7/30/2019 Housing Nov10 OFallon 3MP
1/55
7/30/2019 Housing Nov10 OFallon 3MP
2/55
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
7/30/2019 Housing Nov10 OFallon 3MP
3/55
Introduction & Gifts
Everyone has gifts to others that are making OFallon
better right now.
7/30/2019 Housing Nov10 OFallon 3MP
4/55
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.
7/30/2019 Housing Nov10 OFallon 3MP
5/55
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
7/30/2019 Housing Nov10 OFallon 3MP
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
7/30/2019 Housing Nov10 OFallon 3MP
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
7/30/2019 Housing Nov10 OFallon 3MP
8/55
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.
7/30/2019 Housing Nov10 OFallon 3MP
9/55
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
7/30/2019 Housing Nov10 OFallon 3MP
10/55
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.cfm7/30/2019 Housing Nov10 OFallon 3MP
11/55
Housing Trends: Housing Sales
Housing salespeaked in 2006and have beendeclining since.
0
10
20
30
40
50
60
70
80
HomesSold(#)
Year
Residential Sales
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 Nov10 OFallon 3MP
12/55
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
Data derived from: City of St. Louis Planning and Urban Design Agency. http://stlcin.missouri.org/citydata/newdesign/statistics.cfm. Accessed: 11/10/2012
After a steepdecline, average
home sale pricesare on the rise.
Avg. Sales Price:
2011 - $16,166.67
2012 - $26,625.00
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 Nov10 OFallon 3MP
13/55
7/30/2019 Housing Nov10 OFallon 3MP
14/55
Vacant Land
17% of theparcels inOFallon
are vacant.
7/30/2019 Housing Nov10 OFallon 3MP
15/55
Youth Education
Only 37%
of childrenattendingthe localschools livein OFallon.
7/30/2019 Housing Nov10 OFallon 3MP
16/55
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)
7/30/2019 Housing Nov10 OFallon 3MP
17/55
Crime Statistics
7/30/2019 Housing Nov10 OFallon 3MP
18/55
Crime: Personal vs. Property
There ismuch less
personalcrimecomparedto propertycrime inthe area.
OFallon Park
Fairground Park
7/30/2019 Housing Nov10 OFallon 3MP
19/55
Citizen Service Bureau Calls
7/30/2019 Housing Nov10 OFallon 3MP
20/55
Problem Properties
Map developed by: RHCDA, 9/9/2011
Low density of
problemproperties in
more stable areasof the OFallon
neighborhood.
7/30/2019 Housing Nov10 OFallon 3MP
21/55
Why the Harrison School Area?
7/30/2019 Housing Nov10 OFallon 3MP
22/55
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?
7/30/2019 Housing Nov10 OFallon 3MP
23/55
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
7/30/2019 Housing Nov10 OFallon 3MP
24/55
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
7/30/2019 Housing Nov10 OFallon 3MP
25/55
Harrison Area: Project Phases
Several distinct
phases have beenidentified basedon the locationsof vacant and LRA
properties.
7/30/2019 Housing Nov10 OFallon 3MP
26/55
Example: North Sarah Development
7/30/2019 Housing Nov10 OFallon 3MP
27/55
Example: North Sarah Development
7/30/2019 Housing Nov10 OFallon 3MP
28/55
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
7/30/2019 Housing Nov10 OFallon 3MP
29/55
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
7/30/2019 Housing Nov10 OFallon 3MP
30/55
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)
7/30/2019 Housing Nov10 OFallon 3MP
31/55
Additional OptionsO Lease-to-own
O Single Room Occupancy (SROs)
O Community buildingsO Gardens
O Recreational areas
7/30/2019 Housing Nov10 OFallon 3MP
32/55
Building FormsO Rehabbed and/or new constructed
buildings shall be consistent with existingsignificant or contributing buildings on theblock, built in the 1940s and earlier.
7/30/2019 Housing Nov10 OFallon 3MP
33/55
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
7/30/2019 Housing Nov10 OFallon 3MP
34/55
Detached Single-Family
Dwelling 2-3 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
7/30/2019 Housing Nov10 OFallon 3MP
35/55
TownhouseGroup of attached dwelling units divided from each other by
common walls, each having a separate entrance leadingdirectly to outdoors at ground level
O Access: Directly fromporch facing street
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
7/30/2019 Housing Nov10 OFallon 3MP
36/55
Duplex, Triplex, Fourplex,
MansionsMultiple dwelling forms that are architecturally presented as
large single-family homes.
O
Access: Directly fromporch or stoop facingstreet
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
7/30/2019 Housing Nov10 OFallon 3MP
37/55
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
7/30/2019 Housing Nov10 OFallon 3MP
38/55
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
7/30/2019 Housing Nov10 OFallon 3MP
39/55
Building Form Models
7/30/2019 Housing Nov10 OFallon 3MP
40/55
Apartments: Model Building
7/30/2019 Housing Nov10 OFallon 3MP
41/55
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
7/30/2019 Housing Nov10 OFallon 3MP
42/55
Site Standards: OFallon Site
Dimensions
7/30/2019 Housing Nov10 OFallon 3MP
43/55
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
7/30/2019 Housing Nov10 OFallon 3MP
44/55
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.
7/30/2019 Housing Nov10 OFallon 3MP
45/55
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
7/30/2019 Housing Nov10 OFallon 3MP
46/55
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).
7/30/2019 Housing Nov10 OFallon 3MP
47/55
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
7/30/2019 Housing Nov10 OFallon 3MP
48/55
The porches of newly constructed buildings shall beconsistent architecturally with existing significant or
contributing buildings built in the 1940s and before on theblock.
Porch partiallycovered (extraseating)
Porches
Various acceptable examples of types of porches are shown
Porch with secondfloor balcony
Full Porch
SinglePorch
7/30/2019 Housing Nov10 OFallon 3MP
49/55
WindowsThe windows of newly constructed buildings shall beconsistent architecturally with existing significant or
contributing buildings built in the 1940s and before on theblock.
7/30/2019 Housing Nov10 OFallon 3MP
50/55
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.
7/30/2019 Housing Nov10 OFallon 3MP
51/55
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.
7/30/2019 Housing Nov10 OFallon 3MP
52/55
ParapetsThe parapets of newly constructed buildings shall beconsistent architecturally with existing significant or
contributing buildings built in the 1940s and before on theblock.
O Every building
with a flat roofshall have aparapet.
O All parapets
shall beapproximately 2ft to 6 ft inheight.
7/30/2019 Housing Nov10 OFallon 3MP
53/55
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.
7/30/2019 Housing Nov10 OFallon 3MP
54/55
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/340987/30/2019 Housing Nov10 OFallon 3MP
55/55
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.