HOME BY HAND VISIONING DOCUMENT
A PROJECT OF
PROJECT HOME AGAIN A COLLABORATION WITH
THE TULANE CITY CENTER SPONSORED BY
JOHNSON CONTROLS 1
TABLE OF CONTENTS
OVERVIEW 4-11 VISION
4
HISTORY
6
HOUSING MODEL
8
CONTEXT
10
PILOT HOMES 12-33 DESIGN CONCEPTS
12
SPINE SCHEME
14
LATERAL SPINE
18
DOGTROT SCHEME
22
PARALLEL DOGRTOT
26
HOMEOWNER TRAINING
30
CONTSTRUCTION PHASING
31
COST AND SKILL LEVEL ANALYSIS
32
BUILDING FEATURES
34
APPENDIX 36-39
2
ACKNOWLEDGMENTS
37
PRECEDENTS
38 3
PROJECT HOME AGAIN DEMO AND BUILD
PROJECT HOME BY HAND VISION PROJECT HOME AGAIN
MISSION
Project Home Again is nonprofit housing and community development organization created by the Leonard and Louise Riggio Foundation in the wake of Hurricane Katrina to build high-quality, energy-efficient, affordable homes for people who had lost their homes in the flood. Since our founding, we have built 101 homes for families impacted by the storm and levee failure and dozens of additional homes for first-time homebuyers. We have also worked with neighboring organizations to plant trees, build a storm water retention garden, map vacant properties, create a pool of funds to buy and remediate blighted lots, and demolish scores of blighted structures. Project Home Again is best known for creating a “swap” program in which families could swap their flood damaged home for a new Project Home Again house.
TRADITIONAL PRODUCTION HOMES The housing crisis caused by the flood necessitated that housing developers work strategically, efficiently and with a sense of urgency. Project Home Again’s strategy was to focus on families that had been displaced and were struggling to return home. Rather than scattering resettling families throughout the city, PHA sought to cluster families in neighborhoods where the rate of return was over 40% and families could feel safe and have access to public services. PHA also created a streamlined production model in which we entered into a fixed-price contract with a local design/build firm that began construction on two houses every two weeks and complete them in four months. Using this model, we have built over 170 attractive, Craftsman-style homes that exceed the energy-efficiency standards of the US Department of Energy’s Builders Challenge program and are now occupied by families earning less than 120% of the area median income.
80% OF NEW ORLEANS HOUSING STOCK DAMAGED OR DESTROYED
GENTILLY INUNDATED WITH 8-12 FT OF WATER 4
RESTORING NEIGHBORHOODS
BUILDING COMMUNITY 5
HOME BY HAND
HOME BY HAND PROCESS
VISION
HOME DESIGN
BUILDING PROCESS
HOMESTEADER SELECTION
HOME CONSTRUCTION
Home by Hand is a new Project Home Again program that was designed to harness the energy, talent, and resources of do-it-yourselfers who want to participate in the construction of their own homes in New Orleans neighborhoods that are struggling to repopulate. Home by Hand seeks to be an inclusive self-help housing program that enables a wide variety of people willing to help revitalize and repopulate neighborhoods while simultaneously serving as a model for self-help (urban homesteading) projects throughout the country. In a city that has approximately 40,000 vacant properties and has lost about a third of its population since its peak, Home by Hand seeks to provide a path to homeownership and stability for families and individuals willing to commit to a rigorous program of homeownership training, credit repair, construction training and working on the homebuilding site.
Tulane City Center designs four house models that can be built by a combination of licensed tradesmen, volunteers, and homeowners.
HBH Designs a construction process that uses a general contractor for heavy construction and licensed work and volunteers and self-help housers for basic carpentry, insulation, drywall, sheathing, floor installations, etc.
FUTURE HOMEOWNERS Home by Hand targets a broad range of people – women working in the construction trades, recent graduates of colleges and trade programs, low-wage workers in the service industry, people leaving the justice system, etc. However, the thing that all of the participants have in common is the drive and dedication to contribute the time, effort and financial resources necessary to build a home and become bankable. Project Home Again has years of experience working with families to repair their credit, dissolve bad debts, and prepare to become homeowners and will incorporate these services into our year-long Home by Hand process.
Through an open application process, Home by Hand identifies families/individuals who want to build their own homes through the Home by Hand program.
One house is started every other month and all of the participants work on the site. Once the first house nears completion, a new applicant joins the group and a new site is added to the program.
HOMEOWNER TRAINING HOMEOWNER SELECTION
CONSTRUCTION TRAINING
Future homeowners will be selected through an open application process. It is imperative that the participants have the drive and ability to contribute time and effort to work on a sweat-equity project as a way to achieve homeownership. Project Home by Hand seeks to engage participants who’s unstable or poor finances may cause them to be excluded from other affordable housing programs.
The future homeowners will participate in a curriculum prior to construction that will educate them on the designs of the homes and the construction components. Full scale wall section models and building details will be used as teaching tools in the self help housing program. During this preliminary training the participants will be familiarized with the tools and materials involved in the construction process so as to guarantee safety and productivity on the job site. Construction training will continue throughout the building process and will hopefully provide the participants with enough competence in construction to be able to pursue building projects in the future.
FINANCIAL COUNSELING Project Home by Hand will provide the future homeowners with financial counseling services. The goal of this service is to repair the participants’ credit, dissolve bad debts, and educate them on maintaining their finances and homes. Project Home Again has experience with financial counseling and plans to implement their past successes into the new plan for Project Home by Hand.
6
LAND ACQUISITION
FUTURE PROJECTS
Home by Hand purchases land. In the case of New Orleans, HbH will primarily use vacant land acquired through the New Orleans Redevelopment Authority at a below-market price.
When the first house is completed, it is sold to one of the self-help housers. When the second house is completed, it is then sold to a self-help houser and the process continues as long as there is demand.
7
A BRIEF HISTORY OF SELF HELP HOUSING 1930
1940
1960
1970
1980
1990
2000
2010
1934
1974
1996
2005
The National Housing Act of 1934 was passed during the Great Depression in order to make housing more affordable. It created the Federal Housing Administration, now the U.S. Department of Housing and Urban Development, to improve housing standards and insure loans made by banks and private lenders for home building.
The Housing and Community Development Act amended Section 8 of the National Housing Act of 1937. Section 8 provides funding assistance to private landlords on behalf of approximately 3.1 million low-income households in the United States.
Housing Opportunity Program Expansion Act authorizes the Self-help Homeownership Opportunity Program (SHOP). Shop issues grants to eligible national and regional non-profit organizations so they may purchase land and develop infrastructure necessary to facilitate sweat-equity or volunteer-based programs to provide housing for low income families.
In the wake of Hurricane Katrina, a number of organizations formed to combat the various injustices within the housing system of New Orleans. Among these organizations is Project Home Again, a Non-Profit housing development organization dedicated to restoring Gentilly, one of the hardest hit neighborhoods by the storm.
1937 The Housing Act of 1937 created the United States Housing Authority to create federally funded housing projects in the U.S.. The program provides for subsidies to be paid from the U.S. government to local public housing agencies for the construction of improved housing for low-income families.
1949 The Housing Act of 1949 was part of the Truman Administration’s program of domestic legislation, the Fair Deal. The Act provided federal funds for more than 800,000 units of public housing, vastly extending the Government’s role in providing housing to the populace. The Federal Housing and Rent Act was also pass to subsidize the creation of new rental properties in American cities. 8
1950
1975 The Community Development Block Grant (CDGB) program began an effort to eliminate urban blight. The CDBG entitlement program allocates annual grants to larger cities and urban counties to develop viable communities by providing decent housing, a suitable living environment, and opportunities to expand economic opportunities, principally for low to moderate income people.
2014
1976
1998
Habitat for Humanity is founded as a Christian Mission to provide houses for impoverished people. Over the next 35+ years they constructed 600,000 homes for more than 3 million people. The largest for-profit developer, D.R. Horton, has built 445,000 homes over the same period.
Quality Housing and Work Responsibility Act established the Homeownership Voucher Program through the existing Section 8 framework. This program subsidized homeowners by offsetting the cost of mortgage, taxes, insurance, and various utilities.
Project Home Again has completed 131 homes in Gentilly for sale to families that meet the same criteria as the City of New Orleans Soft Second Mortgage Program. In response to the needs of the newest generation of New Orleanians, Project Home Again is proposing a new program, Project Home by Hand which will utilize the self-help housing model to engage low-income individuals in the construction and acquisition of affordable homes. 9
THE GENTILLY DEMONSTRATION PROJECT
NARROW LOT _ SPINE SCHEME
NARROW LOT _ DOGTROT SCHEME
WIDE LOT _ LATERAL SPINE
WIDE LOT_ PARALLEL DOGTROT
GENTILLY TERRACE
Gentilly Terrace, located north of the city, grew as New Orleans’ first 20th century major residential neighborhood. The development epitomized the American suburb, providing families with an alternative to dense city living while still maintaining access to the urban economy. The area of Gentilly was originally swamp land but gained elevation from sediment buildup as the Mississippi River drained into the Bayou Gentilly. High elevation levels that ranged from 15 to 60 inches above sea level encouraged residential development. A diverse range of architectural styles emerged in the neighborhood, including the California Bungalo and English Cottage. In 1999, Gentilly was added to the National Register of Historical Places. Gentilly suffered extensive damage during Hurricane Katrina from winds and flooding but the high elevation ensured that flood damage was lessened in the neighborhood. Neighborhood residents that evacuated during the storm have returned to repair and restore their homes and communities in Gentilly. Several organizations, including Project Home Again have significantly contributed to the rehabilitation of this unique neighborhood.
GENTILLY, NEW ORLEANS
PROPOSED PILOT SITES 10
11
DESIGN INNOVATION
SCHEMES
GENTILLY MID-CENTURY MODERN HOMES
SPINE SCHEME
DOGTROT SCHEME
4342 Randolph Ave
5010 Debore Circle 100’
100’
Public Private
Traditional House Plan Project Home Again has successfully produced a multitude of modest traditional homes that gracefully blend into the existing neighborhood. While this type of development is imperative in the goal of restoring the homes of displaced locals, the organization recognizes the opportunity to welcome in a new generation of Gentilly residents. Project Home by Hand will utilize innovative construction materials, methods, and designs in order to regenerate the neighborhood.
12’
12’
12’
5’
5’
5’
100’
Public
20’ Rear Setback
30’ Setback (Typical)
Private
20’ Front Setback (Required)
LATERAL SPINE Single Platform
5010 Debore Circle Spine Scheme
Removed From Ground
42’
42’
20’ Rear Setback
30’ Setback (Typical)
20’ Front Setback (Required)
PARALLEL DOGROT 5010 Debore Circle
100’
100’
PROJECT HOME BY HAND _ INNOVATIVE ALTERNATIVES Public 60’
60’
12’
12’
12’
8’ 5’
Split Level Divison 12
12’
Private
2’ 6” 5’
Transitional Porches
2’ 6”
Dogtrot Scheme 13
SPINE SCHEME CONCEPT The Parallel Spine Scheme is designed for the narrow 42’ wide plots. The scheme utilizes a split level technique where the public shared spaces of the house exist on one level and the private bedrooms are on another. The elevated level creates a residual space where a carport can be located under the house. Outdoor porches exist on each level, acting as transitions between the public outdoor space and indoor space and extending the bedrooms into semi private outdoor spaces. The slopes of the metal roofing direct stormwater off of the house and into planter beds and rain gardens. ENTRY ELEVATION
REAR ELEVATION
BACK YARD VIEW
ENTRY VIEW
TOTAL SQUARE FOOTAGE Interior Conditioned: 886 SF Exterior Unconditioned: 403 SF Proposed Interior Expansion: 302 SF
1ST FLOOR PLAN
14
15
LATERAL SPINE CONCEPT The Lateral Spine Scheme is designed for the larger 60’ wide plots. Similar the Parellel Spine Scheme, the scheme utilizes a split level technique where the public shared spaces of the house exist on one level and the private bedrooms are on another. The elevated private level is rotated 90 degrees so as to fully occupy the 60’ wide plot while maintaining minimal square footage. The elevated level creates a residual space where a carport can be located under the house. Outdoor porches act as transitions between the public outdoor space and private indoor space.The slopes of the metal roofing direct stormwater off of the house and into planter beds and rain gardens.
BACK PORCH STREET VIEW AND YARD VIEW
TOTAL SQUARE FOOTAGE Interior Conditioned: 1300 SF Exterior Unconditioned: 663 SF Proposed Interior Expansion: 245 SF
ENTRY ELEVATION ENTRY VIEW
1ST FLOOR PLAN
16
17
DOGTROT SCHEME CONCEPT The Dogtrot Scheme is designed for the 60’ wide large lots. The house has two main zones, one contains the cooking and dining while the other is private living space. The zones are pulled apart and connected by a indoor breezeway, the dogtrot. The dogtrot is unconditioned space that can be left completely open or screened in to allow for outdoor air to flow through the building. ENTRY ELEVATION
STREET VIEW
TOTAL SQUARE FOOTAGE Interior Conditioned: 910 SF Interior Unconditioned: 270 SF Exterior Unconditioned: 455 SF
1ST FLOOR PLAN
18
19
PARALLEL DOGTROT CONCEPT The Parallel Dogtrot Scheme is designed for the 60’ wide large lots. The house has two main zones, one contains the cooking and dining while the other is private living space. The zones are pulled apart and connected by a indoor breezeway, the dogtrot. The dogtrot is unconditioned space that can be left completely open or screened in to allow for outdoor air to flow through the space. Wind speed and direction of the housing site may determine to orientation of the dogtrot so as to optimize the function of the breezeway. The Parallel Dogtrot is more private than the traditional dogtrot, as the breezeway is not fully visible from the street. STREET VIEW
20
BACK YARD AND PORCH VIEW
TOTAL SQUARE FOOTAGE Interior Conditioned: 876 SF Interior Unconditioned: 418 SF Exterior Unconditioned: 485 SF
ENTRY ELEVATION 1ST FLOOR PLAN
21
CONSTRUCTION PHASING SITE PREPARATION
Future homeowners and volunteers utilize the property immediately by grading the site and planting vegetation.
BASE STRUCTURE
The general contractor installs the concrete footings and piers. Future homeowners and volunteers plant climbing vegetation and build fencing and planter beds.
HOME CONSTRUCTION
The general contractor oversees the program participants in the construction of a deck on the piers. When the specific homeowner is identified the group will begin to build the home.
FUTURE DEVELOPMENT
Additional deck space allows for future expansion to meet the homeowner’s needs. Ideally upon completion of the program, the homeowner will have enough construction experience to maintain and expand the home as needed.
22
23
COST AND SKILL LEVEL ANALYSIS FINISHING
SITE WORK
FOUNDATION
CLEARING AND PLANTING
CONCRETE FOOTINGS AND PIERS
DRIVEN WOOD PILES
Cost:
Cost:
Cost:
$
1
4
$
Skill Level:
$
Skill Level:
3
SIDING
Cost:
Cost:
3
$
Skill Level:
1
SHEET METAL ROOFING
3
$
Skill Level:
5
SHEETROCK
Skill Level:
5
5
Cost:
2
$
Skill Level:
2
2
FRAMING CONVENTIONAL FRAMING 2X4 STUDS AT 16” O.C.
ADVANCED FRAMING 2X6 STUDS AT 24” O.C.
SIPS : STRUCTURAL INSULATED PANELS
PAINTING
TRIM
LANDSCAPING
Cost:
Cost:
Cost:
Cost:
Cost:
Cost:
$
2
Skill Level:
4
$
Skill Level:
Skill Level:
2 24
$
$
2 3
5
2
Skill Level:
$
Skill Level:
Skill Level:
2
2
$
2 3
1 25
SPINE SCHEME
LATERAL SPINE
BUILDING FEATURES
PARALLEL DOGTROT
WOOD SLAT SYSTEM
SHEET METAL ROOFING Low pitch sheet metal roofs are highly durable and sustainable. 5
SKILL LEVEL:
DOGTROT SCHEME
HARDIE BOARD SIDING Durable and traditional siding maintains the style of the surrounding neighborhood.
Provides shading, privacy, and weather protection to outdoor deck space. 3
SKILL LEVEL:
DOGTROT SCREENING Low cost screening system allows for natural air circulation and daylighting. 3
SKILL LEVEL:
3
SKILL LEVEL:
CONVENTIONAL EXTERIOR FRAMING 5
SKILL LEVEL:
CONVENTIONAL INTERIOR FRAMING 3
SKILL LEVEL:
WOOD DECKING WOOD STEPS AND PORCHES
Negotiate the transition from the ground. SKILL LEVEL:
Ample amount of deck space allows for outdoor activities and opportunities for future expansion. 4
SKILL LEVEL:
2
WOOD FENCING
Defines the private perimeters and controls views. SKILL LEVEL:
2
PLANTER BEDS Strategically placed to capture roof water runoff. SKILL LEVEL: 26
2
STRUCTURAL PIERS SKILL LEVEL:
4
SKILL LEVEL KEY: 5: Professionals 3: Home Steaders 1: Volunteers 27
ACKNOWLEDGMENTS
PROJECT LEAD EMILIE TAYLOR KENTARO TSUBKAI ANDREW LILES
PROJECT TEAM ALFIA WHITE SAM NAYLOR VINCENT BAUDOIN GAVIN WEST KYLE GRAHAM AMY FERGUSON CAITLIN SHEEHAN
PROJECT HOME BY HAND TEAM CAREY SHEA OJI ALEXANDER ANDY FRITZSH ERICA TORIELLO 28
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