Housing in O’Fallon

Instructors Louis Colombo & Justin Scherma Students: Leslie Duling, Binqi Luo, Doneisha Snider, Alfredo Zertuche FALL 2012

Outline
O Introductions O Presentation Goals O Housing Outcomes and Strategies O O’Fallon Background O Housing Focus Area: Harrison School
O Vacant/LRA property details O Approach to Housing plan

O Development Guidelines
O Building Forms, Design Guidelines O Model Buildings, Block depictions

Introduction & Gifts

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

Goals
O Gather input from community

residents regarding the progress being made on the housing plan. O Understand what housing elements community residents would like to preserve within the neighborhood.

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

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

Neighborhood Housing Vision
O Housing contributes to a person’s quality of

life O Builds community Social Capital O Housing interviews conducted with homeowners primarily O Vision focuses on homeownership, better managed rentals, and maintenance of properties

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 Structures on vacant land • LRA property • Mo. Affordable Housing Assistance Program • Lease-Purchase under Fed Low Income Housing Tax Credits • 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

Rehab Existing Structure

Housing Trends: Vacant Buildings
Vacant Buildings in O'Fallon
250

The number of vacant buildings has increased over time.

200

Vacant Buildings (#)

150

Residential 100 Commercial

50

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

Housing Trends: Housing Sales
Residential Sales
80 70

Housing sales peaked in 2006 and have been declining since.

60 Homes Sold (#) 50 40 30 20

10
0

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

Housing Trends: Sales Prices
Residential Average Sales Price

After a steep decline, average home sale prices are on the rise. Avg. Sales Price: 2011 - $16,166.67 2012 - $26,625.00

$80,000.00 $70,000.00 Residential Average Sales Price ($) $60,000.00

$50,000.00
$40,000.00 $30,000.00 $20,000.00 $10,000.00 $0.00 1977 1979 1981 1983 1985 1987 1989 1991 1993 1995 1997 1999 2001 2003 2005 2007 2009 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

Household Income

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

Vacant Land

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

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)

Crime Statistics

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

Citizen Service Bureau Calls

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

Map developed by: RHCDA, 9/9/2011

Why the Harrison School Area?

How are we approaching the housing plan for Harrison Area?
O What tools are available for O’Fallon to use to

encourage and control housing development and redevelopment?
O Building types, Design Guidelines, Building Site

Standards, Funding Sources, Etc.

O How can housing be used to achieve desired

community outcomes? O What are the students’ suggestions regarding the new housing standards? O What might a housing rehabilitation and development program look like?

Development guidelines that community can use.
O Building “Types” / Uses

allowed 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

Available Land/Buildings
O 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

Harrison Area: Project Phases
Several distinct phases have been identified based on the locations of vacant and LRA properties.

Example: North Sarah Development

Example: North Sarah Development

Recommendations for Programming
O Priority of good quality, affordable
O

O
O O

housing for families with children “Housing First” approach with wraparound social services Rental property owners with commitment to residents Reuse of vacant and LRA lots Balance of rental and owner-occupied units

Rehabilitate Existing Housing
O 23 existing structures that can be

rehabilitated for owner-occupied housing O 17 suitable for single family home or duplex, depending on current building O 6 suitable for 3+ units, depending on existing building size/type

Vacant Properties
O Currently 13.22 acres O Based on 13 units/acre, potential for

172 new units (50% rental, 50% owner-occupied) O Potential for:
O 57 single-family O 24 duplex or triplex O 18 townhouse or apartments (4 units or

more per building)

Additional Options
O Lease-to-own
O Single Room Occupancy (SROs) O Community buildings O Gardens O Recreational areas

Building Forms
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.

Detached Single-Family Dwelling – One Story
Single Family detached dwelling units with usable front and rear yards and oriented to the street
O Access: Directly from

porch facing street O Parking: Primarily in rear yard or on-street in front of home O Frontage: Porch; Detached garages may be in rear O Exposure: All sides exposed to outdoors

Detached Single-Family Dwelling – 2-3 Story
Single Family detached dwelling units with usable front and rear yards and oriented to the street
O Access: Directly from

porch facing street O Parking: Primarily in rear yard or on-street in front of home O Frontage: Porch; Detached garages may be in rear O Exposure: All sides exposed to outdoors

Townhouse
Group of attached dwelling units divided from each other by common walls, each having a separate entrance leading directly to outdoors at ground level
O Access: Directly from

porch facing street O Parking: Primarily in rear lot with key access, in a detached garage, or on-street in front of home O Frontage: Porch O Exposure: At least two sides must be exposed to outdoors

Duplex, Triplex, Fourplex, “Mansions”
Multiple dwelling forms that are architecturally presented as large single-family homes.
O Access: Directly from

porch or stoop facing street O Parking: Primarily in rear yard or on-street in front of home O Frontage: Porch; Detached garages may be in rear O Exposure: All sides exposed to outdoors

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

O Access: Directly

from porch facing street O Parking: Primarily in rear yard with key access or on-street in front of home O Frontage: Porch O Exposure: All sides exposed to

Live/Work Building
Mixed-use historic buildings that can be used for work/live, work/work, or live/live purposes. Dwellings can be attached to rear of shop or above ground floor.
O Access: Directly from stoop

facing street or on side of building (flush with sidewalk) O Parking: Primarily in rear yard or on-street in front of home O Frontage: Stoop O Exposure: All sides exposed to outdoors

Building Form Models

Apartments: Model Building

Frontage Types
O Porch (Different

Setbacks depending on block facings & significant/contributing buildings) O Stoop (varies) O Shop Front (not shown)
Source for images: Sargent Town Planning (http://www.sargenttownplanning.com/projects/hansentrust-specific-plan)

Porch: Far Setback

Stoop

Porch: Close Setback

Site Standards: O’Fallon Site Dimensions

Proposed Site Standards
O Buildings can be a maximum three stories tall

depending on building form. O 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.
O Residential – Varies by type and location

(Setbacks were not consistent in the focus area, on certain blocks, or throughout the neighborhood). O Live/Work – Flush with the sidewalk

Proposed Building 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. These guidelines are intended to be consistent with the high quality of neighborhood residential buildings constructed in the 1940s and before.
O The O’Fallon Community Development Association

should consider forming a committee to review and make recommendations on proposed new construction based on the following building features.

Architectural Details/Ornaments
Architectural details or ornaments on newly constructed buildings shall be consistent with existing significant or contributing buildings built in the 1940s and before on the block. O Every newly constructed
building shall use at least one architectural ornament on a minimum of three of the following elements of the building:
O Parapets

O Roofs
O Windows O Doors / Entrances O Porches O Columns

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

Doors/Entryways
The doors/entryways of newly constructed buildings shall be consistent architecturally with existing significant or contributing buildings built in the 1940s and before on the block.

Examples of various acceptable types of doors/entrances are shown above

Porches
The porches of newly constructed buildings shall be consistent architecturally with existing significant or contributing buildings built in the 1940s and before on the block.
Full Porch

Single Porch

Porch with second floor balcony

Porch partially covered (extra seating)

Various acceptable examples of types of porches are shown

Windows
The windows of newly constructed buildings shall be consistent architecturally with existing significant or contributing buildings built in the 1940s and before on the block.

Window Standards
O The rhythm of window spacing on existing building O O O O O

facades shall be maintained in the new structures. Windows shall not extend more than one floor and shall reflect the interior spaces of the building. Windows shall be taller than they are wide. Windows shall not cover more than 40% of the façade. Clustered windows within a dormer built into the roof line is an option Windows and window trim shall be consistent with existing buildings on the block in the use of materials and colors.

Roofing
The roofs of newly constructed buildings shall be consistent architecturally with existing significant or contributing buildings built in the 1940s and before on the block.
O Pitched roofs are acceptable for

every unit type except the one story type O Roofs and roof trim shall be consistent in terms of materials and colors with the existing the buildings on the block.

Parapets
The parapets of newly constructed buildings shall be consistent architecturally with existing significant or contributing buildings built in the 1940s and before on the block. O Every building with a flat roof shall have a parapet. O All parapets shall be approximately 2 ft to 6 ft in height.

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.

Suggestions/Feedback?

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

What’s Next?
 Saturday, November 17th at 12pm.

Community Charrette on Warne Triangle Commercial Center
 Saturday, December 8th at 12 pm.

Presentation of student draft recommendations for Harrison School Area and the Warne Triangle Commercial Center
 Students plans turned in – Dec 15th.  Spring 2013. Revision and Review.

Delivery to O’Fallon neighborhood.