Browsing by Subject "Affordable housing"
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Item Adapting building information modeling (BIM) for affordable & sustainable housing(2010-05) Dowhower, Justin Firuz; Moore, Steven A., 1945-; Briscoe, Danelle; Levy, FrancoisThe purpose of this thesis is to determine if Building Information Modeling (BIM) is an effective means for encouraging stakeholder collaboration throughout the building design/construction process and improving upon affordable and sustainable strategies for infill housing development. The research methodology includes literature reviews, interviews, case studies, simulations, and experimentations. Literature reviews include documentation regarding BIM, housing affordability and policy, sustainable design strategies, and integrated design practice. I conducted interviews with local stakeholders who had participated in local affordable/sustainable housing projects. The primary case study was the Alley Flat Initiative (2003-2010) which I had the opportunity to be involved with in various capacities as a participant observer. Simulations were performed using a BIM software tool to ‘redesign’ the first Alley Flat Initiative prototype and compare design workflows. Finally, experimentation was done involving the instruction of BIM software and exploring its use within an academic design studio environment. The findings indicate four significant conclusions. First, the research suggests that inflated soft project costs (overhead, administration, and services) can be reduced if local city governments were to adopt BIM in conjunction with housing review and permitting processes. In addition, the city could use BIM data to quantify building impacts on energy and resources over time. Second, sustainability innovation can be easier to integrate within a BIM workflow due to the high-capacity of the software to exchange information with third-part analysis tools. One particular barrier that must be overcome, however, are financial barriers due to software and staff training costs associated with BIM technology. Third, BIM requires ‘front-loading’ projects with more information earlier in the design process, which encourages greater transparency and more direct collaboration between stakeholders. A fully leveraged BIM workflow may not be feasible beyond local small-scale architects and builders due to the relatively steep learning curve and higher software costs, but a hybrid approach might be possible depending on how residential construction practices and BIM software development evolves in the near future. And fourth, BIM can make project information centralized, accessible, and long-lasting – serving as a communication and learning tool across disciplines and between expert and non-expert participants. The product of this research includes recommendations for all stakeholder groups engaged in leveraging BIM for affordable and sustainable housing development. Additional related topics of inquiry which fell outside the scope of this research are also included for future investigation.Item Affordable housing disaster resilience in the neoliberal era : the LIHTC in Galveston, TX, through Hurricane Ike(2016-08) Sinel, Martin Joseph Alexander; Mueller, Elizabeth J.; Wegmann, Jacob AIn this thesis, I consider affordable housing disaster resilience in the neoliberal era through an investigation of the Low Income Housing Tax Credit (LIHTC) program in Galveston, Texas, through Hurricane Ike, which made landfall there in September, 2008. Considerable research has explicated the ways in which natural disaster has intensified ongoing neoliberal pressure to shrink the welfare state and create new markets for capital accumulation, especially through the dismantling of traditional public housing. The purpose of this research was to inquire whether the LIHTC, a product of neoliberal innovation and the most significant low-income rental housing production subsidy in the United States, has produced housing that may serve as a resource for resilience for its residents in the face of these challenges. This involved the coding and synthesis of datasets and documentation from a variety of local, state, and federal entities in order to develop a detailed narrative. A high-profile struggle over the demolition and reconstruction of traditional public housing in Galveston following the hurricane served as a comparative case for the examination of LIHTC housing in the same historical geography, suggesting how features of neoliberalism were manifest in the local context. The inquiry into underlying vulnerabilities and institutional frameworks around LIHTC housing and the material history of storm impacts and restoration revealed a stark contrast with that of public housing there, though considerations of resilience remain challenged by the contingent nature of neoliberal actualization and the contradictions present within the LIHTC itself. A query of secondary sources intended to triangulate primary research findings revealed that LIHTC housing in Galveston played a significant discursive role in the struggle over public housing resilience well after the restoration of LIHTC housing and revealed latent vulnerabilities that may pose a future challenge to the resilience of Galveston’s LIHTC resident communities. The findings of this research suggest some of the specific contingencies upon which the actualization of threats to resilience may depend, challenging constructs of affordability and disaster resilience in the neoliberal context.Item Becoming sustainable : creating urban affordable housing in Phoenix, AZ(2013-08) Fonstad, Hannah Marie; Mueller, Elizabeth J.The population of Arizona has increased rapidly in the past two decades and faces an extreme shortage of urban affordable housing to accommodate for this population growth. There are several challenges facing the implementation of affordable housing in Downtown Phoenix including low-density development, high land costs, transportation issues, the current property tax structure, and infrastructure and environmental concerns. The City of Phoenix lacks the necessary policies and programs to encourage sustainable high-density development within the urban area. There are a large number of vacant parcels in the City which have either been passed over by previous development projects, or land which remains to be used from the demolition of older buildings. With the growing need for affordable housing, it is necessary to explore the opportunity to use the vacant land within the City of Phoenix for high-density infill development to include affordable housing. How can affordable housing contribute to making Phoenix a more sustainable city? High-density development creates affordability by increasing the number of housing units available in a given area. High-density is a necessary element in the transformation towards a more sustainable city not only by increasing affordability but also in connection with access to transportation and employment and efficient use of existing infrastructure. The opportunity for an increase in affordable housing within the larger sustainable development goals of urban Phoenix creates the need for an exploration of the relationship between high-density infill housing development and sustainability.Item Best practices in green affordable housing(2008-12) Raish, Julia Katherine; Moore, Steven A., 1945-This report is an exploration of the theoretical and applied aspects of green affordable housing. First, it presents an in-depth examination of the current status of green affordable housing by exploring the synergy between green rating systems which guide and certify developments and the financial and policy mechanisms which either support or curtail them. Second, this report will analyze diverse case studies from around the country in order to examine how green affordable housing is developed in various real-world contexts. Two-tiers of case studies are presented: secondary and primary. Secondary case studies receive a brief overview while the primary case study examines in-depth an ongoing development in Austin, Texas. The primary case is also an example of current innovative movements and provides a glimpse into what the future of green affordable housing might look like. And lastly, conclusions are drawn from the research that itemize best practices in green affordable housing. The report concludes that green affordable housing is not an easy development practice and thus, recommendations are provided to ease some of the existing barriers to further development. This report also concludes that while costbenefit analyses and arguments for energy-efficiency are salient, concerns for public and environmental health need equal weight in the argument and advocacy for green affordable housing. I argue that green affordable housing should be developed with an integrated design process specific to local context, with a local visioning process that cultivates community connections. And most importantly, education for housing providers and tenants regarding on-going operations and maintenance is a crucial part of that integrated design process.Item Brownfields revitalization and affordable housing : an evaluation of inclusionary models of brownfield redevelopment in Oakland, California(2013-05) Violet, Carla Marie; Sletto, BjørnBrownfield redevelopment is called upon to remedy damaged ecological, economic, and social conditions due to contamination from prior land use(s). It can be utilized as a means for revitalizing low-income neighborhoods and communities of color that have suffered from years of economic disinvestment and a polluted environment. Critics of brownfield redevelopment in low-income neighborhoods argue that this form of revitalization can backfire when property values and rental prices rise and existing residents are pushed out. The City of Oakland has demonstrated a form of inclusionary brownfield redevelopment that incorporates housing that is affordable to existing residents in the area and thus avoiding the form of exclusionary housing witnessed in other cases of brownfield redevelopment in central cities. This report builds on the hypothesis that inclusionary brownfield redevelopments in Oakland can serve as a model approach for other cities in preventing displacement of lower income, residents of color through gentrification.Item Challenges facing non-profits in affordable housing development(2008-05) Ng, Michelle Denise; Mueller, Elizabeth J.This professional report examines the key contextual and organizational factors affecting community development corporations (CDCs) in the development of affordable housing. Using the findings of a systematic case study carried out by William Rohe and Rachel Bratt, I offer a detailed discussion of these factors in the context of a number of case studies, including an extensive discussion of the life cycle of Eastside Community Investments (ECI), a CDC that served the Near Eastside Neighborhood in Indianapolis, Indiana. Following this discussion, I explore a number of policy implications of this case study for the community development sector. The effective production of affordable housing involves a number of key players, including CDCs themselves, their intermediaries, the government, and the community; the active participation and commitment of all of these organizations is crucial to the long-term sustained success of the entire industry.Item The contradictions of smart growth: transit-oriented development, affordable housing and community vision - the case of the Lamar/Justin Lane TOD, Austin, Texas(2014-08) Asuncion, Kendal Kawaihonaokeamahaoke; Sletto, BjørnSmart Growth is a comprehensive approach to planning that aims to shape more compact and well-connected communities across the United States. Among its principles are leveraging existing infrastructure, developing around transit, providing a mix of housing types and price ranges, and increasing community participation in the planning process. However, research suggests the comprehensive approach at times obscures potential tensions between these principles, in particular when Smart Growth principles are applied to a specific property. This is the case in Austin, Texas’ Lamar/Justin Lane TOD, where the City of Austin is currently evaluating development scenarios for a publicly-owned 5.6 acre parcel located within the TOD area. How equity and access is addressed in Smart Growth comes to fore in conversations between the City and affluent, neighborhood residents. This report examines the history of Smart Growth, reviews its implementation in cities across the U.S., and considers how the City of Austin may learn from other cities.Item Creative financing & strategies for mixed-income transit oriented development in Dallas, Texas(2013-08) Partovi, Lauren Neda; Wilson, Barbara B. (Barbara Brown)This study evaluates the current environment for mixed-income transit oriented development along DART rail within the city limits of Dallas. A close look at income and racial disparity is used as the foundation for advocating for a more proactive and aggressive approach to the development of affordable units proximate to affordable transportation choices. Assembling financing for mixed-income TOD projects is especially challenging, and multiple layers of federal, state, and city funding mechanisms are required for achieving the capital requirements of the development. Both typical affordable housing funding methods and new and nontraditional funding methods for multifamily housing were researched and evaluated with the intention to propose possibilities for catalyzing development in DART station areas within the City of Dallas that have, to this point, experienced underdevelopment.Item Criminal background screening in affordable housing units in Austin, Texas(2016-05) Moore, Maggie Johnson; Mueller, Elizabeth J.; Nichols, Kelly SSince the 1970s the number of individuals with involvement in the criminal justice system has increased rapidly. Here in Texas, this number is alarmingly high. With over 5,000 individuals being released from correctional facilities in Travis County alone in 2007, this issue is very relevant to the Austin community. Current happenings in the city revolving around a ‘Ban the Box’ policy for employment have begun a momentum to look at the necessity of criminal background screenings to judge an applicant’s ability to be a good employee. This along with Austin Mayor Steve Adler’s recent 2015 proposition to effectively end veteran homelessness, have set the stage to create programs to aid people with criminal records obtain housing. Obtaining housing is increasingly difficult in Austin not only for people with criminal records. The price of housing has increased dramatically for both renters and owners making housing unaffordable for much of the population. This trend, coupled with criminal background screening practices, makes finding housing very difficult for many individuals. The city has multiple programs in place to incentivize the development of affordable housing through density bonuses and expedited reviews. These programs have led to a large number of affordable units scattered throughout the city; however, these units, like many across Austin, often have criminal background screenings practices that are overly broad and make housing unattainable for many individuals. A number of organizations across the country have created a series of best practices for criminal background screening that deconstruct stigmas regarding applicants with criminal backgrounds. If these practices were to be applied in Austin, especially to the current stock of affordable housing, it would create more opportunity and choice for applicants across the city to find housing.Item Design factors in mixed income housing – a comparison between the U.S. and the UK(2009-05) Qi, Meng, active 2009; Mueller, Elizabeth J.Design has played a complicated role in affordable housing in both the U.S. and the UK. These two countries have had fairly different approaches towards their affordable housing policy in the past, but now have both converged to using mixed income housing as a primary method of delivering affordable housing. This report will investigate the role that design plays in the ways that each of these countries administers its mixed income housing programs. Specifically, it will look at how design is used to achieve the goals behind mixed income housing, as well as specific decisions regarding exterior treatment and siting of the units in a mixed income housing development. I will use a case study approach in my research process, focusing on two case studies in the UK, and two case studies in the U.S. In order to obtain my findings, I used key informant interviews, key policy and program documents, and on-site observations. Ultimately, I found that design factors need to be carefully balanced between social equity goals and financial feasibility, and it is important to recognize the limitations of what mixed income housing can achieve for social goals.Item Exploring adaptive re-use in abandoned industrial spaces : a possible future for affordable housing(2006-05) Geruso, April D.; Mueller, Elizabeth J.In light of the increasing need for affordable housing in cities, and because many city centers, especially older US city centers, are home to abandoned industrial buildings, this paper explores the potential for creating affordable housing through the adaptive re-use of such structures. Through a study of the current literature of both the current needs of affordable housing and the availability of the transition of adaptive re-use, this paper answers the questions of where this type of conversion has already taken place and explores what funding is available to make such a conversion financial possible. The paper then looks to three case studies in the United States to attempt to begin to answer under what local conditions adaptive re-use for affordable housing can succeed. Ultimately, this paper finds that under compliant circumstances, there is indeed a place for the adaptive re-use of abandoned structures to be developed into affordable housing.Item Housing access and governance : the case of densification efforts in Mexico City, 2001-2012(2013-05) Reyes Ruiz Del Cueto, Laura Alejandra; Dooling, SarahLack of access to adequate housing in Mexico City's urban core and sprawling settlement patterns have led to numerous social and environmental issues. Current development patterns sharpen social fragmentation and segregation, create imbalances in the provision of infrastructure and services, and encourage human occupation of high-risk and environmentally susceptible areas. Furthermore, expansive urbanization has become increasingly expensive, both at the individual and collective level. This has happened because private interests often overshadow public ones; economic growth rather than equitable and sustainable development has been the mark of success. Thus, commercial uses have displaced residential uses, particularly low-income housing, to remote areas of the metropolitan region. Local government efforts, albeit significant in comparison to other parts of the country, have been unable to adequately address this issue. Government inefficiency, lack of inter-institutional coordination, corruption, and lack of resources, among other factors, have hindered the success of housing and densification projects. The present research evaluates recent densification efforts and their goals to increase housing access and repopulate the urban core. Some of the individual benefits enjoyed by residents of densification projects, such as access to infrastructure and services, as well as some of the difficulties experienced by them in the process of obtaining government credits and access to housing are also identified. The conclusion is that only the rigorous integration of environmental and social planning agendas and the renegotiation of concepts of spatial justice will lead to more effective policies and housing programs, and a just, accessible, and sustainable city, region and country.Item Impact of affordable housing on neighborhood crime trends in Dallas City, Texas(2007-05) Srivastava, Pragati; Mueller, Elizabeth J.The current study uses a combination of quantitative and spatial analysis to examine the impact of affordable housing administered by the Texas Department of Housing Affairs on the neighborhood crime rate, in Dallas, Texas. Pre and post construction period analysis, for duration of five years from 2000 to 2004 provided an in-depth view on the direct impact of affordable housing at the neighborhood level. The crime rates were measured alongside with the sociodemographic characteristics of the area to see any association between the two. The findings suggest that the affordable housing were mostly located in areas with higher concentration of minority population and low median household income. The results of this study showed negligible increase in crime rates but a through analysis could provide an in-depth analysis of the issue.Item Mobile home park redevelopment & the loss of unsubsidized affordable housing : transit planning & endangered parks in the City of Austin(2010-05) Turner, Sandra Lynn; Dooling, SarahThis report is intended to shed light on mobile home parks as valuable contributors to the affordable housing stock throughout the United States, as well as in Austin, Texas. In many areas of the country, mobile home park losses to redevelopment have already been proven as problematic. While Austin has not experienced excessive park loss as of yet, as planning initiatives and development trends continue to effect property values, some of Austin’s mobile home parks may be at risk of redevelopment, which leaves the already vulnerable, and typically low-income residents at risk of losing homes and social networks. This paper evaluates current planning pressures in Austin, most specifically the addition of new rail routes, as having the potential to the affect property values of certain mobile home parks; therefore putting them at risk of redevelopment. Recommendations for protection and support of these parks are offered at the local and state level.Item Opportunities to integrate on-site food production in affordable housing developments in Austin, Texas(2011-05) Falgoust, Katherine Anne; Dooling, Sarah; Brown Wilson, BarbaraIn order to build community and provide additional amenities at their properties, several affordable housing developers in Austin, Texas have begun integrating on-site food production into their developments. This project explored the experiences of staff and tenants at two agencies that have connected food production and housing. Based on analysis of these narrative data, I identified current opportunities to further integrate and expand on-site food production into affordable housing. I proposed solutions to overcome challenges and recommended policies and incentives that could support the integration.Item Potential barriers to affordable housing for immigration of lower-income residents in land use plans of suburban towns in the Austin MSA(2014-12) Carrillo, Jeffrey Adam; Mueller, Elizabeth J.This study examines the readiness of suburban towns in Austin for the potential development of affordable and low-income housing through their comprehensive plans and land use policies. The study consists of four sections: an overview of the greater Austin MSA and the developing poverty in the suburban areas, a literature review of the effects of local land use policies on affordable housing production and development, the establishment of a “best practices” metric for local land use policies amenable to affordable housing production, and application of the metric to four localities in the Austin MSA, including Elgin, Dripping Springs, Kyle, and Georgetown. The findings reveal primarily low scores overall for the four localities, and expose the challenges suburban jurisdictions in a high-growth MSA in Texas face when addressing the needs of increasing low-income residents, and display best practices that localities with successful methods use to address those needs.Item The potential for cooperative housing to create and preserve affordable housing in Pittsburgh, Pennsylvania(2015-05) McAuley, Katie Marie; Mueller, Elizabeth J.; Donovan, BrianSimilar to national trends Pittsburgh, Pennsylvania is experiencing an increase in demand for affordable housing as the supply of such housing decreases. In order to create and preserve affordable housing to lessen this gap, this report explores the potential for housing cooperatives to increase the supply of affordable housing. The report assesses different equity structures as well as cultures of housing cooperatives to match models to Pittsburgh's needs. The report proposes the creation of housing cooperatives through utilizing Pittsburgh's vacant lot and structure inventory. Vacancies were only selected if the parcels were deemed high opportunity and high need for affordable housing. Once parcels were selected a deeper exploration into neighborhood plans and city land policies were analyzed to propose policies to integrate housing cooperative implementation.Item Provision of affordable housing and access to opportunity in Victoria, Texas(2015-05) Hanes, Marett Elyssabeth; Mueller, Elizabeth J.; Paterson, RobertVictoria, Texas is a small city with a population of 62,592 according to the 2010 Census. Despite its size, Victoria does not have any form of zoning, which inhibits the ability of the City to control development and land use patterns. This lack of control may have negative effects on low-income communities and the location of affordable housing. This report considers the location of affordable housing throughout the city, analyzing the proximity of these housing developments to environmental hazards, such as industrial uses and floodplains, and access to areas of opportunity, such as transit routes, retail and grocery stores, and high-achieving schools. The purpose of this analysis is to determine if public actions (or inactions) and private development have resulted in an equitable or inequitable distribution of affordable housing, and to propose recommendations for addressing any inequities that may exist in the city of Victoria.Item Public perceptions of affordable housing : how race and class stereotyping influence views(2009-05) Tighe, Jenna Lee; Mueller, Elizabeth J.The development of affordable housing often involves a contentious siting process. Proposed housing developments frequently trigger concern among neighbors and community groups about potential negative impacts on neighborhood quality of life and property values. Advocates, developers, and researchers have long suspected that some of these concerns stem from racial or class prejudice, yet, to date, these assumptions lack empirical evidence. My research seeks to examine the roles that perceptions of race and class play in shaping opinions that underlie public opposition to affordable housing. Such opposition often earns the label "Not in my Backyard" (NIMBY). The application of a mixed-methods approach helps determine why the public opposes the development of affordable housing in their neighborhoods and towns. The focus group and survey results provide a rich understanding of the underlying attitudes that trigger opposition to affordable housing when proposed nearby. This study demonstrates that stereotypes and perceptions of the poor and minorities are particularly strong determinants of affordable housing opposition. This research improves our understanding of public attitudes toward affordable housing attitudes, leading to a more focused and effective policies and plans for the siting of affordable housing. The results provide advocates, planners, developers, and researchers with a more accurate portrayal of affordable housing opposition, thereby allowing the response to be shaped in a more appropriate manner.Item A real estate crowdfunding model for social impact : The Alley Flat Initiative in Austin, Texas(2016-05) Latorre, Jose Vicente; Wegmann, Jake; Stiphany, Kristine MarieThe signing of the Jumpstart Our Businesses (JOBS) Act on April 5th, 2012 has unleashed the potential of crowdfunding for private ventures in the US. The changes on regulation imposed by the JOBS Act and the development of online platforms for crowdfunding have revealed the potential of crowdfunding as an alternative funding mechanism for projects in diverse industries, including real estate. The real estate crowdfunding sector will continue to grow, especially since the implementation of Title III of the Jobs Act in October 2015, which allows for non-accredited investors to participate in the equity crowdfunding industry. This research project studies the potential of real estate crowdfunding as an alternative financing option for projects related to the equitable and sustainable development of urban communities. Specifically, the study is centered on the financing of “reasonably affordable” rental ADUs on legacy homeowner properties in East Austin – a housing infill model proposed by The Alley Flat Initiative. City of Austin ordinances promoting the development of ADUs, approved in November 2015, and an affordability crisis connected to rapid growth of the city make the study of financing alternatives for affordable ADUs relevant and necessary. Findings reveal that the real estate equity and peer-to-peer lending crowdfunding models, at the time of study, do not offer a convincing alternative for legacy homeowners to pursue the development of ADUs in their properties. Major limitations stand in the way of a crowdfunded Alley Flat project. However, the research presents recommendations that could contribute to more attainable models of crowdfunding financing for individual homeowners.