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30 25 20 15 10
0
NEW DEMO
2009
2010
2011
2012
2013
2014
2015
DEMOLITIONS HAVE OUTPACED NEW HOUSING RESULTING IN A NET LOSS OF
38 HOUSING UNITS Data from Hutchinson Housing Needs Analysis 2015
CONNECTIVITY The development of specific lots across Hutchinson will spur interest for developing surrounding empty lots, some within clusters of vacancy. Development includes neighborhood improvements, reconditioning and cooperative housing. One development will lead to the next in proximity and so on, evolving one cluster at a time. The overlapping developed clusters will ignite the need of a localized transit system, bike trails, walking trails, grocery stores, daycares and public green spaces to connect, unite and contain the city. Hubs will spill into Downtown, aiding in the revitalization of Hutchinson. Following this master graphic are layers broken into specific categories explaining the interaction of elements at play in our proposal scheme.
When creating new development in areas that have already been built-up, we must treat context as an referent factor. This is not to say that existing housing types need to be copied exactly, but that paying attention to certain details can create a more cohesive neighborhood.
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LOT CONTEXT Each lot contains its own regions of context whether those contexts are specifically different based on zoning or neighborhood aesthetics. In their proximities, they are able to determine future contexts and relate back to strong urban moments, such as downtown business core or nearby amenities that help to encourage living in developed regions of the city.
EXTENT OF INFLUENCE The reach of each lot is determined as an influence or potentiality that spreads from the area of development. This has as much to do with economy of income and community engagement with local businesses as it does the proper mixture of demographics and opportunities for employment. In Hutchinson’s case, it is relevant to note that an abundance of lots creates opportunities for extensive development to occur in a chain reaction.
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LAYERS OF CONVERGENCE Finally, the overlap that occurs between each element will help to serve as a linkage between context, breadth of influence and the infrastructural improvments that result. Abstractly, this graphic speaks to possibility that arrives when tangential effects are allowed to coalesce into new and meaningful textures for community living and interaction with their surroundings.
LINKING INFRASTRUCTURE The connection of infrastructure throughout areas of development will be an important factor in creating a successful stitching of community improvements and amentities. Increased access to the most important nodes of the city that surround these developments, and an equivocal investment in their collective future will help ensure that addressing Hutchinson’s intense need for mixed incomes and a variety of lifestyle capabilities will be nurtured and allowed to lift the city economy into consistent growth patterns.
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MEANING By pulling apart different layers of the city, what influences each region or neighborhood and extracting the vital information therein, we are able to make more informed decisions about how to proceed with solutions that have a broad application and appeal, but also those with more specific function. In examining some of the lots we visited, we began to understand the functional parameters under which many of them could contribute to their surroundings, and how outside of the lots themselves the surrounding neighborhoods could be made more attractive, and cause incentive for development. One crucial aspect of our proposals in this document is to take the information we have and give it meaning based on comprehensive quantities of known and effective problem-solving developments and coupling those with what the community thinks could help Hutchinson grow.
GOOD
356 9,769
AVERAGE FAIR POOR
The transition away from the street is one that should help unify the surroundings of the neighborhood.
setbacks Most homes already utilize a 25’ setback to create a linear consistency between the street and the moment of pulic-private transition.
3,298 1,037
DESPITE EFFORTS TO ENCOURAGE REHABILITATION, MAINTENANCE NEEDS HAVE OUTPACED THIS ENDEAVOR RESULTING IN THESE
HOUSING CONDITIONS Data from Hutchinson Housing Needs Analysis 2015
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streetscape
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current efforts Brush Up Hutch already exists to help refinish and beautify older homes - we can build upon this incentive program.
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AREAS OF STABILITY AND CHANGE Maintaining regions of strength and stability within the communities most eligible for development is an important factor in establishing a relationship between the downtown corridor and neighborhoods that branch off from it. The downtown anchors, downtown core, and commercial nodes are all areas of stability from which to branch off of. These moments were selected based on an experience of the city and a potential to fill in gaps where appropriate. In some cases, the presence of the downtown corridor has little influence over the dynamic of neighborhood reconditioning, where in others that influence is undeniable and far-reaching. Lots with connections to these areas of stability should be explored. DOWNTOWN ANCHORS DOWNTOWN CORE COMMERCIAL NODES AREAS OF CHANGE INDUSTRIAL NODE 19
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S
Strengths Involved and interested planning and development department Established rebates and incentives
W
Weaknesses Lack of quality housing, especially for middle income residents Slow growth economy
Active demolition program
Degraded sidewalks, curbs and overall infrastructure in some areas
Residents prioritize housing
Potential presence of brine wells
Available land for development inside and outside of high density neighborhoods
Unoccupied retail space downtown
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O
Opportunities Vacant lots provide a chance to start new with a comprehensive revitilization plan Housing and Development programs have already improved the condition of available housing Hutchinson Land Bank is established and acquiring inventory Community development housing programs such as Interfaith Housing and New Beginnings
T
Threats
Lower median housing price as compared to nearby communities Difficult for the market to support new development at break even or profitable rates City has to provide extra financing, rebates and incentive to lessen the gap Some vacant lot inventory is near light industrial districts, which may need special considerations
Strengths “Involved and interested planning and development department”
Housing Needs Analysis 2015 Document prepared by planning and development department and dedicated funding for City Council housing specialist.
“Established rebates and incentives”
Bravo Awards, Brush-Up-Hutch, Council Policy 20 & Special Assessments, Developer Infill Incentive Program, Neighborhood Revitalization Plan Rebates, Rural Housing Incentive District.
“Active demolition program”
Since 2014 the city has committed a higher level of funding to demolition. Since 2009 over 150 homes have been demolished and the rate of demolition has now outpaced new housing development.
“Residents prioritize housing”
In polls conducted by the city, residents rated housing a number four priority in city improvements.
“Available land for development inside and outside of high density neighborhoods”
Platted developments on the outskirts of town and vacant lots within neighborhoods. Refer to Lot Availability map and Housing Needs Analysis 2015 for specific locations.
Weaknesses “Lack of quality housing, especially for middle income residents”
There is a lack of “step-up” housing and 60% of housing in the retail market is valued below $100,000, additionally, 34% of those homes are valued below $50,000.
“Slow growth economy”
To avoid stagnation some active stimulus must be provided through incentivised development in area of investment. Increased career opportunities with higher salaries in the city will have a direct correlation to the availability of housing in a fitting price range, thus resulting in continued economic growth.
“Degraded sidewalks, curbs and overall infrastructure in some areas”
Infrastructure repair costs can drive the cost of units too high, making sites unattractive to developers.
“Potential presence of brine wells”
The salt industry began in 1887 in Hutchinson, where the evaporative method of brine wells was used. Brine wells were documented, but not their specific locations.
“Unoccupied retail space downtown”
Local businesses have not been able to survive in downtown retail spaces, due to chain store development in other parts of town. Energy and investment needs to be put back into the downtown to create and thriving, successful environment 21
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Opportunities “Vacant lots provide a chance to start new with a comprehensive revitalization plan”
Planning and development department is in progress of creating a new comprehensive neighborhood plan that can be used in conjunction with this document as a guide for moving forward.
“Housing and development programs have already improved the condition of available housing” An estimated 560 housing units have been repaired or modeled since the NRP’s inception 18 years ago.
“Hutchinson Land Bank is established and acquiring inventory”
The land bank currently has an inventory of ten lots, but is newly established and working to obtain more lots that are clear and ready for development. The land bank will have more success moving forward with a clear plan for which lot acquirement will be most beneficial.
“Community development housing programs such as Interfaith Housing and New Beginnings”
Interfaith Housing has rehabilitated numerous houses since 2010 and built two new homes testing methods in modular housing.
Threats “Lower median housing price as compared to nearby communities”
Hutchinson’s median housing price is lower than surrounding areas (as outlined in the Hutchinson Housing Needs Analysis 2015).
“Difficult for the market to support new development at break even or profitable rates”
Due to high infrastructure repair costs and lower market rates for housing, profit margins are low or non-existent. A lower price per square foot through smart and inventive building methods can begin to help address this issue.
“City has to provide extra financing, rebates and incentive to lessen the gap”
To make development more attractive, the previously mentioned rebates and incentives are essential and not optional/not enough, until Hutchinson’s market rates rise, this will be an ongoing obstacle for new development.
“Some vacant lot inventory is near light industrial districts, which may need special considerations”
Lots located along Avenue C-Avenue G have this condition, but the issue can be combated by implementing a seperate set of buffer standards. These light industrial districts do not appear to create many disturbances, but may make these sites less attractive than others.
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solutions “Speaking as a builder, if you start something, you must have a vision of the thing which arises from your instinct about preserving and enhancing what is there.� Christopher Alexander - Architect and City Designer
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DEVELOPMENT STRATEGIES ClEAN UP + IMPROVEMENTS
ADDS VALUE TO NEIGHBORHOOD
DECREASES ECOLOGICAL HAZARDS
IMPROVES QUALITY OF LIFE SITE
DEVELOP
INFRASTRUCTURE REPAIR + PARKS
BENEFITS INCREASES PROPERTY VALUE
HOUSING VARIETY
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LOWERS COST OF ONGOING MAINTENANCE
STRENGTHENS CITY’S TAXBASE
CLEAN UP + IMPROVEMENTS “I love living here however some clean up needs to be done in the lower income areas...(given) the condition of some houses.”
LANDSCAPING
Live/Work Study Respondent 2015 Housing Needs Analysis
ADOPT A LOT
“Too much of the affordable housing now is way below standard. It is probably a combination of getting wages up and improving low-income housing.”
BEAUTIFY
SAFETY
PEDESTRIAN AMENITIES
ENFORCE MAINTENANCE CODES
Live/Work Study Respondent 2015 Housing Needs Analysis
CLEAN UP + REPAIR NEIGHBORHOODS
DEMOLITION OF UNSAFE STRUCTURES
“Wages are lower than the surrounding region and a shortage of quality housing for lower-wage employees exists.” 2015 Housing Needs Analysis
ADDRESS #’s ON FRONT & BACK OF PROPERTIES
SITE 25
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DEVELOP
CLEAN + IMPROVE
BENEFITS
INFRASTRUCTURE REPAIR + PARKS
REPAIR INFRASTRUCTURE
WATER & SEWER EXTENSIONS*
STREET SCAPING
UNITY THROUGH GREEN SPACE
UNITE TRAILS
DEVELOP NEW PARKS
AQUIRE PARKLAND
NEW AREAS
SIDEWALK REPAIR*
*Increases ease of access, marketability, and attractiveness
Reconditioning efforts will be crucial in detailing the potential of each lot. By taking note of each common problem area, the risks of development can be collectively mitigated if even just a small portion of outlined issues are addressed or planned as an incentive.
UNDERSERVED AREAS EQUITY OF PARK ACCESS
SITE 26
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*If needed for higher density and large development
DEVELOP
INFR. REPAIR
BENEFITS
HOUSING VARIETY
LIVE WORK
ENCOURAGES BUSINESS DEVELOPMENT DAYCARE
TOWNHOME
SINGLE FAMILY
QUALITY AFFORDABLE HOUSING
AMENITIES TO NEIGHBORHOOD
TRAILS
APARTMENT DUPLEX
PARKS
SITE 27
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DEVELOP
HOUSING VARIETY
BENEFITS
When considering a lot for Land Bank Acquisition....
1. Is it close to any amenities? (Schools, parks, grocery stores, shopping)
2. Is it nearby any development in progress that could increase the lot’s development potential?
3. Is the site in a populated area?
4. Will the lot be low cost to prepare for development? (free of excessive volunteer trees, soil contamination, existing foundations, etc. Reference the following cost table titled “Site Clean-up + Maintenance”).
5. Is the lot near other vacant lots that could be developed simultaneously (or grouped together for larger developments)?
6. What incentives or rebates apply to the lot?
7. Is the lot at least 35’ wide and can side yard setbacks be altered in the area? (see prototype 418 E. Avenue G for an example in building on narrow lots)
8. Is the lot in a residentially zoned district? If not, can the zoning be altered?
9. Is there a connection to downtown? (development near downtown will encourage business growth and sustainability)
10. Is the lot outside of floodplain area and outside of suspected brine well areas?
Answering yes to most or all of these questions indicates a lot with strong development potential that should be acquired by the Land Bank. Please note: Large lots (70’ or greater in width) can be considered for multi-family housing or higher density development, rather than single family residences.
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SIDEWALK + ALLEY REPAIR Degraded sidewalks should be repaired when possible to enable easy pedestrian access. Curb cuts should be minimized, but where necessary should ensure as little disruption to the sidewalk as possible (reference the three diagrams on the bottom left of this page). Width should be designed for the amount of volume expected, Smaller residential neighborhood sidewalks will require less width to accommodate pedestrian traffic than downtown sidewalks. Based on guidelines from other published city documents, residential neighborhood sidewalks should be five feet wide with five feet of greenscape between the sidewalk and curb. This can be implemented when large developments occur, otherwise match surrounding context. Downtown sidewalks should be pushed to ten feet width with six feet of greenscape between the sidewalk and curb (this may apply in the future, but is currently not a priority). Especially in instances of multi-family housing and single family housing with an accessory dwelling unit, alley ways must be accessible for fire trucks. Existing regulations should be enforced when possible, encouraging property owners to keep alleys free of trees and vegetations overgrowth. Utilize enthusiastic community members when possible and organize volunteer clean-up days. Hutchinson fire trucks require at least 9’ clearance. Alleys should be repaired and upgraded where possible to promote higher density housing development and the bulk of vehicular traffic for neighborhoods.
Pedestrian Zone
Greenscape Zone
Accommodates pedestrians only Appropriate width for anticipated pedestrian volume
Area between walkway and curb
Residential neighborhood: 5’ Downtown commercial: 10’
5’ 6’
5’ minimum width meets ADA requirements for wheelchair passing and turnaround
Accomodates utility access, landscaping, benches, street lights, street trees
Curb Zone Area between walkway and curb Seperates greenscape vehicular zone Can be modified to allow stormwater to filter through greenscape bioswales
Provides buffer between pedestrians and traffic City of Boston
http://www.ite.org/css/online/img/Figure8-6A.jpg
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SITE CLEANUP + MAINTENANCE
Costs are estimates and may vary depending on area and additional development plans
The first step to preparing a lot for development includes cleaning it up, as well as setting up a proper maintenance plan. Simply cleaning up a lot will improve the neighborhood’s atmosphere and help diminish the property-value-decreasing effect vacant lots can impose. Calculating lot cleanup cost can help determine which lots are more easily developed first.
When possible, seek out capable volunteers, especially in neighborhoods where clean up is happening. This will help diminish costs as well as foster a sense of ownership in the communty. This can also help get word out about lots available for annexation or temporary lease until they can be developed.
COST CONSIDERATIONS
Strategies of site cleanup and maintenance will vary for each site but in general include: clearing or pruning unwanted invasive/volunteer vegetations, excavating any existing foundations, establishing and maintaining desiravle vegetation growth and keeping the site clear of trash and debris. See the following Cost Considerations.
Adapted from Davison Architecture +Urban Design LLC | Kansas City Housing Studies
Clear Invasive/ Volunteer Tree Growth
$150 EA
x
(total trees on site to remove)
=$
Clear and Treat Weedy Hedgerow along Property Line
$4 SF
x
(total area of invasive shrubs)
=$
Mowing
$30 EA
x
(times to be mowed)
=$
Add 2� of Compost and Till Soils
$1 SF
x
(total area of lot)
=$
Stump Removal
$200 EA
x
(total number of stumps to be removed)
=$
Trash Removal
Varies
x
Prune Good Trees and Remove Vegetation and Saplings at Base
$100 EA
x
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=$ (total trees on site to be pruned)
=$
INFRASTRUCTURE REPAIR + TREE PLANTING
Costs are estimates and may vary depending on area and additional development plans
Improving sidewalks and curbs on vacant lot sites can begin to establish and overall sense of improvement in the neighborhood communities, this is another instance where it is smart to reach out for volunteers. Better sidewalks, street trees, street lighting and crosswalks can make neighborhoods feel more accessible and attractive.
With coordination and planning, multiple lots along a single street can have all of these features improved in a group. This is especially applicable to areas such as Avenue C. In areas such as SW Bricktown, where there is a sense of culture the residents have established, designs can be tweaked to feel more current or historic.
COST CONSIDERATIONS
Existing trees should be considered and can be pruned. Appropriate spacing from existing trees should be implemented when planting new trees. It is also import to take into account the types of trees planted because lower maintenance varieties exist. Types that will not grow too large to maintain and that are fit for the climate are best.
Adapted from Davison Architecture +Urban Design LLC | Kansas City Housing Studies
Remove and Replace Sidewalk
$800 LF
x
(total linear feet of sidewalk)
=$
Remove and Replace Curb and Gutter
$900 LF
x
(total linear feet of curbing)
=$
Restore Tree Lawn (includes 2� compost tilled and reseeding with City Standard turf mix)
$4 SF
x
(total area of lot)
=$
Install Street Trees
free from Tree Board
x
Restore Curb Ramps (should include detectable warning pavers)
$0.5 SF
x
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=$ (total area of lot)
=$
What about lots that aren’t ready for housing or other development? When considering a lot for development potential, some sites will not be ideal for the investment of built structures. These lots could be far from amenities, be small in size, or for various other reasons, not be conducive to a successful new housing or commercial projects. That does not mean these lots must continue to sit unused, collecting trash and becoming overgrown. Lots with weak potential can still provide opportunities for the neighborhood. Implement the previously outlined “Site Cleanup + Maintenance” and “Infrastructure Repair + Tree Planting” procedures. These practices will discourage illegal activities, such as trash dumping, and will improve surrounding property values with a relatively small amount of money and resources in most cases. Once sites are cleaned up, low investment options should be considered to give the lot a sense of ownership and provide use for the surrounding community when possible.
ACTIVATE
The following pages discuss how to employ several lower cost options until the lot can support more extensive improvement. These solutions are considered short-term, and the viability of these sites for further development should be reevaluated after five years. Community interest in the following ACTIVATE projects is very important -- a community garden is no better than a vacant lot if it will not be used.
“Lots with weak development potential can still provide opportunities for the neighborhood.” 32
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COMMUNITY GARDEN
Costs are estimates and may vary depending on area and additional development plans
Community gardens often do best in inner-city environments, where large yards, or even yards at all, are not available. However, Hutchinson does have an existing community garden that does well, so if there is interest, it can be a plausible solution for certain vacant lot sites. Polls or community meetings can help determine if nearby residents would find a space for extra gardening useful.
Soil conditions are also important to consider for proposed community garden sites. Lots that showed soil contamination during initial analysis would obviously not be the best for growing edible vegetation. Sites with poor quality growing soil can still be used because fertile soil will be installed in the growing beds. It is also important to take into account the amount of sun a site receives. Lots surrounded by lots of tall trees and shrouded in shade most of the day will not be ideal for gardening.
COST CONSIDERATIONS
One of the highest costs of creating a community garden will be installing water spigots. This should be evaluated early in the consideration process to help determine whether this solution is feasible. Plot fees may be charged to help return some of the initial investment costs. Ideal sites will likely have proximity to senior living or housing developments with small yards.
Adapted from Davison Architecture +Urban Design LLC | Kansas City Housing Studies
4’x 8’ Raised Planter (includes wood, soil, liner, drainage gravel, installation)
$500 EA
x
(total raised planters desired)
=$
4” Thick Concrete Pavement
$8.50 SF
x
(total area of pavement)
=$
Mulch (4” depth)
free from Parks Dept.
x
Fruit Trees (15 gallon containerized tree)
$75 EA
x
Watering Spigot
$1,200 +
3’ Benches
$200 EA
6’ Benches
$600 - $1,000 EA
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=$ (total trees to be planted
=$
dependent on specific site conditions
=$
x
(total number of benches desired)
=$
x
(total number of benches desired)
=$
Studio 811 | Design Research and Smart Cities Practicum - University of Kansas
Costs are estimates and may vary depending on area and additional development plans
NATURE PLAYGROUND
Nature playgrounds and rain gardens can be a cost effective way to provide play equipment in neighborhoods where there is a high percentage of children. Logs can be re-purposed from site clean up if they are solid and free of rot/pests, then supplemented with additional logs and boulders. When arranged, these natural solutions can take place of expensive manufactured playground equipment.
Access to clean, well-maintained pocket parks helps establish successful urban communities and can even help raise real estate values. Proximity to other parks and green spaces should be considered as well as the amount of children and families living nearby. This strategy may also work best near schools or other community facilities are nearby and noise considerations have already been made.
COST CONSIDERATIONS
This solution can be flexible and should be designed at an appropriate size for its context. Cost can vary depending on how many re-purposed materials are available and how many “extras” are added. Parks can also be established with minimal initial costs and upgraded in phases as funds become available. As in other strategies, volunteers and community involvement can help reduce costs.
Adapted from Davison Architecture +Urban Design LLC | Kansas City Housing Studies
Mulch Play Surface
$12 SF
x
(total area to be mulched)
=$
Logs (to function as play equipment) 6’ x 24”
varies depending on city stock
x
(total number of logs)
=$
Boulders (3’ x 3’ x 3’)
$350 EA
x
(total number of boulders)
=$
Native Plantings (1 quart container, 12” on center spacing)
$4 SF
x
(total area to be planted)
=$
Concrete Pathway
$9 SF
x
(total area of placement)
=$
Benches (5’-6’)
$600 - $1,000 EA
x
(total number of benches desired)
=$
Install Native/Low Maintenance Grasses
$0.50 SF
x
(total area of lot - area to be mulched - area of native plantings)
=$
Plant Trees
$200 EA
x
(total trees to be installed)
=$
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WATER MANAGEMENT PREVENTION OF
Stormwater runoff occurs when rainwater or melted snow runs off roofs, streets, and lawns which then is absorbed into the soil. Impervious surfaces such as roads, driveways, parking lots, rooftops, roads, and other surfaces prevent precipitation from soaking into the ground. As a result, water runs into sewer systems, storm drains, and drainage ditches caushing flooding, pollution, and errosion. In addition, pollutants found on paved surfaces are picked up along the way and carried to local rivers, lakes, and streams. Pollutants include trash, bacteria, nitrogen, oil and grease, and pesticides.
FLOODING
Multiple approaches to stormwater management are available. These solutions include personal rain barrels and cisterns, permeable pavements for driveways and roads, tree coverage, and rain gardens and bioswales used as townscaping and functionality. Carefully planned stormwater management lots can be a beautifying, pleasant feature for the community.
EROSION
THROUGH
RAIN BARRELS & CISTERNS
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POLLUTION
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PERMEABLE PAVEMENT
TREE COVER
RAIN GARDENS & BIOSWALES
NEIGHBORHOOD WATERSHED
Costs are estimates and may vary depending on area and additional development plans
Neighborhood watersheds will be appropriate solutions in lots that already show ponding or are in low points where water would naturally flow more easily. Looking at topographical maps can help identify if areas of a lot would make an effective watershed. This strategy may also be helpful to employ in lots surrounded by lots of hard surfaces (parking lots, etc.) Redirecting some of the storm runoff can help save money by processing the water naturally rather than through city water treatment facilities.
Spending lots of money on regrading is not ideal, and working with sites that will naturally collect water will be most cost effective. One of the first factors to of implementation to be inspected should be the cost of the storm water pipe retrofit. This cost is dependent on specific site conditions, so the retrofit cost can help determine if this is a reasonable solution for the site. Several of the elements in the table below can be implemented on sites with other developments such as placing curb cuts allowing rainwater to flow into rain gardens with the appropriate plantings.
COST CONSIDERATIONS
Techniques for implementation may include permeable pavers or retaining walls to encourage water to filter down through the ground. Building a boardwalk over large ares of watershed will allow ease of maintenance access and can provide an educational experience with informational signage. A landscape architect or civil engineer should be consulted to ensure proper techniques are employed and that water sources are correctly connected to prevent yard flooding or foundation damage to surrounding homes.
Adapted from Davison Architecture +Urban Design LLC | Kansas City Housing Studies
Earthwork
$25 CY
x
(total volume to be regraded)
=$
Stormwater Pipe Retrofit
$5,000+ EA
x
dependent on specific site conditions
=$
Native Plantings (1 quart container, 12” on center spacing)
$4 SF
x
(total area to be planted)
=$
Boardwalk (6’ wide)
$800 LF
x
(total area of placement)
=$
Install Perimeter Fence
$35 LF
x
(total length of perimeter)
=$
Curb Cuts
$1000 EA
x
(total number of cuts)
=$
Biosoil (4” depth)
$65 CY
x
(total area of lot)
=$
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COMMUNITY PLAZA
Costs are estimates and may vary depending on area and additional development plans
Creating a community plaza will serve as a gathering space and will be able to support small events. Such events could include farmer’s markets, art walks, or neighborhood organization meetings. This solution would be best supported in neighborhoods where community members already gather or plan to do so. The size of the lot for this strategy should be appropriate for the amount of population it intends to support.
The community plaza solution is another adaptable plan based on the amount of funds available. It can be as simple as walking paths and low maintenance plantings, or more complicated with paving and built structures. Elements can also be added as future improvements. The costs below address a variety of options to include and can be used as an estimate for the desired outcome of how a community plaza could work for it’s locale.
COST CONSIDERATIONS
This strategy is best suited for lots with high community visibility and traffic. The vantage of corner lots would also support this solution in the right neighborhood. Lots deep within residential blocks, or on the fringes of the city would not be effective choices, instead implement this response closer to areas with a connection to other shopping and amenities.
Adapted from Davison Architecture +Urban Design LLC | Kansas City Housing Studies
Native Plantings (1 quart container, 12” on center spacing)
$4 SF
x
(total area to be planted)
=$
Concrete Pathway
$9 SF
x
(total area of placement)
=$
Brick Paving
$15 SF
x
(total area of pavement)
=$
Benches (5’-6’)
$600 - $1,000 EA
x
(total number of benches desired)
=$
Add 2” of Compost and TIll Soils
$1 SF
x
(total area of vegetation)
=$
Install Native/Low Maintenance Grasses
$0.5 SF
x
(total area of vegetation)
=$
Plant Trees
$200 EA
x
(total trees to be installed)
=$
Pedestrian Lighting
$15,000 per site
(varies on type of lighting used)
=$
Shade Structure
$4,000 + per site
Trash Receptacle
$250EA
Signage
$1,200+ per site
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=$ x
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(total number to be installed)
=$ =$
APPEARANCE
When creating new development in areas that have already been built-up, infill development, it is important to pay attention to context. That’s not to say existing housing types need to be copied exactly, but paying attention to certain details can create a more cohesive neighborhood.
ACKNOWLEDGE
Historically registered homes of Hutchinson
Hutchinson has many houses built in the early 1900’s, some of which have been beautifully maintained. New development should celebrate the beauty and identity of successful buildings in the city. Higher density housing can even be achieved, without looking out of place.
Left: Frank D. Wolcott House Right: John P.O. Graber House
MATERIALS
LOT PLACEMENT
BUILDING HEIGHT
BY IMPLEMENTING
BRICK/WOOD
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FRONT PORCHES
25’ SETBACK
PITCHED ROOF
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To blend in with existing built structures, new projects should pay respect to the 25’ setback, except in certain corner conditions where more flexibility is possible. New developments should respect surrounding building height and size, and while design can be modern, materiality, roof pitches, and a “front porch” gesture to the street can echo that of the existing structures.
1-3 STORIES
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IMPLEMENTATION OF STRATEGIES
ZA LA P PUBLIC
O BI
E
E BL A PERME 39
P
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IG HT
AV ER S
ING
SW AL
T EE R T S
L
PROTOTYPING Each prototpye seeks to address a range of lot sizes as well as provide examples of housing variety. The solutions include a small ALLEY single-family home for narrow lots, average sized single-family IMPROVED ACCESS home for average lots, duplex for larger lots with potential onsite amenity, and multi-family quadplex for larger lots (especially corner lots).
ABLE TO BE EXTENDED
STORAGE OR ACCESSORY DWELLING
ACCESSORY DWELLING UNIT
SINGLE FAMILY HOUSING
These different modes of living wil increase the variety of homes in each neighborhood and provide new possibilites respective to the lot typology, its dimensions and its surroundings.
SINGLE FAMILY HOUSING
Please refer to the Construction Documents package for specific prototype designs. Note: Tiny homes are not good options for encouraging a sense of community and should not be extensively explored as vacant lot solutions
DAYCARE CENTER
WORK LIVE
SINGLE FAMILY HOUSING
PRELIMINARY PLANS 40
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SOLUTIONS
conclusion
BEGIN CONCLUSIONS SECTION “Cities still remain as plaecs for actors to meet. They still house the dreams of humanity.” David Grahame Shane
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