MASTER PLANNING

MASTER PLANNINGThe Evolution of Low Rent Housing and Technology

Master Planning for Indian Housing can be a difficult endeavor. Changing technology and materials can make infrastructure planning like trying to hit a moving target. Im going to attempt to show you an example of some of the difficulties you will encounter.1Father Murphy I25 units built with 1937 Act fundsConventional stick built constructionCorning fiberglass insulationConventional central HVAC systemsPlumbing infrastructure based on duplex apartment designLimited handicap accessibility

The Citizen Potawatomi Nation inherited and elder housing complex referred to as Father Murphy I which was built in 1983 with 1937 Act funds. Duplex apartment structural design means the plumbing was stubbed out in the middle of the foundation so you bathrooms were adjacent to each other, leaving the water main in one line and splitting the line at the meters before entering the house. This was prior to the Americans with Disabilities Act of 1990 so the there was little thought to handicap accessibility.2FM I

The initial layout and topography did not take into consideration handicapped accessibility. Only one side of these three duplexes were considered handicapped accessible. The water line was built to isolate any break and continue to provide service to the clinic and two thirds of the units. This plan had flaws because when you had a break in the line, you had to drain the entire isolated section to begin to fix it, leaving the tenants without water for several hours.3Father Murphy II12 units built with NAHASDA funds FY05Conventional stick built constructionBlown in fiberglass insulationGround-source heat pumpsPlumbing infrastructure based on duplex apartment designIncreased handicap accessibility

Blown in fiberglass insulation and ground source heat pumps. Plumbing was still duplex apartment design and because of the ADA there is now increased handicapped accessibility with low thresholds, 3.0 doors, wheelchair accessible countertops, light switches and showers, etc.4FM II

Father Murphy II water line was stubbed off the main line and the feeder but the line bleeding was still a problem.5Father Murphy III Phase I20 units built with FY12 NAHASDA fundsConventional construction with modificationsExtended eaves for added shadeThermal windowsOpen cell foam insulationSealed envelope w caulked seals

We also added shaded front and back porches.6FM III Phase I Cont.Ground source heat pumps Plumbed as individual unitsIncreased handicap accessibilitySolar panel array to supplement utility costsEnergy Star compliant appliances

This time we learned our lesson and plumbed the units as individual units. We added solar panels to supplement electrical costs. 7FM III

Water line is extended from Father Murphy II down the west side of the street and to the duplexes. Each unnit has its own shut off valve on both sides of the meter.8Father Murphy III Phase II20 units built with FY13 NAHASDA fundsConventional construction with modificationsExtended eaves for added shadeThermal windowsOpen cell foam insulationSealed envelope w caulked seals

FM III Phase II Cont.Ground source heat pumps Plumbed as individual unitsIncreased handicap accessibilitySolar panel array to supplement utility costs with internet access reportingEnergy Star compliant appliances

Increased handicapped accessibility with roll in showers.10FM III

FM III

Energy Saving Features

Energy Saving Features

The accumulation of these evolved building methods has reduced the energy consumption and carbon footprint. The tribal elders living in these units have electric bills as low as $13.00 a month, with the average being $30.00.

14What did we learn?Plan for the end usersPlumb as individual unitsThink about the tenant you are going to serveElderly, fixed incomes, handicapped, future reduction of life skills, etc.Plan for future handicapped modifications3.0 doors, minimize steps to landings & porchesPlan for maintenance accessibilityShutoff valves, plumbing access panels, HVAC access and service, etc.

What I mean by that is think about the long term use of the development, who will be utilizing these units and how will you service or maintain them.Well it took us a few years but we finally plumbed the units as individual units. Just because the tenant is ambulatory when they sign the lease doesnt mean they will remain that way. Showers and bath tubs may have to be changed out if you do not have another alternative. So if you do not have 3.0 doors, you will be widening these door to make them accessible.

15What did we learn cont.Plan for greatest solar exposurePlan for future development/expansion

Questions?

If you are going to use solar energy, position units to expose them to the greatest amount of roof surface to the south or west. Develop your infrastructure so it will maximize the property and provide you with the greatest amount of land usage.

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