Housing and Neighborhoods
Housing and Neighborhoods Existing Housing Characteristics Overview The Lemay study area is primarily residential in character with longestablished neighborhoods and significant portions of its housing stock dating to the nineteenth century. The 3,596 housing units in the study area are generally much older, more likely to be single-family, and more affordable than housing in St. Louis County, according to the 2000 U.S. Census. Housing in the Lemay study area also has a somewhat higher rate of owner-occupancy than housing in St. Louis County. This section of existing housing characteristics presents the following information: housing statistics from the U.S. Census and the St. Louis County Department of Revenue; results and analysis from a survey of exterior housing conditions in the older part of Lemay; and property maintenance data from St. Louis County’s Neighborhood Preservation Office.
Age of Housing Housing in the Lemay study area is much older than housing in St. Louis County. More than 80 percent of the housing in the study area was constructed prior to 1960. Less than 5 percent of the housing stock has been built since 1980. The age of Lemay’s housing stock is depicted in Map 4-1. Year Housing Built, 2000 50% 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% Lemay Study Area
1939 or earlier
1940-1959
St. Louis County
1960-1979
1980-2000
Source: 2000 U.S. Census, Summary File 3
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Map 4-1: Age of Housing March 2006
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DEFENSE MAPPING
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Type of Housing The Lemay study area had a high percentage of single-family homes in 2000 - 92 percent - compared to the St. Louis County average of 77 percent. The percentage of single-family homes in the Lemay study area did not change much from the 1990 figure of 90 percent. In both 1990 and 2000, the percentage of homes that were single-family was more than 10 percent higher for the Lemay study area than for St. Louis County. Type of Housing, 2000 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Lemay Study Area
Single Family
Lemay CDP
Multi-Family
St. Louis County
Mobile Home
Source: 2000 U.S. Census, Summary File 3
Size of Housing Units In both 1990 and 2000, the Lemay study area had a smaller average number of rooms per living unit than did St. Louis County. Average Number of Rooms Per Living Unit, 1990 and 2000 Lemay Study Area Lemay CDP St. Louis County 1990 2000 1990 2000 1990 2000 Average # of Rooms 4.8 5 4.9 5 5.8 6 Per Living Unit Source: 1990 & 2000 U.S. Census, Summary File 3
There was also disparity between the number of bedrooms per living unit in the Lemay study area versus St. Louis County in 2000, especially among owner-occupied housing. Houses with four or more bedrooms were more than twice as prevalent in St. Louis County than in the Lemay study area among owner-occupied housing. Conversely, in 2000, the Lemay study area had a larger share of rental housing with three or more Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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bedrooms than did St. Louis County, but a smaller share of two-bedroom living units. Number of Bedrooms Per Housing Unit, 2000 50% 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% Lemay Study Area Owner-Occupied
St. Louis County Owner-Occupied
0
1
Lemay Study Area Rental
2
3
St. Louis County Rental
4+
Source: 2000 U.S. Census, Summary File 3
Occupancy Of the 3,392 occupied housing units in the study area in 2000, 77 percent were owner-occupied and 23 percent were renter-occupied. The Lemay study area owner-occupancy rate was slightly higher than the 74 percent rate in St. Louis County in 2000. Owner-Occupancy, 2000 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Lemay Study Area
Lemay CDP
Owner-Occupied
St. Louis County
Renter-occupied
Source: 2000 U.S. Census, Summary File 1
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Length of Residency As of the 2000 U.S. Census, over half of Lemay study area owneroccupants had lived in their current residence for at least twenty years. Predictably, renter-occupants had not been as stable in their residency. Almost three-quarters of renter-occupants in the Lemay study area had been in their current residence for less than five years.
Year Householder Moved Into Unit, 2000 45% 40% 35% 30%
OwnerOccupied
25% 20%
RenterOccupied
15% 10% 5% 0% 1999 to March 2000
1995 to 1998
1990 to 1994
1980 to 1989
1970 to 1979
1969 or earlier
Source: 2000 U.S. Census, Summary File 3
Housing Values In both 1990 and 2000, single-family housing was more affordable in the Lemay study area than in St. Louis County, according to U.S. Census data. Median Housing Value, 1990 and 2000 (in 2000 dollars) Lemay Study Area Lemay CDP St. Louis County Range: $53,590 to 1990 $88,010* $72,930 $107,380 Range: $51,900 to 2000 $82,000* $71,800 $116,600 *This range is for the census tracts and block groups that comprise the study area. A single figure for the entire study area is not available in these census categories. Source: 1990 & 2000 U.S. Census, Summary File 3
St. Louis County Department of Revenue data also show housing to be more affordable in the Lemay study area than in St. Louis County as a Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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whole. Average sales prices per square foot in the two census tracts that comprise the Lemay study area (2202, which is completely in the study area, and 2201, which is partially within the study area, as shown in Map 4-2) are well below the average for St. Louis County, but one of those census tracts had an increase in prices in the decade of the 1990s that was above average for St. Louis County. Census tract 2202 had an average sales price per square foot that was in the bottom tenth of St. Louis County tracts for the 1999-2001 period, while tract 2201 had an average sales price per square foot that was just above the bottom third of the County’s 173 census tracts. However, tract 2202 had a percentage increase in sales price per square foot in the 1990s that exceeded the County average, while tract 2201 fell below the County average in price increase for the ten years. Map 4-2: Census Tracts 2201 & 2202 Census Tract 2201 Census Tract 2202
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Average Sales Price per Square Foot
Average Sales Price per Square Foot, 1999-2001 Change in Average Sales Price per Square Foot, 1990-2000*
Tract 2201
Tract 2202
St. Louis County
$71.72
$53.09
$88.64
+24%
+43%
+37%
*Reflects difference between 1989-1991 average and 1999-2001 average. Source: St. Louis County Department of Revenue
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Housing Condition Survey A 2,114 parcel area within the Lemay study area was the subject of a housing condition survey conducted in the fall of 2003. The survey covered the oldest houses in the core of Lemay, east of Lemay Ferry and Telegraph. The following is a summary of the survey’s methodology and findings. Homes were surveyed by noting exterior deficiencies in the following categories: • Structural conditions- unstable porch, stairs, structure, chimney; • Façade- damaged siding or fascia, peeling paint, tuck-pointing needed; • Garage- peeling paint, unstable structure; • Roof- missing shingles, missing or deteriorated gutters; • Windows- broken glass or pane, torn screen; • Lawn- trash, tall grass/weeds, flooding; • Driveway- cracked concrete or asphalt, inadequate material; and • Sidewalk (if present)- cracked or broken concrete. The interior condition of homes was not addressed by this survey. Based on the number and type of exterior deficiencies that were observed, homes were determined to be in good condition, in need of minor rehabilitation, requiring major rehabilitation, or in very poor condition. Housing Condition Survey Results # of Deficiencies Condition 0-1 Good Condition 2-3 Minor Rehabilitation Needed 4-5 Major Rehabilitation Needed 6-7 Very Poor Condition Source: Lemay Housing Survey, 2004
Good condition and minor rehabilitation ratings generally include those types of repairs that can be performed by the average homeowner for a reasonable cost. Major rehabilitation and very poor condition ratings indicate that the needed repairs are substantial in difficulty and cost. Vacant lots and non-residential properties were also noted during the survey, but were not rated for their conditions. The survey form is based on the St. Louis County Neighborhood Preservation Office property inspection form that is used when issuing property maintenance citations. Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Survey Results Just over half of the houses in the focus area are in good condition, meaning almost half of the houses in the focus area are in need of some form of rehabilitation. Overall Housing Condition Survey Results 3% 11%
Good 53% 34%
Minor Rehab Major Rehab Very Poor
Source: Lemay Housing Survey, 2004
Houses east of Broadway are generally in worse condition than those west of Broadway. However, variation in the condition of housing is found more house-by-house than block-by-block, due mostly to the house-byhouse development pattern found in this area, compared to large-scale subdivision development. Map 4-3 displays the geographic distribution of housing conditions.
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Map 4-3: Lemay Housing Survey
VELMA VELMA
L VE
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L E M A Y H O U S I N G S U R V E Y
HOLDEN
HOLDEN
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LORETTA
LORETTA LORETTA
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CLYDE
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{ Dec. 2003
KI NG ST ON
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CLYDE
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KEVIN
KASKE
SADIE
CHAPEL
BROOK
ERIE
RIPA
ELLEN
KEY: Good Minor
Major
Yard
Very Poor
Vacant Lots
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
Commercial/ Other
Churches, Schools, & Parks
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Survey Analysis Analysis of exterior housing conditions in the survey area as they relate to St. Louis County Assessor data reveals several tendencies. The strongest tendency is for newer houses to be in better condition than older houses. Secondly, owner-occupied houses are likely to be in better condition than houses that are not owner-occupied. Finally, building material is a significant predictor of housing condition, but only when this data is used in combination with age data. Age of Housing The age of housing in Lemay varies considerably, even within blocks. However, almost all of the housing in the focus area (85 percent) was built prior to 1951. The chart below shows the breakdown of age of housing in the focus area. U
Year Housing Was Built Pre-1900
7% 15%
1901-1925 33%
45%
1926-1950 1951-present
Source: St. Louis County Assessor
Some of Lemay’s oldest, pre-1900 housing is located east of Broadway, between Dammert and Military, and in the northernmost portion of the focus area, north of Fannie. As the following chart shows, older housing is more likely to be in need of major rehabilitation, and newer housing in the survey area is far more likely to be in good condition.
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Condition by Year Housing Was Built 80% 70% 60% 50%
Good Minor Rehab Major Rehab Very Poor
40% 30% 20% 10% 0% Pre-1900
1901-1925
1926-1950
1951-present
Sources: Lemay Housing Survey, St. Louis County Assessor
Owner-Occupancy The survey area has an owner-occupancy rate of 79 percent, compared to 77 percent in the entire Lemay Comprehensive Plan study area and 74 percent in St. Louis County. As expected, the housing condition survey found that owner-occupied housing tends to be in better condition than rental housing in survey area. Housing Condition by Owner-Occupancy 60%
50%
40%
Good 30%
Minor Rehab Major Rehab
20%
Very Poor
10%
0% Owner
Not Owner
Sources: Lemay Housing Survey, St. Louis County Assessor Data
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Building Material According to St. Louis County Assessor data, 255 houses in the focus area are built of brick or stone, 332 are frame structures, and 981 are a masonry/frame combination. At first glance, it is evident that brick and stone houses are in the worst condition; however, this is largely because brick and stone houses in the survey area tend to be the oldest houses. When the condition ratings are analyzed in combination with age data, it becomes apparent that, although brick and stone structures are in the worst condition, frame houses are affected the most by age. U
Property Maintenance St. Louis County’s Neighborhood Preservation Office inspects commercial and residential property throughout unincorporated St. Louis County for exterior property maintenance violations, both proactively and in response to complaints. Inspectors cite properties in violation of the Property Maintenance Code and refer the owners to Circuit Court if violations are not quickly abated. More than three-quarters of property maintenance violations recorded from 2001-2003 in the Lemay study area have been abated. Property Maintenance Violations in the Lemay Study Area, 2001-2003 Complaint Proactive Total Referred Year Violations Violations Violations to Court 2001 229 620 849 131 2002 246 1,539 1,785 499 2003 228 1,797 2,025 489
# Abated % Abated 648 76% 1,356 76% 1,782 88%
Source: St. Louis County Neighborhood Preservation Office
Housing and Neighborhood Issues Overview The Lemay study area is a community of affordable housing, with high levels of home ownership, long-time homeowners and neighborhoods of historic character. These factors contribute positively to Lemay’s identity and are strengths upon which the community can build. However, there are significant problems facing Lemay that, if left unaddressed, will continue to diminish the stability and desirability of Lemay’s neighborhoods. The most significant housing related issues include the deterioration of the housing stock, a limited range of housing options, the Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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poor appearance of neighborhoods, and scarcity of vacant land on which to construct new housing.
Deterioration Visible deterioration of housing structures is evident in the Lemay study area. The housing condition survey conducted in the oldest parts of Lemay revealed that nearly one-half of the homes are in need of some rehabilitation ranging from minor to major repairs. Of the housing structures surveyed, 14 percent were identified as either needing major rehabilitation or in very poor condition, resulting in unsound structural conditions. The most common housing deficiencies are peeling paint, siding in poor condition and deteriorating roofs. Housing conditions often vary widely by block because of Lemay’s house-by-house development pattern, which differs from much of St. Louis County’s pattern of subdivision development where houses are similar in age, size and type. However, the housing condition survey showed that there are geographic trends related to housing conditions in Lemay: •
Homes requiring major rehabilitation or in very poor condition tend to be concentrated east of Broadway, north of East Arlee and south of Mann;
•
The largest contiguous groups of housing in good condition are located west of Clyde in the southwest portion of the study area and between Horn and Fannie in the northeast portion of the study area;
•
Areas characterized by a mix of housing conditions ranging from good to very poor are mainly located in three areas: 1) between Broadway and Clyde, bounded by Gentry on the north and Ripa on the south; 2) between Regina and Dammert, bounded by Horn on the north and Paule on the south and 3) between Black Forest Park and the School Sisters of Notre Dame site on the east, to the rear property lines of lots fronting Broadway on the west, and bounded by East Arlee on the north and Ellen on the south.
Finally, the Lemay housing condition survey showed that rental properties tend to be in worse condition than owner-occupied housing Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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and older frame homes tend to be in worse condition than homes constructed of other materials.
Lack of Housing Diversity Housing in the Lemay study area is composed almost entirely of singlefamily units, accounting for 90 percent of the housing stock. Additionally, these single-family homes tend to be smaller and have fewer rooms than homes in other areas. In 1990 and 2000, U.S. Census data showed the Lemay area as having the second highest percentage of homes with four or fewer rooms; only the City of St. Louis had a higher percentage. In the current housing market, larger homes with three or more bedrooms, multiple bathrooms and separate living and dining areas are highly desirable, and are more typically found in suburban locations. In south St. Louis County, for example, homes in Oakville with seven or more rooms represent 52 percent of the housing stock as compared to 13 percent of the housing stock in the Lemay area. Besides the lack of availability of larger homes, Lemay is limited in other housing options, such as town homes, duplexes, villas and senior living developments. While much of the housing in Lemay is affordable compared to other locations, the limited housing stock puts Lemay at a competitive disadvantage with respect to demand in the regional housing market.
Neighborhood Appearance The overall condition and appearance of properties can affect the image of a neighborhood. Within the Lemay study area, there are several noticeable characteristics that detract significantly from the community’s appearance. Concerns that are not directly related to the condition of housing structures, but affect neighborhood appearance, include poorly maintained yards and fences, gravel drives, junk in yards, and derelict vehicles. Even in areas where houses are in good condition, these types of problems create an overall poor perception of neighborhoods. Due to the age of Lemay’s neighborhoods, many were developed prior to the establishment of St. Louis County’s zoning and subdivision regulations. In Lemay, many areas were subdivided without adequate regard to lot sizes, topography and drainage issues. Streets are often narrow and without curbs or sidewalks. The use of gravel for parking in front of homes is also prevalent. The lack of modern infrastructure is another factor negatively affecting the image of Lemay’s neighborhoods. Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Limited Vacant Land There is very little existing vacant land in the Lemay study area currently suitable for housing development. The Lemay study area is almost completely developed with residences, businesses, schools, parks and other land uses. Only 5 percent of the land area is vacant, including numerous small parcels scattered throughout the community. One of the larger vacant parcels, located adjacent to the Odd Fellows Cemetery, has been considered for residential development, but was found to have unstable soil conditions and not suitable for such development. Without the creation of buildable sites through property assembly and demolition of structures, opportunities for new residential development are extremely limited in Lemay.
Housing and Neighborhoods Plan Overview Lemay’s predominately residential character makes housing issues especially important. Based on existing conditions and anticipated land use changes in the future, a variety of short- and long-term strategies will be needed to address Lemay’s aging housing stock and the stability of its neighborhoods. Recommendations in this plan are based on several factors: • an exterior condition survey of 2,114 units, representing the study area’s oldest housing stock; • a Market Assessment (completed in May 2005), which includes a residential real estate market analysis; and • a review of the impact of existing and proposed land uses on residential areas. In addition to the factors cited above, there are three important policy considerations taken into account in the development of housing recommendations: 1. There is a recognized need to balance the availability of affordable housing, especially for current Lemay residents, with the desire to improve the range of housing choices through new construction and rehabilitation. 2. A community’s economic health is based on a strong housing market, as well as the availability of jobs, goods and services. An Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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attractive housing market creates a stable or growing population base, which in turn, is needed as a source of labor for local employers and as consumers of local goods and services. 3. While all neighborhoods in the Lemay study area will continue to receive routine local services, such as police patrol, property maintenance enforcement and street maintenance, there are areas that should be targeted for more intensive services and programs. In an effort to produce noticeable results, local service providers and non-profit agencies will need to focus time, attention and resources strategically.
Neighborhood Stabilization There are several areas in Lemay that would benefit from targeted strategies to encourage neighborhood stabilization and revitalization. These areas, depicted in Map 4-4, are characterized by housing styles and conditions that vary widely in type and quality. These areas represent neither the best nor the worst housing in Lemay, but rather are classified as “transitional” areas. These transitional areas are adjacent to neighborhoods with housing in either better or poorer condition. Two of the three areas include or are adjacent to schools – Hancock Place High School/Junior High School and Notre Dame High School, which serve as community anchors and assets to the neighborhoods. Areas designated for neighborhood stabilization would best be served by a three-prong approach, which focuses on improving housing stock, neighborhood conditions, and local infrastructure. Housing Strategies Appropriate intervention strategies to improve the housing in these areas include selective demolition of derelict structures, programs to encourage the substantial rehabilitation of homes through low-interest loans or other special programs, facade improvement programs, pro-active property maintenance code enforcement and in-fill development of new housing. Due to the lack of vacant land, new housing construction is likely to be limited to existing vacant parcels and vacant parcels created by the demolition of derelict structures. On some blocks, multiple parcels could be assembled for development through acquisition and demolition of older, smaller, and lower-valued properties. However, it is not anticipated that large-scale redevelopment of new housing will occur in these areas. Any new construction of housing should be compatible with Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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the older housing styles in Lemay and blend in with the architecture of the neighborhood. Neighborhood Strategies Targeted strategies are needed to address the appearance, cleanliness and image of these transitional neighborhoods. Neighborhood improvement strategies should include: programs to remove junk, debris and bulky household items from yards; brush and yard waste clean-ups; and, regular code enforcement sweeps to ensure the removal of derelict cars. Generally, there is a lack of trees and landscaping on many blocks, which diminishes the neighborhood’s overall appearance. Due to the age of the infrastructure in the neighborhoods, they lack tree lawns making the need for landscaping even more apparent. The visual appeal of these neighborhoods could be enhanced by promoting and implementing beautification programs. There are a variety of beautification programs that have been successfully undertaken in other communities that could be used as models, such as offering free mulch, bulbs or trees in the spring or fall, promoting “best looking” yard and block contests, or offering landscaping classes and yard equipment loan programs, and creating community gardens. Active resident associations are often key to a neighborhood’s vitality. The creation of block units and neighborhood associations in these areas are highly encouraged. Neighborhood groups can be effective in promoting neighborhood pride, organizing neighborhood events, such as clean-ups and beautification projects, and facilitating communication between the neighborhood and St. Louis County government. Further, neighborhood associations are natural partners to work with community stakeholders, such as the Lemay Housing Partnership, School Sisters of Notre Dame, Hancock Place School District, Lemay Child and Family Center, local churches and other Lemay groups. Infrastructure Improvements Targeted neighborhoods in need of stabilization and revitalization would benefit from specific infrastructure improvements, such as the installation of sidewalks, curbs and gutters, the elimination of graveled segments for parking in front of houses and the improvement of alleys. Specific recommendations regarding infrastructure improvements in targeted stabilization areas, including locations and priorities, are found in Section 5 - Transportation and Infrastructure . Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Redevelopment There are areas of Lemay that have reached the stage where redevelopment is advisable based on the age and condition of structures, deteriorating infrastructure, inadequate street layout, obsolete platting or incompatibility of land uses. Three areas recommended for residential redevelopment include the Broadway corridor; the area east of Broadway, north of East Arlee and south of Mann; and sites adjacent to the Ruprecht Quarry. Detailed analyses of these sites and respective recommendations are found in Section 3 - Land Use and Economic Development, but are briefly summarized below. Broadway Corridor The Broadway corridor no longer supports an effective retail base and its long-term transition to residential and community uses is recommended. The viability of Broadway as a residentially-oriented corridor is premised on several other factors, including the high degree of existing residences already located there, the recommended location of a community center on Broadway, the installation of streetscape improvements, the revitalization and redevelopment of neighborhoods to the east, and the proximity of Lemay Child and Family Center and the School Sisters of Notre Dame complex. Residential redevelopment along this corridor would be expected to require acquisition of obsolete commercial structures and assembly of multiple parcels to support higher density housing, including options for senior citizens, such as independent and assisted living developments. East of Broadway/North of East Arlee The long-range strategy for the area east of Broadway, north of East Arlee is for residential redevelopment. While the area is currently residential in use, the poor condition of housing structures, inadequate infrastructure and street layout, obsolete platting and proximity to the MSD plant make more aggressive redevelopment strategies necessary. It should be emphasized, however, that the eventual redevelopment of an existing residential area to one of new residential construction is a long-term and expensive prospect dependent on many variables. The improvement of the Broadway corridor, construction of a community center in the area, and revitalization of neighborhoods south and west of the area, may need to occur before there is sufficient market demand to redevelop this area.
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Ruprecht Quarry The redevelopment of the Ruprecht Quarry, located in the southwest portion of the study area, is recommended as a long-term strategy to increase recreational and residential opportunities in Lemay. The reclamation of the quarry for recreational use and the possible use of adjacent sites for new housing has unique development potential. With the exception of an industrial use next to the quarry, the area is residential in character. Vacant land to the east of the quarry, and the eventual redevelopment of the industrial site, is recommended for new housing construction. If developed residentially, higher density housing could be supported in this area.
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Map 4-4: Housing Concept Plan March 2006
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Neighborhood Stabilization
o Br
ad
wa
y
e
g Te le ra p h d
t ry
e Av
.
Neighborhood Stabilization
r ffe Bu
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1,00 0
Major Residential Redevelopment
Neighborhood Stabilization
2,00 0
Goals and Recommendations Goal #1: To stabilize and improve existing housing stock, neighborhoods, and related infrastructure in targeted areas. Recommendations: A. Focus stabilization efforts in three targeted areas: 1) between Broadway and Clyde, bounded by Gentry on the north and Ripa on the south; 2) between Dammert and Regina, bounded by Horn on the north and Paule on the south; and 3) between Black Forest Park and the School Sisters of Notre Dame site on the east, to the rear property lines of lots fronting Broadway on the west, and bounded by East Arlee on the north and Ellen on the south. B.
Demolish housing structures that are structurally unsound or cannot economically be rehabilitated.
C.
Rehabilitate housing units when feasible through various programs, such as loan-interest loans or acquisition/resale of properties.
D.
Continue pro-active maintenance.
E.
Build in-fill housing that blends in with the character of the neighborhood.
F.
Implement programs to encourage the removal of junk, yard waste and derelict cars.
G.
Implement beautification programs landscaping and tree planting.
H.
Encourage the establishment of neighborhood associations and block groups to promote neighborhood pride, organize events and communicate with St. Louis County government and other Lemay groups.
code
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
enforcement
for
to
property
encourage
4-21
I.
Form partnerships with community stakeholders, such as the Lemay Housing Partnership, Hancock Place School District, School Sisters of Notre Dame to implement neighborhood improvement initiatives.
J.
Install sidewalks, curbs and gutters, improve alleys and eliminate gravel parking areas in selected areas, where feasible.
Goal #2: To encourage residential redevelopment in locations where existing uses are functionally obsolete, structures and infrastructure are substantially deteriorated, and surrounding land uses are compatible with housing development. Recommendations: A. Support in-fill development of higher density residential units along the Broadway corridor. B.
Support the acquisition of properties east of Broadway, north of East Arlee for large-scale residential development.
C.
Support the development of small-scale, higher density residential units adjacent to the Ruprecht Quarry site in conjunction with the reclamation of the quarry for recreational use.
D.
Continue providing adequate and consistent levels of service and code enforcement in order to maintain public health and safety in redevelopment areas until redevelopment occurs.
Goal #3: To increase the range of housing options, including type, size and cost. Recommendations: A. Build new, larger, in-fill housing units to meet the needs of families and residents who are looking for “move-up” housing. B.
Encourage the construction of senior living developments, located in areas close to public transportation and
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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community amenities, such as along Broadway or Lemay Ferry Road. C.
Consider building a mix of housing styles, densities and price ranges in larger-scale redevelopment areas, such as east of Broadway and north of East Arlee.
D.
Develop programs to assist low- and moderate-income homebuyers.
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Age of Housing Housing in the Lemay study area is much older than housing in St. Louis County. More than 80 percent of the housing in the study area was constructed prior to 1960. Less than 5 percent of the housing stock has been built since 1980. The age of Lemay’s housing stock is depicted in Map 4-1. Year Housing Built, 2000 50% 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% Lemay Study Area
1939 or earlier
1940-1959
St. Louis County
1960-1979
1980-2000
Source: 2000 U.S. Census, Summary File 3
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
4-1
Map 4-1: Age of Housing March 2006
0
AV EN U E
BR ID G
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PA R
IE
DE LL A
E
AN N
SH O
ND
Y MILIT AR
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S
MANN
CARTWRIGHT ETTA
FELTON
HOLDEN
LORETTA FELTON
FELTON
N
I JOPLIN
RIPA
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ADW BRO
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CHI LD & FAM ILY CE NTE R
ERIE
SADIE
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2000 to Present
DEFENSE MAPPING
ADAIR
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D
1990's
E
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1980's
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1970's
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1960's
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City of St. Louis
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Type of Housing The Lemay study area had a high percentage of single-family homes in 2000 - 92 percent - compared to the St. Louis County average of 77 percent. The percentage of single-family homes in the Lemay study area did not change much from the 1990 figure of 90 percent. In both 1990 and 2000, the percentage of homes that were single-family was more than 10 percent higher for the Lemay study area than for St. Louis County. Type of Housing, 2000 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Lemay Study Area
Single Family
Lemay CDP
Multi-Family
St. Louis County
Mobile Home
Source: 2000 U.S. Census, Summary File 3
Size of Housing Units In both 1990 and 2000, the Lemay study area had a smaller average number of rooms per living unit than did St. Louis County. Average Number of Rooms Per Living Unit, 1990 and 2000 Lemay Study Area Lemay CDP St. Louis County 1990 2000 1990 2000 1990 2000 Average # of Rooms 4.8 5 4.9 5 5.8 6 Per Living Unit Source: 1990 & 2000 U.S. Census, Summary File 3
There was also disparity between the number of bedrooms per living unit in the Lemay study area versus St. Louis County in 2000, especially among owner-occupied housing. Houses with four or more bedrooms were more than twice as prevalent in St. Louis County than in the Lemay study area among owner-occupied housing. Conversely, in 2000, the Lemay study area had a larger share of rental housing with three or more Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
4-3
bedrooms than did St. Louis County, but a smaller share of two-bedroom living units. Number of Bedrooms Per Housing Unit, 2000 50% 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% Lemay Study Area Owner-Occupied
St. Louis County Owner-Occupied
0
1
Lemay Study Area Rental
2
3
St. Louis County Rental
4+
Source: 2000 U.S. Census, Summary File 3
Occupancy Of the 3,392 occupied housing units in the study area in 2000, 77 percent were owner-occupied and 23 percent were renter-occupied. The Lemay study area owner-occupancy rate was slightly higher than the 74 percent rate in St. Louis County in 2000. Owner-Occupancy, 2000 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Lemay Study Area
Lemay CDP
Owner-Occupied
St. Louis County
Renter-occupied
Source: 2000 U.S. Census, Summary File 1
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
4-4
Length of Residency As of the 2000 U.S. Census, over half of Lemay study area owneroccupants had lived in their current residence for at least twenty years. Predictably, renter-occupants had not been as stable in their residency. Almost three-quarters of renter-occupants in the Lemay study area had been in their current residence for less than five years.
Year Householder Moved Into Unit, 2000 45% 40% 35% 30%
OwnerOccupied
25% 20%
RenterOccupied
15% 10% 5% 0% 1999 to March 2000
1995 to 1998
1990 to 1994
1980 to 1989
1970 to 1979
1969 or earlier
Source: 2000 U.S. Census, Summary File 3
Housing Values In both 1990 and 2000, single-family housing was more affordable in the Lemay study area than in St. Louis County, according to U.S. Census data. Median Housing Value, 1990 and 2000 (in 2000 dollars) Lemay Study Area Lemay CDP St. Louis County Range: $53,590 to 1990 $88,010* $72,930 $107,380 Range: $51,900 to 2000 $82,000* $71,800 $116,600 *This range is for the census tracts and block groups that comprise the study area. A single figure for the entire study area is not available in these census categories. Source: 1990 & 2000 U.S. Census, Summary File 3
St. Louis County Department of Revenue data also show housing to be more affordable in the Lemay study area than in St. Louis County as a Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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whole. Average sales prices per square foot in the two census tracts that comprise the Lemay study area (2202, which is completely in the study area, and 2201, which is partially within the study area, as shown in Map 4-2) are well below the average for St. Louis County, but one of those census tracts had an increase in prices in the decade of the 1990s that was above average for St. Louis County. Census tract 2202 had an average sales price per square foot that was in the bottom tenth of St. Louis County tracts for the 1999-2001 period, while tract 2201 had an average sales price per square foot that was just above the bottom third of the County’s 173 census tracts. However, tract 2202 had a percentage increase in sales price per square foot in the 1990s that exceeded the County average, while tract 2201 fell below the County average in price increase for the ten years. Map 4-2: Census Tracts 2201 & 2202 Census Tract 2201 Census Tract 2202
UN
IO N
Study Area
Be V i ll a l la
I5 5
AY
FE R
RY
Ri ve
LE
M
2201
2202
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BA
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si p
VIS
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BROADWAY
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r
Mi s
sis
RIPA
1 Miles
Average Sales Price per Square Foot
Average Sales Price per Square Foot, 1999-2001 Change in Average Sales Price per Square Foot, 1990-2000*
Tract 2201
Tract 2202
St. Louis County
$71.72
$53.09
$88.64
+24%
+43%
+37%
*Reflects difference between 1989-1991 average and 1999-2001 average. Source: St. Louis County Department of Revenue
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Housing Condition Survey A 2,114 parcel area within the Lemay study area was the subject of a housing condition survey conducted in the fall of 2003. The survey covered the oldest houses in the core of Lemay, east of Lemay Ferry and Telegraph. The following is a summary of the survey’s methodology and findings. Homes were surveyed by noting exterior deficiencies in the following categories: • Structural conditions- unstable porch, stairs, structure, chimney; • Façade- damaged siding or fascia, peeling paint, tuck-pointing needed; • Garage- peeling paint, unstable structure; • Roof- missing shingles, missing or deteriorated gutters; • Windows- broken glass or pane, torn screen; • Lawn- trash, tall grass/weeds, flooding; • Driveway- cracked concrete or asphalt, inadequate material; and • Sidewalk (if present)- cracked or broken concrete. The interior condition of homes was not addressed by this survey. Based on the number and type of exterior deficiencies that were observed, homes were determined to be in good condition, in need of minor rehabilitation, requiring major rehabilitation, or in very poor condition. Housing Condition Survey Results # of Deficiencies Condition 0-1 Good Condition 2-3 Minor Rehabilitation Needed 4-5 Major Rehabilitation Needed 6-7 Very Poor Condition Source: Lemay Housing Survey, 2004
Good condition and minor rehabilitation ratings generally include those types of repairs that can be performed by the average homeowner for a reasonable cost. Major rehabilitation and very poor condition ratings indicate that the needed repairs are substantial in difficulty and cost. Vacant lots and non-residential properties were also noted during the survey, but were not rated for their conditions. The survey form is based on the St. Louis County Neighborhood Preservation Office property inspection form that is used when issuing property maintenance citations. Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Survey Results Just over half of the houses in the focus area are in good condition, meaning almost half of the houses in the focus area are in need of some form of rehabilitation. Overall Housing Condition Survey Results 3% 11%
Good 53% 34%
Minor Rehab Major Rehab Very Poor
Source: Lemay Housing Survey, 2004
Houses east of Broadway are generally in worse condition than those west of Broadway. However, variation in the condition of housing is found more house-by-house than block-by-block, due mostly to the house-byhouse development pattern found in this area, compared to large-scale subdivision development. Map 4-3 displays the geographic distribution of housing conditions.
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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FA NN
LITTLE BROADWAY
RI SC H
DC OL
NE LL IE
ES S
ER T DA M
ZE IS S
RE ED VE GA S
S
IN A
BA Y
RE G
FE RR Y
W EI SS
ER SK IN E
RE GI
N
M
RT
ID
RE MB
L
HU T
VINCENT
GE
STELLA
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ES
FORBES
RT
HA NY
CARTWRIGHT
CARTWRIGHT
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LONGWOOD
FO RB
MANN
RUBY
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TZ
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BA RT O
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S
DA MM
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FA NN I
KA YS ER W
ME IS TE
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PA U
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W AL LE R
LA GR O
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KA Y
HO RN
LE MA Y
HO FF
IA
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W AL LE R
W EI S
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IE
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LA ND OR
MA NN
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GR AN D
BA YL
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BA U
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DA LL
SA
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W EI
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BE LL AV I
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A
Map 4-3: Lemay Housing Survey
VELMA VELMA
L VE
MA
L E M A Y H O U S I N G S U R V E Y
HOLDEN
HOLDEN
CU MB ER LA ND
LORETTA
LORETTA LORETTA
PERRIN
CLYDE
HOLDEN
LORETTA
FELTON FELTON
BASIL
ARLEE
LINN
VIEHL
VIDA
CONN
MO
IS RR
JOPLIN
JETT
RI S
ADAIR
ARLEE
M OR
FELTON
BROADWAY
TE LF
OR D
FELTON
GE CARTHA
{ Dec. 2003
KI NG ST ON
LUNA
CLYDE
MEADOW
LARK
KEVIN
KASKE
SADIE
CHAPEL
BROOK
ERIE
RIPA
ELLEN
KEY: Good Minor
Major
Yard
Very Poor
Vacant Lots
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
Commercial/ Other
Churches, Schools, & Parks
4-9
Survey Analysis Analysis of exterior housing conditions in the survey area as they relate to St. Louis County Assessor data reveals several tendencies. The strongest tendency is for newer houses to be in better condition than older houses. Secondly, owner-occupied houses are likely to be in better condition than houses that are not owner-occupied. Finally, building material is a significant predictor of housing condition, but only when this data is used in combination with age data. Age of Housing The age of housing in Lemay varies considerably, even within blocks. However, almost all of the housing in the focus area (85 percent) was built prior to 1951. The chart below shows the breakdown of age of housing in the focus area. U
Year Housing Was Built Pre-1900
7% 15%
1901-1925 33%
45%
1926-1950 1951-present
Source: St. Louis County Assessor
Some of Lemay’s oldest, pre-1900 housing is located east of Broadway, between Dammert and Military, and in the northernmost portion of the focus area, north of Fannie. As the following chart shows, older housing is more likely to be in need of major rehabilitation, and newer housing in the survey area is far more likely to be in good condition.
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Condition by Year Housing Was Built 80% 70% 60% 50%
Good Minor Rehab Major Rehab Very Poor
40% 30% 20% 10% 0% Pre-1900
1901-1925
1926-1950
1951-present
Sources: Lemay Housing Survey, St. Louis County Assessor
Owner-Occupancy The survey area has an owner-occupancy rate of 79 percent, compared to 77 percent in the entire Lemay Comprehensive Plan study area and 74 percent in St. Louis County. As expected, the housing condition survey found that owner-occupied housing tends to be in better condition than rental housing in survey area. Housing Condition by Owner-Occupancy 60%
50%
40%
Good 30%
Minor Rehab Major Rehab
20%
Very Poor
10%
0% Owner
Not Owner
Sources: Lemay Housing Survey, St. Louis County Assessor Data
Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
4-11
Building Material According to St. Louis County Assessor data, 255 houses in the focus area are built of brick or stone, 332 are frame structures, and 981 are a masonry/frame combination. At first glance, it is evident that brick and stone houses are in the worst condition; however, this is largely because brick and stone houses in the survey area tend to be the oldest houses. When the condition ratings are analyzed in combination with age data, it becomes apparent that, although brick and stone structures are in the worst condition, frame houses are affected the most by age. U
Property Maintenance St. Louis County’s Neighborhood Preservation Office inspects commercial and residential property throughout unincorporated St. Louis County for exterior property maintenance violations, both proactively and in response to complaints. Inspectors cite properties in violation of the Property Maintenance Code and refer the owners to Circuit Court if violations are not quickly abated. More than three-quarters of property maintenance violations recorded from 2001-2003 in the Lemay study area have been abated. Property Maintenance Violations in the Lemay Study Area, 2001-2003 Complaint Proactive Total Referred Year Violations Violations Violations to Court 2001 229 620 849 131 2002 246 1,539 1,785 499 2003 228 1,797 2,025 489
# Abated % Abated 648 76% 1,356 76% 1,782 88%
Source: St. Louis County Neighborhood Preservation Office
Housing and Neighborhood Issues Overview The Lemay study area is a community of affordable housing, with high levels of home ownership, long-time homeowners and neighborhoods of historic character. These factors contribute positively to Lemay’s identity and are strengths upon which the community can build. However, there are significant problems facing Lemay that, if left unaddressed, will continue to diminish the stability and desirability of Lemay’s neighborhoods. The most significant housing related issues include the deterioration of the housing stock, a limited range of housing options, the Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
4-12
poor appearance of neighborhoods, and scarcity of vacant land on which to construct new housing.
Deterioration Visible deterioration of housing structures is evident in the Lemay study area. The housing condition survey conducted in the oldest parts of Lemay revealed that nearly one-half of the homes are in need of some rehabilitation ranging from minor to major repairs. Of the housing structures surveyed, 14 percent were identified as either needing major rehabilitation or in very poor condition, resulting in unsound structural conditions. The most common housing deficiencies are peeling paint, siding in poor condition and deteriorating roofs. Housing conditions often vary widely by block because of Lemay’s house-by-house development pattern, which differs from much of St. Louis County’s pattern of subdivision development where houses are similar in age, size and type. However, the housing condition survey showed that there are geographic trends related to housing conditions in Lemay: •
Homes requiring major rehabilitation or in very poor condition tend to be concentrated east of Broadway, north of East Arlee and south of Mann;
•
The largest contiguous groups of housing in good condition are located west of Clyde in the southwest portion of the study area and between Horn and Fannie in the northeast portion of the study area;
•
Areas characterized by a mix of housing conditions ranging from good to very poor are mainly located in three areas: 1) between Broadway and Clyde, bounded by Gentry on the north and Ripa on the south; 2) between Regina and Dammert, bounded by Horn on the north and Paule on the south and 3) between Black Forest Park and the School Sisters of Notre Dame site on the east, to the rear property lines of lots fronting Broadway on the west, and bounded by East Arlee on the north and Ellen on the south.
Finally, the Lemay housing condition survey showed that rental properties tend to be in worse condition than owner-occupied housing Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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and older frame homes tend to be in worse condition than homes constructed of other materials.
Lack of Housing Diversity Housing in the Lemay study area is composed almost entirely of singlefamily units, accounting for 90 percent of the housing stock. Additionally, these single-family homes tend to be smaller and have fewer rooms than homes in other areas. In 1990 and 2000, U.S. Census data showed the Lemay area as having the second highest percentage of homes with four or fewer rooms; only the City of St. Louis had a higher percentage. In the current housing market, larger homes with three or more bedrooms, multiple bathrooms and separate living and dining areas are highly desirable, and are more typically found in suburban locations. In south St. Louis County, for example, homes in Oakville with seven or more rooms represent 52 percent of the housing stock as compared to 13 percent of the housing stock in the Lemay area. Besides the lack of availability of larger homes, Lemay is limited in other housing options, such as town homes, duplexes, villas and senior living developments. While much of the housing in Lemay is affordable compared to other locations, the limited housing stock puts Lemay at a competitive disadvantage with respect to demand in the regional housing market.
Neighborhood Appearance The overall condition and appearance of properties can affect the image of a neighborhood. Within the Lemay study area, there are several noticeable characteristics that detract significantly from the community’s appearance. Concerns that are not directly related to the condition of housing structures, but affect neighborhood appearance, include poorly maintained yards and fences, gravel drives, junk in yards, and derelict vehicles. Even in areas where houses are in good condition, these types of problems create an overall poor perception of neighborhoods. Due to the age of Lemay’s neighborhoods, many were developed prior to the establishment of St. Louis County’s zoning and subdivision regulations. In Lemay, many areas were subdivided without adequate regard to lot sizes, topography and drainage issues. Streets are often narrow and without curbs or sidewalks. The use of gravel for parking in front of homes is also prevalent. The lack of modern infrastructure is another factor negatively affecting the image of Lemay’s neighborhoods. Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Limited Vacant Land There is very little existing vacant land in the Lemay study area currently suitable for housing development. The Lemay study area is almost completely developed with residences, businesses, schools, parks and other land uses. Only 5 percent of the land area is vacant, including numerous small parcels scattered throughout the community. One of the larger vacant parcels, located adjacent to the Odd Fellows Cemetery, has been considered for residential development, but was found to have unstable soil conditions and not suitable for such development. Without the creation of buildable sites through property assembly and demolition of structures, opportunities for new residential development are extremely limited in Lemay.
Housing and Neighborhoods Plan Overview Lemay’s predominately residential character makes housing issues especially important. Based on existing conditions and anticipated land use changes in the future, a variety of short- and long-term strategies will be needed to address Lemay’s aging housing stock and the stability of its neighborhoods. Recommendations in this plan are based on several factors: • an exterior condition survey of 2,114 units, representing the study area’s oldest housing stock; • a Market Assessment (completed in May 2005), which includes a residential real estate market analysis; and • a review of the impact of existing and proposed land uses on residential areas. In addition to the factors cited above, there are three important policy considerations taken into account in the development of housing recommendations: 1. There is a recognized need to balance the availability of affordable housing, especially for current Lemay residents, with the desire to improve the range of housing choices through new construction and rehabilitation. 2. A community’s economic health is based on a strong housing market, as well as the availability of jobs, goods and services. An Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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attractive housing market creates a stable or growing population base, which in turn, is needed as a source of labor for local employers and as consumers of local goods and services. 3. While all neighborhoods in the Lemay study area will continue to receive routine local services, such as police patrol, property maintenance enforcement and street maintenance, there are areas that should be targeted for more intensive services and programs. In an effort to produce noticeable results, local service providers and non-profit agencies will need to focus time, attention and resources strategically.
Neighborhood Stabilization There are several areas in Lemay that would benefit from targeted strategies to encourage neighborhood stabilization and revitalization. These areas, depicted in Map 4-4, are characterized by housing styles and conditions that vary widely in type and quality. These areas represent neither the best nor the worst housing in Lemay, but rather are classified as “transitional” areas. These transitional areas are adjacent to neighborhoods with housing in either better or poorer condition. Two of the three areas include or are adjacent to schools – Hancock Place High School/Junior High School and Notre Dame High School, which serve as community anchors and assets to the neighborhoods. Areas designated for neighborhood stabilization would best be served by a three-prong approach, which focuses on improving housing stock, neighborhood conditions, and local infrastructure. Housing Strategies Appropriate intervention strategies to improve the housing in these areas include selective demolition of derelict structures, programs to encourage the substantial rehabilitation of homes through low-interest loans or other special programs, facade improvement programs, pro-active property maintenance code enforcement and in-fill development of new housing. Due to the lack of vacant land, new housing construction is likely to be limited to existing vacant parcels and vacant parcels created by the demolition of derelict structures. On some blocks, multiple parcels could be assembled for development through acquisition and demolition of older, smaller, and lower-valued properties. However, it is not anticipated that large-scale redevelopment of new housing will occur in these areas. Any new construction of housing should be compatible with Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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the older housing styles in Lemay and blend in with the architecture of the neighborhood. Neighborhood Strategies Targeted strategies are needed to address the appearance, cleanliness and image of these transitional neighborhoods. Neighborhood improvement strategies should include: programs to remove junk, debris and bulky household items from yards; brush and yard waste clean-ups; and, regular code enforcement sweeps to ensure the removal of derelict cars. Generally, there is a lack of trees and landscaping on many blocks, which diminishes the neighborhood’s overall appearance. Due to the age of the infrastructure in the neighborhoods, they lack tree lawns making the need for landscaping even more apparent. The visual appeal of these neighborhoods could be enhanced by promoting and implementing beautification programs. There are a variety of beautification programs that have been successfully undertaken in other communities that could be used as models, such as offering free mulch, bulbs or trees in the spring or fall, promoting “best looking” yard and block contests, or offering landscaping classes and yard equipment loan programs, and creating community gardens. Active resident associations are often key to a neighborhood’s vitality. The creation of block units and neighborhood associations in these areas are highly encouraged. Neighborhood groups can be effective in promoting neighborhood pride, organizing neighborhood events, such as clean-ups and beautification projects, and facilitating communication between the neighborhood and St. Louis County government. Further, neighborhood associations are natural partners to work with community stakeholders, such as the Lemay Housing Partnership, School Sisters of Notre Dame, Hancock Place School District, Lemay Child and Family Center, local churches and other Lemay groups. Infrastructure Improvements Targeted neighborhoods in need of stabilization and revitalization would benefit from specific infrastructure improvements, such as the installation of sidewalks, curbs and gutters, the elimination of graveled segments for parking in front of houses and the improvement of alleys. Specific recommendations regarding infrastructure improvements in targeted stabilization areas, including locations and priorities, are found in Section 5 - Transportation and Infrastructure . Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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Redevelopment There are areas of Lemay that have reached the stage where redevelopment is advisable based on the age and condition of structures, deteriorating infrastructure, inadequate street layout, obsolete platting or incompatibility of land uses. Three areas recommended for residential redevelopment include the Broadway corridor; the area east of Broadway, north of East Arlee and south of Mann; and sites adjacent to the Ruprecht Quarry. Detailed analyses of these sites and respective recommendations are found in Section 3 - Land Use and Economic Development, but are briefly summarized below. Broadway Corridor The Broadway corridor no longer supports an effective retail base and its long-term transition to residential and community uses is recommended. The viability of Broadway as a residentially-oriented corridor is premised on several other factors, including the high degree of existing residences already located there, the recommended location of a community center on Broadway, the installation of streetscape improvements, the revitalization and redevelopment of neighborhoods to the east, and the proximity of Lemay Child and Family Center and the School Sisters of Notre Dame complex. Residential redevelopment along this corridor would be expected to require acquisition of obsolete commercial structures and assembly of multiple parcels to support higher density housing, including options for senior citizens, such as independent and assisted living developments. East of Broadway/North of East Arlee The long-range strategy for the area east of Broadway, north of East Arlee is for residential redevelopment. While the area is currently residential in use, the poor condition of housing structures, inadequate infrastructure and street layout, obsolete platting and proximity to the MSD plant make more aggressive redevelopment strategies necessary. It should be emphasized, however, that the eventual redevelopment of an existing residential area to one of new residential construction is a long-term and expensive prospect dependent on many variables. The improvement of the Broadway corridor, construction of a community center in the area, and revitalization of neighborhoods south and west of the area, may need to occur before there is sufficient market demand to redevelop this area.
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Ruprecht Quarry The redevelopment of the Ruprecht Quarry, located in the southwest portion of the study area, is recommended as a long-term strategy to increase recreational and residential opportunities in Lemay. The reclamation of the quarry for recreational use and the possible use of adjacent sites for new housing has unique development potential. With the exception of an industrial use next to the quarry, the area is residential in character. Vacant land to the east of the quarry, and the eventual redevelopment of the industrial site, is recommended for new housing construction. If developed residentially, higher density housing could be supported in this area.
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Map 4-4: Housing Concept Plan March 2006
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Goals and Recommendations Goal #1: To stabilize and improve existing housing stock, neighborhoods, and related infrastructure in targeted areas. Recommendations: A. Focus stabilization efforts in three targeted areas: 1) between Broadway and Clyde, bounded by Gentry on the north and Ripa on the south; 2) between Dammert and Regina, bounded by Horn on the north and Paule on the south; and 3) between Black Forest Park and the School Sisters of Notre Dame site on the east, to the rear property lines of lots fronting Broadway on the west, and bounded by East Arlee on the north and Ellen on the south. B.
Demolish housing structures that are structurally unsound or cannot economically be rehabilitated.
C.
Rehabilitate housing units when feasible through various programs, such as loan-interest loans or acquisition/resale of properties.
D.
Continue pro-active maintenance.
E.
Build in-fill housing that blends in with the character of the neighborhood.
F.
Implement programs to encourage the removal of junk, yard waste and derelict cars.
G.
Implement beautification programs landscaping and tree planting.
H.
Encourage the establishment of neighborhood associations and block groups to promote neighborhood pride, organize events and communicate with St. Louis County government and other Lemay groups.
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Section 4—Housing and Neighborhoods Lemay Comprehensive Plan
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I.
Form partnerships with community stakeholders, such as the Lemay Housing Partnership, Hancock Place School District, School Sisters of Notre Dame to implement neighborhood improvement initiatives.
J.
Install sidewalks, curbs and gutters, improve alleys and eliminate gravel parking areas in selected areas, where feasible.
Goal #2: To encourage residential redevelopment in locations where existing uses are functionally obsolete, structures and infrastructure are substantially deteriorated, and surrounding land uses are compatible with housing development. Recommendations: A. Support in-fill development of higher density residential units along the Broadway corridor. B.
Support the acquisition of properties east of Broadway, north of East Arlee for large-scale residential development.
C.
Support the development of small-scale, higher density residential units adjacent to the Ruprecht Quarry site in conjunction with the reclamation of the quarry for recreational use.
D.
Continue providing adequate and consistent levels of service and code enforcement in order to maintain public health and safety in redevelopment areas until redevelopment occurs.
Goal #3: To increase the range of housing options, including type, size and cost. Recommendations: A. Build new, larger, in-fill housing units to meet the needs of families and residents who are looking for “move-up” housing. B.
Encourage the construction of senior living developments, located in areas close to public transportation and
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community amenities, such as along Broadway or Lemay Ferry Road. C.
Consider building a mix of housing styles, densities and price ranges in larger-scale redevelopment areas, such as east of Broadway and north of East Arlee.
D.
Develop programs to assist low- and moderate-income homebuyers.
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