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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.cfm7/30/2019 Housing Planning, O'Fallon 2012
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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
Mo. Affordable Housing
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
Mo. Affordable Housing
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 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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Duplex, Triplex, FourplexO Presentation: Multiple
dwelling that appear asone building
O Front: Oriented to street
O Front and rear yards:Usable
O Access: From porch orstoop facing street
O Parking: Primarily in rearyard or on-street in frontof home
O Frontage: Porch, StoopDetached garages maybe in rear
O Exposure: All sidesexposed to outdoors
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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
Envisioning: Streets
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Before: Lee and Hull (Lee between Warne & Hull)
Envisioning: Streets
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After: Lee and Hull (Lee between Warne & Hull)
Envisioning: Streets
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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.