journey aplying tnd prnciples to workforce housing fapa 6.11.10

Journey Applying TND Principles to

Workforce Housing

Emerald Coast Section - APA Florida

and

U. S Green Building Council – Northern Gulf Coast Chapter

June 11, 2010

Background

Building communities through the

creation of quality affordable homes

Who is the Interfaith Housing Coalition?

• The Interfaith Housing Coalition of Northwest Florida, Inc. (IHC) is a Florida not-for-profit corporation and a tax exempt charitable organization providing affordable housing under chapter 501(c)(3) of the IRS code.

• IHC was formed from within the faith community as a response to the aftermath of Hurricanes Ivan and Dennis with an intention to focus on long-term disaster recovery.

• IHC’s primary purpose is to provide affordable housing in Escambia and Santa Rosa Counties.

• IHC’s Mission Statement is “Building communities through the creation of quality affordable housing.”

Crisis Point for Affordability

In 2004/2005 the housing market reached a crisis point in affordability.

Its been debated whether this was caused by the hurricanes or the housing bubble.

For moderate-income workforce families that was a moot point.

Building communities through the creation of quality affordable homes

Housing Affordability Trends - 90% Loan to Value

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Pensacola MSA

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Housing Cost (Principl &Interest, Taxes andInsurance)

Housing Affordablity @ 120% AMI





THE CRISIS IN AFFORDABLE HOUSING IN THE PENSACOLA METRO AREA COULD BE SEEN IN THE GROWING GAP!

Project Funding Options

IHC’s Community SupportIHC is unique and unlike private sector developers in that we receive tremendous support from Foundations, Institutions, and the Faith-based Community.

• Catholic Charities USA $100,000• Fannie Mae Renaissance Fund $100,000• Diocese of Pensacola-Tallahassee $90,000• Presbytery of Northwest Florida $50,000• Wachovia Foundation $36,000• United Way of Northwest Florida $34,000• United Methodist Council on Relief $20,000• Bank of America $10,000• SunTrust Bank $10,000• Christ Episcopal Church $10,000• First United Methodist Church $10,000• Other Churches & Organizations $10,000

Journey – a Master Planned Community Interfaith Housing Coalition of Northwest Florida

IHC’s Local Government Support

Again, in a unique way, IHC has a committed public/private partnership with Escambia County to ensure the success of Journey. The county has agreed to invest $2,780,000 towards infrastructure improvements for the home ownership phase of Journey.

• Community Development Block Grant (CDBG) funds $1,250,000

• Local Option Sales Tax (LOST) funds $500,000

• State Housing Trust Fund 0% loan $1,000,000

• Community Redevelopment Funds $30,000

These funds are allocated over five years; however, through a special loan product from Fannie Mae to Escambia County, the funds were made available during the first project year.


Journey – a Master Planned Community

Interfaith Housing Coalition of Northwest Florida

Journey’s Progress to Date

• November 2006 – IHC’s design team engaged. Architectural Affairs, Inc., Michelle MacNeil, Master Planner and Quina Grundhoefer Architects, Carter Quina, Project Architect and Danny Grundhoefer, Project Manager.

• March 2007 – Phase I Environmental Site Assessment completed.• April 2007 – a Detailed Market Analysis prepared by Zimmerman/Volk indicates strongest

demand for housing for small families, primarily young couples, empty nesters, and retirees.• June 2007 – a forester cleared the site of brush and non-protected trees to prepare the site for a

tree survey.• September 2007 – a topographic survey and tree survey was performed – identifying the

location, species, diameter, and canopy spread of more than 1,000 trees. The architects used this information to finalize the master plan preserving as many trees as possible.

• January 2008 – Master Planning completed.• April/May 2008 – Project approved by the Escambia County Planning Board and the Board of

County Commissioners, a Development Order issued, anticipated permitting by 4Q2008.• On June 5, the IHC Board of Directors voted to suspend the Journey project … the board

came to this decision based on three factors, the current economic environment … reduced access to credit by developers and home buyers, and … [in]sufficient funding for continued IHC operations.

• Future – IHC’s development partner Paces Foundation is attempting to develop the rental housing phase on a substantially revised site plan.



Aerial View

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Catholic High School


1960s Plat

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“Journey” Site



Journey’s Goals: Respond to housing shortage in Escambia CountyTo be a Master Planned Community of affordable housing. Develop a Traditional Neighborhood Provide modest homes that are well designed.

Design Features:Walkable neighborhood (sidewalks, paths)Parking – in the rear for residentsHomes with front porches Homes closer to the streetParks, recreation areasA “Town Center”


Regional ContextJourney is consistent with the Comprehensive Plan, it encourages public transit and preserves open space, it is connected to adjacent developments and provides a balanced mix of uses.

Site ContextThe most readily apparent natural feature is the mature tree canopy – we committed early on to preserve this valuable asset.

Plan StructureInclude neighborhoods within the community, changes in density from edge to center, civic space in the form of a plaza or green, small parks throughout.

Thoroughfare NetworkOrganized to manifest the structure of the neighborhood, blocks less than 600 feet, streets fronted by public or private property, traffic calming, vistas terminate with views.

StreetscapeA hierarchy of streets and sidewalks buffered by tree lawns, all utilities located in rear alleys. Private residential parking behind homes accessed by alleys, visitor parking streetside.

BuildingsA diversity of housing types ranging from studio apartments in attached housing to 3 and 4 bedroom single-family detached homes.


Concept Plan

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Preliminary Plan

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Tree Protection Plan


Sidewalks for Walkability


Streets, Alleys & Parking


Parks & Open Space


Variances – Negotiations – Offsets

Through the Planned Unit Development (PUD) process and negotiations with local officials and life safety officers we were able to achieve the desired goals of a TND and satisfy development review. This led to 30+ variances in 7 categories compensated by offsets in other areas.

Variances

• Front, side, and rear yard setbacks were reduced by 50-75%. Build-To Lines and Build-To Zones were created.

• Lot widths were reduced by 30-40%.

• Outbuildings (accessory structures) were allowed for garages, carport, garage apartments, and home offices.

• Visibility triangles and corner lot radii were eliminated for all internal streets.

• Parking requirements were reduced to one per unit.

• Alleys were reduced from 18 feet paved to 12 feet paved, or 16 feet paved when adjacent to multi-family.

• As offsets to requested variances, maximum building height was reduced from 95 feet to 40 feet and density was reduced from 18 units/acre to a blend of 9.6-12.8 units per acre.

Project Phasing


Affordability

• Housing affordability is driven by small lots reducing land costs and requiring smaller, more efficient homes to be built, thereby reducing construction costs.

• Additional costs to the developer for sidewalks, alleys, parks, etc. is offset by creating more buildable lots, plus parcels for townhomes, multi-family, and non-residential uses.

• The original plat from the 1960s would have allowed for 92 single-family homes, Journey’s master plan allows for 85 single-family detached homes, 65 single-family attached homes, 100 rental units, and 5,100 s.f. of non-residential space.


Quina Grundhoefer Architects – Architectural Affairs

Workforce Housing Phase – For Sale Homes (Single Family & Multi-Family)

Projected Housing Mix:

• Single-family detached (2,3, and 4 BR) from $101,500 to $205,000 (85 homes)

• Townhouses (2 and 3 BR) from $105,775 to $157,750 (25 homes)• Condominiums (Studio, 1 and 2 BR) from $63,250 to $110,500 (40 homes)

Projected Family Income Mix:• $33,540 or less (new teachers, healthcare workers, etc.) – 23 units• $33,540 to $44,720 (first responders, civil servants, etc.) – 56 units• Up to $78,260 (essential service personnel including skilled labor, career

civil servants and educators, etc.) – 71 units



Journey

Cost Analysis

5-13-09

Presented Option A Option B Option C

10-28-08 Phase I only Phase I and II ** Phase I, II, III ***

I. Project Costs:

Permitting fees, A/E fees 279,275 178,000 178,000 178,000

Retention pond user fee, traffic engineeing 104,000 104,000 104,000 104,000

Marketing analysis, surveying, envron, brush removal 65,500 65,000 65,000 65,000

Infrastructure costs (Options A, B & C assume cost reduction items) 3,199,741 2,000,000 2,000,000 2,500,000

Legal, accounting 35,000

Legal, accounting (2 audits @ $7,500, 3 990s @ $600, + misc. legal @ $5,000) 21,800 21,800 21,800

Marketting and sales 260,645 50,000 50,000 50,000

Loans (estimate of repayment of interest on FNM loan) 78,000 78,000 78,000 78,000

Land cost 1,528,550 816,800 1,230,455 1,528,550

Property taxes and insur (3 years) 16,800 16,800 16,800 16,800

Supplies 10,000 3,600 3,600 3,600

Development assistance 100,000

IHC management (3 years) 200,000 216,000 216,000 216,000

Total 5,877,511 3,550,000 3,963,655 4,761,750

Contingency 180,000 100,000 100,000 100,000

Estimated Grand Total Project Costs 6,057,511 3,650,000 4,063,655 4,861,750



Workforce Housing Phase – For Sale Homes (Single Family & Multi-Family)

Sources & Uses of Funds:

Escambia County (Grants & Loans)

$2,780,000 Land $1,500,000

Construction Financing (Revolving Loan Pool plus Permanent Mortgage Financing (1st and 2nd Mortgages)

$26,051,633 Infrastructure $3,500,000

Private Foundation and Faith-based Grants

$400,000 Construction Costs $23,731,633

Other Project Fees & Expenses $500,000

Total Funds Required $29,231,633 Total Project Costs $29,231,633

Townhomes of Journey Phase – Rental Apartments

Proposed Unit Mix: 2 BR/ 2 bath – 67 units; 3 BR/ 2 bath – 29 units; 4 BR/ 2 bath – 4 units; Totaling 100 units.

Income Set-aside Commitments:$19,565 to $33,540 – 80 units and $19,565 and below – 20 units.

Townhomes of Journey is being developed in partnership with the Paces Foundation of Atlanta and will be financed through the Low Income Housing Tax Credit program.

The Florida Housing Finance Corporation’s tax credit program requires the income set asides listed above. Florida Housing also requires experienced on site management, energy efficient units, a computer lab, a library, after school programs, and many other tenant services.

This is a proven program that brings well-managed first class housing to the least of our brothers and sisters. We are fortunate to have a development partner like Paces with more than 20 years of successful experience.



Character



Commercial Area



Community Park



Handicapable Children’s Park



Passive Park



Neighborhood Center



Town Home Plans



Condo 4 Plex



Single Family Homes



Typical Intersection



Town House Plan



Street Types

Journey – a Master Planned Community

Interfaith Housing Coalition of Northwest Florida

Building communities through the creation of quality affordable homes

journey aplying tnd prnciples to workforce housing fapa 6.11.10

Business

housing market

housing bubble

state housing trust

ihcs community support

community redevelopment

faith community

success of journey

escambia county