This presentation covers preliminary research done on three neighborhoods within the city of Athens, GA which have encountered issues related to incompatible infill development. The presentation covers the unique character of each of the infill neighborhoods and the types of variables pursued to determine neighborhood impacts of the infill projects.

1. Challenges & Strategies:
Infill Housing
Compatibility
A study in
Athens, GA
UAA
April 4, 2013
Andy Carswell Kim Skobba Bruce Lonnee

2. INTRODUCTION BACKGROUND INFILL TRENDS FINDINGS NEXT STEPS
General Organization of Infill Housing Study
• Introduction- Defining Infill; Purpose for Study
• Background- Current policies & ordinances affecting
infill
• Local Infill Trends- Location & amount of
residential construction; Specific compatibility issues
• Targeted Study Area Analysis - highlighting
benefits and challenges for local context
• Next Steps – Opportunities for future study.

3. INTRODUCTION BACKGROUND INFILL TRENDS FINDINGS NEXT STEPS
Background Literature on Infill
• Boudreaux (2011) pointed out the lack of interest in
infill as research subject.
• “Neighbor’s perceptions of urban infill,”
Vallance, Perkins, & Moore (2005)
• “Effects on size disparities (McMansion effects)
versus aesthetic concerns,” Jack Nasar (2007, 2009)
• “Reasons why some urban areas/neighborhoods are
more likely to be redeveloped than others,” Charles
(2011)
• A lack of literature on revealed preferences (as
opposed to stated preferences)

4. INTRODUCTION BACKGROUND INFILL TRENDS FINDINGS NEXT STEPS
Advantages of Infill Housing
• Makes good use of urban land and
infrastructure
• Creates more “sustainability” within
one’s city
• Controls urban sprawl and the negative
externalities that derive from it

5. INTRODUCTION BACKGROUND INFILL TRENDS FINDINGS NEXT STEPS
Challenges with Infill Housing
• Could place more stress on existing
infrastructure
• Increased density creates varying
degrees of social problems
• Potential for incompatibility in design
with existing urban neighborhoods

6. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Why study infill housing
in Athens?
FINDINGS

7. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
• 1999 Comp Plan Guiding Principles:
Increase Opportunities for
Harmonious Infill Housing
• 2008 Comp Plan Issues & Opportunities
• Concerns raised by neighbors of infill
• Mayor & Commission Direction
Why study infill housing in Athens?
FINDINGS

8. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
1950 Median
1950 Average
2005 Median
2005 Average
ACC
National
983
2434
1164
1453 1773 1920
0
500
1000
1500
2000
2500
Single Family
Home Size
Trends in
Square Feet
Why study infill housing in Athens?
FINDINGS

9. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Why study infill housing in Athens?
FINDINGS

10. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Study Scope:
• Examine infill housing trends
• Focus on design and construction
• Focus on single-family residential
structures
• Identify strategies to facilitate
compatibility
•Identify next steps
FINDINGS

11. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Defining Infill Housing:
• No singular definition that fits all
communities; local definitions should fit
developmental characteristics of community
• Broadly, “Infill” is development on vacant
or underutilized parcels in previously
developed areas that have access to
community infrastructure and services.
•For Athens study, single-family residential
development on 5 or fewer acres in
Traditional neighborhood areas
FINDINGS

12. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Defining Infill Housing:
FINDINGS

13. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
To guide the study and any subsequent policy
recommendations, the Background examines past
policies and current ordinances that have an
influence on infill housing trends.
• Local historic district designations
• Model Infill Housing Plans
• Comprehensive zoning changes in 2000
• Subsequent amendments to 2000 code
• Ongoing, overlapping policy considerations
FINDINGS

14. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Local historic district designations – in 1988 four
districts established; now eleven local residential
historic districts
Urban Subdivision
Urban Infill - Historic Disticts
Urban Infill
Suburban Infill
Surburban Subdivision
1999
2000
2001
2002
2003
2004
2005
2006
0
1
2
3
4
5
6
7
FINDINGS

15. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Local historic district designations
Certificate of Appropriateness review for:
•Placement
•Orientation
•Massing
•Scale
•Façade Elements
•Materials & Ornamentation
FINDINGS

16. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Model Infill Housing Plans – in 1996
FINDINGS

17. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
New zoning ordinance – 2000
intended to increase infill opportunities
THEN: RG- 6
Arterial Road/ Major Collector: Local:
30,000 min. lot area
150’ min. lot width
40’ front yard setback
25’ rear yard setback
10’ side yard setback
6,000 min. lot area
60’ min. lot width
30’ front yard setback
25’ rear yard setback
10’ side yard setback
NOW: RS-8 & RS-5 & RM-1
8,000, 5,000, & 4,000 min. lot area
60’ & 50’ min. lot width
80’ min. depth
15’ front yard setback
10’ rear yard setback
6’ side yard setback
All Streets:
FINDINGS

18. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
• Subsequent ordinance amendments – 2003-2007
intended to encourage compatibility
• Flag Lots
• Street Frontage
• Final plat
sequencing
• Residential in
commercial zones
• Manufactured
homes
FINDINGS

19. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
Background: Previous Policies & Ordinances
AMENDMENTS SINCE 2000
FLAG LOTS

20. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
Background: Previous Policies & Ordinances
AMENDMENTS SINCE 2000
STREET FRONTAGE

21. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
Teardowns & Subdivisions

22. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
Background: Previous Policies & Ordinances
AMENDMENTS SINCE 2000FINAL PLAT SEQUENCING

23. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
Condominium Single-Family Residential

24. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
INFILL SINCE 2004 BY
INFORMAL NEIGHBORHOOD
AREAS
30%
21%
14%
13%
7%
4%
4%
3%
2%
2%
EAST ATHENS-NORTH
EAST ATHENS
FIVE POINTS
BOULEVARD
ARMC-KING AVE
COBBHAM-HANCOCK
NEWTOWN
BAXTER-BROAD
CARRS HILL
OTHER
Local Trends: Amount & Location of Infill
FINDINGS

25. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Common Compatibility Issues:
•Scale & Massing
•Height
•Setbacks & Orientation
•Fenestration
•Driveways & Parking
Areas
•Details & Materials
•Grading & Stormwater
Runoff
•Landscaping
•Tree Protection
•Teardowns &
Subdivisions
FINDINGS

26. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Scale & Massing
FINDINGS

27. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Height
FINDINGS

28. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
How do height, massing, and Floor Area Ratio relate?

29. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Setbacks & Orientation
FINDINGS

30. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Fenestration
FINDINGS

31. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Details & Materials
FINDINGS

32. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Driveways & Parking Areas
FINDINGS

33. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Grading & Stormwater Runoff
FINDINGS

34. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Landscaping
FINDINGS

35. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Tree Protection
FINDINGS

36. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Amount and Location of InfillNew Single Family Residential Permit Locations
7%
17%
5%
71%
Urban
Subdivision
Urban Infill
Suburban Infill
Surburban
Subdivision
FINDINGS

37. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
Athens Infill Study Areas

38. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
• Historic Boulevard
Neighborhood Area
• Hampton Court
Neighborhood Area
• Dr. Martin Luther
King Pkwy
Neighborhood Area
Study Areas

39. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
Historic Boulevard Neighborhood Area
• Central portion is
both a Local and
National Register
Historic District
• Immediately
northwest of
Downtown Athens
• Several periods of
infill development
over 250 years
• Primarily owner-
occupied housing

40. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
Historic Boulevard Neighborhood Area

41. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
Hampton Court Neighborhood Area
• Early 20th C.
suburb of
Downtown
• Located south of
Downtown Athens
and UGA campus
• Recent trends of
large-
scale, single-lot
infill, and
“Ranchions”
• Mix of owner-
occupied and
student rental
housing

42. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
Hampton Court Neighborhood Area

43. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
Dr. Martin Luther King Jr. Pkwy. Area
• Historically
African-American
Neighborhood
• “Over the River”
from Downtown
Athens
• Recent trends of
large-lot infill
development
• Primarily off-
campus student
housing

44. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
Dr. Martin Luther King Jr. Pkwy. Area

45. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
Results for Change in Assessed Values for
Impacted and Non-Impacted Areas of
Neighborhoods, 2000-2012
BOULEVARD
Non-Impacted Homes (n=292) --> Ann. Growth Assess. Value 2000-2012 = 9.33%
Impacted Homes (n=118) --> Ann. Growth Assess. Value 2000-2012 = 9.56%
Infill Homes (n=12) --> Ann. Growth Assess. Value 2000-2012 = 15.61%
HAMPTON***
Non-Impacted Homes (n=228) --> Ann. Growth Assess. Value 2000-2012 = 5.21%
Impacted Homes (n=85) --> Ann. Growth Assess. Value 2000-2012 = 4.29%
Infill Homes (n=4) --> Ann. Growth Assess. Value 2000-2012 = 3.97%

46. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
Results for Mobility of Residents/Homeowners
within Impacted and Non-Impacted Areas of
Neighborhoods, 2000-2012
BOULEVARD HOME OWNERS**
• Non-Impacted areas (56.70%)
• Infill and Impacted Areas (46.15%)
HAMPTON HOME OWNERS
• Non-Impacted Areas (50.66%)
• Infill and Impacted Areas (48.31%)

47. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPSFINDINGS
Results for Estimated Effect on 2012 Property Taxes
Paid per Household within Impacted Neighborhoods
BOULEVARD HOME OWNERS
• Total Tax Revenue Surcharge: $7,009.83
• Tax Revenue Surcharge Per Household: $54.34
HAMPTON HOME OWNERS
• Total Tax Revenue Foregone: $(40,482.37)
• Total Tax Revenue Foregone Per Household: $(454.86)

48. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
• There seems to be a relationship between
mobility and assessed value vis a vis the two
neighborhoods studied.
• Different types of infill cause different
directional effects.
• This is the first known attempt to go beyond
stated preferences of infill-affected
neighborhoods.
Conclusions
FINDINGS

49. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
Limitations of Athens Infill Study
FINDINGS
Limited number of neighborhoods studied.
No control for other neighborhood variables not
captured by the assessment data.
Association does not mean causation.
Qualitative data assembly regarding infill-
impacted neighbors would add significantly.
Historical assessment data limitations.

50. INTRODUCTION BACKGROUND INFILL TRENDS NEXT STEPS
• Incorporate student learning type of
components to integrate students within the
community and learn more about incompatible
housing types
• Survey the residents of impacted communities
to learn more about what their concerns or
issues are with infill housing, and to help
choose better variables to measure to
determine the impacts and effects of infill
housing within a community.
Next Steps for Study
FINDINGS

51. Questions?