Gravois-Jefferson Historic Neighborhoods Plan Benton Park West NE Dutchtown Gravois Park Public Working Meeting #2: Housing 11 February 2017 Image Courtesy of Dan Henrichs
Gravois-Jefferson Historic Neighborhoods Plan Community Plan: a public document which contains specific proposals for future development, public improvements, and social services in a given community. Based off engagement with local residents and community leaders, it provides social policies and a long-range physical development guide for elected officials and citizens engaged in community development. Project Partners: Resident Steering Committee Rise Community Development Dutchtown South Community Corporation Local aldermen and other stakeholders
Benton Park West Gravois Park Dutchtown (northeast area) The area is home to approximately 13,000 residents, diverse in age, race and socioeconomic status. The planning process will go through Summer 2017, and feature multiple public meetings, group focus sessions, one-on-one conversations, and other forms of engagement. The Plan MUST be representative of the rich diversity of these neighborhoods. This requires intentional outreach to:
Gravois-Jefferson Historic Neighborhoods Plan PROGRESS UPDATE
Gravois-Jefferson Plan: Previous Meetings Public Kick-Off Meeting: November 1, 2016 Steering Committee Meeting #1: September 29, 2016 Steering Committee Meeting #2: November 10, 2016 Steering Committee Meeting #3: December 19, 2016 Steering Committee Meeting #4: February 1, 2017 Public Working Meeting #1: November 29, 2016 Additional Engagement with residents, business owners, local organizations, churches, non-profits, schools, and more.
Gravois-Jefferson Plan: Draft Vision Statement Our vision is for accessible, sustainable, inclusive neighborhoods where families and individuals thrive in a diverse and historically rich, engaged community.
Gravois-Jefferson Plan: Community Feedback Input from over 250 people in the form of 1,000+ pieces of data have provided the following insights: Key Areas of Focus for the Planning Effort should be: Safety and Security Youth and Families Economic Development and Prosperity Mapping and Cataloguing of Community Characteristics show: Strengths Diversity in Race, Age, Ethnicity, Lifestyle Density Beautiful Architecture Cherokee Street and Commercial Areas Opportunities Engage youth in community development Connect Schools with the Community Minority-owned Business Expansion Challenges Vacant and Abandoned Properties Crime and Safety Concerns Employment Opportunity There is a wealth of work already taking place in our community we need to connect partners and initiatives in order to achieve maximum impact and inclusivity.
Working Meetings: Timeline During today s meeting, we will be using the theme of Housing to study the Planning Focus Areas. Neighborhood: Spring 2017 Housing: Winter 2017 People: Fall 2016 Our first and third Public Working Meetings focus on the theme of People and Neighborhood.
Gravois-Jefferson Historic Neighborhoods Plan WORKING MEETING #2: HOUSING Image Courtesy of MO History Museum
Working Meeting Theme: What does HOUSING mean to you? Home is Strengths: What are the strengths related to housing that we can build from? Challenges: What are some challenges we currently face?
Housing Existing Conditions and Market Residential Stability Housing and Unit Types Vacant and Abandoned Property Rents and Sale Prices Homeownership and Rental Rates Supply and Affordability Home Repair and Maintenance Mobility and Transience Landlord and Tenant Rights and Responsibilities Property Management Tenant Rights and Responsibilities Laws and Resources Community Building Marketing and Awareness Design, Construction and Environment Community Participation Tools and Partners Incentives and Financing Tax abatement, development subsidies, down payment assistance, etc. Organizations and Partners
Single-Family Housing: Existing Conditions and Market Most of the homes in the planning area were built between 1890 and 1920 for working and middle class residents who commuted to work by streetcar. 57% % Vacant Lots 6% 14% Multi- Family 43% 74% 26% 2016 Median Housing Value: $83,000 in GJ $114,500 in STL 2016 Median Monthly Rent Existing Conditions & Market Residential Stability Landlord & Tenant Rights & Responsibilities Community Building Tools & Partners
Housing: Residential Stability Resident Tenure 2016 % Plan Area % City Renter Occupied Units 48% 44% Owner Occupied Units 23% 37% Vacant Units 29% 19% Cost Burden Spending more than 30% of income on housing expenses. Severe Cost Burden: Spending >50%. Renters ⅔ Cost Burdened ⅓ Severe Burden Homeowners ⅓ Cost Burdened ⅛ Severe Burden Racial Equity 50% of residents moved into the area between 2010 and 2014. This data is similar to the City of St. Louis as a whole. 68% of residents of color are renters. Residents of color experience higher cost-burden than other residents. Existing Conditions & Market Residential Stability Landlord & Tenant Rights & Responsibilities Community Building Tools & Partners
Housing: Landlord and Tenant Rights and Responsibilities Tenant Rights and Responsibilities Right to live in a habitable home (safe and healthy to live in) Exclusive right to possession of the property Right to have the property fit for its intended use as a dwelling (living, cooking, sleeping, eating) Right to invite guests onto the property Pay rent when it is due Take care and do not purposely damage your home Allow the landlord entry into your home to make repairs, provided the landlord gives reasonable notice Landlord Rights and Responsibilities Make the property habitable (safe and healthy to live in) Make repairs as required by the lease or law Provide appropriate notice if landlord is terminating the lease Obtain necessary permits and inspections before renting the home (In St. Louis it is the landlord s responsibility to obtain a certificate of inspection) Give reasonable notice to tenant before entering home to make repairs If building was built before 1978, landlord must tell tenant about any dangers of lead in the apartment and any dangers in common areas. It s illegal to discriminate in housing on the basis of race, color, national origin, gender, religion, family status or disability Existing Conditions & Market Residential Stability Landlord & Tenant Rights & Responsibilities Community Building Tools & Partners
Housing: Community Building Construction, Design and Environment Jefferson Gravois Streetcar Suburb Historic District Reliable construction and service contractors Community aesthetic and feel Education and Awareness Connecting housing organizations and resources for new residents Facilitation of trainings or classes on housing-related topics Marketing Shaping neighborhood perception and growth Attracting new homeowners and renters Working with realtors and businesses to characterize community Existing Conditions & Market Residential Stability Landlord & Tenant Rights & Responsibilities Community Building Tools & Partners
Housing: Tools and Partners Partners Nonprofit organizations i.e. Dutchtown South Community Corporation, Lutheran Development Group, Rise Community Development, Rebuilding Together. Provide real estate development services, home repair program assistance. Government agencies MHDC, CDA, AHC. Provide funding assistance to community prioritized housing programs and investments. Area banks CRA covered loans and investments, provide loans for home purchases, repair, investment properties, and financing. Types of Incentives Tax Abatement provided by City of St. Louis. Lowers cost of operating housing. Development Subsidy direct funding or tax credits aimed to reduce development costs. Includes Low-income Tax Credit, New Market Tax Credit HUD (HOME, CDBG) and City of St. Louis Affordable Housing Trust Fund programs. RTC Rehabilitation tax credits for historic rehabilitation of owner-occupied properties Down Payment Assistance funding provided as an incentive/affordability assistance in the purchase of a home. Home Repair programs designed to assist in the maintenance and improvement of existing housing. Existing Conditions & Market Residential Stability Landlord & Tenant Rights & Responsibilities Community Building Tools & Partners
Gravois-Jefferson Historic Neighborhoods Plan Existing Conditions & Market Residential Stability Landlord & Tenant Rights & Responsibilities Community Building Tools & Partners Group Breakout Sessions