HOUSING: In-fill and Reconstruction A brief and concise look at in-fill housing, their components,...

HOUSING:In-fill and Reconstruction

A brief and concise look at in-fill housing, their components, and their contribution to the community.

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What is In-Fill Housing?

• Broadly defined as new or reconstructed structures built on vacant lots (brown or grey field) in an existing and well established neighborhood.


History and Background

• Local neighborhoods serve as:▪ Socio-economic status identity.▪ Cultural nucleus foundation. ▪ Identity of local community heritage and values.▪ A cohesive welfare function.▪ Sociological cores.▪ A communal economic support center.▪ Often a semiautonomous, self-regulating body.▪ Theme of Norman Rockwell paintings.



• Social and Economic Commonalities:▪ Multi-generational.▪ Modestly mixed income.▪ Ownership often spanning many decades.▪ Core family standards and values.▪ A sense of “community belonging” and a

“sense of place”.▪ Reciprocal collaboration and association.



• Physical Commonalities:▪ Modest to moderate property sizes.▪ Similar architectural size and style.▪ Landscaped to encourage interaction rather

than isolation.▪ Structured to encourage neighbor interaction.

• Shallow set-backs.• Large front porches.• Wide steps leading to porch area.• Side walks.


Neighborhood Location and Characteristics

• Often located immediately adjacent to township center.

• Generally well in excess of 50 years old.

• Well established tree canopy and landscaping.

• Frequently identified as “Historic District”

• Mixed use (i.e. residential with Real Estate, Legal, and Insurance offices interspersed).


An EXTREMELY brief lesson in Architecture

• We’ll look at certain characteristics common to older homes.

• We’ll look at simple terminology.

• We’ll enhance a facade from scratch including costs.

• We’ll look at some examples.


Structural Characteristics

• Common styles include Bungalows, “Craftsman”, or “American Farm”.

• May be single or multi-story.• Generally sized from 1,000 to 1,800 sq. ft.• Rooms are frequently small and utilitarian.• Built to functional standards: esthetics of

lesser concern.• Utilize a variety of building materials; brick,

stucco, siding, wood, etc.


Structural Characteristics (cont.)

• Large, roofed, deep set open front porches.

• Commonly found with exposed rafter tails in place of soffit/fascia treatments.

• Often have column-plinth combinations

• Simple and functional rococo treatments.


Structural Issues and Pitfalls

• Lack uniformity in construction methodology.

• Mechanical systems are undersized and inadequate for contemporary usage.

• Utilize outdated materials and standards.

• Lead based paint and asbestos is commonly present.


Elements of a column supported roof system


Traditional Column Styles

• There are three primary styles capitals used in neoclassical architecture: each style has many variations. • For our purposes, we will confine our interest to the “Tuscan” a simple version of the Doric style capital and base.


The Façade

• Presents the first impression of the home.

• Should be in harmony with the scale and style of the structure as well as other structures in the neighborhood.

• Think of the façade as the “clothes your house wears”.


Let’s start with a basic floor plan.

• 1300 sq. ft. structure.• A basic square, simple design.• 3 bedroom 2 bath• Full kitchen.

•Cost @ $65/sq.ft. = $84,500


The Basic plan Elevation: Front & Right

• Common 4/12 pitch roof• 12” soffit depth• Shallow, narrow porch depth


OPTIONS:One simple modification

Roof pitch changed from 4/12 to 7/12- Increase in cost: $250.00


OPTIONS: Add a Porch (Same exact floor plan)

• Roofed porch• Added full width porch• Porch depth at 8’-0”• Widened entry steps• Roof supported by simple columns• Railing required if elevated• Cost added: appox. $3150.00


OPTIONS: Add a Porch

Notice:• Original roof length shortened on front • “Shed roof” added over porch area• 12” entablature added below soffit line• Simple 6x6 columns added for roof support• Rails added for safety


OPTIONS: Enhanced porch and roof line architectural detail

• Roof bracket: $140.00• Rococo (gingerbread) brackets (should be kept simple): $53.00 ea


OPTIONS: More porch and roof linearchitectural detail

• Passive ventilation portal: $74.00• Arched Entablature: $0.00 (labor only)• Double 4x4 columns with simple cap and base: $65.00 ea.• Plinth added for column support: $175.00 ea.


OPTIONS: Endless options for porch and roof line architectural detail

• Passive ventilation portal: $66.00• Tapered square columns with Tuscan caps and bases $139.00/ea.• Denticulation detail


Costs to add options…

• Change roof pitch $ 250• Expand front porch 3150• Add decorative vent 74• Add Tuscan columns

(4 @ 139.00 ea.) 556

$ 4,030


Some Examples:

1. See if you can identify any of the items we’ve just discussed.

2. Look for other features that add to the style.


Example-1


Example-2


Example-3


Example-4


Example-5


Current Community Situation

• Largely overlooked in terms of aesthetic or historical value.

• Neighborhood may be regarded as “blighted” or “troubled” area.

• Frequently a center of drug, prostitution, or gang activities.

• Little or no recognition of intrinsic value.


What will this accomplish?

• Restore the character of the neighborhood and community as a whole.

• A help in reducing crime.

• Restore community integrity.

• A natural augmentation to, and in logical support of the CDBG and CHIP programs.


How will I be compensated for my extra effort?

• The community receives a new “facelift”.

• Property values increase.

• Community cohesiveness and pride will return.

• Pure ENVY from neighboring communities.


Will my community get extra consideration in the grant award?

• Whereas we will not award separate “bonus points” for this program at this time, we will take your commitment into consideration in other areas of the pre-award analysis: “feasibility”, “strategy”, “impact”.


HOUSING:In-fill and Reconstruction

I appreciate your time and attention, Thank You!

Tom SpinksSr. Housing Consultant

Georgia Dept. of Community Affairs

[email protected]

(404) 679-3128

HOUSING: In-fill and Reconstruction A brief and concise look at in-fill housing, their components,...

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