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HomeMy WebLinkAboutReport no. 1 Housing & Redevelopment Authority, Survey of Conditions & Needs Mn .. • eights r}. y� =ter minneiota housing and redevelopment authority report no. 1 survey of conditions and needs teC Knorthwest associated consultants, inc. NORTHWEST ASSOCIATED CONSULTANTS INC. • 11 May 1981 TO: Oak Park Heights Housing and Redevelopment Authority RE: HRA Report No. 1 - Survey of Conditions and Needs Dear Oak Park Heights Housing and Redevelopment Authority: This letter forwards the first in a series of reports documenting the planning study of the East Area Improvement District in Oak Park Heights. The infor- mation in this report includes an inventory and analysis of the issues currently facing the area. This report will be followed by goals, policies, and a conceptual area plan which will serve to direct and focus future efforts to correct the identified problems. The final submission, the development of program alternatives to implement problem solutions, will require the careful consideration of both the HRA and the residents of the East Area. III Sincerely yours, NORTHWEST ASSOCIATED CONSULT TS IN . David R. Licht, AICP President Anne Bronken • 4820 minnetonka boulevard, suite 420 minneapolis, mn 55416 612/925-9420 • TABLE OF CONTENTS Page INTRODUCTION 3 EAST AREA DEFINITION 5 A. Overview B. Future Prospects 7 9 ISSUE IDENTIFICATION 11 A. Physical Environment 13 B. Substandard Lots 15 C. Excess Street Right-of-Way 17 D. Structural Condition 17 E . Structural Density 20 F. Open Space 22 G. Vehicular Traffic 22 H. Incompatible Land Use 22 I. Industrial Relocation J. Utilities 24 • K. Socio-Economics 24 24 APPENDIX A - Structural and Environmental Survey 27 APPENDIX B - Sock-Economic Survey 69 • • INTRODUCTION In March 1980, the City of Oak Park Heights established a Housing and Redevelopment Authority for the purpose of addressing housing and improve- ment needs of the community. The City's main housing concern is con- centrated in what has been termed the "East Area" . This area is shown on the map on page 4 . Facilitated by 701 Grant Funds, a study of the "East Area" was undertaken to: 1) more specifically identify the problems which exist in the area, 2) organize mechanisms and plans for response, and 3) outline programs and projects for accomplishing specific improvements. The following report is the first of a series documenting the findings of this planning study. It includes a basic introduction to the Study Area and identifies the issues and concerns that face the area. • 3 1 CZ V W CZ •0 ai / o T3 0 il l i - = % \........... . 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O 'N 3Atl NVOV d 1 l J 0�'11S�I 2 \� ZI { � Z N 3 lflVd 00 ^J p SINNd 3 :•�; • '®® /A ~ ry --3ntl tlWVNVd , Jig N 355 080.0 2 iamb g MOM tll .1 rv�/.[/I/ IIIII�I�I\ ( '..°.• lCa L.�� NlAVN tlWSOA -x 7�3Atl 000950 TP \ N � Ip E N. OaEN f & w z d�wo ,_ J . N ,Ii1 N N I 3m 3N310 N m N 355 505110 3Atl 1/414 J.N 3 N 01313010 410 ' ks "rA tl • .f o I1•: 4• i"a: . __ [Jr • • • pert circa definition • A. OVERVIEW OF THE EAST AREA The make-up of the East Area is a unique composition of natural and cultural elements. The St. Croix River courses the entire eastern edge of the Study Area which becomes, essentially, a function of the river system. The river- related components of the East Area are the low lying flood plain, the steeply rising bluff line, and the rolling upper bluff land. The predominant development of the East Area can be characterized as an old residential neighborhood. Many of the homes date back to the late 1800's and are mainly located on the upper bluff land. A large, newer, multiple family residential development, Sunnyside Condominiums, is one of the few elements located on the flood plain. Aside from the residential development, the Allen S. King generating plant maintains a dominating presence in the East Area. Much of the area is used or affected by the various functions of the Northern States Power operation. The plant itself is located near the river in the southeastern portion of the area. Most of the river flat area is used as a fly ash deposit ground. The Study Area is partially bound on the west by a slag and fly ash disposal site. The East Area is transected by two power lines. The land underneath these power lines must remain basically as open space. An electrical transformer is also located in the area along St. Croix Trail (Highway 95). • Another or maj presence of the I p East Area is the Minnesota State Prison bound- ing the area on the south. The prison also owns farm land in the southern- most leg of the East Area which it leases. Some major transportation corridors create a seam between the upper and lower topographic levels of the area. These are the active Chicago- Northwestern Railroad and Highway 95 (St. Croix Trail) which serves to connect many communities along the western bank of the St. Croix River. The northern edge of the Study Area is bounded by State Trunk Highway 212. Other notable elements of the East Area include the two sewage treatment plants, i.e., the active Stillwater Treatment Plant which is south of Sunnyside Condominiums and the inactive Oak Park Heights Treatment Plant located at Highway 95 and 59th Street. A portion of the large Valley View Community Park is located along a section of the western edge of the Study Area. In total, the East Area is a highly confined entity, subject to the effects of very unique circumstances. S 7 ■ ii i U a V _ •L I a 0 a) L o o y J U tom. 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FUTURE PROSPECTS OF EAST AREA • Although unexpected changes are inevitable in any situation, the East Area appears to be generally stable and will continue to function basically as it is for many years (i.e., as far ahead as the planners of the area's systems can envision). A new prison site has been constructed west of the Study Area, however, it will not affect the function of the existing facility. No changes in the usage of the East Area prison facilities are expected. Also to be noted are potential modifications in the transportation routes through the area. The Chicago-Northwestern Railroad is presently in active use and no change in use is foreseen. The routing of Highway 95 is to remain as is, however, a candidate site for a new bridge across the St. Croix River is located just north of Oak Park Heights, in Stillwater. The construction of a bridge at this location would create a substantial increase in traffic on Highway 95. However, no site determination or even ranking of possible sites has occurred to date. Northern States Power Company has just recently completed the first part of a study of the power plant in Oak Park Heights regarding the future of the disposal site located west of Beach Street along the western side of the Study Area. • The study basically states that the projected time period for the continued use of this site is fifteen years. At this time the site will be sold for development. NSP has just initiated an in-house study to locate a new disposal site, however, the City of Oak Park Heights has not yet been informed of any particular sites 1 that are being looked at. i i 0 9 • • inue identification • ISSUE IDENTIFICATION This planning study was initiated ated because of the knowledge that the East Area was faced with several problems. Some of the problems were apparent by simply observing the area, and others were recognized during the comprehensive planning process. Still others came to the fore as a result of a structural and environmental surveyanda mailed socio-economic survey, both conducted as part of this planning study. These surveys also enabled a more precise definition of magnitude and extent of some known concerns. The survey techniques and results have been placed in the appendixes of this report. A. PHYSICAL ENVIRONMENT The East Area includes a large amount of land that is affected by environ- mentally sensitive conditions as illustrated on the map on page Fortunately, most of the development in the area has taken place on the "best" land, which is the upper bluff area. However, some environmental problems do exist. Several older home sites have been located on the steep bluffs in the neigh- borhood and are experiencing erosion problems. An assortment of soil re- taining methods have been implemented along the embankments (with varying • degrees of success). The erosion problem is environmentally detrimental and the inconsistency of control methods is unsightly. In addition, much of the remaining undeveloped, steep embankment in the area has recently been stripped of much of its vegetation, leaving the area vulnerable to erosion. Since the topography of the area is such that most of the area drains directly toward the St. Croix River, siltation of the river is a concern. The amount of runoff is compounded by the disturbed and stripped steep slopes, the excessive amount of street rights-of-way and other impervious surfaces due to the small lots which are prevalent in the area. There are no apparent air or water pollution problems in the East Area. The most obvious source of such pollution is the NSP Power Plant. However, this operation is carefully regulated by the Pollution Control Agency, County and City. The emissions from the stacks, which undergo regular checks, are below the PCA requirements for acceptable levels. 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L'''n-'416'11L',..,70.,:.:I:"...).--L11.,-1,,4110,10.7'-'1i-:,&::74'L4::f-:::;-\ -l-':::::,;::''',7:.':.'.77' :i•-'...:::'::':73:'... : ' ----_1---; 1 III AVON I D '''''.:-;''. ,V '\ , A ' 'I. '.' ,'',,',M;a'.1..-'E. • .--,1 4,4A - " ' -.Nawmciser ■‘ MI ■ ) , >. .., . .. — .0 ,\ .. g g § , v,. g • 0- ec' c 4) . > I C /2, ...E C 1 : a 1— ct. ..- 1 , ._c 0) .- 0 =. . ,....y 0 a., , 0 !0 0- 4110 0 L. ! 0 0 im 14 1 B. SUBSTANDARD LOTS • The existing platting pattern of the East Area is typified by the grid system and is comprised mainly of lots having a width of 40 to 50 feet and an average area of 5,600 to 7,500 square feet. This pattern and lot size is typical of platting of the late 1800's. However, the area has experienced many problems directly and indirectly related to the small lot condition. The narrowness of the lots has resulted in a crowding of homes in some areas, which, in turn, has been known to give rise to poor maintenance . The increased number of lots and driveways fronting on common streets causes a shortage of on-street parking. This problem is compounded by the narrow streets in the area. Site drainage and runoff are major opponents of small lots. Because of the size of the lots, a larger percentage of the area becomes covered with impervious materials, i .e., structure, concrete and asphalt, which some- times requires complex inter-lot,drainage systems and increases the overall runoff to the river. The small lot condition generates a greater population density which could potentially create a recreation and open space deficit. In addition, the small lots allow very little potential for structural expansion. • This could result in a plague of variance requests since present economic conditions make structural expansion more affordable than relocating in a larger home. The current Oak Park Heights Zoning Ordinance, which has been tailored to properly shape the City's growth, includes requirements which serve to eliminate the small lots in the East Area. The East Area is zoned for single and two-family residential development. The ordinance requires that the lots be at least 10,500 square feet. The Metropolitan Council has surveyed the residential zoning ordinances of 81 metropolitan area communities (May 1977). The results of the survey showed that of all the developing (as opposed to developed) communities, the median single family minimum lot size require- ment is 10,900 square feet. Only one community's minimum lot size was less than 10,000 square feet. These results indicate that the requirements of the Oak Park Heights Ordinance are closely in line with like communities. • 15 Due to rising land costs and the need to provide affordable housing, it is apparent that there is a trend to reduce minimum lot and house size require- • ments. In many cases, the health and safety of the residents are not affected by the reduction. However, the topography of the East Area and the proximity to the river, provide very legitimate reasons for the current ordinance requirements. Most of the East Area has been developed. In many cases, homes have been built on combined lots. However, a few undersized lots remain to be developed and several more may become available as older homes are replaced. This problem has and will continue to face the City with ever increasing frequency. The City will need to consider this problem carefully in order to make consistant and appropriate decisions in this area. • • 16 C. EXCESS STREET RIGHT-OF-WAY • A major concern that was identified in the Comprehensive Plan Development Framework, and is very apparent while navigating in the neighborhood, is the over allotment of street right-of-way. Presently, an estimated 37 percent of the land area in Planning District 13 (does not include the river flood plain or undeveloped southern leg of the Study Area) is devoted to street rights-of-way. This can be compared to 20 to 25 percent right-of-way area in newer subdivisions. This excess is a result of the small lots and blocks and the grid system circulatory design that was implemented in the late 1800's. The basic disadvantage of the grid system is that no allowances are made for topographic or other natural conditions. As a consequence, some very steep streets and streets with minimal utilization exist in the East Area. The excess amount of streets require extra maintenance, that is, snow plowing, cleaning and repairs, and, in addition, is environmentally unsound in that hard surface area reduces surface drainage area and increases runoff. Considering the steep slopes and proximity to the river, excess runoff in the East Area is extremely undesirable. Under-utilized street rights-of-way are also considered a waste of functional land. An elimination of the excess would liberate land that could be used to fill other needs in the neighborhood, such as housing development or open space. • D. STRUCTURAL CONDITION Of major concern in the East Area is the prevalence of poor structural con- ditions. In order to more accurately define the degree of severity of these conditions and locational patterns, a visual survey was conducted during the first week of December 1980. Each individual home site was inspected externally and rated (scored) according to a determined set of criteria. The survey technique has been detailed in the Appendix to this report. The results of the survey were tabulated on a block-by-block basis. Each block was given a (1) total score by adding all the deficiencies for all the homes on the block and (2) an average score to reflect the general condition of the block. The maps on the following pages enable graphic visualization of these results. • 17 f I 0 L� _- O U CO o •--1 .0 O g c 7 C AO W W L •O ° "w ° ° 0 L V- O a o y ° rr s = O N . .0 o L 4. �� e 1 a p 0 . O 4.Y a ee t° Od °.4:14. 4--0 0 0 H (13 co a a 0 CO -2- N �I ,,7 p / / (_____/ .„ ) , . „, �p� ss --E-LI _ Picket / s.. �4"mil --- "s ii 7 _7 N 's r �.NNO+ <<n E / 1 11 >p`5 ��=_ ,..may r 1- . ....I .._. /, i �'p"c/� d� v f e \4 p Stagecoach —;.., s I 0 �/ R1Or• i S�_' Penfield•c0�". • . �� �ilgti, t PhiN rdiilil i a, ME ��i j : � Penrose II I Mi am alst itg I Eigg Peller .L:11/I Illilir • \ \ • . g''''''''''4:: 'A -1 11/ � Peabody g , .= I g/ i . 8 Ito N N Yom' N d. M cs) I•L U) a) o O i U a) X "O .- 'Y C.) ...Q E C O O _2 4a C a) 3s -0 t 1• O.. D) O U C '^ Q a-. E N O O ' a) E j L 41'2 U } ' O •j w Q) a4- 4- s a) 1—t-- } 0 o•� C v., a) O L 4_ O O EHi O N I 18 . CC) • 0 g XI O E U d /:. \ N VI VI CD / CD 2 V �7 C C �� O O N / ■ ._ O ._ Q •Q ■- L . E i� Q. M u U - C a) YG .w_,_� CU a o 0 Co + G v E i I- .p O O OIX-1 c° i N O `v_ .....„..... ,, ::::::. ,.,„,:.,,,RI CD �:iY. 0 9- e :. K L,_ / N . c^/ I J/, p0 x /�)� c Picket O _ ..0 o, 0 , r 0 w.,..4.,:„_:,,i , , ,z/0:,7) --! (-A--_ J f___]�-_i Stagecoach 51"'".' ,C�1i3 11 . I !!iii \, •�1\ - �� ,y Penrose aott PM* n i17.il0 ,4ia' i1E16.. :. Peller NV: An IlIMi IPeabody I geo. t r .e t L I - e g I N CO d. E I- } v am c -L 8 U N L x C a) • Q Q 4 a) a) N •k 19 Geographically, the housing problems are not precisely defined, however, they tend to be concentrated in the northern half of the Study Area. Severe structural problems have been noted on the blocks in which buildings are located on the steep bluffs r includes the blocksajust east of the Highway 95. Another area of moderate c oncen railroad tracks. The survey of the structural condition of the homes in the East Area found over half (63%) of the homes to be in "good" condition, i .e., having no major deficiencies. Most of the structural deficiencies that were noted were given a fair rating. Typical structural deficiencies were cracked foundations and steps, sometimes with material missing, need for house paint, shingles missing. Sometimes, deficiencies were noted because of the owner's efforts to improve the structure, for example, wall siding missing because window frames were replaced, and other such unfinished projects. The items most often rated as poor were found to be environmental Many of the yards in the area contain unsightly open storage areas and piles of debris. Outbuildings such as garages and sheds were often in much worse condition than the home. Driveways were typically not surfaced or edged. From the exterior survey, it is assumed that most homes in the East Area are basically sound and many deficiencies eliminated with cosmetic improve- ments such as paint and generally "tidying up". Most of the rest of the houses, • those cited as having major deficiencies, warrant rehabilitation. However, as far as could be determined from an exterior survey, very few homes that are presently being occupied are in need of being torn down and redeveloped . The condition of the structures also seems to be closely related to the age of the structure. According to the results of the mailed survey (page 87), 64 percent of the poorer rated homes (that returned surveys) indicated the year of construction to be 1900 or earlier. E . STRUCTURAL DENSITY Several instances of overcrowded structures exist in the East Area, again, due to the small, narrowly platted lots. In a comparison of the geographic distribution of structures and the surveyed conditions (see maps on pages 18, 19, and 21) there appears to be a direct relationship between higher structural density and poorer conditions. It does not necessarily follow that the population density is also too high in these areas. However, the development of medium density structures (duplexes, quadraminiums, and townhouses) would better fill the needs in the areas where crowding now exists. • 20 +r C .-_..-J‘ CD 0 • •c (/ N o /1, Y7 o O E • ,\ • co il Cr) — -.IC i Ilim-IC G n+ : ca tO O � � n CO 0 Goo W ,,, . c,-- (.. :- 7. • CO xI W N 0 ,,,/,1, Picket ll(------- .,, i,:, 95 1I _.I 6 00' I - ■. C____J / N t • �I 5 - i �1 °. e •I H I\\h. \ • • Stagecoach —1 PO" . - ' \ Penfield _/....../.>.../ i i Penrose 0 IIIM is I l 11991 ®■'9119!: I I__�_ -I. x r . —- ---- -irs0 allal9 �il1i1i�1 ®W11llL� I ii I \ Peiiar `� . Peabody S fd ■ • 21 F. OPEN SPACE • A need for more open space is apparent in the East Area. The closeness of homes, small lots and excess paved areas mentioned before create a congested feeling in various sections of the Study Area. The NSP transmission lines easement eleviates this condition to a certain extent. The land lying beneath the power lines cannot contain any structural development or tall vegetation and therefore must remain basically open. NSP has allowed use of the land for recreation and garden plots. Lower Park is the only c neighborhood park the East Area and, according to the Parks and Open Space adequately provides active recreational facilities for the area. However, it is not of sufficient size to fulfill the open space/passive recreational needs of the neighborhood . This need for open space should be a main consideration when land becomes available, either by the vacation of streets or clearing of structures. G. VEHICULAR TRAFFIC Of considerable concern is the heavy vehicular traffic, especially trucks, on the neighborhood streets, Stagecoach Trail, 59th Street, and Beach Street (Highways 21 and 23) due to lack of a better route from the south to the northwest. This route tends to transect the East Area neighborhood at the center, creating hazardous intersections for local traffic and pedestrians as • well as being an awkward, interrupted route for through traffic. This situation also detracts from the quiet residential feeling of the neighborhood. An alternative around the neighborhood for through traffic does not appear to be readily available, however, this possibility should be explored further. H. INCOMPATIBLE LAND USES A few instances of special types of land use exist within the East Area which impact adversely on the surrounding residences. These uses are, specifically, C&P Excavation Company on Stagecoach Trail, Johnson House Moving Company at 58th Street and Peller Avenue and the old ':Oak Park Heights Waste Treatment Plant on the river flat south of 59th Street. The presence of these kinds of land uses can weaken an otherwise strong residential neighborhood. The City is presently investigating the possibilities of removing these operations or relocating them to a more appropriate area. The relocation of C&P Excavating is the subject of a tax increment project that is currently being studied. Eliminating the incompatible uses can liberate valuable land for redevelopment projects. • 22 o CO 4.40 CO R . E ( - a.) • a) . IJ _ ° H fit) L '0 A I a b y \\+ Y ..E g L G1 o -I—+ Y G cu •— G T —..c, a •_ °�+ _ CO CD ,I.,G ^ c,L. L1 . • j O e A 0 IPpw / WA CO' t -- ---_Picket f ... „.. _ . .. ,. C /' CL-I❑C 7 ! i1„�n -� C __] r In f{ ��pYO�'��1L 11 CZ II ANN "/ I TI 22. e Stagecoach II f . MIN-- 16. _ gigill Penfield 1 c� , 11iiIl !l����W1111L 11111 i jii ''' / Penrose 1111 Ng�., IIIW 111111! 111111g I� .��.����� 1Y1t11 I Peller •a.. . 11111111 •innLnip1 ®� _ I_ _ . v. ,11111{111111 IN IF" �i� Peed,, L I L .. ��� in 10 d z C • O C c a a } CL •0 N c C a) N a -z_ j U L a = a 1– U H, x c O W' O ti S= 23 . I . INDUSTRIAL RELOCATION Due to the presence of incompatible industrial-type uses in the predominately residential neighborhood, the City has begun a search for possible industrial relocation sites outside of the core neighborhood. Currently being studied, is a site in the southern leg of the East Area, west of Stagecoach Trail . Although the study is not complete, there are severe problems associated with this particular site. The site was formerly a dump/landfill and has been found to contain unbuildable fill material to a depth of 25 feet. The removal of this fill and refilling or the construction techniques required to overcome this problem would be very expensive. In addition, a costly extension of sewer and water would be necessary to serve the relocated industry. The City may need to continue looking for appropriate relocation sites in the East Area. Other potential industrial sites exist along the west side of Highway 95, below the bluff line, although, as yet, no study has been done. J . UTILITIES The entire East Area is serviced with sewer and water with the exception of the southern leg. The question of providing sewer service to this area is presently confronting the City because of the possible use of the area for industrial relocation. The expense of the sewer extension is the major concern • since the construction of a costly lift station is required ($30,000 to $75,000). The decision will depend heavily upon whether the southern area can accom- modate the relocated industries. This matter is currently under study by the City Engineer. The capacity of the sewage treatment plant to handle the extension is not a concern. K. SOCIO-ECONOMIC CONCERNS To obtain a statistical silhouette of the residents of the East Area, a mailed survey was conducted requesting information such as income, employment, family size and make-up. The survey also asked for information on the place of residence, such as the age, size, value and the kinds of improvements needed. (A sample of the survey and the tabulated results have been placed in the appendix to this report.) 24 • Aside from providing a general description of the area, the survey results also revealed some significant problematic characteristics. One of these is the exceedingly high rate of unemployment of 14% (page 83). This can be compared to 4.7% and 4.0% unemployment in the Twin City Metropolitan Area and Washington County (according to the Minnesota Department of Economic Security, March 1981). A second concern is the lack of perception of needed repairs and improve- ments of private property (page 89). Twenty-Three of the mailed surveys were returned from homes that were rated "fair to poor" or "poor" in the structural survey, but only four of these indicated a need for three or more exterior improvements. (In order to earn a rating of "fair to poor" or "poor" the homes had at least three noticeable deficiencies noted during the structural survey, and all the poorer rated homes actually averaged five noticeable deficiencies per home.) These problems indicate that some of the structural problems of the area could be a result of the lack of both financial ability and awareness. • 40 25 • • • appendix o • STRUCTURAL AND ENVIRONMENTAL CONDITIONS INVENTORY 1 . Presentation of Survey Technique During the first week of December 1980, a structural and environ- mental survey was conducted in the East Area. Each individual home site was inspected externally and given ratings of good, fair and poor for each item surveyed according to the criteria listed in Tables 2 and 3. On page 32 is an example of the form used for taking the survey. In order to assign a simple rating for each address, a weighted scoring system was established which distinguished between major and minor deficiencies. The basic criteria for weighting these categories of deficiency was the amount of effort and/or investment which would be required to remedy the situation. Table 1 indicates the weights assigned according to this criterion. TABLE 1 WEIGHTING SYSTEM FOR COMPOSITE RATINGS Structural Condition Good . Fair Poor • Roof 0 11 21 Walls 0 11 21 Foundation 0 11 30 House Paint 0 3 5 Steps and Porch 0 5 9 Windows - Glass and Frames 0 3 7 Environmental Condition Yard 0 2 5 Outbuildings 0 7 15 Fences 0 2 5 Sidewalks and Drives 0 4 8 IIII 29 TABLE 2 RATING CRITERIA FOR ASSESSMENT OF STRUCTURAL CONDITIONS Roof • Good - No deficiencies Fair - Some shingles missing, slight sagging, weathered but intact Poor - Many shingles missing, substantial sagging, rotting, holes and materials missing Walls Good - No deficiencies Fair - Minor cracks, in plumb, weathered but intact, slight bowing Poor - Material missing, out of plumb, sagging, rotting, substantial bowing Foundation Good - No deficiencies Fair - Minor cracks, no materials missing, slight settling Poor - Material missing, substantial settling, rotting, soil erosion into basement House Paint Good - No deficiencies, well kept Fair - Minimal chipping, cracking Poor - Substantially cracked, chipped, little paint remaining Steps and Porch Good - No deficiencies Fair - Weathered but structurally sound, no bricks or other materials missing, minor cracks, no leaning Poor - Disconnected, rusted and/or hanging in sections from eaves Window Frames and Glass Good - No deficiencies Fair - Weathered but intact, minimal paint peeling Poor - Broken glass, rotted or broken frames, little paint remaining 30 10 • TABLE 3 RATING CRITERIA FOR ASSESSMENT OF ENVIRONMENTAL CONDITIONS Yard Good - Kept up, clean, neat Fair - Minor debris, overgrown with weeds and shrubbery, minimal erosion Poor - Substantial erosion, bare soil, piles of debris Outbuildings Good - Intact, neat, kept in repair Fair - Weathered, but servicable, minimal paint chipped or cracked Poor - Substantially leaning or sagging, material rotted or missing, little paint remaining Fences Good - Intact, neat, kept in repair Fair - Weathered but servicable, in plumb • Poor - Sagging, substantial paint chipped, broken, material missing Sidewalks Good No deficiencies Fair - Intact, minimal cracking, surface level Poor - Sections missing, broken up, substantial tilting Alley Good - Paved, neat, in repair Fair - Paved, some cracking but serviceable, overgrowth Poor - Unpaved or major cracks and missing paving material, trashy, rough going 31 • C 0 +. O U • O Z I J m N N a) U U Q L ti- in N i U- 0 >..N V O • -Q Z O 4-" S N •- +- N U N O o a'= 1.-.- O c O 2 •O -O LL '� O O ill 0 � � U a- a_ _ C OU El 0 a) N 0 > ti) 1) U o o 0 = a) N O E 3 O in 5 o 0 w ,? 8.4_ 0 0 op (D o D C 20 •o = o) >. E E 0 O O ›.Z J J;I—. .Z.N W = J N < U 32 The sum of all values of each surveyed item were transformed into a composite rating as follows: TABLE 4 COMPOSITE RATING SYSTEM Score (Weighted) Composite Rating 0-12 Good 13-25 Good-Fair 26-38 Fair to Poor 38+ Poor The survey results were then compiled on a block by block basis using the form shown on page 34 to yield the summary information on Table 5 . To facilitate this process, a block numbering system has been introduced as shown on page 35. S 33 HOUSING CONDITION SURVEY Block • LAND USE CHARACTERISTICS: Residential Type: SF TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: Number of Floors: Structural Condition Environmental Condition Roof Yard Walls Outbuildings • Foundation Fences House Paint Sidewalks and Drives Steps & Porch Window Frames and Glass Functioning Alley Paved Condition Comments: 34 a 4.0 h. CO N C \A�1/• ~ / I OW /rC N W C O : ____-/-_ E U > U O O O i C Q. b1 d 1161 "ii o .E R a o` cE O 0—= tea { I JD va a) i 0 ti• 0. ° I, N P tNp Pop ' Ni iJ ' ' -I -7 / co ./., . .,,,...N,p I VIII ' �' N i � —% c;1\ii Stagecoach �d�e,al' I �1!••c 11�[J �,��I1 I E ..i; II Mil I iiiill ilii�ll,,11IM I iS1j' �m r97;/1 w1I I� pm!iit Iliilll ' ''III 1111 I II����01 O�l�:ll AID Peabody Nom ` 0 S 35 TABLE 5 RATING OF PROPERTIES BY BLOCK Good Good to Fair Fair to Poor #Poor % Total Block # — --- — — — — 1 Vacant 2 Vacant 3 Vacant 1 4 1 100 1 100 1 5 1 3 50 � 17 0 2 33 1 50 2 6 7 8 1 100 1 8 9 Vacant 1 17 6 �� 5 83 9 3 33 2 22 1 25 1 25 4 12 2 50 13 3 75 1 25 4 17 4 14 2 33 2 33 1 17 1 5 6 15 2 40 1 25 2 50 1 25 4 16 6 1 29 2 29 7 17 1 13 2 29 2 18 3 43 1 14 1 14 2 29 17 1 17 7 6 i 19 4 66 1 1 33 1 33 3 20 1 34 1 50 1 50 2 21 1 22 Vacant 2 50 4 23 2 50 1 9 11 24 7 64 3 27 1 25 4 25 3 75 1 25 3 75 4 26 2 2 50 1 25 1 25 27 7 1 100 1 29 28 1 25 3 75 4 3 30 1 34 1 133 1 33 1 1 31 16 1 1 50 2 17 6 32 3 50 1 16 1 17 6 34 4 66 1 17 1 35 66' ' 100 66 6 36 2 100 TOTALS 121 63 22 111 18 9 32 17 192 • 36 TABLE 6 SUMMARY OF STATISTICS BY BLOCK Number of Total Average Average Block # Units on Block Block Score Block Score Block Rating 1 0 - 0 2 0 - 0 - 3 0 - 0 - 4 1 8 8 G 5 1 11 11 G 6 6 89 14.8 G-F 7 2 70 35 F-P 8 1 116 116 P 9 0 - 10 6 63 10.5 G 11 9 282 31 .3 F-P 12 13 4 136 34 F-P 4 42 10.5 G 14 6 133 22.2 G-F 15 5 148 29.6 F-P 16 4 123 30.8 F-P 17 7 188 26.8 F-P • 18 7 223 32 F-P 19 6 73 12.2 G 20 3 76 25.3 G-F 21 2 65 32.5 F-P 22 0 - 23 4 53 13.2 G-F 24 11 114 10.4 G 25 4 63 15.8 G-F 26 4 227 56.8 P 27 4 123 30.8 F-P 28 1 113 113 P 29 4 225 56.2 P 30 3 70 23.3 G-F 31 1 30 30 F-P 32 2 59 30 F-P 33 6 135 22.5 G-F 34 6' 83 13.8 G-F 35 66 0 0 G 36 2 0 0 G IP 37 HOUSING CONDITION SURVEY SUMMARY OF AREA LAND USE CHARACTERISTICS: Residential Type: SF 124 TF 1 MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: Predominately Wood Frame Number of Floors: 35% 1 Floor, 65% 2 Floor Structural Condition Environmental Condition G F P NA G F P NA Roof 94 29 3 Yard 77 24 25 Walls 99 12 16 Outbuildings 46 25 21 34 • Foundation 65 56 5 Fences 36 9 9 72 House Paint 73 42 7 4 Sidewalks 71 28 12 15 and Drives Steps & Porch 73 38 12 3 Window Frames 73 48 5 and Glass Functioning Alley Paved Condition Comments: 42% Good 18% Good to Fair 15% Fair to Poor 25% Poor 38 HOUSING CONDITION SURVEY • ock 4 LAND USE CHARACTERISTICS: Residential Type: SF 1 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: Wood Frame Number of Floors: 100% 1 Floor Structural Condition Environmental Condition G F P NA G F P NA Roof 1 Yard 1 i Walls 1 Outbuildings 1 Foundation 1 Fences 1 House Paint 1 Sidewalks 1 and Drives Steps & Porch 1 Window Frames 1 and Glass Functioning Alley No Paved Condition Comments: Brand new - yard is not completed 100% Good 39 HOUSING CONDITION SURVEY Block 5 LAND USE CHARACTERISTICS: Residential Type: SF 1 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: Wood Frame Number of Floors: 100% 1 Floor Structural Condition Environmental Condition G F P NA G F p ' NA Roof 1 Yard • 1 ■■ ■■ Walls 1 Outbuildings 1 • ■t Foundation 1 Fences 1■■ ■■House Paint 1 Sidewalks 1 and Drives Steps & Porch 1 ■. Window Frames 1 and Glass Functioning Alley No Paved Condition Comments: 100% Good 40 HOUSING CONDITION SURVEY Block 6 LAND USE CHARACTERISTICS: Residential Type: SF 6 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 67% 1 Floor, 33% 2 Floor Structural Condition Environmental Condition G F P NA G F P ' NA Roof 6 Yard 4 2 • Walls 6 Outbuildings 1 2 3 Foundation 4 2 Fences 1 1 1 3 House Paint 5 1 Sidewalks 3 3 and Drives Steps & Porch 2 3 1 Window Frames 6 and Glass Functioning Alley No Paved Condition Comments: 50% Good 17% Good to Fair 33% Fair to Poor • 41 HOUSING CONDITION SURVEY Block 7 • LAND USE CHARACTERISTICS: Residential Type: SF 2 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 50% 1 Floor, 50% 2 Floor Structural Condition Environmental Condition G F P NA G F P ' NA Roof 1 1 Yard 2 Walls 2 Outbuildings 1 1 i Foundation 1 1 Fences 1 1 House Paint 2 Sidewalks 2 and Drives Steps & Porch 2 Window Frames 1 1 and Glass Functioning Alley No Paved Condition Comments: 50% Good to Fair 50% Poor • 42 HOUSING CONDITION SURVEY • Block 8 LAND USE CHARACTERISTICS: Residential Type: SF 1 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: Wood Frame Number of Floors: 100% 1 Floor Structural Condition Environmental Condition G F P NA G F P N A Roof 1 Yard 1 • Walls 1 Outbuildings 1 Foundation 1 Fences 1 House Paint 1 Sidewalks 1 and Drives Steps & Porch 1 Window Frames 1 and Glass Functioning Alley No Paved Condition Comments: 100% Poor IP 43 HOUSING CONDITION SURVEY Block 10 • LAND USE CHARACTERISTICS: Residential Type: SF 6 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 17% 1 Floor, 33% 1 1/2 Floor, 50% 2 Floor Structural Condition Environmental Condition G F P NA G F P NA Roof 6 Yard 4 1 1 Walls 6 Outbuildings 2 1 1 2 • Foundation 5 1 Fences 1 1 4 House Paint 5 1 Sidewalks 4 2 and Drives Steps & Porch 5 1 Window Frames 4 2 and Glass Functioning Alley No Paved Condition Comments: 83% Good 17% Poor 44 HOUSING CONDITION SURVEY • Block 11 LAND USE CHARACTERISTICS: Residential Type: SF 7 TF 2 MF Number of Units in Structure: STRUCTURAL CHARACTERISTICS: (For MF) Type of Construction: All Wood Frame Number of Floors: 100% 2 Floor Structural Condition Environmental Condition Roof G F P NA 4 © G F P NA • ______ Yard Wal Is 4 ■ Outbuildings ngs IN1111111111111 4 low. Fence s House Paint 4 4 111111111111 9 Sidewalks alks Ceps $ Porch 10111111111111111 and Drives Window Frames 4 and Glass Functioning Alley No Paved o Condition Comments: 33% Good 22% Good to Fair 45% Poor ._._ .. 45 HOUSING CONDITION SURVEY Block 12 • LAND USE CHARACTERISTICS: Residential Type: SF 4 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 25% 1 Floor, 75% 2 Floor Structural Condition Environmental Condition G F P NA G F P ' NA Roof 3 1 Yard 2 1 1 Walls 3 1 Outbuildings 1 1 1 1 0 Foundation 2 1 1 Fences 2 2 3 1 Sidewalks 2 1 1 House Paint and Drives Steps & Porch 2 2 Window Frames 3 1 and Glass Functioning Alley No Paved Condition Comments: 50% Good 25°/0 Fair to Poor 25% Poor IP 46 HOUSING CONDITION SURVEY • Block 13 LAND USE CHARACTERISTICS: Residential Type: SF 4 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 25% 1 Floor, 75% 2 Floor Structural Condition Environmental Condition G F P NA G F P NA Roof 3 1 Yard 4 • Walls 4 Outbuildings 2 1 1 Foundation 3 1 Fences 2 1 1 House Paint 4 Sidewalks 3 1 and Drives Steps & Porch 4 Window Frames 3 1 and Glass , Functioning Alley No Paved Condition Comments: 75% Good 25% Good to Fair 1 47 HOUSING CONDITION SURVEY Block 14 • LAND USE CHARACTERISTICS: Residential Type: SF 6 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 67% 1 Floor, 33% 2 Floor Structural Condition Environmental Condition G F P NA G F P ' NA Roof 4 2 Yard 3 3 Walls 5 1 Outbuildings 4 1 1 • Foundation 1 5 Fences 3 1 2 House Paint 3 2 1 Sidewalks 5 1 and Drives Steps & Porch 5 1 Window Frames 2 4 and Glass - Functioning Alley No Paved Condition Comments: A lot used for car storage is questionable. 50% Good 29% Good to Fair 14% Fair to Poor 14% Poor • 1 48 HOUSING CONDITION SURVEY Block 15 LAND USE CHARACTERISTICS: Residential Type: SF 5 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 20% 1 Floor, 80% 2 Floor Structural Condition Environmental Condition G F P NA G F P . NA Roof 3 2 Yard 2 1 2 00. Walls 3 1 1 Outbuildings 2 1 2 Foundation 4 1 ■■ Fences 2 1 2 House Paint 3 2 Sidewalks 2 2 1 Steps & Porch 3 1 1 and Drives Window Frames 2 3 and Glass Functioning Alley No Paved Condition Comments: 40% Good 20% Good to Fair 40% Poor 49 HOUSING CONDITION SURVEY Block 16 LAND USE CHARACTERISTICS: Residential Type: SF 4 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Floors: 25% 1 Floor, 75% 2 Floor Number of Structural Condition Environmental Condition G F P NA G F P N � Yard 2 1 11111 Roof 11111111111■ Walls Outbuildings 1 S. va Fences 1 ■ 1 2 Foundation Sidewalks 2 1 1 House Paint 11111111111111 and Drives Steps & Porch 1151111. Window Frames 111111111111111 - and Glass Functioning Alley No Paved Condition Comments: 25% Good to Fair 50% Fair to Poor 25% Poor 50 HOUSING CONDITION SURVEY • Block 17 LAND USE CHARACTERISTICS: Residential Type: SF 7 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 100% 2 Floor Structural Condition Environmental Condition G F P NA G F P NA Roof 7 Yard 4 2 1 • Walls 6 1 Outbuildings 2 1 3 1 Foundation 1 6 Fences 4 1 2 House Paint 4 3 Sidewalks 4 2 1 and Drives Steps & Porch 4 2 1 Window Frames 4 3 and Glass , Functioning Alley Yes Paved Yes Condition Good Comments: 13% Good 29% Good to Fair 29% Fair to Poor 29% Poor 51 HOUSING CONDITION SURVEY • Block 18 LAND USE CHARACTERISTICS: Residential Type: SF 7 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 29% 1 Floor, 57% 2 Floor, 14°l0 2 1/2 ,Floor Structural Condition Environmental Condition G F P NA Y ■ 1 . 3 1 3 Roof 5 Outbuildin G d Fences alks 3 4 3 4 House Paint 4 2 and Drives Steps & Porch 4 . 1 2 ■ Window Frames 3 3 1 and Glass Functioning Alley Yes Paved Yes Condition Good Comments: 43% Good 14% Good to Fair 14% Fair to Poor 29% Poor 52 HOUSING CONDITION SURVEY • Block 19 LAND USE CHARACTERISTICS: Residential Type: SF 6 TF MF Other Ind. Storage Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 100% 1 Floor Structural Condition Environmental Condition G F P NA G F P NA Roof 5 1 Yard 5 1 • Walls 6 Outbuildings 2 1 3 Foundation 4 2 Fences 6 House Paint 4 2 Sidewalks 3 3 Steps & Porch 4 2 and Drives Window Frames 5 1 and Glass Functioning Alley Part Paved No Condition Good Comments: Industrial storage is visually incompatible 66% Good 17% Good to Fair 17% Poor • 53 HOUSING CONDITION SURVEY Block 20 LAND USE CHARACTERISTICS: Residential Type: SF 3 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: All Wood Frame Type of Construction: Number of Floors: 33% 1 Floor, 67% 2 Floor Structural Condition Environmental Condition G F P NA G F P NA Roof 1111111111111 Yard i 11111111milliiiii Walls Outbuildings v© • .• Fences F ■ ■ Foundation F 111111:11111111111 11111 Sidewalks House Paint nd Drives 111111111111 Steps & Porch S p 11111111111111 Window Frames and Glass Functioning Alley No Paved Condition Comments: 34% Good 33% Fair to Poor 33% Poor 54 HOUSING CONDITION SURVEY • Block 21 LAND USE CHARACTERISTICS: Residential Type: SF 2 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 50% 1 Floor, 50% 2 Floor Structural Condition Environmental Condition G F P NA G F P NA Roof 2 Yard 1 1 • Walls 1 1 Outbuildings 1 1 Foundation 1 1 Fences 1 1 House Paint 1 1 Sidewalks 2 Steps & Porch 2 and Drives Window Frames 2 and Glass , Functioning Alley No Paved Condition Comments: 50% Fair to Poor 50% Poor • 55 HOUSING CONDITION SURVEY Block 23 • LAND USE CHARACTERISTICS: Residential Type: SF 4 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Floors: 50% 1 Floor, 50% 2 Floor Number of Structural Condition Environmental Condition G F P NA G F P NA Yard 3 IIII 1 Roof 4 111111111111 Walls 1111111111111111 Outbuildings 111111111111111 • Fences 1111 4 Foundation 4 111111111111 11111 Sidewalks 2 1 1 House Paint v and Drives h ©Ste s & Porc P Window Frames and Glass Functioning Alley No Paved Condition Comments: 50% Good 50% Good to Fair 56 HOUSING CONDITION SURVEY • Block 24 LAND USE CHARACTERISTICS: Residential Type: SF 11 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: 91% Wood Frame, 9% Cement Block and Wood Frame Number of Floors: 55% 1 Floor, 45% 2 Floor Structural Condition Environmental Condition G F P NA G F P ' NA Roof 8 3 Yard 9 2 • Walls 11 Outbuildings 5 2 4 Foundation 8 3 Fences 6 5 House Paint 7 4 Sidewalks 10 1 and Drives Steps & Porch 10 1 Window Frames 8 3 and Glass Functioning Alley No Paved Condition Comments: 64% Good 27% Good to Fair 9% Fair to Poor • 57 HOUSING CONDITION SURVEY Block 25 0 LAND USE CHARACTERISTICS: Residential Type: SF 4 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 100% 2 Floor Structural Condition Environmental Condition G F P NA G F P NA ■■ ■ Roof 2 2 Yard 4 Walls 4 1111 Outbuildings 2 2 • Foundation 3 1 Fences 1 ■■ 3 House Paint 3 1 �• Sidewalks 3 1 and Drives Steps & Porch 2 111111111 Window Frames 3 1 and Glass Functioning Alley No Paved Condition Comments: 75% Good 25% Fair to Poor 58 HOUSING CONDITION SURVEY • Block 26 LAND USE CHARACTERISTICS: Residential Type: SF 4 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 25% 1 Floor, 75% 2 Floor Structural Condition Environmental Condition G F P NA G F P NA Roof 3 1 Yard 2 1 1 i Walls 1 3 Outbuildings 1 2 1 Foundation 4 Fences 3 1 House Paint 1 3 Sidewalks 1 2 1 Steps & Porch 3 and Drives 1 Window Frames 1 3 and Glass Functioning Alley No Paved Condition Comments: 25% Fair to Poor 75% Poor II 59 HOUSING CONDITION SURVEY Block 27 • - LAND USE CHARACTERISTICS: Residential Type: SF 4 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All wood Frame Number of Floors: 25% 1 Floor, 75% 2 Floor Structural Condition Environmental Condition F p NA G F p NA Yard v4 Roof el 11111111111 Outbuildings s Walls 111111111111111 4 Fences undation Fo ■■ MIN Sidewalks House Paint aaII and Drives h P 111111111111111 Ste s & orc Steps Window Frames and Glass Functioning Alley No Paved Condition Comments: 50% Good to Fair 25% Fair to Poor 25% Poor 60 HOUSING CONDITION SURVEY • Block 28 LAND USE CHARACTERISTICS: Residential Type: SF 1 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: Wood Frame Number of Floors: 100% 2 Floor Structural Condition Environmental Condition G F P NA G F P ' NA Roof 1 Yard Walls 1 Outbuildings 1 Foundation 1 Fences 1 House Paint 1 Sidewalks 1 and Drives Steps &Porch 1 Window Frames 1 and Glass Functioning Alley No Paved Condition Comments: 100% Poor 61 I HOUSING CONDITION SURVEY Block 29 LAND USE CHARACTERISTICS: Residential Type: SF 4 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 75% 2 Floor, 25% 2 1/2 Floor Structural Condition Environmental Condition G F P NA G F P ► Roof 2 1 1 ■ Yard 2 2 Walls 1 3 Outbuildings . 1 1 2 3 Fences 1 3■ Foundation 1 ■ Sidewalks 2 2 House Paint 1 1 1 1 and Drives Steps & Porch 3 1 ■ ■ Window Frames 1 3 and Glass Functioning Alley No Paved Condition Comments: 25% Good to Fair 75% Poor Block includes a tavern, however, due to grade change it does not create a problem. 62 HOUSING CONDITION SURVEY S Block 30 LAND USE CHARACTERISTICS: Residential Type: SF 3 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 100% 2 Floor Structural Condition Environmental Condition G F P NA G F P NA Roof 2 1 Yard 2 1 • Walls 3 Outbuildings 1 1 1 Foundation 2 1 Fences 1 2 House Paint 2 1 Sidewalks 1 2 and Drives Steps & Porch 2 1 Window Frames 2 1 and Glass Functioning Alley No Paved Condition Comments: 34% Good 33% Fair to Poor 33% Poor Excavation Company creates much trucking action • 63 HOUSING CONDITION SURVEY Block 31 • LAND USE CHARACTERISTICS: Residential Type: SF 1 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: Wood Frame Number of Floors: 100% 2 Floor Structural Condition Environmental Condition G F P NA G F P NA , Roof 1 Yard 1 Walls 1 Outbuildings 1 • Foundation 1 • Fences 1 House Paint 1 Sidewalks 1 and Drives Steps & Porch 1 Window Frames 1 and Glass Functioning Alley No Paved Condition Comments: 100% Fair to Poor 64 HOUSING CONDITION SURVEY Block 32 LAND USE CHARACTERISTICS: Residential Type: SF 2 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 100% 2 Floor Structural Condition Environmental Condition G F P NA G F P NA Roof 1 1 Yard 2 • Walls 1 1 Outbuildings 2 Foundation 1 1 Fences 1 1 House Paint 2 Sidewalks 1 1 Steps & Porch 1 and Drives 1 Window Frames 1 1 and Glass Functioning Alley No Paved Condition Comments: 50% Good 50% Poor • 65 HOUSING CONDITION SURVEY Block 33 LAND USE CHARACTERISTICS: Residential Type: SF 6 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 17 0 l0 1 Floor, 17% 1 1/2 Floor, 66°l0 2 Floor Structural Condition Environmental Condition G F P NA G F p NA Roof 4 ■ Yard 4 1 1 1111.0.11111.00 Outbuildings 2 ® 1 • Walls . Fences 6 Foundation 2 `I' ■ ■■ ■ 1 Sidewalks 3 1 2 House Paint 3 2 and Drives Steps & Porch 6 Window Frames IIIIIIII and Glass Functioning Alley No Paved Condition Comments: 50% Good 16% Good to Fair 16% Fair to Poor 17% Poor 66 HOUSING CONDITION SURVEY 'Block 34 LAND USE CHARACTERISTICS: Residential Type: SF 6 TF MF Number of Units in Structure: (For MF) STRUCTURAL CHARACTERISTICS: Type of Construction: All Wood Frame Number of Floors: 83% 2 Floor, 17% 1 Floor Structural Condition Environmental Condition G F P NA G F P ' NA Roof 6 Yard 5 • Walls 5 1 Outbuildings 6 Foundation 3 3 Fences 5 1 House Paint 4 2 Sidewalks 5 1 and Drives Steps & Porch 5 1 Window Frames 3 3 and Glass , Functioning Alley No Paved Condition Comments: 66% Good 17% Fair to Poor 17% Poor Sanitary landfill; much truck traffic; well buffered 67 NO appendix V SOCIO-ECONOMIC INVENTORY 1 . Socio-Economic Inventory Technique To obtain information on the current social and economic of the residents living infor- mation was residents each in the East Area, a survey requesting suchtinf r- Y t such infor- cluded on the following pages. Of the p112f the questionnaire is in- cluded were returned. Although this low volume survey sent v de definitive statistical results, the extremely high number of questionnaires give a fairly accurate description Y nnot provide returned economic character. Information p on of the area's socio- economic that the residents felt were needed.o requested on home improve- The residents of the multiple unit development Sunny- side on the St. Croix, were not included in the mailed East Area,unit development is of recent construction and � Sunny- led questionnaire. The of concern, and therefore would significantly offset the off the area questionnaire. results of the It is important to note,is imp r n , however, that aside from providing a simple • current traits, this instrument allows for the determination of those persons eligible for low interest loans and grants administered the Minnesota Housing Finance Agency.the not the only source of Finance that can It athe by y. It should be noted that the MHFA eligibility requirements of the program aid in the determination of r need. The procedure for determining loan and urination of real follows: all pre-tax income grant eligible persons is as percent is deducted from this(amount;calle,comhe family is combined, 5 18 or full time students is subtracted, from family members under is a secondary wage earner, ' $300 is removed from the total if there than the secondary and the wife;fe$300 is subtracted for each family than the ; and finally approved y member other y medical expenses and money r ceived for foster child income, be subtracted. The resulting subtracted. to qualify for the lgw"gross adjusted and income" child eane may $ 6,0i0on, the residence to be improved loans mua must fall between ant . under b 0 the for r o grants. ing the funds, and the residence must be over 15e owned age. the Y persons request- The tabulations of the years of age, the sample sure questionnaires are included on the pages the q survey . Through a special mailing p ges following uestionnaire;s according to the ratings ethat the aho es'werto given as a result of the structural survey. e i 71 EAST AREA IMPROVEMENT DISTRICT HOUSING SURVEY OAK PARK HEIGHTS, MINNESOTA January, 1981 The City of Oak Park Heights has been granted Housing and Urban Development 701 Funds to assist in identifying the problems which exist in the "East Area" and outlining programs to accomplish specific improvements. The questionnaire which you are being asked to complete will provide valuable information to help in the identification of the housing problems in Oak Park Heights. Answer the questions by either placing an "X" in the appropriate space, filling in the blank, or listing the requested information. Remember, your answers are anonymous, so answer as accurately as possible. This questionnaire has been sent to only a sample of the residents in the East Area, therefore your response is important. A stamped self-addressed envelope has been enclosed for your convenience. 1 . Please indicate which of the following housing types best describe your current place of residence: Own a single family residence Rent a single family residence Own the duplex in which we live Rent the duplex in which we live Rent an apartment within a multiple unit complex • 2. In what year did you move into your current place of residence? 19 3. What are the total number of rooms in your current home or apartment? Rooms (Do not count bathrooms, porches, halls, closets or unfinished basements and attics.) 4. What is the present monthly mortgage or rental payment for your current residence? $ 0 - $149 $150 - $299 $300 - $449 $450 - $599 $600 or more 5. What is the total number of persons (including yourself) who live in your household? (Indicate how this breaks down by household relationship. This is done by indicating the actual number in each applicable space.) Husband Non-related adults Wife All children (under 18) Other related adults (18 or over) Live alone 72 6. Please indicate those categories below which represent the ages of the members of your household. Put an (M) in the proper category for each of the males in your family; and an (F) in the proper category for each of the females. (If more than one person fits a category, please indicate this by placing the proper number of letters in the spaces provided. For example, if there are two females between 5 and 19 years of age in your family, you would place FF in that category.) 0 to 4 years 25 to 44 years 5 to 19 years 45 to 64 years 20 to 24 years 65 and over 7. Using the same method as the above question, place an (M) or (F) in the following categories that best describe the employment situation of the household members who are 16 years of age and over. (Examples of people not in the labor force would be students, unpaid housekeepers and retired persons.) First Adult Second Adult Other Person Employed Full Time Employed Full Time Employed Full Time Employed Part Time Employed Part Time Employed Part Time Unemployed Unemployed Unemployed Not in Labor Force Not in Labor Force Not in Labor Force • 8. What is the current occupation of the primary wage earner of the household? (For exam le, steamfitter, car salesman, high school teacher). Please be specific. p Occupation 9. Please circle the last grade or year of education which the adult members of the house- hold have completed: 1, 2, 3, 4, 5, 6, 7, 8 (Grade School) 9, 10, 11, 12 (High School) 13, 14, 15, 16 (College) 17+ (Post-Undergraduate) 10. Which category best describes the combined gross income of all the adult members living in your household? $ 0 to $2,999 $ 9,000 to $11,999 -$3,000 to $4,999 $12,000 to $14,999 -$5,000 to $6,999 -$15,000 to $24,999 -$7,000 to $8,999 -$25,000+ 1 73 11 . What is the combined income of any children under 18 who are students and currently live in your immediate household? $ 0 to $2,999 $7,000 to $8,999 $3,000 to $4,999 $9,000 to $11,999 $5,000 to $6,999 None Those persons who own the residence in which they live should complete Questions 12 to 17. Renters should skip Questions 12 to 17. 12. In approximately what year was your current place of residence built? 19 13. To the best of your knowledge, what is the approximate market value of your current residence? Less than $7,499 $15,000 to $19,999 $ 7,500 to $ 9,999 -----$20,000 to $24,999 $10,000 to $14,999 ,000 to $34,999 Over $35,000 14. What improvements do you feel are needed in your present residence? • Garage Roof Plumbing Foundation Heating Exterior Paint Kitchen Windows and Glass Addition to Existing Structure Other Exterior Improvements (Please list) Other Interior Improvements (Please list) None 15. How much do you estimate it would cost to accomplish the home improvements which you would like to make? $ 16. If you could qualify for a low interest loan or non-repayable grant for home improvement, would you take advantage of it? Yes Possibly No Don't know 17. If you are interested in home improvement loans or grants, where would you prefer to go to obtain this money? Bank or Savings and Loan within Oak Park Heights Bank or Savings and Loan within 10 miles of Oak Park Heights Bank or Savings and Loan 11 miles or further from Oak Park Heights Willing to go wherever necessary in the Twin Cities area Not interested in loans or grants 74 411 ****************************************************************************** THANK YOU FOR YOUR COOPERATION. 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O -J E a- U — i N Z C 1 .L O L L N c; D C) a 2 Y Q 0 w CC LO0 X § LU O W I- S 89 0 I .-- I I I N ^ I I I r-I O o ''n' r- I I I N r I I I ^ 0 CD in E O v •0) ` ) W d a o l .a. — I I I N — I I I —I 0 Z I I I I I i in N N C \I I N I I I I Lo I . I I I o O C -° 0 wl V o •(3_) aj N J - W W ZI I N I 1 1 I d L I I I C I 1 1 1 1 W O CC Ct- \OI O O O O M O`'Cg r r 1 I M I 0 ill W '3 o a � O a) C } . m2 E 'er .'= O N N I I N N N •- I — •- Q I— 0 _ c° u°_ Z ' I I I N O W Q I- t •- M I N U N O, I N. I� d I W +- u- 0 0 ^ N I r I r O Lt. N �n I•- N d) 4. C Z = - 0 N. O 1 d d I M M `o1 d D O U U 0 a) L °' ° a) O U U O U Os U 0 a- L = Os Os Os Os Os o ; 0 c� 4 4 4.9 + 0 E 45 T 0 0 0 O O 0 0 E 0 ;- µ- 4- +- N a 0` O O 0 0 o < w 0 0 E 0 co 4. O` W 1- Z Z �, tR b4 49 • 90 • 0 I 'O ,_ «7 I N N I O C , ) O0 O i En ZI ; N NI O` 0 in� � o I CO , I I o o Z J 0 � °' Q w_ � 0I CC N CC Z o I ' I n C) Z N Z _c 8 e H c" to as 1 0 • ^ p Oa • J in 0 N C co Q 0 Q ,O 4 ,- ^ NI I--- v-)".1 = o= u.. Z N 0 I- N N W Z 3 0 I «� N N I O J N .O • = � ZI N M .O O.I ^ 0 C ;0 = a H H = O 0 91 • I O co I N MI O N N +. — 0 _o O L 1) N L C7 w d 0 C") I CJ MI 0' Z W Z _ ° I I CO I ^ 0 I O W >- C -0 o WW 0 _ a`) � Q J LU O 1 N I r MI •O C.. C ZI I 1 Z 1_- OZ W V I O O > 0 0 \o I 'I" I M 0 O s ,} 0 ' • ZO- •3 0 W < 0 o c _ oo O } L 0•I N O I co �O I O� f- o = � l° Z Z � Q 1n 0 O z Cr)I 0 z } � .� 0 O CO en N N 0 Q 0 u_ V) on .3 N o o •a O c c ,� ° o,I M C .1.. O I 4- r QO = C4 0Z Z m S E > N th o s .-� c `0 o '0 15 -a1 0 a) a °- = V- = 0 i • 2. Summary of Mailed Questionnaire Results General: • Area is almost totally comprised of single family home owners. • The market value of most homes was estimated at over $35,000. • Average gross family income is low. By Home Ratings: • The market value of the homes with ratings of good to fair was generally higher than the home rated fair to poor. • Almost half of homes with ratings of fair to poor were built earlier than 1900 and generally were larger. • There is very little difference in the perceived number of needed improvements between the better rated and poorer rated homes. • Only one-tenth of the poorer rated homes indicated a need for extensive exterior or interior improvements (three improvements or more). • The average gross family income for the better rated homes (at least 168:950000)). 1is slightly higher than that of the poorer rated homes (at least • By Loan or Grant Eligibility: • Approximately one-quarter of the households are eligible for loans or grants available through the Minnesota Housing Finance Agency. • The grant eligible tend to be elderly, retired females that live alone. • Almost all loan eligible are families with children. • About 60% of homes that are eligible for funds were built before 1910. 93 • a) a) . ° E o c a� • s 0) o S a) n •a •3 . S E • ° O a --fl > a Q O ac_ o o s o 0 a 4) p .1)• s y • s a- a -t a) '- -_o S o a) oo -° a) B _ •� a S Q a) > 0 0 o C • a-. � .n > a 0 p :i 0 a) a '3 C • 3- a — M +c- _ -a • U _75 ap •� � s T ON ,� a) E • _ L a $ 0 p 46 -fa 6 o o 0 Z ° < a 0 °' -4 O o 0 no 2 - ..0.a a • O a4-• O aE S . _ .0 c N �O a> 'a U O C O Z 1) a) o E L L a • Q O N a • ° N 0 • > = a Q 0- O u_.E a) a E > 0 'a N O a) E p - °)3 S o o M s o -a a� .H U • _o O s> d � s >= a) 4.• L)°y-S L' C a U i O S = ..->• -C 'v + sL E0 s N N v a O ) B C L. N ° E . a' E E a a > ss D O `• , a) = o o • -a s-c E .73 • o o 0" �>' • ° -a) • ° L- a S te a) E -0 � o c 0 .0 -�° a ' =fls a (1)i v -g 0 E a o 0 o s -a a)a) L- O E ° aO D °) o ° o= ° 3 0 N s ° -_ co -_ Q s Q o — Qoa_ = Q 46 m a • Q > °i a Q _ 0 � s o _ D y- CI) ° N o E 0 _ a E oc O E 4- -a o •� E a� . >` O -° O aa- a) s S o a) Z = Z 'o fl- Z a: N ~ M ^ CV M "cr 94 • c 0 a = w .1- Q) 4- _ L •..O 4O a )S O ° ul ° N)L •° °• a E � E) 0) s 0 °a ° - a rn ai 's � to > � o o 0 . 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E E 0 � c .- c rn > •-- - o °• N •a) -O a) E'- s c 0 c T • 0 •5) 0 _ 0 0 ▪ ". IT I •O O7 -O-▪ c_11 Co 3 0 0 • O O O 0 11J d E \0 14- O a • a) a) > � s 0 0) N N O = = O D -0 a 2 • 3 0- O) -0 O S E a) o o = O a S N Q O D = a) S 0 • a) 0 0 O 3 J _ O Li- = o CO _O - O � O)O in O D -0 = p 0 .�. . O p = '6 = N O _N 08 O Z O O O O Q co J S E 1 -p a) 4i o o- 0. L O= -0 s y • 1 a _ Q. O D • O .-- - 2 80 p \ N O T p a-Ti °1 E S p "- S s N a) O O0)N t O ^ a a p O '� 'a)\Q-N _ N O M O }0) s E�a� E > � � a a ° N� o od � -Y "I'. - °o L a 0.- a =O F M a L y > a a) a o a) ~ 0 aa.L.0 • ' o o L in CD ce 0 n p O Q> o L E -c v 0 ° 0 0 c �° in L 3 u - L 0) !� ` a ) • • - o E . ` o ° 0 pE 0..0 i 0 = ) •- a) a- E O O O p p G N m S C N''- 3 - c } _ - S} ) Q 0 0 = S E ;. 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