NEIGHBORHOOD ANALYSIS
CLASS SURVEY AND GUIDE, 2007
A partial guide for a neighborhood survey can be found in my book with Daniels and Lapping,
The Small Town Planning Handbook, (2nd) Planners Press, 1995.
A neighborhood analysis is a preparatory tool for preparing a community wide land use plan, and
for the development of regulatory tools in the community. In planning theory terms, it is a phase
of planning called "scanning". In a community planning approach, the environment is scanned
for strengths, weaknesses (problems), opportunities and threats. Keep these four criteria in
mind during the preparation of the survey: they are important!
FOLLOW THE PLANNING PROCESS!
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Obtain information from the neighborhood
Analyze the information
Reach conclusions concerning neighborhood capabilities, limitations and potential.
Consider objectives and general policy directions.
Preliminary plans to achieve objectives and policies are drafted.
Means and implementation are devised.
Monitor the neighborhood in the future to determine change.
Feedback and adjustment.
STEP 1
Delineation or selection of a neighborhood. This can be based upon tradition, cognitive maps,
territory maps, "edges", locational and market analysis, association or socio-economic similarity.
Alternative means include: neighborhood school centers; boundaries defined by street networks
[assuming that arterials form neighborhood boundaries], and [possibly] voting wards/precincts.
Usually a team of two persons can survey about 6 standard blocks per hour. For 2006 we will
use the following boundaries for the Bluemont Neighborhood: Manhattan Avenue – Anderson
Avenue - Juliette Avenue – Claflin Street/Avenue.
STEP 2
Devise the "means - ends" matrix. Simply, what is the underlying purpose of this particular
survey (what do we want to know about this neighborhood), and means (variables) at our
disposal to carry out the study. It is certain that we would want to know the following
information:
(a) The age of the structure: probably (1) pre - 1920; (2) 1920 to 1950; (3) 1950 - 1980 (4)
new. Simple clues are: housing style; garage placement; foundation style; setback from the
sidewalk; number and type of roof(s); window style; glass style; porches; positioning of
driveways; height; etc.
(a1) Note "significant architectural features" or design assets that may be used in focusing
neighborhood preservation. Note of the unit has been recent restored or rehabbed, and also
note if the unit appears to be a good candidate for restoration.
(b) Structure style: in a loose but sensible category such as Queen Anne; ranch, bungalow,
cottage, saltbox; split level.
(c) Structure condition: any alpha or numeric classification is acceptable. The traditional
classification is (1) Standard, (2) Sub-Standard, and (3) Dilapidated. Each classification typically
carries several categories. Be sure to note if the unit has been converted from one land use to
another: i.e., single family to two or three family. Since this is the new MFRO overlay area, we
will need a designation structures recently constructed in the district.
If you use the excellent; standard; substandard; dilapidated categories, you can focus on two
variables: (1) Whether or not the unit provides safe, decent, and sanitary living
accommodations, and (2) the cost factor for restoring to standard condition. These factors are:
a rank of excellent needs only normal yearly routine maintenance; standard needs repairs
encountered in the housing life cycle ranging up to $8,000; substandard needs repairs neglected
beyond the normal housing cycle ranging up to $30,000; dilapidated is typically beyond
replacement cost. In general, the benchmark is how many dollars it would take to bring this unit
up to "marketable" standard.
For the past 4-5 years I have used a relatively simple classification scheme for small
communities.
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New – Obviously built with the last 3-5 years. No flaws
Standard – Unit can be any age. No obvious defects. Perhaps needs spot painting, but it
is evident that the unit has been well maintained
Deterioration/Minor – Age, poor construction, and/or lack of maintenance is evident.
Usually this will be visible around the windows, porch, soffits, sills, and siding.
Deterioration/Major – Poor construction and neglect is the hallmark of this unit. The unit
will have major damage to the roof, porch, and especially the foundation. Foundation
sag, cracks that are larger than one inch in the foundation, and sag or compression
cracks in the side walls are evident. This unit looks very neglected.
Dilapidated – This unit is not safe
Hints
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Just because a unit needs a paint job does not mean that it should be classified less than
standard. Painting and roofing are the two most expensive items of routine maintenance
for a dwelling unit and owners tend to put them off as long as possible.
In an older unit, the porch and window sills are usually the first to display evident
deterioration.
A typical sign that a unit is entering major neglect is rotted soffits and gutter lines.
Foundation repair is a major expense. It is seldom done.
In general, a competent building condition inspection contains the following checkpoints:
- structural condition and/or rot; missing lapboard or siding; penetration.
- general condition of glass, storm windows; sills and frame.
- general conditions; age; number of courses; swell/shrink; gravel lose; swelling or
distortion of wood shingles; missing shingles; condition of metal or slate/tile.
- general condition; depressions or uneven roof line.
- general condition; functionality.
- general condition
- general appearance; painting/staining; trim.
(d) Environment: a numeric classification is traditional. Environment describes the condition of
the lot environs. Trash, poorly kept lawn, dilapidated driveways, the storage of extraneous
materials and vehicles, poorly kept accessory buildings, and other factors which detract from the
neighborhood. Note excessive “front porch art,” old vehicles, and accumulated debris.
(e) Land use: traditional categories for your neighborhood survey would be: (1) Residential:
single family, two family, three family, four family, multi-family 5+, Residential Institutional; (2)
Residential/Home Occupation; (3) Office; (4) Commercial, (5) Other.
(f) Parking 1: The number of parking places; the number of required parking places; the deficit
parking places, and whether or not parking places are properly positioned and prepared; a realtime (Real Time Count = RTC) for on-street parking after 5:00 PM weekdays; RTC between 1:00
- 3:00 weekdays; RTC on Saturday at 4:00 pm. The objective is to locate over-parking on those
streets that allow parking on both sides of the street.
(f1) Parking 2: PT1 = Total actual off-street parking spaces per block; PT2 = Total actual onstreet parking spaces per block; PT3 = PT1 + PT2. Calculate from this the total required parking
spaces and the deficit. Parking spaces must conform to the Manhattan Zoning Ordinance.
(g) Density 1: equals units per structure. Clues are the number of external phone
connections\electric meters\vehicles\air conditioning units and/or mail boxes.
(g1) Density 2: equals total structures per block.
(g2) Density 3: equals total units per block.
(h) Renter Occupied/Owner Occupied/Owner-Renter Occupied. Clues are the same as above
with the addition of the owner occupied list published by the Manhattan Mercury correlated with
the phone book; Polk Directory; auto license tags; and, mail boxes.
(I) Sidewalks: The presence\absence and condition with either an alpha or numeric
classification.
2007 - 3
(j) Reinvestment and Disinvestment: Note new construction and rehab as well as areas of
significant decline that would tend to encourage disinvestment. Note if a new MFRO building
areas to be out of scale and character with surroundings.
STEP 3
Prepare a survey map of each block in your neighborhood. Each block is numbered, and each lot
you draw in the block map will also be numbered. If there is an alley in the block, include this in
your map.
STEP 4
Prepare a location map of the neighborhood within the city of Manhattan.
STEP 5
Prepare a coding form (spreadsheet) which will allow you to enter the data for each lot from
your survey.
STEP 6
Collect the data by observing each unit on each lot. DO NOT TRESPASS ON PRIVATE PROPERTY.
Take selected photo slides of examples for class presentation.
STEP 7
Organize the data into three sets: Total each block; comparison of blocks; total for survey.
Prepare "graphic" statistics for the data set (selected) using pie, line or bar graphs; prepare a
table of data for each graphic. Perform cross correlations on selected data sets: ie., how many
units rated substandard also have environmental ratings in the "poor" category; how many two
family dwellings are substandard; also which variables are the best predictors of the lowest
quality housing.
STEP 8
Organize and produce the document. Merge graphics into your word processed text. Design the
cover using the most significant architectural asset or landmark in the neighborhood or other
appropriate logo.
NOTE:
If we get another snow this Winter, please do a drive-by of properties 3 days after the event a
note which properties did not shovel their walks.
keller/01/26/07
rev: //2006//2005
2007 - 4
Project is due Weds. April 18th as a class presentation with two copies of the report. We may
take the presentation to the Manhattan Community Development Department the following
week.
Appendix – Housing Styles
Federal or Southern Colonial
Cape Cod – Typical Cottage
2007 - 5
Empire Style Arch
Queen Anne
Foursquare or Box
2007 - 6
Ranch
Split Level
The Bungalow Also Old Style – 1
2007 - 7
Bungalow with Dormer
Vernacular Farm House
2007 - 8