Housing Planning, O'Fallon 2012

7/30/2019 Housing Planning, O'Fallon 2012

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Nov. 10 & May 8 CommunityPresentations

Leslie Duling

Binqi Luo

Doneisha SniderAlfredo Zertuche

Instructors: Louis Colombo and Justin Scherma


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Introduction & Gifts

Everyone has gifts to others that are making OFallon

a better place right now.


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How does this benefit

OFallon? This is your planIt requires your effort

to implement

Neighborhoodresidents are at thecenter of the effort

External partners arenecessary


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OutlineO Introductions

O Presentation Goals

O Housing Strategic Plan

O OFallon Background

O Housing Focus Area: Harrison SchoolO Development Standards and Guidelines

O Building Forms, Frontages, Site Standards, DesignGuidelines

O Housing Program

O Vacant/LRA Property Details

O Recommended Programs

O Model Buildings, Envisioning Blocks


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O To focus on physical redevelopment of the

area while providing social support for

community residents

O To build social capital through programming

specific to the community

Housing Plan Goals


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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

or more


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Household Income

Data derived from United States Census Bureau 2010. Map developed by Julie Lokota, WUSTL 2013


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Youth Education

Only 37%

of childrenattending

the local

schools live

in 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 Missouri

O 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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Trends: Vacant Buildings

The number

of vacant

buildings has

increased

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

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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Vacant Land &

Neighborhood Anchors

17% of the

parcels in

OFallon

are vacant.


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Crime: Personal vs. Property /Neighborhood Anchors

There is

much less

personalcrime

compared

to property

crime in

the area.

OFallon Park

Fairground Park


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Problem Properties /

Neighborhood Anchors

Map developed by: RHCDA, 9/9/2011

Low density of

problemproperties in

more stable areas

of the OFallon

neighborhood.


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Citizen Service Bureau Calls /Neighborhood Anchors


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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.

Housing in the OFallon Strategic Plan


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Subsidy Programs by

Type of Project

New

Structures on

vacant land

LRA property

Mo. Affordable Housing

Assistance Program

Lease-Purchase under FedLow Income Housing Tax

Credits

Fed. Low Income Housing Tax

Credits


Assistance Program Fed. New Market Tax Credits

LRA property

Rehab

Existing

Structure

LRA structures & land

Mo. Historic Preservation Tax

Credits Mo. Affordable Housing

Assistance Program

Lease-Purchase under Fed.

Low Income Housing Tax

Credits

Fed. Historic Preservation Tax

Credits

Fed. Low Income Housing TaxCredits


Assistance Program

Fed. New Market Tax Credits

LRA structures & land


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Description of Subsidy

Sources Federal historic preservationtax creditO Rental only

O Credits of 20% of eligible

expendituresO Can be syndicated (sold) 90

95c per $1

Mo historic preservation tax

credits

O Rental or fee simple (ownedhousing)

O Credits of 25% of eligible

expenditures

O Syndication 80c per $1


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Description of Subsidy

Sources Federal low income housing

tax credits (LIHTC)

O Rental only / limited lease-purchase

O Requires minimum of 40% ofunits at 60% AMI or 20% of unitsat 50% AMI

O 9% or 4% of total eligible costsper year for 10 years

O Times % of units affordable

O Can be syndicated at

70c per $1

Mo affordable housing

assistance program

(AHAP)o

Contribution of cash,equity, services, etc. tonon-profit

o Tax credits of up to55% of cost one time

o Limited cap on these

tax credits per yearo No syndication


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Development Guidelines and

Standards That Community Can UseO Building Forms / Uses

allowed - Standards

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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Example: North Sarah

Development


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O Rehabbed and/or new constructed buildings shall be

consistent with existing significant or contributingbuildings on the block, built in the 1940s and earlier.

O New buildings must follow adopted building forms,

frontage types, and site standards

Building Form Standards


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Detached Single-Family

Dwelling One StoryO Front: Oriented to

street

O Front and rear yards:Usable

O Access: From porch orstoop facing street

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

O Frontage: Porch, StoopDetached garagesmay be in rear

O Exposure: All sidesexposed to outdoors


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Detached Single-Family

Dwelling 2-3 StoryO Front: Oriented tostreet



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

O Frontage: Porch, StoopDetached garagesmay be in rear



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Duplex, Triplex, FourplexO Presentation: Multiple

dwelling that appear asone building

O Front: Oriented to street



O Parking: Primarily in rearyard or on-street in frontof home

O Frontage: Porch, StoopDetached garages maybe in rear



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O Groups of attached dwelling

units divided by a common wall

O Separate entrances on ground

level lead directly to outdoors

O Access to home directly from

porch / stoop facing street

O Parking in reach lot with key

access, in detached garages, or

on-street in front of home

O At least two sides exposed to

outdoors

Townhouse


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O Stacked flats or

townhomes

O Access directly from

porch or stoop facing

street

O Parking primarily in

rear yard with key

access or on-street in

front of home

O All sides of building

exposed to outdoors

Apartment


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O (Different Setbacksdepending on block facings& significant/contributingbuildings)

O (varies)

O (see Warne

Wedge plan)Source for images: Sargent Town Planning(http://www.sargenttownplanning.com/projects/hansen-trust-specific-plan)

Design Standards: Frontage Types


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Site Standard

Build-to line should be consistent with the specific block and should reflectthe significant and contributing buildings (built before the 1940s) on thefacing block where the buildings is to be located.

Residential Varies by type and location (Setbacks were not consistentin the focus area, on certain blocks, or throughout the neighborhood).Live/Work Walls flush with the sidewalk


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O

Because of the variety in the appearance of existingarchitecturally significant and contributing buildings inthe OFallon neighborhood, the following design featuresare recommended (guidelines) rather than required.

O These guidelines are intended to be consistent with thehigh quality of neighborhood residential buildings

constructed in the 1940s and before.O However every newly constructed building shall use a

minimum of four of the following elements of thebuilding:O Architectural Details and OrnamentsO ParapetsO RoofsO WindowsO Doors/EntrancesO PorchesO Faade ColorO Massing

Design Guidelines


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O Architecturaldetails caninclude:

O Column capitals

O Glazed brick

O Medallions

O Stone orequivalent trim

O Decorative brickwork

O Stucco featuresO Wooden

brackets

O And so on.

Architectural Details / Ornaments


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O Examples of various acceptable types ofdoors/entrances are shown

Design Guidelines:

Doors and Entryways


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Porch partiallycovered (extraseating)

Design Guidelines:

Porches

Porch with secondfloor balcony

Full Porch

Single Porch

O Examples of various acceptable types of Porches /Stoops are shown


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O Rhythm of windowspacing maintained

O Shall not extend morethan one floor & reflectinterior space

O Taller than wide

O Not cover more than40% of the faade

O Clustered windows

within a dormer is anoption

O Windows and windowtrim shall be reflectreference buildings

Design Guidelines: Windows


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Design Guidelines:

Parapets O Every buildingwith a flat roofshall have aparapet

O All parapetsshall beapproximately2 ft to 6 ft inheight


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Design Guidelines:

Roofs O Pitched roofs are acceptable forevery unit type except the one

story single family detached

O Roofs and roof trim shall be

consistent in terms of materials

and colors with the existing the

buildings on the block.

O Traditional roof styles in the

neighbohood include: hip, gable,pitched, flat, mansard, and

gambrel


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Design Guidelines: Massing


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Design Guidelines: Faade Color


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Neighborhood Housing Program:

What Can Be AchievedO Build community Social Capital. Communityparticipates in housing planning and development

O Create high quality places

O Reuse all vacant and LRA lots. Rehab vacantstructures

O Balance of rental and owner-occupied units. Rentcontrolled affordable housing can controlgentrification

O Priority of good quality, affordable housing forfamilies with children. Create waiting list

O Housing First approach with wraparound socialservices

O Rental property owners with commitment toresidents, good management, and maintenance


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O New structures andrehabbed buildings

O Dwelling units made

available about 195 units

O Additional dwelling units:

O One Bedrooms: 26 (13%)

O Two Bedrooms: 95 (49%)

O Three Bedrooms: 44 (23%)

O Four + Bedrooms: 30 (15%)

O Approximately 50% owner

occupied and 50% rental

Housing Rebuilding Program


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Building in Project Phases

Several distinct

phases have been

identified basedon the locations

of vacant and LRA

properties.


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One-Story Single Family Detached


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Two + Stories Single Family Detached


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Duplex (Triplex, Fourplex)


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Townhouse


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Apartment


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Before: Lee and Fair

Envisioning: Streets


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After: Lee and Fair



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Before: Lee and Hull (Lee between Warne & Hull)



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After: Lee and Hull (Lee between Warne & Hull)



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Program

Community

Garden

Program:

Wrap-AroundService Center

Creating Place


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O Northwest corner of Fair and

Lee central hub for the

focus area

O Near the location for the

apartment style buildingsO Rehab live/work building on

northeast corner

O Apartment building on

southeast cornerO Vacant lot on southwest

corner to be redeveloped

Community Support Program


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O Wrap-around services

O Referrals for community residents to service providers

Community Support Program


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O Large tract of vacant

land in the interior of

the block bordered by

Fair, Kossuth, Harris,

and Lee.O Alleyways must be

updated in a way that

promotes

walking/safety.

Market Gardening Program


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O Community Gardens build social capital in

the neighborhood while increasing access to

fresh fruits and vegetables.

O Residents can sign up to start and maintain

a garden plot in this area. Products may

eventually be sold.

O Classes should be held to educate

community on best gardening practices.

Market Gardening Program


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Additional Program Options

O Lease-to-own

O Land trusts

O Co-op housingO Community buildings

O Scattered site gardens

O Scattered tot lots / vest pocket parks


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Whats Next?

Students plans turnedin Dec 15th.

Spring 2013. Revision

and Review. Deliveryto OFallon

neighborhood.

Housing Planning, O'Fallon 2012

Documents

Transcript of Housing Planning, O'Fallon 2012