Housing

Basic Housing Planning and Inspection

Physical Processes of Planning Implementation

Introduction

Housing – The absolute core building block of community

If you cannot achieve sustainability in your housing base – effective community can never be realized

Work – Shelter - Dignity

The Dimensions of Housing

1. AFFORDABILITY Acquisition and Possession of Shelter is the single most

expensive obligation for the vast majority – it is typically a person’s greatest source of wealth

Affordability is measured within each country and in numerous sub districts as the percent of individuals that can afford to acquire shelter for the first time

Affordability is the percent of income that can be applied to the carrying cost of housing

Shelter, therefore, must be tiered to an affordability index and translated into demand and supply – the current “sweet spot” is $85,000 to $92,000

Percent of Population at the Median Income Qualified to Purchase the Median Price Home

Housing Affordability Index

Community 1 75% -25

Community 2 65% -35

Community 3 70% -30

Community 4 55% -45

Community 5 43% -57

Community 6 52% -48

Number of Affordable Rental Units

And, The Have Nots

In 2001, there are 178,638 know persons you are homeless

The actual number is much high since this is the count of persons using public and private shelters

Dimensions 2. Supply - Type

Public v Private Housing Single Family Housing (owner – rental) Multi-Family Housing Cooperative Housing Public Housing Co-Housing Shelters (including motels) Sweat-Equity Non Profits Manufactured housing

Manufactured Housing

Mobile Housing

Manufactured Housing 1905

Dimensions

Trickle down supply Assumes that supply has a rapid turnover

Projecting Needs Monitoring the Condition of Housing

Projecting Needs

Projecting population Sectoring into demographics Modal Split – sectoring demographics into the

type of housing now supplied Determining the number of units that will leave

the housing base Projecting the total housing need Finally, determining the modal split of housing

to be supplied

Some Basic History – Basic Housing Codes and Regulation

Disastrous fires and unsanitary conditions led to the adoption of housing construction codes during the Colonial Period. Codes centered in roof and chimney composition. Most homes required to be constructed from stone or brick.

1626

Jacob Riis

Neighborhood Sanitation

Basic sanitation practices are linked to the development of housing codes.

Outdoor toilet location Food and draft animals in municipal locations. Link to the rise of public health agencies in

the 1870’s

First Tenement Housing Act

New York City – 1867 First Comprehensive Housing Act Attacks the problems of light, air, access and

sanitation Stairs must have banisters Water closets required – 1 : 20 occupant ratio

to water closet

Tenement Act of 1882

Amends Act of 1867 Requires running water to every floor in a tenement

building Trinity Church of Manhattan largest tenement owner

– gross violations City brought enforcement but courts refused to

convict – no evidence that running water is essential to life and safety of residents

Benchmark Legislation

The year 1892 marks the formation of a major movement for housing reform in the United States. Jacob Riis and a host of reformers

To pass the Tenement Reform Act of 1901. This landmark legislation is the origin of all housing, sanitation, and live safety codes in the United States.

Tenement Reform Act – What It Contains

Minimum Room Size

More light and air

Maximum Occupancy

Fireproofing for structures

No basement dwelling

8 :1 water closet

Potable water supply

Federal Involvement

Congress authorizes funding (under T.R.) to conduct a major investigation of housing conditions in the U.S.

The report is another landmark Discloses the scandal of American housing First report to actually collect data linking

poor housing conditions to health and safety.

Further Federal Actions

FDR commissions a second federal report in 1932

Reports the shocking news that ½ of the nation is ill fed, ill clothed, and poorly housed

Fed. Gov. launches the Federal Housing Administration (FHA) and begins leading the way for housing reform and inspection

Federal Reform

Veterans Administration Home Loan Bank Board Federal National Mortgage Admin. Public Housing Administration Public Works Administration Slum Clearance Act of 1937 and 1949

London – The Great White City - 1939

Housing Inspection Reform

With the federal entrance into the housing market, the process of development housing codes, inspection programs, and health rules became a requirement for all states that participated in the programs.

Housing Inspection - Purposes

•First – to provide safe, decent, and sanitary housing

•Second, to create a mandatory system of regulations that force housing owners, to maintain their premises under minimum standards

•Enforcement Overview - http://aalto.arch.ksu.edu/jwkplan/planimp/enforcement1.htm

Housing is More Than Just Condition – The CDU

CDU Index

Condition – physical useful life

Desirability – meets current needs

Utility – suitable for median standards

Web Site - http://aalto.arch.ksu.edu/jwkplan/planimp/CDU.htm

Housing Inspection Process

The Components of Shelter The roof and upper supporting members Sidewalls – including windows and doors Accessories – including porches and add-ons The basement supporting structure Condition and maintenance of environment The land use - # of units Parking supply http://aalto.arch.ksu.edu/jwkplan/planimp/

residential_inspection_forms.htm

Construction Codes and Minimum Standards

Building and Structure Minimum Standards Detailed Materials Life Safety – Fire Life Safety – Health and Sanitation Dwelling and Occupancy Access and ADA

Minimum Housing Standards

Created to set a standard that is at the very minimum of human habitability

Delineates a dwelling unit from a sleeping room Sets a standard for efficiency rental housing Sets a minimum set of guidelines for housing

adaptation See:

http://aalto.arch.ksu.edu/jwkplan/planimp/minimum%20housing.htm

Building & Structure Codes

UNIFORM BUILDING CODE SYSTEM – UBC

-CLASS OF STRUCTURE

-GROUP A

-Assembly of 1,000 or more

-Assembly, less than 1,000 with stage

-Assembly 300 – 1,000 without stage

-Less than 300 without stage

-Stadiums

Classification - Continued

GROUP B

-Gasoline, fuel services – no repair

-Same, repair

-Eating places less than 50

-Wholesale, retail, office, factories – using non combustible materials; education buildings beyond the 12 grade less than 50 persons

-Parking garages

Classification ContinuedGROUP E

-Educational purposes K – 12 by 50 or more persons

-Education – less than 50 persons

-Day Care – more than 6 children

-Day Care – more than 18 children

-Training facilities – more than 50 persons

Classification ContinuedGROUP I

-Nurseries – Infant Day Care – Children Under six years

-Nursing Homes

-Congregate facilities

-Hospitals

-Jails

-Prisons

Special ClassificationsGROUP M

-Accessory Buildings; garages

-Carports; Agricultural Buildings

-GROUP H

- Hazard Level A (paint rooms)

-Hazard Level AA (explosive chemicals)

-Hazard Level AAA (corrosive gases)

Classification ContinuedGROUP R

-Hotels

-Motels

-Apartments

-Single, two, three and four family dwellings

-Lodging or boarding houses

-Offices with sleeping facilities

The Process-BUILDING PERMIT APPLICATION

-APPLICATION FOR PLAN COMPLIANCE CHECK

-PLAN CHECK

-COMPLIANCE NOTICE

-PERMIT ISSUED

-INSPECTION ROUTINE

-OCCUPANCY PERMIT

Plan Submission and Plan Check

1.Three complete sets of fully dimensioned plans which include: 1.Plot/Site plan 2.Foundation Plan with Steel Reinforcement Details 3.Floor Plan 4.Cross Sections 5.Roof Plan 6.Cross Sections 7.Structural Details

1.Two sets of Title 24 Energy documentation (Certificate of Compliance sheets CF-1R, MF-1R and MF-1R must be reproduced on actual plan sheet) 2.Two copies of engineered truss details (if roof design has a truss system) 3.Two copies of engineered structural calculations (if non-conventional framing) 4.Two copies of soils report (an additional two sets of plans are required for projects utilizing post tension foundation design)

5.Single line diagram for electrical services over 200 amps

Detailed Material & Inspections

EXAMPLES

-Concrete bagging; strength; covering; slumping

-Framing; schedule and joining

-Roofing – materials ½ OD – 4 corner rafter nailing

-Fire place – 14’ run with triple stack offset 16” from enclosure

-Insulation – materials and schedule for walls and ceiling

-Truss, wall, joints – material sizes, treatment, strength

Life Safety - Fire

THE B.O.C.A

THE N.F.P.A.C.

SOUTH ORANGE, N.J. (AP) -- As the fire alarm blared throughout the dark dormitory, most students chalked it up as another false alarm, turned over and went back to sleep. ``I thought it was a joke,'' said Pete Tornatore, 18.

Nat. Fire Prevention & Safety Association

THE BASICS

- Adequate exits without over dependence

- Construction integrity during fires

- Adequate emergency lighting

- Early warning

- Backup and redundant systems

- Enclosure of vertical openings

Fire Safety - Materials-Fire resistant materials

-Non/combustible

-Fire Proof

-Class A, B, C explosion suppression areas

-Measured in closed cup, flash point temperatures

-Basic safety – mobile fire extinguishers

-Fixed fire suppression – dry

-Fixed fire suppression - sprinklers

Life Safety – The B.O.C.A

THE BASICS

-Exits

Exit size, direction, composition and distance

-Alarms

Type, placement – based on hazard classification

-Minimum

-Low

-Ordinary and High

Americans With Disabilities Act

CONCEPTS

Reasonable Accommodation!!!!!!

Parking

Access to Buildings

Access within Buildings

Components, aids, dimensions

http://aalto.arch.ksu.edu/jwkplan/planimp/ERRORS.PDF

Conclusions

1. The most complicated and inter-related aspect of physical planning on the town level deals with the provision of housing and construction compliance

2. Construction and implementation are only a first step. Regulatory compliance is critical for a sustainable housing base

3. Slum landlords ARE US

The Good

The Bad

The Ugly