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Housing Dec 13 OFallon Combined

Housing Dec 13 OFallon Combined

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Published by: Michael Powers on Jan 02, 2013
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10 & May 8 Community Presentations
Leslie Duling Binqi Luo Doneisha Snider Alfredo Zertuche Instructors: Louis Colombo and Justin Scherma

Introduction & Gifts

Everyone has gifts to others that are making O’Fallon a better place right now.

How does this benefit O’Fallon?  This is your plan
 It requires your effort

to implement  Neighborhood residents are at the center of the effort  External partners are necessary

O Introductions
O Presentation Goals O Housing Strategic Plan O O’Fallon Background

O Housing Focus Area: Harrison School
O Development Standards and Guidelines
O Building Forms, Frontages, Site Standards, Design


O Housing Program
O Vacant/LRA Property Details O Recommended Programs O Model Buildings, Envisioning Blocks

Housing Plan Goals
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

Background Conditions
O O’Fallon Population – 5,450 O 30% of families live at or below the poverty

level O 37% of adults have some college education or more

Household Income

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

Housing Demographics
O 50% homeownership; 50% renters O Homeowner demographics O 50% lived in their homes for >30 years O 35% are over the age of 65 O Renter demographics O 65% lived in their apartments for <5 years O 40% are younger than 35 O About 50% of renters (mostly age 20 – 35) want to

own a house in the neighborhood

Youth Education
Only 37% of children attending the local schools live in O’Fallon.

O’Fallon Education Statistics
O 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 the

standard 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)

Trends: Vacant Buildings
Vacant Buildings in O'Fallon

The number of vacant buildings has increased over time.


Vacant Buildings (#)


Residential 100 Commercial


0 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 Year
Data derived from: City of St. Louis Planning and Urban Design Agency. http://stlcin.missouri.org/citydata/newdesign/statistics.cfm. Accessed: 11/10/2012

Vacant Land & Neighborhood Anchors

17% of the parcels in O’Fallon are vacant.

Crime Statistics / Neighborhood Anchors

Crime: Personal vs. Property / Neighborhood Anchors
There is much less personal crime compared to property crime in the area.
Fairground Park O’Fallon Park

Problem Properties / Neighborhood Anchors
Low density of “problem properties” in more stable areas of the O’Fallon neighborhood.

Map developed by: RHCDA, 9/9/2011

Citizen Service Bureau Calls / Neighborhood Anchors

Why the Harrison School Area? Start by Building Off Strengths

Housing in the O’Fallon Strategic Plan
Neighborhood Housing Vision
The majority of houses in O’Fallon 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

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.

Strategy #1 Convert a set % of rental properties to owner-occupied housing

Strategy #2 Build owneroccupied units on vacant parcels.

Strategy #1 Develop and maintain safe and affordable rental properties.

Strategy #2 Rental property provided by owner/developer for whom the wellbeing and engagement of residents is a primary focus.

Strategy #1 Coordinated effort, including the Alderman, among the code inspection work that is being carried out by different city agencies and community organizations.

Strategy #2 Identify and secure funding for home maintenance/ home repairs and to correct the problems found through inspection or other methods.

Subsidy Programs by Type of Project
Owner - Occupied New • LRA property Structures on • Mo. Affordable Housing vacant land Assistance Program • Lease-Purchase under Fed Low Income Housing Tax Credits 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 Rental • Fed. Low Income Housing Tax Credits • Mo. Affordable Housing Assistance Program • Fed. New Market Tax Credits • LRA property • Fed. Historic Preservation Tax Credits • Fed. Low Income Housing Tax Credits • Mo. Affordable Housing Assistance Program • Fed. New Market Tax Credits • LRA structures & land

Description of Subsidy Sources
 Federal historic preservation

tax credit

O Rental only O Credits of 20% of eligible

expenditures O Can be syndicated (sold) – 90 – 95c per $1

 Mo historic preservation tax

O Rental or fee simple (owned

housing) O Credits of 25% of eligible expenditures O Syndication – 80c per $1

Description of Subsidy Sources
 Federal low income housing

tax credits (LIHTC)
O Rental only / limited leaseO


purchase Requires minimum of 40% of units at 60% AMI or 20% of units at 50% AMI 9% or 4% of total eligible costs per year for 10 years Times % of units affordable Can be syndicated at 70c per $1

 Mo affordable housing assistance program (AHAP)
o Contribution of cash, equity, services, etc. to non-profit o Tax credits of up to 55% of cost – one time o Limited cap on these tax credits per year o No syndication

Development Guidelines and Standards That Community Can Use
O Building “Forms” / Uses

allowed - Standards O Design Guidelines, e.g. roofs, porches, access to street, etc. O Advisory development review committee O “Model” building images O “Visioning” the block with new / rehabilitated housing

Example: North Sarah Development

Building Form Standards
O Rehabbed and/or new constructed buildings shall be

consistent with existing significant or contributing buildings on the block, built in the 1940s and earlier. O New buildings must follow adopted building forms, frontage types, and site standards

Detached Single-Family Dwelling – One Story
O Front: Oriented to O O O



street Front and rear yards: Usable Access: From porch or stoop facing street Parking: Primarily in rear yard or on-street in front of home Frontage: Porch, Stoop Detached garages may be in rear Exposure: All sides exposed to outdoors

Detached Single-Family Dwelling – 2-3 Story
O Front: Oriented to O




street Front and rear yards: Usable Access: From porch or stoop facing street Parking: Primarily in rear yard or on-street in front of home Frontage: Porch, Stoop Detached garages may be in rear Exposure: All sides exposed to outdoors

Duplex, Triplex, Fourplex
O Presentation: Multiple O O O O



dwelling that appear as one building Front: Oriented to street Front and rear yards: Usable Access: From porch or stoop facing street Parking: Primarily in rear yard or on-street in front of home Frontage: Porch, Stoop Detached garages may be in rear Exposure: All sides exposed to outdoors

O Groups of attached dwelling O O



units divided by a common wall Separate entrances on ground level lead directly to outdoors Access to home directly from porch / stoop facing street Parking in reach lot with key access, in detached garages, or on-street in front of home At least two sides exposed to outdoors

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

Live – Work Building
O Work/Live, Work/Work, or O O


Live/Live Residential attached to reach of shop or above ground floor Commercial access flush with sidewalk facing street Parking primarily in rear yard or on-street in front of home All sides exposed to outdoors

Design Standards: Frontage Types
O Porch (Different Setbacks

depending on block facings & significant/contributing buildings) O Stoop (varies) O Shop Front (see Warne Wedge plan)
Source for images: Sargent Town Planning (http://www.sargenttownplanning.com/projects/hansentrust-specific-plan)

Porch: Far Setback


Porch: Near Setback

Site Standard

“Build-to line” should be consistent with the specific block and should reflect the significant and contributing buildings (built before the 1940s) on the facing block where the buildings is to be located. Residential – Varies by type and location (Setbacks were not consistent in the focus area, on certain blocks, or throughout the neighborhood). Live/Work – Walls flush with the sidewalk

Design Guidelines
O Because of the variety in the appearance of existing

architecturally significant and contributing buildings in the O’Fallon neighborhood, the following design features are recommended (“guidelines”) rather than required. O These guidelines are intended to be consistent with the high 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 the building:

Architectural Details and Ornaments Parapets Roofs Windows Doors/Entrances Porches Façade Color Massing

Architectural Details / Ornaments
O Architectural

details can include:
O Column capitals O Glazed brick O Medallions O Stone or O O O O

equivalent trim Decorative brick work Stucco features Wooden brackets And so on.

Design Guidelines: Doors and Entryways
O Examples of various acceptable types of

doors/entrances are shown

Design Guidelines: Porches
Stoops are shown

O Examples of various acceptable types of Porches /

Full Porch

Single Porch

Porch with second floor balcony

Porch partially covered (extra seating)

Design Guidelines: Windows
O Rhythm of window O



spacing maintained Shall not extend more than one floor & reflect interior space Taller than wide Not cover more than 40% of the façade Clustered windows within a dormer is an option Windows and window trim shall be reflect reference buildings

Design Guidelines: Parapets
O Every building

with a flat roof shall have a parapet O All parapets shall be approximately 2 ft to 6 ft in height

Design Guidelines: Roofs
O Pitched roofs are acceptable for

every 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

Design Guidelines: Massing
As a general rule, the massing of constructed buildings shall be a minimum of 2 stories and a maximum of 3 stories on the primary street facing façade. Exceptions can be made for 1 story buildings, where there is a pattern of 1 story buildings on the block. Building forms can be as simple as a box to something more complex (examples below).

Design Guidelines: Façade Color
The principal color of the façades of new buildings shall be dark red consistent with bricks used in neighborhood significant or contributing residential buildings built in the 1940s and prior.

Neighborhood Housing Program: What Can Be Achieved
O Build community Social Capital. Community


participates in housing planning and development Create high quality “places” Reuse all vacant and LRA lots. Rehab vacant structures Balance of rental and owner-occupied units. Rent controlled affordable housing can control gentrification Priority of good quality, affordable housing for families with children. Create waiting list “Housing First” approach with wraparound social services Rental property owners with commitment to residents, good management, and maintenance

Housing Rebuilding Program
O New structures and

rehabbed 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

Building in Project Phases
Several distinct phases have been identified based on the locations of vacant and LRA properties.

Envisioning: Model Buildings
One-Story Single Family Detached

Envisioning: Model Buildings
Two + Stories Single Family Detached

Envisioning: Model Buildings
Duplex (Triplex, Fourplex)

Envisioning: Model Buildings

Envisioning: Model Buildings

Envisioning: Streets
Before: Lee and Fair

Envisioning: Streets
After: Lee and Fair

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

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

Creating Place

Program: Wrap-Around Service Center

Program Community Garden

Community Support Program
O Northwest corner of Fair and

Lee – central hub for the focus area
O Near the location for the

apartment style buildings O Rehab live/work building on northeast corner O Apartment building on southeast corner O Vacant lot on southwest corner to be redeveloped

Community Support Program
O Wrap-around services O Referrals for community residents to service providers

Market Gardening Program
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
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.

Additional Program Options
O Lease-to-own O Land trusts

O Co-op housing
O Community buildings O Scattered site gardens

O Scattered tot lots / vest pocket parks

What’s Next?
 Students plans turned

in – Dec 15th.
 Spring 2013. Revision

and Review. Delivery to O’Fallon neighborhood.

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