ReCover Tri Poster

1. Workshop reCOVER | IIT Institute of Design | Canfora, Shunia, Goltz, Rosa-Mendoza, Sohn,Wasserman,Young | Fall 2010
transfer property
to resident
transfer property
to resident
FUNDING
&
FINANCING
Bank
PREFERRED VENDORS
Subsidies
(DDA & AMI)
non-profit, fund-raising,
grants, sponsorship
funding granted or denied
loan(s)
granted
or denied
Dispersal
qualified or
unqualified
report returned
accepted or
requires revision
stamp of
approval
given or
delayed
GOVERNMENT
City Council
DCD NHfC
Legal
Dispersal &
Tax Revenue
make sure everything
can get accomplished
transfer of
lot for $1
Alderman
IMPROVE COMMUNITY
Community
Growth
1 week 4 months
assess the
market
DCD meeting
develop house
blueprints
submit NHfC
Application
apply for funding
breaking ground closing
1 week
NHfC application
8 months 1 week
City Council
4 months
construction
3 months
development agreement
1 week
Developer
DECIDES TO BUILD
Continued
Development &
Mixed Coaching
support
declined
or provided
ask for
support
Live in
Home
New Buyer
LOOKING FOR HOME
apply for loan
checks out homes nearby and
finds ones they want to buy financial literacy
considering
home purchase
improve their
credit score / history get mortgage
NHfC
application
tacit
agreement
pre-sale
become aware
of NHfC program
assess eligibility
for NHfC program
discovers their credit score &
history is inadequate for a loan
many have previous loans taken out (student, car) & owe too
much debt to realistically add a mortgage and pay on time
if it’s not the credit score, or lack of a credit, it’s the down
payment that prevents residents from being approved for loans
the length and amount of forms is daunting
to many residents.
developers can be caught up in the approval
process for so long that they lose potential buyers
developers are ready to sell, while they wait
for the city to approve potential buyers
some developers build a home, then
leave, and don‘t service the warranty
receiving a building permit
can take up to a year
Many developers don’t want to deal with
NHfC due to the lengthy application process
the BANK is the bottleneck—last-minute
cancellations despite pre-approval, loan
writing and underwriting takes time
commitment letters are easily
overturned for many reasons and the
developer often can‘t fight the case
in order for the resident to have the money at the right times,
it requires the coordination of up to four different parties.
all parties involved aren’t in sync with each other by
this point, closing cannot happen; the process is stalled
LOW: 6 MONTHS AVERAGE: 24 MONTHS (2 YEARS) HIGH: 48 MONTHS (4 YEARS)
W O R K S H O P
reCOVER
is a collaborative effort between
Illinois Institute of Technology (IIT) Institute of
Design and University of Virginia (UVA) School of
Architecture’s Initiative reCOVER Program.
Institute of Design encompasses a highly diverse
group of people and organizations who share a
common mission of promoting more user-
centered, innovative design. The Initiative
reCOVER program focuses on providing solutions
for transitional housing and education facilities in
underserved communities and has been actively
developing projects around the world since 2007.
Ultimately, our collective purpose is to positively
affect and promote the design and building of
safe, healthy, and sustainable communities. The
intention for this interdisciplinary workshop is to
address critical design parameters affecting the
built environment while developing constructive
alignments with housing initiatives supported by
the City of Chicago. During the first of three
phases, a group of graduate students at IIT/
Institute of Design has conducted rigorous
research in the area of housing and Chicago
neighborhoods located in the south and west
regions of the city. The subsequent phases will
involve further research, design development and
prototyping of a transitional housing unit to be
implemented by New Homes for Chicago.
high-quality homes affordability
The primary objective of New Homes for
Chicago is to provide low- and moderate-
income working families with the opportunity
to purchase high-quality new homes. The goal
is to expand housing affordability in support
of healthy communities, especially those
traditionally bypassed for new development.
Insights
The American
Dream is Difficult
to Compromise
Homebuyers seem to be
anchored to specific features
of their ideal home.
The Perception of
Security Homeowners
need to believe in the
quality of life represented
by both the home and the
neighbors.
A Continued Need
for Financial Literacy
Preventing foreclosure
requires homeowner
diligence, and credit scores
take time to fix.
Homeownership is
a Major Lifestyle
Change New
homeowners receive
purchase incentives, but who
teaches them to change a
light bulb?
Chicago’s Vision is
for Green Leadership
Combining Green with
Affordable is perceived as
a trade-off.
The NHfC Process can
be a tall hurdle at times
Inexperience and perceived
opacity are the biggest
barriers.
community support
❝
Real estate is local. When you live in your
neighborhood, people view it block by block. My
lots… are acquired from City of Chicago, Whatever
I have is what [the City of Chicago] has given me.
There are people who are like ‘Well I’ve live on this
block, but I’m not living on that block, because I
already know what that block is.’ It doesn’t matter
the product, it doesn’t matter that it’s good, it
doesn’t matter that it’s affordable, it’s
just that block is ‘bad’.❞
Not Just Selling the Home, Selling the Entire Block
❝
There’s no way
I can build a
home with an
empty lot or
empty house
right next to it.❞
Hitting the Minimum Green Points is a Struggle
D
E
V
E
L
O
P
E
R
S
❝
We’re trying to keep costs
down, trying to meet all the
[green] requirements and keep
your costs down. You pick
your poison.❞
Low Market for Condominiums
❝
We could build
condos, but it’d
be like the
projects all
over again.❞
❝
The project originally began as 32 units—11
single family homes, 21 condominiums… [Now]
we want to build 12 single family homes and
a 3 unit condo, just because the condominium
market will go nowhere in the near future. From
the population that we were targeting,
no one expressed an interest in
condominiums, it was mostly ‘I want
the single family home’—that’s kinda the
American Dream they have.❞
Desire for a link Between NSP and NHfC Highly Fragmented Funding Sources
Even Buyers with Disabilities Desire Basements
❝
One of our buildings will be LEED certified, it has
geothermal wells, solar energy, a green roof… That
project had 18 layers of funding. If you can imagine
18 different [entities] having their own regulatory
agreements that we have to meet, having to
search for [those entities] to just meet the
gap that we had with the development.❞
❝
When we had the ribbon-cutting for the [slab-on-grade model
home], there might have been 1 or 2 people with a disability,
and they didn’t like the home. They wanted a basement.
They were in a wheelchair. Why? [Their mindset is] ‘Either I can go
downstairs and have my room downstairs or I can throw my kids
downstairs and my kids are safe in the basement. Or I need more
storage…’ The [disability] population that we were targeting… they
don’t want it. That wasn’t what they envisioned as their
home or their Chicago-style home.❞
❝
…Our building is here, and that foreclosed building is right
next to it. [We would want it] (1) because of its proximity
and its size, and (2) because of the crime [that it creates].
A big vacant building on the corner does not
help us at all. [However,] It’s a matter of it going through
the deconversion process… the NSP program… and us
competitively submitting an application with other developers
for getting that building. But [if we could,] we would
rehab that building, set the rents at an affordable
price, and then link it with [our development.]❞
❝
We’re aiming for the 2 stars—
the 200 [points], which is the
minimum that the city wants us
to do. For rentals, we have some
funding—and it’s going to run out—
from DCEO and DOE funds.❞
H I G H - Q U A L I T Y H O M E S A F F O R D A B I L I T Y
C O M M U N I T Y S U P P O R T
❝
Quality of life is quality of life, by anybody. It’s a socio-
economic issue. I don’t care whether you’re White, African-American,
or Latino if you have values and you have the right values. You don’t
want to see thugs living next to you. You don’t want to see drug-
dealing at the corner or two-houses away from where you live.❞
Living Space is More than just the Property Line There is Still Demand Without Supply
Public Safety Fosters Economic Development
A
L
D
E
R
M
A
N
❝…Public safety is number 1. I mean, if you
don’t have a safe ward, safe neighborhoods
in the ward it will be difficult to attract
economic development or businesses.❞
R
E
S
I
D
E
N
T
S
❝
[Developers] are very silent… Nobody has approached me… To me
this is the ideal time to invite developers to come into
the ward so that [people] can buy, because the market conditions are
such that [people 4 years ago] could not buy, now possibly they can buy
if they are still working. And, I believe that 80% of the people are still
working, are employed, and that their jobs are relatively safe.❞
❝
Crime is really what deters people. In the winter you won’t
see it too much. If you have a ‘hot’ block you’ll see it all the time in the
summer. A ‘hot’ block is just a lot of guys hanging out, and that is an
instant deterrent for anyone. [Potential buyers think] ‘I’m just going
to continue driving by. This isn’t the block for me.’❞
Crime is a Dealbreaker Low Financial Literacy
Homebuying is an Emotional Decision
❝
[There’s no talking homebuyers out of buying one house over
another] because they’re buying. [They say] ‘This is my 30-year
commitment, where I want my children to grow up in,
where I want to grow old. I’m making an investment in
my family, and that is not the type of investment I want to make.’❞
❝
First thing I teach my [financial
literacy] class is the difference
between a debit card and
credit card.❞
❝
This whole concept of affordability,
and what is affordable, I think gets
really murky… even though it’s
tailored for families below
80% AMI, the families still
can’t afford it.❞
❝
[As a developer,] what we establish is a quarterly checklist maintenance
course. ‘Did you change your air conditioning filter, did you check the
battery in the thermostat? Did you shut off the water?’ We put a one
year warranty, but most of the stuff isn’t warrantable. ‘Okay, you’re
gonna be converted from a renter to a homeowner, so
you can’t call me to change a lightbulb… Yes we can adjust
[your threshold], but next time, just take a screwdriver. It’s adjustable.
It got knobs right there on windows. You can pull them and push [the
window] out.’ [New home owners] are used to someone
doing everything for them.❞
Inexperienced Homeownership
Financially Responsible Residents Still Have Low FICO
A Private Yard Means A Lot
❝
People want a back yard and front yard. Think about it,
you have generations that been livin’ in projects. They
[had] no windows, no elevators, and then all of a
sudden they have a front yard, and then you
wonderin’ why they sitting outside.❞
❝
There are some people who might have the income that
[the developer] needs [to qualify], but if they have a car
loan, if they have a student loan, then their debt ratios
go through the roof… It’s hard for people to wrap their head
around that. They do see the car as a necessity. [They think] ‘It’s the
vehicle that gets me to my job in order for me to pay my bills.’ So when
I tell them having a car loan doesn’t help [them qualify for affordable
housing], it’s hard for people to understand.❞
❝
How do we educate them about water usage
when they’re really just trying to make it every
day, feeding their kids, go to school, get a job, keep a
job? How do we make these things important? ❞
❝
I want to buy a house. But when my daughter started
to work they raised my rent to almost $1,000 a month... With
$500 a month that I get from Social Security and with [my
daughter’s] check… I know that I can pay $500 or
even $600 a month for a house.❞
Transitioning Renters to Owners
Austin
Englewood
Logan Square
Humboldt Park
South Chicago
Auburn
Gresham
North Lawndale
Woodlawn
Garfield Park
Hermos
a
Developers Work. . .
T
he developers who informed this research
have worked in the following areas;
Hermosa, Logan Square, Humboldt
Park, Austin, Garfield Park, North Lawndale,
Englewood, Woodlawn, Auburn Gresham, and
South Chicago.
NHfC
Perceptions
T
H
E
P
R
O
C
E
S
S
Heavy Reliance on Developer
Knowledge and Network
Bureaucratic Cost
Low Competition in Market to Build Better Products
❝
[The application process
to the City] is a threshold
a lot of developers
don’t want to deal
with. I think it’s the
character of people who get
into development. They’re
rather be out there banging
nails, or outside, not sitting
at a desk, filling out forms.❞
❝
…Architects and contractors can’t
stomach the job… A lot of these
new homes projects are
successful because you’re
using smaller contractors,
these are not really projects that
larger contractors will be interested
in… however smaller contractors
have less wherewithal to sustain a
project for the length of time that you
need to get everything through the
city and all the components.❞
❝
Cities are trying to meet the needs of many
more constituencies—minority businesses, disabled
population, higher green standards, design standards
to ‘fit into the neighborhood’ however that can be
interpreted. There’s a bureaucratic cost.❞
❝
There’s a trade-off—when you take
subsidies you’re also taking on
restrictions. Most if not all government
money that you take adds on requirements
that make the whole building cost more.❞
H I G H - Q U A L I T Y H O M E S A F F O R D A B I L I T Y
C O M M U N I T Y S U P P O R T
❝
Other aldermen hold it like fiefdom.
You pray that you get a decent
alderman who realizes that every
day is a reelection.❞
Adaptable Space for Various Family Uses
❝
It allows us and the girls to have space to play, because my
sister-in-law has a apartment that is much, much smaller, I think just like
this… but we’re always bumping into things when we visit. And here my
girl can have her tricycle, or the skateboard or make she makes her mess
here in the kitchen …. Melanie just lies there… because my child has
special needs we are very selective where she can play...❞
Current Process
At least 5 different types of stakeholders
contribute to a NHfC development.
These types are comprise of multiple
departments or organizations. Setbacks
along any individual process tends to
impact other processes. Efficient coordination
requires experience and agility.
D A
Developers and Alderman are the key
stakeholders in the process.
❝
The very first thing you do in a project
is talk to the alderman. I was lucky,
fortunate to have a good alderman. Everything
I’ve built since has been in that ward.❞

2. Workshop reCOVER | IIT Institute of Design | Canfora, Shunia, Goltz, Rosa-Mendoza, Sohn,Wasserman,Young | Fall 2010
transfer property
to resident
transfer property
to resident
FUNDING
FINANCING
Bank
PREFERRED VENDORS
Subsidies
(DDA AMI)
non-profit, fund-raising,
grants, sponsorship
funding granted or denied
loan(s)
granted
or denied
Dispersal
qualified or
unqualified
report returned
accepted or
requires revision
stamp of
approval
given or
delayed
GOVERNMENT
City Council
DCD NHfC
Legal
Dispersal
Tax Revenue
make sure everything
can get accomplished
transfer of
lot for $1
Alderman
IMPROVE COMMUNITY
Community
Growth
1 week 4 months
assess the
market
DCD meeting
develop house
blueprints
submit NHfC
Application
apply for funding
breaking ground closing
1 week
NHfC application
8 months 1 week
City Council
4 months
construction
3 months
development agreement
1 week
Developer
DECIDES TO BUILD
Continued
Development
Mixed Coaching
support
declined
or provided
ask for
support
Live in
Home
New Buyer
LOOKING FOR HOME
apply for loan
checks out homes nearby and
finds ones they want to buy financial literacy
considering
home purchase
improve their
credit score / history get mortgage
NHfC
application
tacit
agreement
pre-sale
become aware
of NHfC program
assess eligibility
for NHfC program
experienced developers know the most efficient methods to work
with the City and can reduce the NHfC process by months
LOW: 6 MONTHS AVERAGE: 24 MONTHS (2 YEARS) HIGH: 48 MONTHS (4 YEARS)
SUCCESSFUL STRATEGY: go into meeting with as many
design proposals as possible—this increases chances of
approval, and if lucky, the approval of multiple designs
SUCCESSFUL STRATEGY: combine multiple sources of funding and
use the subsidies to furnish the home, add a garage, for instance
Opportunities
Designing for
Value Innovation
Understanding the needs
behind the features.
Designing the
Community as well as
the Home Considering
the rehab across the street
when building a new home.
Financial Literacy:
Support vs. Seminars
Creating positive
community networks.
Homeownership
Training Driving school
for your first house.
Inspire a Higher Level
of Green Challenge
conventional practice with
innovation.
Streamlining
the NHfC Process
Create a comprehensive
roadmap and navigational
tool.
C A S E S T U D Y :
Humboldt Park
A
look at a large section of the Humboldt Park area,
roughly bounded north/south from Armitage to
Chicago Ave, east/west from Cicero to Western.
S TAT I S T I C A L D ATA :
Humboldt Park
H O M E B U Y E R C O S T S
$145,000
H O M E B U Y E R C O S T S
$195,000
$164,270
Grant Tax Credit
$195,000
Hard Costs
$16,437
Soft Costs
$68,000
Grant Tax Credit
$210,000
Hard Costs
$8,000
Land Costs
$25,000
Grant Tax Credit
$200,000
Hard Costs
$20,000
Soft Costs
$46,329
Grant Tax Credit
$220,000
Hard Costs
$20,846
Soft Costs
H O M E B U Y E R C O S T S
$150,000
H O M E B U Y E R C O S T S
$195,000
H O M E B U Y E R C O S T S
$195,000
$110,000
Hard Costs
$22,000
Soft Costs
$35,000
Land Costs
$45,500
Other
$37,500
Profit
H O M E B U Y E R C O S T S
$250,000
T O T A L C O S T S
$309,270
T O T A L C O S T S
$241,437
T O T A L C O S T S
$212,500
T O T A L C O S T S
$218,000
T O T A L C O S T S
$218,000
T O T A L C O S T S
$241,329
Decreasing Costs,
Increasing Green
Out of total Hard Costs, the primary
contributing green costs are PV Solar
at an estimated $13,000 (Affordable
Solar®
, 2010 new construction, 10–11
panels at $5.00/watt) and the green roof
at an estimated $5,500 (GreenGrid®
,
extensive, as low as $7.25/sqft). These
costs are offset via a 3.3% reduction
in square footage and the Flex space
basement alternative—even before
factoring in green incentives.
Precedent NHfC houses (new
construction, single family) within the
past 6 years received approximately
$23,500 in IHDA funding and $23,000
in combined green incentives to achieve
the target sale price of $195,000.
NHfC 2.0’s 10% reduction in hard costs
translates to 46% less dependence on
funding and incentives, while
still achieving an increased level
of energy efficiency.
Plausibility
Basements seem desirable—and costly—but interviews
revealed that it’s less about a basement and more
about a safe place for children, respite from ones children,
and storage space.
A block-based development approach would foster
cohesive community, both reducing crime and
supporting the perception of safety. Per lot, the conscientious
arrangement of windows, doors, and exterior walls can increase
security without increasing cost.
Several nonprofits supplement Financial Literacy efforts
with life coaching, leadership training, job placement,
and community-building. Among them are local Chicago
developers Claretian Associates, Breaking Ground, Bickerdike,
and St. Bernard.
1.8% of the Chicago Green Homes Program pertains
to homeowner education: a home manual and a
walkthrough. New drivers in Illinois need to obtain a learner’s
permit and log 100 hours before passing an exam. Could
something similar help new homeowners?
744 out of 1402 points (53%) in the Chicago Green
Homes Program (CGHP) pertain to energy efficiency
alone, whereas a CGHP 3-star rating is 350 points total.
A sufficiently funded, but inexperienced developer,
can take over 4 years to break ground. However, an
experienced developer can complete a single family home in
less than 6 months from the point of application.
167
$PSF
86
HERS
150
$PSF
85
HERS
143
$PSF
86
HERS
150
$PSF
66
HERS
110
$PSF
48
HERS
138
$PSF
66
HERS
Varied Strategies
Experienced developers have come up with
different personal strategies to manage the
application process and program compliance.
Strategies include diversified proposals,
preemptive or ongoing homebuyer financial
literacy programs, and methods for layering
funding.
None Silver Certified Platinum Platinum LEED Certification
Solar Thermal — PV 1.2 KW PV 2.7/3.0 KW Solar Chimney Solar PV 2.7/3.0 KW
Sealed direct vent furnace
Ceiling/House Fans
Sealed direct vent furnace
ERV, Air-Cycler
Sealed direct vent furnace
ERV, Air-Cycler
Tankless Waterheaters
Energy Star Central Air
Radiant Floor
Split-Ductless, Passive ERV
HVAC Hydro-Air/Radiant Floor
Tankless Water Heater
Fiber Cement Board Vinyl Siding Vinyl Siding Fiber Cement Board
Green Guard Rain Drop Wrap
Kevlar Storm Fabric
Fiber Cement Board Envelope Fiber Cement Board
Advanced Framing Regular Framing Advanced Framing Advanced Framing/OVE
Bluwood TimberSil
Advanced Framing/OVE Framing Advanced Framing
Green Roof Asphalt Asphalt Metal Green Roof Roof Green Roof
Cellulose Spray Foam SIPs Spray Foam SIPs Insulation SIPs
Standard Concrete Standard Concrete Standard Concrete Rain gardens
Pervious concrete
100% Pervious Landscaping Standard Concrete
Donated Trees
Basic Strategies that
noted homes include
Energy Star Appliances
Dual Pane/Low-E Windows
Use of natural Light
CFLs/Dimmer Switches
Dual Flush Toilets
Low-Flow Water Systems
Rainwater Cistern/Catchment
Low/Zero VOC Paints/Finishes
Recycled Materials
Reused excavated material
Native plants/grasses
F10 House NHfC 2006 NHfC 2004 Make it Right 100K Postgreen NHfC 2.0
Chicago Chicago Chicago New Orleans Philadelphia Location Chicago
2003 2006 2004 2010 2008 Year Completed 2012
3/2 3/2 3/2 3/2 2/1 Bed/Bath 3/2
Yes Half Yes No No Basement Flex Space Alternative
1830 1500 1539 1400 1150 Square Feet 1450
3125 3125 6098 3270 850 Lot Size 3125
$46,437
Grant Tax Credit
Population
Total 64,620
Children (under 18) 21,861
Seniors (65+) 4,385
Prominent Ethnicities
African American 48.5%
Hispanic/Latino 48.0%
Education
Some High School
or less: 35,165
High School 8,470
Some College 10,596
Associate Degree 2,680
Bachelor’s Degree 2,659
Master’s Degree
or higher 1,098
Health
Adults
Overweight/Obese 35%
(Chicago 25%, US 24%)
Diabetes 14%
(Chicago 5%, US 7%)
Asthma 18%
(Chicago 13%, US 11%)
Children
Overweight/Obese 62%
(US 26%)
Asthma 28%
(US 12%)
Households
Total 17,405
Family 13,886
One Person 2,774
Average Size 3.70
Median Income $33,360
Chicago Median $75,400
Housing Units
Occupied Housing
Units 17,405
Rented 10,901
Owned 6,504
Single Family 12,590
Typical Homebuyer
Single Mother
2–3 Children
Occupation
Sales/Office 35%
Service 23%
Production 17%
SOURCES: Claritas, Chicago Association of Realtors, US Census Bureau, Home Mortgage
Disclosure Act (HMDA), City of Chicago Building Permits, Department of Community
Development (DCD), Sinai Urban Health Institute. Data based on reports from 2009 unless noted
otherwise.
Dependence to Achieve
Sale Price
(Combined Green Affordable
Housing)
Dependence to Achieve
Sale Price
(Combined Green Affordable
Housing)
Dependence to Achieve
Sale Price
(Combined Green Affordable
Housing)
Dependence to Achieve
Sale Price
(Combined Green Affordable
Housing)
Dependence to Achieve
Sale Price
(Combined Green Affordable
Housing)
Primary Housing Types in Chicago
2 Story
1 Story
6+ Story
?
6+ Story
?
2 Story
1 Story
6+ Story
?
6+ Story
? 6+ Story
?
Type A
Cottage House
Wood or Brick
Type B
Multi-Story/Flats
3–4 levels
Mainly Brick and Stone
Type C
2-Story,
Mixed use
Ground floor retail
Type D
Multi-Story/Multi-Unit
5-6+ levels
Usually corner lots
Type E
Bungalow
Vacant Lots
The City of Chicago owns an estimated 14,000 vacant lots
(as of February 26, 2010) out of an estimated 77,000. In the Humboldt
Park area shown, there are an estimated 117 city-owned vacant lots.
An estimated additional 549 vacant lots are not yet city-owned.
Community Organizations
At least 150 community organizations offering mixed programs
in health care, child care, and education are scattered throughout
the area.
Income Zones
Virtually all of the Humboldt Park area shown sits at or
below 60% of Chicago’s average median income.
Parks, Outdoor Recreation Areas, Gardens
Nearly every lot in the Humboldt Park area shown is within 1 mile of
a park space or a planned community garden. This indicates various
opportunities to improve quality of life of residents. Community is
created by connecting neighbors and establishing shared ownership.
Among other benefits, park proximity has been linked to increased
physical activity and obesity prevention. Community gardens provide
access to low-cost traditional produce or nutritious foods. Eating locally
produced food reduces asthma rates, because children are able to
consume manageable amounts of local pollen and develop immunities.
$35,705–$43,854 Median Income
49%– 61% Area Median Income
qualifies for $30,000–$40,000 subsidy
$28,275–$35,704 Median Income
39%–49% Area Median Income
qualifies for $40,000 subsidy
$28,274 or less Median Income
Less than 39% Area Median Income
qualifies for $40,000 subsidy
Chicago Parks
Chicago Park District maintains
public parks and recreation centers.
Bloomingdale Trail
Elevated tracks from closed Bloomingdale
train line will open as a park in 2016.
Neighborspace Gardens
The City of Chicago is converting
vacant lots into community gardens.
Other Vacant Lots
These lots are vacant but ownership
has not transferred to the city.
City Owned Vacant Lots
Vacant lots available through
NHfC program for a dollar.
Head Start and Childcare
Religious Institutions
Schools
Hospitals and Clinics

3. winter buffer zone interior, locate areas
used less frequently such as closets bathrooms,
kitchens and bedrooms in this zone; exterior, walls
should limit fenestrations
Coniferous trees stay full year round,
block winter winds and create natural barriers for
trespass
Exterior walls with larger amount
of fenestration on the south facades of
buildings help heat gain in winter; in the summer
sun, utilize shading devices such as louvers or
deciduous trees
Exterior walls with minimal
fenestration on north and northwest facades
to minimize cold air infiltration
sun path in the winter, sun angle is lower and
south facade receives a majority of the sunlight;
in the summer sun, angle is higher and s, w, e,
facades receive sunlight throughout the day
Prevailing winds in Chicago
(from north/northwest)
Deciduous trees provide shade in summer
and let sunlight through in winter
Workshop reCOVER | IIT Institute of Design | Canfora, Shunia, Goltz, Rosa-Mendoza, Sohn,Wasserman,Young | Fall 2010
Alley Sidewalk Sidewalk
Street
Car SingleFamily1unithome
PartialYard
FullYard
Front
SetBack
20ft 10-20ft
CarPort
Alley Sidewalk Sidewalk
Street
Car 3Story
Townhome2
3Story
Townhome1
Yard Yard
Front
SetBack
30 ft
20ft 30ft 6ft
40ft
CarPort
ScreeningElement
Alley Sidewalk
Car
2Story
Townhome2
2Story
Townhome1
Yard Yard
Front
SetBack
30-35ft
20ft 30-35ft 6ft
30-40ft
CarPort
Secondstorywalkout
Flexzone
125
ft
2ftmin
upto20ft
ParkingArea
YardA
YardB
FrontSetBack
2StorySpace
1StoryFlexSpace
20
ft
+/-
27
ft
+/-
28
ft
30
-34
ft
up
to
20
ft
125
ft
ParkingArea
YardA
FrontSetBack
2StorySpace
1StoryFlexSpace
up
to
20
ft
20
ft
YardB
12
ft
24
ft
12
ft
+/-
31
ft
30-34
ft
YardA
125
ft
ParkingArea
BuildingB
FrontSetBack
BuildingA
YardB
6
ft
20
ft
30
-
34
ft
30
-
34
ft
+/-
20
ft
+/-
20
ft
125
ft
2ftmin
2ft
upto20ft
ParkingArea
BuildingA
BuildingB
FrontSetBack
YardB
YardA
6
ft
30
-
34
ft
30
-
34
ft
+/-
20
ft
+/-
20
ft
20
ft
s
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W
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stamp of
approval
given
CHANGES
b a c d
AVERAGE SAVED: 12 MONTHS (1 YEAR)
Buyers prepare early improving their credit score as soon
as they begin thinking about buying a home.
After buyers become aware of the NHfC program, they
are encouraged to become more financially literate to
prepare for more responsibility.
The pre-sale occurs much earlier - and the buyer has a
greater ability to live up to it’s terms and conditions.
The buyer, now in good financial standing and educated
in financial best practices, can negotiate for better loan
conditions and get a great deal.
NHfC application only takes 1 week
(rather than 8 months)
City Council Meetings only take 1 week
(rather than 4 months)
Development agreement only takes 1 week
(rather than 4 months)
Construction only takes 1 week
(rather than 3 months)
Developers shift focus to be less on coaching and more
on housing development
Aldermen take a greater role in facilitating Coaching and
making buyers more aware of financial literacy programs
already available.
The city enhances awareness of financial literacy
programs already available and adopts best practices
from past developer educational initiatives.
Financial institutions take a more proactive approach to
communicating and coordinating with one another.
transfer
property to
resident
transfer
property to
resident
funding granted
loan(s)
granted
Dispersal
Coordination
qualified
report returned
accepted or
requires revision
transferal
of lot for $1
Dispersal,
Tax Revenue,
Early / Full Featured
Resident Coaching
Community Growth
Facilitate Coaching
1 week 1 week 1 week
assess
the
market
DCD meeting
develop house
blueprints
submit NHfC
Application
breaking
ground closing
NHfC application construction
development
agreement
1 week
Improved
Development
Light Coaching
City Council
support
provided
ask for
support
enhance
financial
literacy Live in
Home
apply for loan
checks out homes nearby
finds ones they want to buy
considering
home purchase get mortgage
NHfC
application
Tacit
Agreement
pre-sale
make sure everything
can get accomplished
become aware
of NHfC program
assess eligibility
for NHfC program
improves their
credit score / history
FUNDING
FINANCING
Bank
PREFERRED VENDORS
Subsidies
(DDA AMI)
non-profit, fund-raising,
grants, sponsorship
GOVERNMENT
City Council
DCD NHfC
Legal
Alderman
IMPROVE COMMUNITY
Developer
DECIDES TO BUILD
New Buyer
LOOKING FOR HOME
provide incentives and punishments to those
developers that don't service the warranty.
Provide incentives and punishments to those
developers that don't service the warranty.
educate new developers
to reduce qualification times
streamline the
application process
streamline the
building permit process
If their credit score is improve early on, the
bank may make the rest of the mortgage
process more flexible, as the educated and
responsible resident is low risk compared to
those that aren’t
educate and encourage residents to gain financial
literacy as so they can improve their credit score ASAP
streamline the application process as much as possible
a tool could be developed to keep track of an
organize the various combinations of funding
sources with different requirements and deadlines
to make it easier on residents.
The low income populace is encouraged to vote in high numbers, enabling them to
influence policy in areas that directly effect housing issues timing of current buyers (for comparison)
A B C
E F G H I
J
K
L
D
A
B
C
D
E
F
G
H
I
J
K
L
NEW AVERAGE: 12 MONTHS (1 YEAR)
Benefits
The Flex Space alleviates excavation costs,
resulting into an 8% total home PSF
savings, while still providing homeowners with a
separated area for storage, playroom, or utilities
space.
The Pilot development creates a living
demonstration of attainable green home
strategies working in an urban community, not
just an individual home. As an educational entity,
the development is eligible for additional grants as
well as grants unavailable to private ownership.
Improvements to homes and quality of
life for all residents in a collective area
creates the critical mass necessary to sustain a
stable environment.
A rental arrangement explicitly designed
to maximize resident autonomy builds
homeownership responsibility and confidence.
Precedent includes Builders Center of Chicago’s
Rent-to-Own Program and Bickerdike’s 15-year
housing co-op training.
Developers gain both valuable training for
the next economy while eliminating the
costs of subcontracting green installations. Make
It Right was able to reduce solar costs by $10,000
per house by spending $2100 on panel installation
training and a license.
Three shade trees strategically planted
around a house can reduce home air-
conditioning bills by 10–30%, according to
DOE research. Decline in tree cover is most
severe on private property and new development.
Residential Tree Donation could supplement The
Bureau of Forestry’s public tree planting efforts.
Increasing overall awareness and fluency
with NHfC reduces holding costs for
developers, and reduces the burden of program
education for the City of Chicago. It’s also likely
to increase demand, empowering NHfC through
beneficial competition.
Pilot Development
A
coordinated effort between NSP and NHfC to holistically
address both rehabs and empty lots in a contiguous area.
Initial proof of concept of a block-based approach is
established by completing one single family home, one townhome,
and one NSP rehab in close proximity. These specific homes will
be rental to retain non-profit ownership.
Development Expansion
After 1 year, or as early as proof of concept has been established,
the eventual development scope could introduce approximately
14 single family homes, townhomes, and/or 2-flats while
transforming an estimated 7 foreclosures.
Implementation could fall to a single developer. Alternatively,
the development could be conceived as 3–5 groupings, each
grouping granted to a different prominent developer and presented
as a competitive challenge.
Representative Area
A 6-block parcel, north/south from W Evergreen to W Division,
east/west from N Kedzie to N Homan. The 6-block parcel is
anchored between the largest Hispanic social service agency in
Chicago, a Chicago Youth Center, and forms a radius around a
center for affordable childcare. These and other organizations
could be knit together to foster community stewardship over
the immediate area, the surrounding community, and the park.
NHfC 2.0
S
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User Situations
❝
In order to create an exercise space for my
daughter we all sleep in the same bedroom so we
can use the other bedroom as her space.❞
Father 37, Mother 36, 2 children–3 and 12;
the 12-year old has severe mental retardation and has disability issues
❝
One of the problems in the past is people can
afford to get a home, but when taxes go up it
becomes a significant burden for them to stay.❞
Freddrenna Lyle, Chicago’s 6th Ward Alderman
❝
Why is my yard so big? Oh I get it, . . . my house
is really small.❞
Potential Affordable Housing Buyer
❝
I have 5 children, all got married and moved
on. One of them recently got divorced and is
back. . . and he brought back 3 kids with him.
We are crawling over each other.❞
Current Affordable Housing Resident who dreams of her own house
❝
It's just not safe outside. When we first moved
here my car was riddled with bullets one night.
I don’t let the kids go outside.❞
Current Affordable Housing Resident who dreams of her own house
Streamlined Process
When the best practices of various experienced
developers are integrated, the average total
development time is reduced significantly.
A strategic guide leveraging these integrated
methods, in combination with educational
outreach, can help ensure more complete
development proposals at the point of
application. Developers in turn can employ
these resources to aid community
understanding of NHfC.
Strategies
Orientation
When green strategies are assessed for
effectiveness, employing proper and thoughtful
building orientation strategies from the onset is
the most effective and cost prohibitive approach.
In temperate climate such as Chicago, proper
building orientation can minimize heat loss in
winter and heat gain in summer. Because the
typical Chicago lot has a ratio of front to back
and sides of approx 4:1, understanding these
strategies becomes key in optimizing site bias.
Massing
North and South facing lots (towards street and alley)
have a long east/west axis. As a result, west and east
facades and roof planes are generally longer.
East and West facing lots (towards street and alley)
have a long north/south axis. As a result, north and
south facades and roof planes are generally longer.
Chicago Lot
Typical lot area of 3125ft2
meets requirements for RS3, RT3.5, RT4
RS3 Zoning
Single Family
Floor Area Ratio = .90
For 3125ft2
lot,
maximum square footage = 2812.5ft2
MLA (minimum lot area ) = 2500/unit
RT3.5 Zoning
Single Family, 2 Flat,Townhouses
Floor Area Ratio = 1.05
For 3125ft2
lot,
maximum square footage = 3281.25ft2
MLA (minimum lot area ) = 1200/unit
RT4 Zoning
3 Flat,Townhouses
Floor Area Ratio = 1.2
For 3125ft2
lot,
maximum square footage = 3750ft2
MLA (minimum lot area ) = 1000/unit
Minimum Side Setback:
each side minimum is 2ft
Minimum Side Setback:
total 20% of 25ft equals 5ft
Minimum Rear Yard Open Space:
For a 25ft-wide lot,
minimum depth: 9ft
RS3 = 225 sf
RT 3.5 100 sf
RT 4.0 65 sf
Maximum Front Yard Setback:
RS3 = 20 sf
RT 3.5 = 15 sf
RT 4.0 = 10 sf
Maximum Rear Yard Setback:
50ft
Minimum Front Yard Setback:
average depth of nearest 2 lots
Zoning
Security
Energy
Reduce overall
energy footprint.
Investigate radiant
heating.
Investigate
geothermal systems.
Investigate renewable
energy systems
including on-grid PV
solar systems and
green power.
Use a green roof
(modular /pre-cut)
to provide low
heat absorption.
Mitigate wind
and sun using
deciduous and
coniferous trees.
Water and Waste
Plant native
landscaping.
Use water
efficient fixtures.
Investigate thankless
hot water heating.
Employ a grey water
system for rain water
collection or bath water
recapture— use for
landscaping and toilet
flushing.
Preamble pavers
for storm water
management
and minimize heat
island effect.
Light
Create inside and outside
relationships to optimize
quality of space and
perception of scale.
Employ facade to
capture southern
light in winter and
provide shading in
the summer.
Investigate using film
and other energy
saving technology
in glazing working
within affordable
constraints.
Materials and Space
Use design elements
for multiple uses
when possible.
Use fly-ash for
concrete foundation.
Create spacial planning
concepts that address
Chicago climate and
optimize use of space
using (SIP) structural
insulated panels.
Use exterior
materials that
exceed performance
of standard
‘brick’ construction.
Use Advanced Framing
(OVE) Optimum Value
Engineering and/or
off-site construction
elements, or other
systems approach.
1
1
1
1
1
1
1
3 3
Corner Lot
Primary
Secondary
Tertiary
Leve
Additional NSP Rehabs
Additional NHfC
Single Family Houses, Townhomes, 2-Flats
Community Organizaton
Pilot NSP Rehab
Pilot NHfC Townhome
Pilot NHfC
Single Family House
Community Garden
Lot-Specific Security
Different Strategies for Corner
Infill Sites
Immediate Contextual
Addressed by a block-by-block
development approach.
1
1
1
1
1
3 3
Corner Lot
Primary
Secondary
Tertiary
Active Systems
PV Solar, Radiant Heat
Passive Systems
Solar Thermal, Evaporative Cooling
Building Configuration
Shape, Layout, Exterior Walls
Cost vs. Effectiveness of Green Building Features
High
High
Low
Low
SIngle Family; 1 unit/lot
SIngle Family Townhome; 2 units/lot
20 70
120
120
120
20 60
20 47
OPEN SPACE
OPEN SPACE
OPEN SPACE
Preliminary Design Criteria
1.
Individual yards per unit (Single Family Home,
Townhome, and 2-flats)
2.
Security–considerations for window and door
placement, exterior walls, fences, corner and
infill lots
3.
Conscientious building orientation and home
to site ratio
4.
Landscaping–Addition of trees as well as
native plants
5.
Flex Space Alternative–Adaptive and multi-
generational
Current NHfC Homes with a basement result
in a disproportionate home to site ratio and
subsequently, homebuyer perception of receiving
less value. This disproportion is made more
noticeable by lack of funds for trees on site.