Housing Nov10 OFallon 3MP

7/30/2019 Housing Nov10 OFallon 3MP

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OutlineO Introductions

O Presentation Goals

O Housing Outcomes and Strategies

O OFallon Background

O Housing Focus Area: Harrison School

O Vacant/LRA property details

O Approach to Housing planO Development Guidelines

O Building Forms, Design Guidelines

O Model Buildings, Block depictions


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Introduction & Gifts

Everyone has gifts to others that are making OFallon

better right now.


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GoalsO Gather input from community

residents regarding the progress

being made on the housing plan.O Understand what housing elements

community residents would like topreserve within the neighborhood.


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Background ConditionsO OFallon Population 5,450

O 30% of families live at or below the poverty level

O 37% of adults have some college education ormore


6/55

Housing demographicsO 50% homeownership; 50% renters

O Homeowner demographics

O 50% lived in their homes for >30 yearsO 35% are over the age of 65

O Renter demographicsO 65% lived in their apartments for


7/55

Neighborhood Housing VisionO Housing contributes to a persons quality of

life

O Builds community Social CapitalO Housing interviews conducted with

homeowners primarily

O Vision focuses on homeownership, better

managed rentals, and maintenance ofproperties


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Strategy #2

Rental property

provided by

owner/developer

for whom the well-being and

engagement of

residents is a

primary focus.

Strategy #1

Develop and

maintain safe

and affordable

rentalproperties.

Neighborhood Housing Vision

The majority of houses in OFallon neighborhood are owner-occupied or

occupied by stable residents, that the occupants care well for their homes and

properties, and that the residents are diverse in terms of income

Strategy #1

Coordinated

effort, including

the Alderman,

among the codeinspection work

that is being

carried out by

different city

agencies and

community

organizations.

Strategy #2

Identify and secure

funding for home

maintenance/

home repairs andto correct the

problems found

through inspection

or other methods.

Strategy #1

Convert a set % ofrental properties

to owner-occupied

housing

Strategy #2

Buildowner-

occupied units

on vacant

parcels.

Outcome #1

Owner-occupied housing

increased to a certain

percent.

Outcome #2

Affordable, good quality,

well-managed rentals

with stable residents.

Outcome #3

Residential properties

are well-maintained and

conform to code.


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Subsidy Programs by Type of ProjectOwner - Occupied Rental

NewStructures

on vacantland

LRA property Mo. Affordable Housing

Assistance Program Lease-Purchase under FedLow Income Housing TaxCredits

Fed. Low Income Housing TaxCredits

Mo. Affordable HousingAssistance Program Fed. New Market Tax Credits LRA property

RehabExisting

Structure

LRA structures & land Mo. Historic Preservation

Tax Credits Mo. Affordable HousingAssistance Program

Lease-Purchase under Fed.Low Income Housing TaxCredits

Fed. Historic Preservation TaxCredits

Fed. Low Income Housing TaxCredits

Mo. Affordable HousingAssistance Program

Fed. New Market Tax Credits LRA structures & land


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Housing Trends: Vacant Buildings

The number

of vacantbuildings hasincreased

over time.0

50

100

150

200

250

1990

1991

1992

1993

1994

1995

1996

1997

1998

1999

2000

2001

2002

2003

2004

2005

2006

2007

2008

2009

2010

2011

VacantBuildings(#)

Year

Vacant Buildings in O'Fallon

Residential

Commercial

Data derived from: City of St. Louis Planning and Urban Design Agency. http://stlcin.missouri.org/citydata/newdesign/statistics.cfm. Accessed: 11/10/2012
http://stlcin.missouri.org/citydata/newdesign/statistics.cfmhttp://stlcin.missouri.org/citydata/newdesign/statistics.cfmhttp://stlcin.missouri.org/citydata/newdesign/statistics.cfm


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Housing Trends: Housing Sales

Housing salespeaked in 2006and have beendeclining since.

0

10

20

30

40

50

60

70

80

HomesSold(#)

Year

Residential Sales



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Housing Trends: Sales Prices

$0.00

$10,000.00

$20,000.00

$30,000.00

$40,000.00

$50,000.00

$60,000.00

$70,000.00

$80,000.00

1977

1979

1981

1983

1985

1987

1989

1991

1993

1995

1997

1999

2001

2003

2005

2007

2009

2011

R

esidentialAverageSalesP

rice($)

Year

Residential Average Sales Price


After a steepdecline, average

home sale pricesare on the rise.

Avg. Sales Price:

2011 - $16,166.67

2012 - $26,625.00


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Vacant Land

17% of theparcels inOFallon

are vacant.


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Youth Education

Only 37%

of childrenattendingthe localschools livein OFallon.


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OFallon Education StatisticsO 40% of families had children under age 18

O Mostly single family households

O High percentage at poverty level

O Approximately 1,400 youth in area

O MAP tests: 67% scoring proficient is thestandard for MissouriO Ashland: 12.6% (English); 11.5% (Math)

O Yeatman: 10.6% (English); 10.1% (Math)

O Mobility rate: 65% Ashland; 50% Yeatman(Result of housing instability)


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Crime Statistics


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Crime: Personal vs. Property

There ismuch less

personalcrimecomparedto propertycrime inthe area.

OFallon Park

Fairground Park


19/55

Citizen Service Bureau Calls


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Problem Properties

Map developed by: RHCDA, 9/9/2011

Low density of

problemproperties in

more stable areasof the OFallon

neighborhood.


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Why the Harrison School Area?


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How are we approaching the

housing plan for Harrison Area?O What tools are available for OFallon to use to

encourage and control housing development andredevelopment?

O Building types, Design Guidelines, Building SiteStandards, Funding Sources, Etc.

O How can housing be used to achieve desiredcommunity outcomes?

O What are the students suggestions regarding thenew housing standards?

O What might a housing rehabilitation and developmentprogram look like?


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Development guidelines that

community can use.O Building Types / Uses

allowed

O Design Guidelines, e.g.

roofs, porches, accessto street, etc.

OAdvisory developmentreview committee

OModel building imagesOVisioning the block

with new / rehabilitatedhousing


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Available Land/BuildingsO Vacant land: 152 properties

O 87 LRA-owned

O 65 non-LRA (need to be purchased)O Ideal for new housing (rental and owned)

O Existing structures: 23

O Size/# of units depend on existing buildings

O Ideal for rehabilitation


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Harrison Area: Project Phases

Several distinct

phases have beenidentified basedon the locationsof vacant and LRA

properties.


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Example: North Sarah Development


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Example: North Sarah Development


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Recommendations for

ProgrammingO Priority of good quality, affordable

housing for families with childrenO Housing First approach with

wraparound social servicesO Rental property owners with

commitment to residentsO Reuse of vacant and LRA lots

O Balance of rental and owner-occupiedunits


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Rehabilitate Existing HousingO 23 existing structures that can be

rehabilitated for owner-occupied housing

O 17 suitable for single family home orduplex, depending on current building

O 6 suitable for 3+ units, depending onexisting building size/type


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Vacant PropertiesO Currently 13.22 acresO Based on 13 units/acre, potential for

172 new units (50% rental, 50%owner-occupied)O Potential for:

O 57 single-familyO 24 duplex or triplexO 18 townhouse or apartments (4 units or

more per building)


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Additional OptionsO Lease-to-own

O Single Room Occupancy (SROs)

O Community buildingsO Gardens

O Recreational areas


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Building FormsO Rehabbed and/or new constructed

buildings shall be consistent with existingsignificant or contributing buildings on theblock, built in the 1940s and earlier.


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Detached Single-Family

Dwelling One StorySingle Family detached dwelling units with usable front and

rear yards and oriented to the street

O Access: Directly fromporch facing street

O Parking: Primarily inrear yard or on-streetin front of home

O

Frontage: Porch;Detached garagesmay be in rear

O Exposure: All sidesexposed to outdoors


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Detached Single-Family

Dwelling 2-3 StorySingle Family detached dwelling units with usable front and

rear yards and oriented to the street



O

Frontage: Porch;Detached garagesmay be in rear



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TownhouseGroup of attached dwelling units divided from each other by

common walls, each having a separate entrance leadingdirectly to outdoors at ground level


O Parking: Primarily inrear lot with keyaccess, in a detachedgarage, or on-street infront of home

O Frontage: Porch

O Exposure: At least twosides must beexposed to outdoors


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Duplex, Triplex, Fourplex,

MansionsMultiple dwelling forms that are architecturally presented as

large single-family homes.

O

Access: Directly fromporch or stoop facingstreet


O Frontage: Porch;Detached garagesmay be in rear



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Apartments

Apartments can take on a number of forms including stacked flatsand townhouses.

O Access: Directly

from porch facingstreet

O Parking: Primarily inrear yard with key

access or on-streetin front of home

O Frontage: Porch

O Exposure: All sides

exposed to


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Live/Work BuildingMixed-use historic buildings that can be used for work/live,

work/work, or live/live purposes. Dwellings can be attached torear of shop or above ground floor.

O Access: Directly from stoopfacing street or on side ofbuilding (flush with sidewalk)

O Parking: Primarily in rearyard or on-street in front ofhome

O Frontage: Stoop

O Exposure: All sides exposedto outdoors


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Building Form Models


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Apartments: Model Building


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O Porch (DifferentSetbacks depending onblock facings &significant/contributing

buildings)O Stoop (varies)

O Shop Front (not shown)Source for images: Sargent Town Planning(http://www.sargenttownplanning.com/projects/hansen-trust-specific-plan)

Frontage Types

Stoop

Porch: FarSetback

Porch:Close

Setback


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Site Standards: OFallon Site

Dimensions


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O Buildings can be a maximum three stories talldepending on building form.

O Build to line should be consistent with the

specific block and should reflect the significantand contributing buildings (built before the1940s) on the facing block where thebuildings is to be located.O Residential Varies by type and location

(Setbacks were not consistent in the focusarea, on certain blocks, or throughout theneighborhood).

O Live/Work Flush with the sidewalk

Proposed Site Standards


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Proposed Building

Design GuidelinesO Because of the variety in the appearance of existing

architecturally significant and contributing buildings inthe OFallon neighborhood, the following design

features are recommended (guidelines) rather thanrequired. These guidelines are intended to beconsistent with the high quality of neighborhoodresidential buildings constructed in the 1940s andbefore.

O The OFallon Community Development Association

should consider forming a committee to review andmake recommendations on proposed new

construction based on the following building features.


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Architectural Details/OrnamentsArchitectural details or ornaments on newly constructedbuildings shall be consistent with existing significant or

contributing buildings built in the 1940s and before on theblock.

O Every newly constructed

building shall use at leastone architecturalornament on a minimumof three of the followingelements of the building:O

ParapetsO Roofs

O Windows

O Doors / Entrances

O Porches

O Columns


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Massing ComplexityAs a general rule, the massing of newly constructed buildings

shall be a minimum of 2 stories and a maximum of 3 stories onprimary street facing faade. Exceptions can be made for 1 story

buildings, where there is a pattern of 1 story buildings on theblock. They can be as simple as a box to something more

complex (examples below).


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Doors/EntrywaysThe doors/entryways of newly constructed buildings shall be

consistent architecturally with existing significant orcontributing buildings built in the 1940s and before on the

block.

Examples of various acceptable types of doors/entrances areshown above


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The porches of newly constructed buildings shall beconsistent architecturally with existing significant or


Porch partiallycovered (extraseating)

Porches

Various acceptable examples of types of porches are shown

Porch with secondfloor balcony

Full Porch

SinglePorch


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WindowsThe windows of newly constructed buildings shall beconsistent architecturally with existing significant or



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Window StandardsO The rhythm of window spacing on existing building

facades shall be maintained in the new structures.

O Windows shall not extend more than one floor andshall reflect the interior spaces of the building.

O Windows shall be taller than they are wide.

O Windows shall not cover more than 40% of thefaade.

O Clustered windows within a dormer built into the roofline is an option

O Windows and window trim shall be consistent withexisting buildings on the block in the use of materialsand colors.


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RoofingThe roofs of newly constructed buildings shall be consistent

architecturally with existing significant or contributingbuildings built in the 1940s and before on the block.

O Pitched roofs are acceptable for

every unit type except the onestory type

O Roofs and roof trim shall beconsistent in terms of materials

and colors with the existing thebuildings on the block.


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ParapetsThe parapets of newly constructed buildings shall beconsistent architecturally with existing significant or


O Every building

with a flat roofshall have aparapet.

O All parapets

shall beapproximately 2ft to 6 ft inheight.


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Faade ColorThe principal color of the faades of new buildings shall be

dark red consistent with bricks used in neighborhoodsignificant or contributing residential buildings built in the

1940s and prior.


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Suggestions/Feedback?

Image Source: Vanderbilt Center for Integrative Health http://www.vanderbilthealth.com/integrativehealth/34098. Accessed on November, 10, 2012.
http://www.vanderbilthealth.com/integrativehealth/34098http://www.vanderbilthealth.com/integrativehealth/34098http://www.vanderbilthealth.com/integrativehealth/34098


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Whats Next? Saturday, November 17th at 12pm.

Community Charrette on Warne

Triangle Commercial Center

Saturday, December 8th at 12 pm.

Presentation of student draftrecommendations for Harrison

School Area and the Warne Triangle

Commercial Center

Students plans turned in Dec 15th.

Spring 2013. Revision and Review.

Delivery to OFallon neighborhood.

Documents

Housing Nov10 OFallon 3MP