Transcript Multiplex Temp-to

Multiplex Temp-to-Perm
Structures
An Alternative Approach to FEMA
Disaster Housing
Prepared by Jorge Quintero
& the Long Term Community Recovery Continuity Team for
FEMA Planning Section, Mississippi TRO
October 10, 2006
NOTE: To view the animated slides, select Slide Show, then View Show
DRAFT UNDER REVIEW
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Concept
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Factory built modular housing designed
to transform from emergency housing
for multiple families, to single family
permanent housing.
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Concept
TEMPORARY UNIT B
TEMPORARY UNIT A
- ENTRY A
ENTRY B -
2 BR 1 BA 580 SF
3 BR 1 BA 675 SF
Modules are transported and installed similar to a double-wide manufactured or
modular homes but unit floor plans are arranged to facilitate conversion to
single-family home after temporary use period. These could be designed as
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single story units or as two-story stacked units.
Converts to Single Family
Permanent Single Family Home
3 BR 2BA 1255 SF
Add Porch 192 SF
Porches are added after the temporary use period.
Units are then reconfigured to produce permanent single family homes.
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Final Finishes Added Later
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Temporary units would
initially provide high
quality, energy efficient
dwellings with compact
living spaces but limited
finishes.
The units would
accommodate a range of
permanent exterior and
interior finishes at the
end of the temporary use
period.
Exterior materials such as Hardie Plank, stucco or brick, high-pitched
roofs, and amenities such as front porches and trim elements appropriate
to the local architectural style would be added after the temporary use
period. These final finishes could be provided by manufacturers in a
variety of styles as pre-cut, pre-approved kit packages to facilitate
conversion of temporary units to permanent use.
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Short-Term Benefits
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Reduces the life cycle cost of disaster housing.
Leverages residual value of temporary units to obtain host sites with
infrastructure in place
Reduces infrastructure and land cost per unit
Addresses the needs of families of different size and persons with
disabilities.
Secures local community support for the placement of temporary
housing
Incorporates a mechanism to assure conversion to permanent
housing
Produced, transported and installed in a timely manner
Improves quality and durability of temporary housing
Engages the private and non-profit sectors in the delivery of the
temporary housing
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Long-Term Benefits
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Leverages temporary housing resources to
address permanent affordable housing needs
promoting long-term community recovery
Does not rely on extensive reconfiguration or
additions to convert to permanent,
conventional housing
Does not establish an entitlement to
permanent housing
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Reduces The Life Cycle Cost of Disaster
Housing
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Greater residual value (Value after temporary use
period)
Reduced disposition costs
Higher building standards
Energy efficient
Reusable
Provides the minimal level of finishes during the
temporary use period but capable of upgrading for
permanent use by others
Potential to recoup a portion of the disaster housing
costs upon permanent financing of the converted
single family unit.
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Leverages Residual Value of Temporary
Units To Obtain Host Sites With
Infrastructure In Place
Obtaining host sites with existing infrastructure
(roads, water, sewer and electric) to temporarily
house renters is a major challenge.
• Offering property owners the right to keep and reuse
the temporary units for permanent single family
housing creates an incentive for the property owners
to make their improved property available as host
sites for temporary housing.
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Reduces Infrastructure and Land Cost per
Unit
For host sites where infrastructure must be newly
installed, the cost of infrastructure can equal or exceed
the cost of the temporary structure.
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Using a single utility connection for multiple attached
units can reduce per unit infrastructure cost by one
half to two-thirds.
Attached units achieve a higher density, reducing per
unit land and infrastructure costs.
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Addresses The Needs of Different Sized
Households and Persons with Disabilities
Current FEMA emergency housing products range in size from 256
SF for a 1br/1ba travel trailer, 374 SF for a 2br/1ba Park Model and
840 SF for a 3br/1ba Mobile home for an average of 490 SF.
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The proposed multiplex structures offer one, two,
and three bedroom units at 365 SF, 588 SF and 660
SF respectively, increasing the size of the two
smallest FEMA products but decreasing the size of
the largest product, resulting in an average of 539
SF per unit.
Combining one, two or three bedroom units into a
single multiplex structure allows larger families to be
co-located.
Adaptable kitchens and baths on a portion of the
units accommodate persons with disabilities
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Secures Local Community Support For The
Placement of Temporary Housing
Local government approval for host sites for disaster
housing is often vehemently opposed by local
communities.
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Addresses community concern that emergency housing
may become permanent by providing an exit strategy
for the conversion of the disaster housing to quality,
permanent housing
Can be used in new subdivisions or on infill lots.
Scattered infill development minimizes the need to
concentrate low-income disaster victims into large
group sites.
Quality permanent housing can contribute to
community redevelopment objectives.
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Incorporates a Mechanism to Assure
Conversion to Permanent Housing
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A transitional housing overlay zoning district should be
adopted by the local government that sets forth the
rules and conditions under which temp-to-perm housing
can be developed, such as:
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where the temporary housing can be located,
the maximum period of temporary use and
the minimum building standards that must be met.
Temporary units must be converted and finished to
approved permanent standards within a specified
timeframe or else removed. Any structures not
converted or removed as required would become the
property of the local jurisdiction to dispose of as it sees
fit.
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Produced, transported and installed in a
timely manner
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Can be transported on their own wheeled chassis for
quick installation, similar to existing FEMA products.
Can be installed initially on temporary foundations and
later moved onto permanent foundations.
When placed on a lot where the home was completely
destroyed, FEMA mitigation programs could be used to
fund raised foundations.
As an alternative, the component sections of the
multiplex units could be panelized as SIPS’s (Structurally
Insulated Panels) or FRP’s (Fiberglass Reinforced Panels)
then transported to an assembly plant close to the
impact area for assembly.
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Improved Durability of Temporary
Housing
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Built to the IBC (International Building Code), the
same as site-built homes
Can exceed energy efficiency and structural strength
of site built homes
Exterior and interior walls would be clad with durable
steel, aluminum, cementitious board or vinyl.
Any wear and tear on the units can be addressed
during final finishing.
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Engages Private And Non-Profit Sectors in
The Delivery of The Temporary Housing
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Private sector builders, non-profits like Habitat for
Humanity, Redevelopment Agencies and Public
Housing Authorities can participate in the provision of
temporary housing by:
providing sites for the temp-to-perm structures
converting and finishing the units to create new
affordable homeownership opportunities
converting a portion of the units to scattered-site
permanent housing with supportive services
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Leverages Temporary Housing Resources
to Address Permanent Housing Needs
Current programs for disaster housing do not promote the development
of permanent housing.
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Multiplex modular disaster housing offer several benefits:
 adds to the supply of permanent housing,
 reuse of temporary structures reduces pressure on limited local
material availability
 offsite production reduces reliance on limited local contractors
within the impacted area
Addressing permanent housing needs promotes long term community
recovery
Leverages FEMA investment in temp-to-perm units to expand
affordable homeownership options
The investment value of the basic structure can serve as collateral for
additional loans to finish the permanent housing unit
Can be integrated with affordable homeownership programs, such as
HUD HOME and Section 203 (k).
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Does not rely on extensive additions or
reconfiguration to convert to permanent,
conventional housing
Other proposals for reusable disaster housing that rely on
small, individual temporary structures are not always
easily reconfigured or expanded to create permanent
housing because of their very small room sizes.
Compact, stand-alone temporary units have raised
concerns on the part of some local officials that they
may never be expanded, and would therefore be
incompatible with community standards.
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Multiplex temp-to-perm units are designed from the
beginning to be converted to full-sized single family
homes and do not require expansion, only finishing.
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Does not establish an entitlement to
permanent housing
A program that automatically provides direct, new
permanent housing to disaster victims, particularly those
who were not previously homeowners, ultimately could
have the effect of encouraging disaster victims to forgo
alternative, more cost effective means of housing
assistance, such as rental payment assistance, in
anticipation of receiving permanent single family homes
after the temporary use period. This could place an
unacceptable burden on FEMA’s financial resources.
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Because the multiplex disaster housing strategy provides
housing to more than one family within a structure, no
entitlement to permanent housing is automatically
established.
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Summary – Phase 1
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Manufacture and install attached two or three compact
temporary units on lots that can accommodate a
permanent single family home.
Lots are scattered throughout the community or
developed as a group site with infrastructure designed to
support permanent single family development.
Where lots are already improved with utilities, the
multiplex temporary structures would be provided to
individual property owners, public housing authorities,
redevelopment agencies or organizations such as Habitat
for Humanity in exchange for a commitment to host the
temporary units on their property for a prescribed period.
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Summary – Phase 1 (Cont.)
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On single family lots where the home was totally
destroyed, the owners of that lot could be housed in one
of the multiplex units. If the home is only damaged, a
one-bedroom module could be provided and repurposed
after the temporary use period.
Where land with existing infrastructure is not available,
FEMA could provide infrastructure under a transitional
neighborhood approach where infrastructure is laid out
in such a way to be reusable for permanent housing.
The residual value of the temporary units and
infrastructure in that case would be deducted from the
any lease payment paid to the property owner and/or for
a negotiated payment to FEMA.
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Phase 1 Schematic
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Summary – Phase 2
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After the temporary use period, the property
owner or participating organization would
combine the temporary units and complete
the interior and exteriors to create permanent
single family homes.
Front porches of various styles would be
attached as an amenity and to provide
architectural diversity along the street.
If the temporary structure was provided with
a flat roof initially, a full-pitched roof would be
added at this time.
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Phase 2 Schematic
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Alternate Schematic B
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Alternate Schematic C
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Triplex Schematic
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Engaging Private Sector Builders through a
Request for Proposals Process
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When the need for temporary housing will persist for
many months, FEMA could consider issuing RFP’s to
developers for the turn key development of transitional
neighborhoods where the developer is responsible for all
aspects of construction, including land, infrastructure
and housing.
Under this scenario, FEMA would make a forward
commitment to the developer to lease the temporary
units for a fixed cost and prescribed period.
The developer would use the forward commitment to
obtain financing for the first phase of development, then
after the prescribed lease period, would convert the
temporary units into permanent homes.
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Engaging Private Sector Builders through an
RFP (Cont.)
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This would be considered Direct Assistance under the
Stafford Act’s Section 408 (b), so that the rent during
the temporary use period need not be based on HUD
Fair Market Rents, as is the case with Section 408 (a)
Financial Assistance and is expected to be higher as
is the case with Direct Assistance currently. However,
the efficiencies of private sector competition and the
residual value of the temporary units and
infrastructure left behind for the developer could still
result in lower costs to FEMA.
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Conclusion
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The Multiplex Temp-to-Perm Housing
Concept represents a innovative
solution to disaster housing that could
help secure local community support for
the placement of temporary housing
and leverage the government’s
investment in temporary housing to
address permanent housing and long
term community recovery needs.
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