Housing Needs Assessment
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SALINA HOUSING NEEDS ASSESSMENT
Final Report
Prepared for the City of Salina, Kansas
by
Betty Jo White, Ph. D.
July 30, 1991
Funds to support the preparation of this document were provided by
Bank IV-Salina, Bennington State Bank, First Bank and Trust,
First National Bank and Trust, National Bank of America,
and Bank of Tescott
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TABLE OF CONTENTS
Introduction..... ...................... ....... .................. ...... ...1
Part One:
Housing Needs Assessment......................................2
General Housing and Population Needs...............................2
Housing adequacy
Housing affordability
Housing cost burdens
Housing assistance recipients
Method of tenure
Demographic .Data.................................................. 8
Age
Race
Family type/size
Families Requiring Supportive Services with Housing...............l0
Economic independence/self sufficiency
Persons with AIDS
Homelessness Needs................................................l2
Part Two:
Housing Market and Inventory Conditions......................14
Total and Household Population Data...............................14
Household type
Group quarters
Special needs populations
Poverty population
Employment
Housing Inventory.................................................18
Housing form and size
Age
Condition/habitability
Housing costs--for sale units
Rental housing costs
Assisted housing units
Occupancy type
Concentration of minorities and low income families
Institutional Structure for Housing Production and Finance.........32
References...............................................................37
Acknowledgements.........................................................38
Appendices...............................................................39
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Tables
1.
2.
Housing Affordability for low/Moderate Income Salina Residents.......4
Estimated Salina Households Who Pay Too Much for Housing.............7
3.
Dwelling Unit Condition Survey, City of Salina:
1986...............21
3A. Community Development Block Grant Program:
1987-89.................21
4.
5.
Random Sample of land Costs for Vacant Residential land in Salina...23
1986-90 New-Housing Construction Costs in Salina....................25
6.
7.
Net Residential Gains in Salina:
1987-90...........................26
City of Salina 1991 Rental Survey...................................28
Housing for Older Salina Residents..................................3l
8.
9.
Salina Mortgage lenders.............................................33
10. Vacant Salina Residential Acreage:
lOA. Vacant Salina Residential Acreage:
South of Crawford...............35
North of Crawford..............36
Figure 1.
Figures
Mobile Home Parks and Subdivisions in Salina.................19
Appendix A.
Appendix B.
Appendices
Selected Population and Housing Characteristics:
1990.....39
Appendix C.
Salina Census Tract Map....................................40
1991 Salina Rental Housing Survey form.....................41
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EXECUTIVE SUMMARY
This study addresses the permanent housing needs of the population segments
in Salina that are at risk of experiencing housing problems--and ultimate-
ly, homelessness--by examining the city's housing inventory. The narrative
and supporting documentation compare housing needs and both rental and
ownership options for people of various income levels.
* During the Eighties, Salina's population grew by 1.1%, while its number
of households increased by 6.6%. Yet the city's housing inventory in-
creased by only 4.2%, its overall vacancy rate dropped to 6.1% (the fourth
lowest in Kansas), and its rate of crowded housing rose slightly to 1.9%--
clear evidence of a housing availability problem in Salina.
* Salina new housing and rent prices increased significantly during the
past decade, although many local residents' income levels remained stable
or even decreased. Thus, while the majority of Salina's citizens are
housed adequately, an affordability gap exists for many low and moderate
income households.
* While availability and affordability are more common housing problems in
Salina than plumbing or other physical deficiencies, 656 substandard but
occupied units (3.8% of the 1990 housing stock) will continue to need
rehabilitation and 67 vacant, dilapidated units will need improvement or
demolition after the units scheduled for attention under this year's local
Community Development Block Grant housing rehab program are completed.
* Over 1,300 new dwelling units have been added to the Salina housing stock
since 1980. Yet between 1980 and 1990, the city's percentage of owner-
occupied housing declined from 68% to 64.1%.
* In 1990, the estimated average Salina new, single-family home price was
more than $99,000. The mean existing-home price of homes sold under the
Salina Multiple listing Service in 1990 was nearly $49,000.
* For those among the estimated 50.1% (8,661) of local households with
incomes below $25,000 who have been unable to attain homeownership, a real
need exists for decent homes priced no hiQher than $50,000. None of the
single-family units built last year in Salina were priced that low. Some
smaller and/or older homes are available at that level but may need repair
or rehabilitation.
* Based on a 1991 city rental housing survey, mean prices (not including
utilities) for rentals in Salina are $187 for efficiency units, $201 for
one-bedroom, $275 for two bedrooms, $338 for three bedrooms, and $377 for
four-bedroom units. Depending upon housing size or structural type,
tenants must add another $75-150/month for utility costs.
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* At 30% of gross income, the maximum monthly housing cost affordable by
well over one-fourth (28.2% or 4,875) Salina households whose annual
incomes are less than $15,000 is $375. At current private market rent
levels, if $75 per month is reserved for utility costs, only two bedroom or
smaller units are affordable by those households.
* Despite the low 4.3% unemployment rate in Salina, income estimates show
that 50.1% (or 8,661) of Salina households earned less than $25,000
annually in 1989. Thus, underemployment may be a factor in the housing
problems of the city's working poor and minimum wage-earning households.
* The city's poverty rate may have doubled during the Eighties, to an esti-
mated 11.3% (1,953) of local families and 14% (5,922) of individuals in
1990. Of the poor households, an estimated 1,406 may pay more than 30% for
their housing, including 820 who may experience severe housing cost burdens
(paying at least 50% for housing).
* An estimated 698 of the 1,074 poverty level Salina homeowners may pay
more than 30% to own their homes, including 387 who may experience severe
housing cost burdens. Of the estimated 879 local poverty level tenants,
694 may pay more than 30% for rent, including 448 poor renters with severe
burdens.
* A total of 650 very low, low, and moderate income families and individ-
uals in Salina receive federal housing assistance. The publicly- and
privately-owned, assisted units, which represent only 3.8% of the city's
17,287 occupied units, all have extensive waiting lists of eligible
prospective tenants. Although lower income elderly are more likely than
poor families to receive housing assistance, almost one-half of local older
households do not receive such aid.
* During the Eighties, female-headed families rose to 10.1% (1,741) of all
Salina households. An estimated 45% of Salina's single mothers with
children under age 18 are below the poverty level, and therefore likely
carry severe housing cost burdens.
* By 1990, single-person households had increased to 28.9% (4,988) of all
Salina households. More than one city resident in four now lives alone,
and nearly one-half (43%) of Salina rentals are estimated to be one-person
households. Of 4,988 single-person households, 2,051 (41%) are persons age
65 or older--most of whom are women.
* The over 1,200 post-secondary students who now must find housing in the
Salina private market, plus the city's low vacancy rate and the planned
doubling of the Kansas State University-Salina enrollment present the
potential for a severe rental housing shortage.
* More than 1,200 local residents aged 16-64 have disabilities that inter-
fere with employment. When disabled older persons, homemakers, and
children, plus their family members and live-in attendants are added, the
number of Salina "disability families" whose housing challenges arise from
functional impairments is probably greater than 2,500. The shortage of
affordable wheelchair accessible and adaptable housing is acute.
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* The Eighties' increase in Salinans aged 65 and older (to 6,095 or 14.4%
of the population)--with a corresponding increase in the local median age
to 33 years and a decrease in mean household size from 2.52 to 2.4 persons
per household--was offset somewhat by construction of four new rental
housing developments that are partially or totally reserved for elderly
residents.
* The 2,779 (6.6%) Salina residents over age 75 have the greatest potential
for being "frail," and many may require some personal assistance or super-
vision in their living environments. The city's six long term care
facilities provide a total of 440 beds, which may not be appropriate for
older people whose housing needs are not medically-related. For most frail
older residents, local housing options are limited to their own home or a
rented apartment.
* The number of near-homeless and street homeless Salina residents may be
twice that of the current approximately 75-bed shelter and transitional
housing capacity in the city. local nonprofit and religious groups are,
however, working to address the need for more housing for homeless individ-
uals and families.
* A variety of public, private, and nonprofit housing-related entities are
available to enter public-private partnerships and utilize community and
other resources to achieve affordable, permanent housing options in Salina.
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SALINA HOUSING NEEDS ASSESSMENT
Introduction
During the Eighties, Salina's population grew by 1.1%, while its number of
households increased by 6.6%. Yet the city's housing inventory increased
by only 4.2%, its overall vacancy rate dropped to 6.1%, and its rate of
overcrowded housing increased slightly to 1.9%. During the same period,
Salina new housing and rent prices increased significantly, while many
local income levels remained stable or even decreased. Therein lies the
problem that has led to this analysis of Salina's housing needs.
This assessment of the housing needs of the City of Salina, Kansas is
divided into two sections: 1) Housing Needs Assessment and 2) Housing
Market and Inventory Conditions. Part one identifies specific housing and
demographic data relative to households with unmet housing needs. Part two
presents a comprehensive overview of the housing situation in the city,
including details that explain the findings briefly summarized in the needs
assessment. Both parts are necessary to understand the housing challenges
faced by the city of Salina in the Nineties.
Note: Wherever possible, 1990 Census data (see Appendix A) are used.
Because 1990 income-related data are not yet available, 1988 Census data
and earlier non-Census sources provide the bases for poverty rate and
housing cost burden calculations. Apparent inconsistencies may result from
the varying data sources and their dissimilar definitions of like terms.
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PART ONE: HOUSING NEEDS ASSESSMENT
The majority of Salina's residents are adequately housed, but an afford-
ability gap may exist for at least one-fourth of the city's households.
The needs assessment section summarizes general housing and population
needs, demographic data, families requiring support services with housing,
and homelessness needs. These data focus on constraints of the local
housing stock and identify the special populations whose housing needs are
not well met by the private, unassisted housing market.
General HousinQ and Population Needs
The following data and analyses are organized as follows: housing ade-
quacy, affordability, cost burdens, assistance recipients, and method of
tenure.
HousinQ adequacy. During the Eighties, the rate of overcrowded
Salina housing increased slightly to 1.9% (328 units) of the housing stock.
When combined with the 6.1% overall vacancy rate, the 1.9% crowding rate
provides clear evidence of a housing availability problem in Salina. The
less than 200 new units (one-half of which were rentals) added to the local
housing inventory since the 1990 Census probably have eased, but not
eliminated that situation.
The city's overall vacancy rate is near the 5% "danger point" typically
considered by housing experts as indicative of a severe housing shortage.
Although Salina's 1990 rental vacancy rate was 9.1%, unoccupied rentals
usually are either at the upper end of the price range or in poor physical
condition or location. Thus, local lower income tenants probably are
experiencing the usual results of a rental vacancy rate below 10%: lack of
choice, crowding in the occupied units, severe housing cost burdens, and
perhaps even evictions and homelessness.
Crowding is apparently a more common housing problem in Salina than are
plumbing deficiencies, but a less frequent occurrence than otherwise physi-
cally substandard dwellings. 1990 Census data on the structural condition
of the Salina housing inventory are not yet available. The 1980 data
showed that 0.7% (163) units were lacking complete plumbing facilities at
that time. It is probably safe to assume that the number of units with
plumbing deficiencies has declined since 1987 as the Community Development
Block Grant (CDBG) housing rehabilitation program has progressed. They may
now comprise less than 0.5% of the local housing stock.
Of the 1,330 physically substandard and 137 vacant dilapidated units
identified in 1986, 510 were rehabilitated or weatherized during 1987-90,
and 164 more are targeted for next year's Community Development Block Grant
program. Thus, 656 substandard units (3.8% of the 1990 inventory) continue
to need rehab. In addition to the 50 dilapidated units demolished over the
past three years, 20 more may be torn down this year, leaving 67 to be
improved or razed.
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HousinQ affordability. In 1989, an estimated 12.81% (2,214) of
Salina households had income levels of less than $7,500, and 15.39% (2,660)
of households were within the $7,500-$14,999 range (Equifax..., 1991). Ex-
cept for the low income elderly who bought homes several decades ago, the
bulk of this group is assumed to be renters. According to the 30% rental
affordability guideline, the maximum monthly cost affordable by the esti-
mated 4,875 households whose annual incomes are less than $15,000 is $375.
The 1990 Census revealed a mean contract rent of $250 in Salina, while the
city's 1991 rent survey showed the mean rent for one bedroom units (not
including utilities) at $201, compared to $273 for two-bedroom units.
At current mean rent levels in Salina private market housing, if $75 per
month is reserved for utility costs, only two bedroom or smaller units are
affordable by the under-$15,000 group (see table below). At this level,
even if the rent price is affordable, the first-month's rent, a one-month
security deposit, utility connection fees, and furnishings and appliances
(for unfurnished units) may present imposing barriers to the rental market.
At the lowest end of the income range are poverty level households who may
have no choice but to rent. Of 2,510 Saline County Social and Rehabilita-
tion Services (SRS) clients with Salina addresses, 450 receive Aid to Fami-
lies with Dependent Children (AFDC) and 60 receive General Assistance (the
latter are primarily middle-aged singles). These families are expected to
pay rent from their assistance payment plus any SRS child support rebate
received. Therefore, the "affordable rents" (30% of the AFDC grant), 1991
mean private market rents, and the corresponding housing affordability gaps
for Salina SRS clients with household sizes up to six are:
Household size
One-person household
Two-person household
Three-person household
Four-person household
Five-person household
Six-person household
AFDC Qrant
$217
295
366
427
482
537
X 30% =
$65.10
88.50
109.80
128.10
144.60
161.10
Mean Market Rent GaD
$187. Effic. unit $122
201 One-bedroom 113
273 Two-bedroom 163
338 Three-bedroom 210
377 Four-bedroom 232
380 Five-bedroom 219
Since the Salina market rents above do not include utility costs or depos-
its, and many are unfurnished, the affordability gaps are likely to be even
greater than shown. Clearly, unless these 450 households, the 60 General
Assistance recipients, and other very low income Salina households are able
to find housing with controlled rents, most will be required to carry a
severe housing cost burden in the local private market.
Using HUD income eligibility limits and two alternate methods of qualifying
families for home financing, Table 1 breaks down the levels of rents and
housing sale prices affordable by low and moderate income households in
Salina. For example, a three-person low income family can afford a total
of $579 for monthly rent including utilities. Using the first-time buyers'
"two to two-and-one-half times annual income for house price" rule, that
family could purchase a dwelling in the $49,700 - $62,125 range. At mid-
range and with a 10% downpayment, a 9.5%, 30-year, fixed-rate mortgage loan
of $50,320 would carry monthly principal and interest payments of $423.
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Tabl e 1.
Housing Affordability for low/Moderate Income Salina Residents:
1991
Gross Affordable Affordable Mid-Range Monthly Gross P & 16 Qual ified7
Household Income Rent price3 10" DOW~ Loan 5 P & I Monthly Only
Size (Low/Mod) (30,,)2 Range Payment Amount i9.5"/30yrs Income 25" PIT! åI 25" Loan Amount
1 L1 $19,300 $458 $38,600-48,250 $3860-4825 $39,100 $329 $1608 $402 $327 $39,000
M 22,990 545 45,980-57,475 4598-5448 46,555 392 1916 479 404 48,000
2 L $22,100 $525 $44,200-55,250 $4420-5525 $44,750 $376 $1842 $461 $386 $46,000
M 26,220 623 52,440-66,550 5244-6655 53,595 451 2183 546 471 56,000
3 L $24,850 $579 $49,700-62,125 $4970-6213 $50,320 $423 $2071 $518 $443 $52,500
M 29,450 690 58,900-73,625 5890-7363 59,640 502 2454 614 539 64,000
4 L $27,600 $633 $55,200-69,000 $5520-6900 $55,890 $470 $2300 $575 $500 $59,500
M 32,775 759 65,550-81,938 6555-8194 66,370 558 2731 683 608 72,500
5 L $29,800 $675 $59,600-74,500 $5960-7450 $60,345 $508 $2483 $621 $546 $65,000
M 35,435 811 70,870-88,588 7087-8859 71,756 604 2653 663 588 70,000
6 L $32,000 $716 $64,000-80,000 $6400-8000 $64,800 $545 $2667 $667 $592 $70,500
M 38,000 861 76,000-95,000 7600-9500 76,950 647 3167 792 717 85,500
1low Income = 80% of Median Family Income; Moderate Income = 95% of Median Family
230% of Adjusted Gross Income using HUD deductions for elderly/disabled spouse or
32 to 2 1/2 times annual gross income
4Closing costs must also be paid (1 to 3% of loan amount, usually in cash)
5Midpoint loan amount rounded to nearest $5
625% PITI minus $75 for 1/12 annual property tax and homeowners insurance monthly
7Approximate loan amount qualified for at 9.5%/30 years (rounded to nearest $500)
Income
X children
premi ums (T&I)
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According to the 25% underwriting guideline used by mortgage loan officers,
the 3-person low income Salina household (with $518/month) would qualify
for a mortgage loan of approximately $52,500, assuming the 9.5% and 30-year
terms noted above and an estimated $75 per month for real estate taxes and
homeowners' insurance premiums. An alternate mortgage underwriting guide-
line allows 33% of gross income for monthly principal and interest ~ any
installment debt with more than 6-8 months remaining. Therefore, if the
same family had no long-term installment debt, they could qualify for a
mortgage loan of approximately $72,500. If, however, that family's monthly
installment debt with more than 6-8 months yet to be paid totalled more
than $165, they would qualify for less than the $52,500 loan possible under
the 25% rule.
Using the "two to two-and-one-half times income" homebuying rule again,
Salina reÌidents at the estimated 1989 Median Household Income level
($26,529) could afford to buy homes priced within the $53,000 - $66,300
range. Households at the 1991 Median Family Income ($34,500) could buy
units priced between $69,000 and $86,250. Both estimates assume that an
adequate downpayment is available--an unlikely instance among lower income
families, given the difficulty of achieving savings with no discretionary
income. Furthermore, the incomes of one-half of Salina's households and
families, respectively, are below those levels. Thus the prices stated
above are the highest that nearly one-half of the population could afford
if buying in 1991. In the Salina real estate market, many homes below
these ranges are smaller, older units, perhaps with deferred maintenance
or in need of moderate or substantial rehabilitation.
It appears that for those among the estimated 50.1% (8,661) of Salina
households with incomes below $25,000 (Equifax, 1991) who desire (but have
been unable to attain) homeownership, a real need exists for decent homes
priced no hiQher than $50,000. None of the new single-family homes built
during 1990 in the city were priced that low. Theoretically, some of this
need could be met by filtration as more expensive homes are built, thus
allowing other units to "trickle-down" to successively lower income owners.
However, filtration does not work well in tight housing markets or if
housing discrimination is a factor in home sales. Furthermore, the
magnitude of the need at the lower price levels is probably too great to be
met by filtration alone.
Some sort of downpayment and closing costs' assistance and/or mortgage
interest subsidies also may be needed to enable low and moderate income
families to get into homeownership. Because lower income (and especially
large) families may have instable incomes and are likely to have little or
1 The 1989 estimated Median Household Income (Equifax, 1991) includes
the cash income of all households, including single persons. The Median
Family Income (or MFI, used by HUD) typically includes only that of
families (two or more persons)--thus is a higher figure. HUD currently
defines very low income as less than 50% of the MFI, low income as less
than 80% of MFI, and moderate income as less than 95% of MFI.
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no discretionary income, additional questions may need to be addressed. A
homeownership counseling effort could prepare first-time, lower income
buyers to deal with constraints posed by large, non-housing budget expenses
(e.g., child care, health insurance, etc.), the prospect of high utilities'
costs on lower-priced homes that are in poor condition or are unweather-
ized, and the need for maintenance and repair setasides.
HousinQ cost burdens. Given current housing costs and lack of
discretionary income, the lower the household's income level, the higher
proportion it is required to pay for decent, safe, sanitary, and uncrowded
private market housing. HUD defines a housing cost burden as that of
households who pay more than 30% of their income to own or rent housing. A
severe cost burden is borne by households who pay more than 50% for housing
(a subset of the "cost burden" group).
1990 Census data for the numbers and percentages of Salina households who
are in poverty and who pay more than 30% or 50% of their income for housing
are not yet available. Thus, the extent of poverty and high housing
burdens shown in Table 2 has been extrapolated by combining 1988 national
poverty status data (U. S. Bureau of Census, 1989) and that from two nat-
ional housing reports (lazere, et ale 1989; leonard, et ale 1989). The
latter two studies analyzed 1985 American Housing Survey data for the
proport~ons of various populations who paid at least 30% and 50% for
housing. Both reports define housing costs as including mortgage pay-
ments, utilities, property taxes, insurance, and maintenance costs.
Based on 1988 Census data, an estimated 11.3% of Salina families (or 1,953)
and 14% (or 5,922) of individuals were below the poverty tsresholds in
1990. Because poverty rates were higher in 1985 than 1988 , however, the
Table 2 housing cost burden estimates extrapolated from 1985 American
Housing Survey data can be considered "worst case scenarios." Or one may
assume that they include some Salina residents who are not in poverty, but
are low income and "near-poor." Conversely, because the 1985 data analyses
focused on poverty-level households, the numbers may be much higher when
other low and moderate income individuals and families are added.
An estimated 1,406 Salina households below poverty level ("poor") may pay
more than 30% for their housing (based on national statistics that 72% of
2The analyses performed by Lazere, et. ale and Leonard, et. ale
included households who pay 30% or 50% or more, respectively, for housing--
not matching HUD's cost burden definitions of more than 30% and 50%.
Hence, the estimates may be somewhat higher than reality.
3In 1985, for example, 11% (vs. 7.9% in 1988) of all white households,
35% (vs. 28.2%) of all black households, and 28% (vs. 23.7% in 1988) of all
Hispanic households were "poor." Conversely, of nonmetropolitan households
in 1985, 17% of whites (vs. 13.1% in 1988) and 47% of blacks (vs. 40.3%)
were below the poverty thresholds (Lazere, et al. 1989; leonard, et ale
1989; U. S. Bureau of Census, 1989; ).
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Table 2. Estimated Salina Households Who Pay Too Much for Housing:
Population Group
BY Income level
All Salina households
Poor Salina families
Poor Salina persons
(100%1 2
(11. 3%)
BY Method of Tenure4
Poor nonmetro owners (55% * 1,953)
Poor nonmetro renters (45% * 1,953)
By AQe and Tenure4
Nonelderly Salina households (78%)
Poor NM, nonelderly households
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All nonelderly homeowners
All nonelderly renters
Elderly Salina households (22%)
Poor NM, elderly households
------------------------
All elderly homeowners
All elderly renters
BY Race and Tenure4
White Salina households
Poor NM, white households
All poor, white households
------------------------
BlacK Salina households
Poor NM, black households
All poor, black households
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Hispanic Salina households
Poor NM, Hispanic households
All poor, Hispanic households
Total
l{ . §~r
5: 9223
1,074
879
13 , 484
2,292 (17%)
8,225 (61%)
5,259 (39%)
3,803
1,027 (27%)
2,814 (74%)
989
16.317
2, 77 4 (17%)
1,795 (11%)
536
ill (47%)
188 (35%)
361
m (32%)
87 (28%)
Pay 30+ %
1,406 (72%)
698 (65%)
694 (79%)
1990
7
Pay 50+ %
820 (42%)
387 (36%)
448 (51%)
3,236 (24%)
1,673 (73%) 1,100 (48%)
1,645 (20%) 494 ( 6%)
2,314 (44%) 999 (19%)
1,179 (31%)
709 (69%)
732 (26%)
603 (61%)
4,079 ¡25%
2,081 75%
1,472 82%
193 136%
154 61%
145 77%
152 (42%)
92 (79%)
*
329 (32%)
281 (10%)
297 (30%)
1,632 ¡10%
1,248 45%
1,023 57%
91 ! 17%j
83 33%
102 54%
72 (20%)
68 (59%)
*
1Underlined numbers are 1990 Census data for Salina
2Midpoint of 1988 metropolitan family poverty rate (9.7%) and nonmetro family
poverty rate (12.9%)
314% midpoint of 1988 metropolitan individual poverty rate (12.2%) and nonmetro
4 individual povertl rate (16%) times 42,303 total 1990 Salina population
Sources of percen ages upon which extrapolations are based:
Lazerei et. al., 1989; Leonard, et. al., 1989.
*Data unavai able
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poor nonmetropolitan households carried such a burden in 1985). Within
that group, 820 households may pay at least 50% for their housing. Com-
paring Salina poverty level households by type or method of housing tenure,
4.5% of owner-occupants were below poverty level in 1980 vs. an estimated
9.7% (1,074 of the 11,084 owner-occupied households) in 1990. In 1980,
21.2% of Salina renters were in poverty, compared to the 1990 estimate of
14.2% (879 of the 6,203 renter-occupied units).
HousinQ assistance recipients. A total of 650 very low, low, and
moderate income Salina families and individuals receive housing assistance
(362 through the Salina Housing Authority and 288 through privately-owned
but publicly-assisted developments). This inventory of 650 assisted units
(which does not include 24 assisted units restricted to persons with
developmental disabilities) represented only 3.8% of the 17,287 occupied
units in Salina in 1990.
The assisted housing stock potentially could serve 13.3% of the estimated
4,875 Salina households who have annual incomes below $15,000. An esti-
mated 380 (58%) of the 650 assisted units are rented to elderly households.
Thus, although lower income elderly persons are more likely than low income
families to receive housing assistance in Salina, almost one-half of local
elderly households probably receive no housing aid.
Of 362 Salina Housing Authority (SHA) clients, 115 are on some sort of
welfare program, 85 are on some type of Social Security payment, and 14 are
on some sort of both welfare and Social Security payment. These 214
households represent 59% of the SHA tenant population. They comprise only
42% of the 510 Salina AFDC and GA clients. The remaining 296 SRS clients
need to be served by the 388 privately-owned, publicly-subsidized develop-
ments or by lower-rent non-assisted local units.
Method of tenure. The 1990 owner-occupancy rate in Salina was 64%
(11,084 units), with 36% (6,203) renter-occupied units. Among poverty
level households in nonmetropolitan areas in 1985, however, the tenure
ratio was 55% owners and 45% renters. Table 2 shows that an estimated 698
of the 1,074 poverty level Salina homeowners may pay more than 30% to own
their homes (65% of poor nonmetropolitan owners carried such a burden in
1985). Severe housing cost burdens (50+%) may be experienced by 387 of the
poverty level homeowners.
Most low income tenants live in the northern, central, and western parts of
the city (Census Tracts 1-3, 5, and 9, see Appendix B). Of the estimated
879 poverty level tenants in Salina, 694 may pay more than 30% for rent
(79% of poor nonmetro renters paid at least 30% for rent in 1985). That
group includes 448 poor renters who may pay more than 50% for their
housing. If Salina follows national trends, blacks, Hispanics, and Native
Americans (especially those below poverty level) are more likely to be
renters than homeowners.
DemOQraDhic Data
Demographic data relative to Salina housing needs and problems are des-
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cribed below.
type/size.
AQe. The proportion of residents aged 65 and older rose to 14.4%
(or 6,095) of the Salina population during the Eighties. Salina now has
an estimated 13,484 (78%) younger (nonelderly) household heads and 3,803
(22%) elderly-headed households. A total of 611 housing units (380
assisted units and 231 age-segregated private units) plus 440 nursing home
beds are targeted to older Salinans. Thus, an estimated 3,192 (84%) of
local elderly households live in private, non-subsidized housing in age-
integrated neighorhoods.
The statistics and estimates focus on age, race, and family
Using the 1985 extrapolations, only 24% (3,236) of the 13,484 younger
households may pay at least 30% of their income for housing costs, compared
to 31% (1,179) of the 3,803 older households. Of nonelderly Salina house-
holds, an estimated 2,292 (17%) are below the poverty level. Of these,
1,673 may pay 30% or more for housing, including 1,100 who may pay 50% or
more. By comparison, 1,027 (27%) of the local elderly households are poor,
of which, 709 may pay at least 30% and 329 may carry severe housing cost
burdens.
By method of housing tenure, Salina has 8,225 young (nonelderly) owner-
occupied households and 2,814 elderly owner-occupied households. Of
younger owners, only 1,645 (20%) may pay at least 30% for housing, of which
494 may experience severe housing cost burdens. Of the elderly Salina
homeowners, an estimated 732 (26%) may spend at least 30% for their
housing, including 281 who may spend 50% or more. Many of the latter may
be older owners with paid-off mortgages but for whom utilities, real
property taxes, and maintenance and repair costs represent a major portion
of a low retirement income.
Of an estimated 5,259 younger (below age 65) renters in Salina, 2,314 (44%)
may pay 30% or more for housing, including 999 who may spend 50% or more.
Among 989 elderly renters, 603 (61%) may carry a 30% or greater housing
burden, including 297 who may experience severe housing cost burdens. The
elderly tenants with the heaviest housing burdens are likely to be older
women who live alone.
Race. According to Table 2, of 16,317 white households living in
Salina, an estimated 4,079 (25%) may pay 30% or more for housing, including
1,632 who may pay at least 50%. Using the nonmetropolitan statistics, of
an estimated 2,774 poor white households, 2,081 may pay at least 30% for
housing (of which, 1,248 may pay more than one-half of their incomes for
housing). If the general population (all persons) statistics shown on
Table 2 are used, the estimates are lower.
An estimated 193 (36%) of the 536 Salina black households pay more than 30%
for housing, including 91 who may pay more than 50%. Of the estimated 252
(nonmetropolitan) poverty level black households, 154 may pay more than 30%
for housing, 83 of which may pay more than one-half of their incomes. For
the 361 Salina Hispanic households, the housing cost burden estimates are:
152 (42%) may pay at least 30% for housing. Of those, 72 may carry severe
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housing cost burdens. Of an estimated 108 poverty-level Hispanic house-
holds in Salina, 85 may pay more than 30% for housing, including 64 who may
pay more than 50%.
Family type/size. By family type, the majority (53.6%) of 1990
Salina households consisted of married couples or families (a decrease of
351 family households). During the Eighties, female-headed households rose
to 10.1% (1,741); and single-person households increased to 28.9% (4,988)
of all households. (Female-headed households are discussed further in a
later section.) Conversely, while large households comprise well under 5%
of Salina households, the low income families and renters in that group are
typically at risk of housing problems.
More than one Salina resident in four now lives alone, and nearly one-half
(43%) of Salina rentals are estimated to be one-person households (Equifax,
1991). Single persons are likely to have housing problems related to age,
gender, or lower income levels. Of the 4,988 single-person households in
Salina, 2,051 (41%) are persons age 65 or older (almost 54% of the esti-
mated 3,803 elderly-headed households in the city). National statistics
show that 74% of poor, nonmetropolitan one-person households were women in
1985, and 53% of those households were elderly women. At that time, one-
third of poverty level households consisted of persons living alone
(Lazere, et. ale 1989; leonard, et. ale 1989).
The over 1,200 post-secondary students who now must find housing in the
Salina private market, plus the city's low vacancy rate and the planned
doubling of the Kansas State University-Salina (KSU-S) enrollment present
the potential for a severe rental housing crisis until (and perhaps even
after) a new dormitory is constructed at KSU-S. Students usually out-
compete low income families for private rental housing because three or
four students with separate income sources may be able to pay more for a
three or four bedroom unit than can a low income family with a single wage-
earner.
Families ReauirinQ Supportive Services In Conjunction With HousinQ
The people with special needs who are likely to require a housing-service
package to enable living as independently as possible include persons with
physical or mental disabilities, the frail elderly, nursing home residents,
families striving for economic independence/self sufficiency, and persons
with AIDS. With 21 square miles and no mass transit system in Salina,
housing location may be a key concern for low income, elderly, and disabled
residents. Appropriate housing (e. g., ramped entries and other resi-
dential adaptations for mobility impairments), however, can preclude the
need for some services.
A great need for wheelchair accessible and adaptable units that can
facilitate independent living exists among Salina residents who have
physical or mental disabilities. Over 1,200 persons aged 16-64 have
disabilities that interfere with employment--and probably present special
housing challenges. When disabled older persons, handicapped nonelderly
homemakers, and children with disabilities, plus their family members and
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live-in attendants are added, the number of Salina "disability families"
whose housing needs are dictated by functional impairments is probably at
least 2,500.
If 5% of the 100 Salina public housing units and 10% of the 288 private/-
assisted units are rented to disability households, a total of 34 wheel-
chair accessible units are available for lower income persons with disabil-
ities. Some of these units, however, may have tenants who are both elderly
and disabled. The 70 private and nonprofit local apartments and group home
beds that are restricted to handicapped persons (46 beds in group homes, 6
semi-dependent apartments, and 18 independent living units) all have
waiting lists. Hence, the vast majority of the handicapped population of
Salina probably faces major challenges in finding housing that is both
suitable and affordable.
The 2,779 (6.6% of the population) Salinans over age 75 have the greatest
potential for being "frail," and may require some personal assistance or
supervision in their living environments. The city's six long term care
facilities house 423 residents at intermediate or skilled care levels and
17 in assisted living units--a total of 440 beds for the frail or dependent
elderly. For most frail older people, living alternatives are limited to
their own home or apartment or a nursing home, which may not be appropriate
if the person is healthy and not in need of medical supervision. Addi-
tional independent and semi-independent housing options (e. g., assisted
living units, shared housing, continuing or life care facilities) may be
necessary to allow poor and frail elderly homeowners who need affordable,
accommodating, and acceptable housing to release their long-time, single-
family homes to young, first-time buyer families.
Economic independence/self sufficiency. The local populations who
have economic independence concerns are low income female-headed households
and persons with physical or mental disabilities. As yet, the Salina
Housing Authority is not participating in the HUD Project Self Sufficiency/
Operation Bootstrap housing and job training program for female-headed
households. If the city follows the 1988 national poverty status trends,
approximately 45% of Salina's female-headed households with children under
age 18 are below the poverty level (U. S. Bureau of Census, 1989)--perhaps
well over 700 households.
Because young single-parent families (with female heads under age 25) tend
to be very low income and their incomes have droDDed in recent years, the
increases in their rent burdens have been larger in recent years than those
borne by any other group. Nationally, almost one in four female-headed
households lived in substandard housing with moderate or severe physical
deficiencies in 1985. If the typical Salina young single-parent family
matches nationwide trends (Stone, 1990), it pays 81% of its income for
housing costs (families whose female heads are between 25 and 34 years of
age may pay an average of 58%). Furthermore, nine of every ten young,
single-parent Salina families may be renters, with only 6% (1 in 16)
homeowners.
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For the disabled, the five group homes, 6 semi-dependent apartments, and
three independent living six-plexes provide varying degrees of independence
and self-sufficiency while accommodating the personal and service needs of
their residents. Two nonprofit group homes are specialized units for the
developmentally disabled and three private group living units serve the
mentally ill. The publicly-assisted semi-dependent and independent apart-
ments are targeted to persons with developmental disabilities, some of whom
also have physical disabilities. There appear to be no assisted semi/inde-
pendent living units developed especially for the mentally ill or severely
physically disabled.
Persons with AIDS. The Saline County SRS office is aware of eight
persons with AIDS. No cases of AIDS-related housing discrimination have
been reported.
Homelessness Needs
The 1990 Census counts of homeless persons in Salina will not be available
until 1992. Data on the nature and extent of homelessness are available,
however, from two 1990 surveys done by the Salina Homeless/Hungry Task
Force working through the Salina Housing Authority, Salvation Army, Gospel
Mission, Emergency Aid, Domestic Violence Assistance of Central Kansas, and
the Occupational Center for Central Kansas. During July, the cumulative
survey identified 180 homeless persons (plus 23 Mission residents), 154 of
whom were Salinans and 66 were children age 18 or under. In October, 152
homeless people, including 40 Salina residents and 39 children were
enumerated.
The local homeless surveys were unable to ascertain the numbers of low
income families in imminent danger of becoming homeless--those who are
doubled up or moving between homes of relatives and friends. The surveys
did not include residential care homes for deinstitutionalized persons,
youth homes, runaway youth at the Oasis Center, or people who did not apply
for assistance. Furthermore, the shelters generally exclude persons who
are under the influence of alcohol or drugs. Thus, the number of near-
homeless and street homeless may be much greater than the shelter popula-
tion identified above. Staff at the Salina Rescue Mission estimate that 32
persons per day (including 22 at their shelter) are homeless in the city.
In Salina, assistance and services are provided to the homeless by:
Salina Rescue (Gospel) Mission
Emergency Food Bank Transitional Housing
Domestic Violence shelter
22 beds for single men
3 single-family units
(18-bed capacity)
1 group home for women
(20-bed capacity)
15 beds for men, women,
and children
Salvation Army shelter
Two of the transitional housing facilities are HUD-owned units (FHA fore-
closures). The other is a public housing unit owned by the Salina Housing
Authority. The transitional housing facilities and domestic violence
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shelter receive federal (McKinney Homeless Assistance Act) funds to support
their operations. Although the total capacity of the local shelters and
transitional housing units is approximately 75 persons, the need may be
twice the number, given the presence of homeless and near-homeless groups
that were not counted by the local surveys.
Recently, a federal grant application (also McKinney funds) was approved
for a new family shelter for Salina. Called the Ashby House, it is pro-
jected to provide sleeping accommodations for from 9 to 11 persons. The
Rescue Mission is also planning a new shelter to house single women and
children, families--to replace and increase the capacity of its current
shelter for men. Plans for this comprehensive rehabilitation program also
include job placement assistance, meal service, medical facilities, and a
chapel.
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PART TWO: HOUSING MARKET AND INVENTORY CONDITIONS
The detailed description of the overall housing market and inventory
situation in the city of Salina includes total and household population
data and the housing inventory. Appendix A presents the 1990 Census data
available as of July 1991 for selected Salina population and housing
characteristics. Unless otherwise noted, the statistics cited are Census
data.
Total and Household Population Data
In April 1990, the total population for Salina, Kansas, was 42,303 persons,
a net gain of 460 over the 1980 population of 41,843. Similar to the
nation as a whole and Kansas in particular, the 1.1% Eighties' Salina
growth rate was much slower than its Seventies rate (10.9%). The local
population has now returned to its mid-Sixties level (before Schilling Air
Force Base was closed). During the Eighties, the number of households in
the city increased by 6.6% (1,071), from 16,216 in 1980 to 17,287 in 1990.
Following another continuing national trend, Salina's household size
decreased from 2.52 persons per household to 2.40 in 1990.
An important element in the future Salina housing situation is the post-
secondary school/college student population:
Institution
Kansas Wesleyan
KSU-Salina
Salina VoTech
Brown Mackie College
Number of Dost-secondary students - 1991
723 (468 full-time, 200 live on campus)
674 (374 full-time, no campus housing)
247 (no on-campus housing)
265 full- and part-time (0 on campus)
Of a current total of 1,909 college students (minus Brown-Mackie students
who commute from other communities), only 200-250 live on campus. The
remainder must find housing in the private housing market. The KSU-Salina
dormitory (which, although in poor physical condition, housed 60-75
students) recently closed. Its former residents will be given the option
of living in Kansas Wesleyan dormitories during the 1991-92 school year,
however. Within the next five to seven years, the KSU-S student enrollment
is expected to double, and a new dormitory is in the planning stages.
Household type. In 1990,66.2% (11,440) of Salina households
consisted of families, compared to 33.8% (5,847) nonfamily households.
Just over one-half of the households consisted of married couples or
families--a slight decline over 1980. Increases occurred during the
Eighties among female-headed families (8.8% in 1980) and one-person
households (25.9% in 1980). Household type data are summarized below:
Household tYDe/size
Married couple households/families
Female-headed households/families
One-person households
Percent/Number - 1990
53.6% (9,269)
10.1% (1,741)
28.9% (4,988)
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The preceding data do not total 100% or 17,287 households because not all
household or family types are included.
GrouD auarters. During the Eighties, the number of Salina residents
living in group quarters declined from 2.5% to 1.9% of the population, as
shown below:
1980
Living in group quarters 1,060
Dormitories 602
Nursing homes 232
Other institutions/group quarters 226
1990
824
503 Institutionalized persons
321 Others in group quarters
The 1990 Census data do not identify dormitory residents, but of the 321
persons in other group quarters, the majority are assumed to be residents
of Kansas Center for Technology (now KSU-Salina) and Kansas Wesleyan dorms
and students at St. John's Military Institute. Salina's six long term care
facilities house 423 residents at intermediate or skilled care levels, plus
at least 17 in assisted living units. The decrease in group quarters may
be attributable to the closing of Marymount College and two alcohol
rehabilitation halfway houses within the past two years. Since the 1990
Census was taken, the group quarters population may decrease further by the
number of former KCT dormitory residents who choose not move to Kansas
Wesleyan dorms.
Special needs DoDulations. Salina residents with special housing
needs include children, older people, persons with disabilities, and large
households. The percentage of children in Salina decreased from 31.7%
(13,265) aged 19 and under in 1980, to 25.9% (10,966 persons) under age 18
in 1990.
The median age in Salina rose from 29 to 33 years during the Eighties.
Numbers of elderly (65 years and older) residents rose from 12.2% of the
1980 population to 14.4% (6,095) in 1990. Specifically, 7.8% (3,316) of
Salina citizens were aged 65-74; 4.9% (2,062) were aged 75-84; and 1.7%
(717) were 85 years old or older in 1990. If the city's elders follow the
national trend, nearly 90% live in one- or two-person households, and
almost one-half are single-person households (Leonard et al., 1989).
Several age-segregated housing facilities built during the Eighties
(including McCall Manor, Drury Place Apartments, College Park Village, and
Smoky Hill Villa) have increased the Salina housing options for older
people.
State civilian labor force statistics (KDHR, 1989) show that 5.09% (1,223)
of the 24,016 persons of working age (16-64 years) have disabilities that
interfere with holding a job. To this number, perhaps one-half of the
local elderly population may be added, given the potential for normal age-
related disabilities. If Salina matches the national incidence (1%) of
severe, persistent mental illness in the general population, more than 400
residents may face consequences related to housing.
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During the past decade, the estimated number of large households (six or
more persons) increased from 2.7% (434) to 3.17% (548) in Salina (Equifax,
1991). The groups who had larger than average households in 1980 (Asians
3.47 persons; Spanish origin 2.74; American Indian 2.57; and Blacks 2.53)
are also likely to have larger households in the Nineties. These minori-
ties comprise just over 5% of the Salina population.
Poverty DoDulation. The Salina family poverty rate may have doubled
during the Eighties. The percentage of the city's population below the
poverty level rose from 8.4% of all persons and 5.8% of families in 1980,
to an estimated 11.3% (1,953) of local families in 19904. An apparent
confirmation of the conservative nature of the 11.3% family poverty rate is
found in the 1989 estimate (12.81%) of households with incomes less than
$7,500 (Equifax, 1991). Given the 1991 Saline County poverty thresholds of
for one person and two-person households shown below, the vast majority of
that group may be in poverty.
Poverty level thresholds are established for each community based on
estimated subsistence costs of living there (using for example, the USDA
minimum food budget). The 1991 poverty level thresholds for Saline County,
plus the county Aid to Families with Dependent Children grant and food
stamp allowances for various household sizes are:
Household size
One-person household
Two-person household
Three-person household
Four-person household
Five-person household
Six-person household
Poverty level
$6,620
8,880
11,140
13,400
15,660
17,920
AFDC Qrant
$217
295
366
427
482
537
Food StamDs
$ 39
104
167
223
273
340
A person employed full-time (40 hours/week, 52 weeks/year) at the current
minimum wage of $4.25 earns an annual salary of $8,840. If that income
must support more than one person, the household would be below the poverty
line in Salina. In many cases, however, the working poor have jobs that
are less than full-time (e. g., 30 hours per week), thereby do not receive
benefits such as health insurance.
In 1980, 39.7% of the city's households fell below 80% of the Median
Household Income, i.e., were categorized as low income. According to
household income estimates compared below, 50.1% (or 15,064) of Salina
households earned less than $25,000 annually in 1989. Comparatively,
4In 1988, the nationwide individual poverty rate for all persons was
13.1% (16.0% in nonmetropolitan areas vs. 12.2% in metropolitan areas
(U. S. Bureau of Census, 1989). For families, the 1988 nonmetro poverty
rate was 12.9%, compared to the metro rate of 9.7%. Therefore, the 1990
individual poverty rate for Salina is estimated at the metro-nonmetro
midpoint of 14% (5,922 persons), and the family poverty rate is estimated
at the midpoint of 11.3% (1,953 households).
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12.85% (2,221) of city households have annual incomes above $50,000. The
28.2% (4,875) of households whose incomes fell below $15,000 are likely to
be older persons living alone, female-headed families, disabled persons, or
minorities. The 1989 estimated Median Household Income (which excludes
single-person households) for Salina was $26,529 (Equifax, 1991).
Household income level
Less than $10,000
$10,000-19,999
$20,000-29,999
$30,000-39,999
$40,000-49,999
$50,000 +
1980
29.5%
33.8
22.4
8.4
3.1
2.8
1989
12.81% (2,214)
15.39 (2,660)
21.88 (3,782)
17.80 (3,077)
19.27 (3,331)
8.94 (1,545)
3.91 (676)
Household income level
Less than $7,500
$7,500-14,999
$15,000-24,999
$25,000-34,999
$35,000-49,999
$50,000-74,999
$75,000 +
An alternate source (Sales & Marketing Management, 1990) states that the
effective buying income (by percent of households) for Saline County's
primary trade area is: 26.4% between $10,000 and $19,999; 29.5% from
$20,000 to $34,999; 15.5% for $35,000 - $49,999; and 10% with incomes of
$50,000 and over.
The 1991 Salina Median Family Income (MFI), used by the U. S. Department of
Housing and Urban Development (HUD) to define moderate, low, and very low
income limits for eligibility for federally-assisted housing, is $34,500.
By household size, those (gross) annual income levels are:
HUD income limits
1
2
Number of persons
3 4 5 6
7
8
Moderate (95% MFI) 22,990 26,220 29,450 32,775 35,435 38,000 40,660 43,225
Low (80% of MFI) 19,300 22,100 24,850 27,600 29,800 32,000 34,200 36,450
Very low (50% MFI) 12,100 13,800 15,500 17,250 18,650 20,000 21,400 22,750
Once an individual or family is declared eligible and assigned a public
housing or Section 8 unit, their rent is calculated as 30% of their
"adjusted gross income" (gross income minus $480 for each dependent under
age 18; $400 for an elderly or disabled head or spouse; 3% of gross income
for medical expense; and 100% of child care expenses paid by the house-
hold)--regardless of the (much higher) cost to own and manage the units.
In 1980, over one-fourth (26.7%) of female heads of households in Salina
were below the poverty threshold. By 1988, the nationwide poverty rate for
all female household heads with children under age 18 had risen to 44.7%
(43% metropolitan and 52% nonmetro) (U. S. Bureau of Census, 1989).
Depending on the number of single mothers who have children under age 18,
well over 700 of Salina's 1,741 female-headed families may be poor in 1991.
EmDloyment. In April 1991, the unemployment rate for Salina was a
low 4.3% (1,094 of the 25,213 persons in the work force were unemployed).
In Saline County, only 4.1% were unemployed. Given the 1989 income
estimates noted above, however, underemployment or a changing economic
structure may be causal factors in Salina's housing affordability problem.
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In 1980, 12.7% of Salina's populace worked outside their city of residence
(two major local employers are located outside the city limits). The
number of persons who commute to Salina to work is unavailable, but may be
evident in the percentages of persons in nearby counties who worked outside
their city of residence in 1980: Ottawa 27.3%, Dickinson 17.1%, McPherson
13.5%, and Ellsworth 13.3%. These statistics may indicate that jobs, but
not affordable housing are available in Salina or that the commuters prefer
to live in smaller communities within an easy 20-30 mile drive of the city.
HousinQ Inventory
Salina's land area expanded from 18.9 square miles in 1980 to more than 21
square miles in 1990. The number of year-round housing units in the city
was 18,411 in 1990, with 17,287 units occupied and 6.1% (1,124) vacant.
Salina's homeowner vacancy rate was 1.4%, while the rental vacancy rate was
9.1%. The 6.1% overall vacancy rate was the city's lowest in 25 years.
(Its 1980 overall vacancy rate was 8.2%.) In April 1990, only the vacancy
rates in three other counties were lower than that of Saline County (6.2%).
All in metropolitan areas, those counties were: Harvey (5.8%), Johnson
(5.4%), and Douglas (5.2%). Only 12 new private, non-assisted multi-family
units have been built in Salina since the 1986 Tax Reform Act severely
curbed rental housing investment incentives.
Salina's tenure status proportions also changed during the Eighties.
Although increasing by a small absolute number, the percentage of owner-
occupied units declined from 68% (11,024) to 64.1% (11,084). Renter-
occupied units represented 32% (5,192) of the city's 1980 housing invent-
ory, rising to 35.9% (6,203 units) in 1990. Many of these units are
concentrated in the northeast and north central part (Census Tracts 1 and
3) of the city. A total of 482 multi-family units were constructed during
the past decade, most of which are rentals.
HousinQ form and size. The vast majority (81%) of the Salina housing
stock consists of single-family units. The 1980 and 1990 Census statistics
are compared below for housing form and density.
Units in structure
Single unit
Si ngl e unit
2 to 4 units
5 to 9 units
10 or more units
Manufactured/mobile homes
1980
13,438 (76.1%)
1,910 (10.8%)
464 (2.6%)
1,255 (7.1%)
599 (3.4%)
1990 (18.411 1)
12,879 (70%) detached
1,096 (6%) attached
1,932 (10.5%)
511 (2.8%)
1,068 (5.8%)
925 (5%)
An apparent loss of 187 high density units is explained by possible
undercounting and/or misclassification of multifamily units in either year.
The net increase in manufactured homes during the Eighties was 326 units.
The bulk of the manufactured units are placed in one of 16 mobile home
parks (with 840 lots) or in a new manufactured home subdivision (90 lots,
see Figure 1). An unknown number of manufactured homes in Salina are
renter-occupied units owned by park operators or other housing investors.
Figure 1 _rJ
I Manuf~ctured I l
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AQe. Approximately one in four housing units in Salina was built
before World War II, while nearly one in four is less than 20 years old.
The 1980 and 1990 age composition of the Salina stock is compared below by
year built. Between 1980-89, a total of 1,148 new housing units (666
single-family and 482 multifamily) were added to the Salina housing
inventory (an average increase of 115 units per year). In 1990,80
additional single-family and 88 multifamily units were added.
AQe
Built in 1939 or earlier
1940-59
1960-69
1970-March 1980
1980-89
1980 (17.6661)
27.8% (4,917)
36.0 (6,366)
17.5 (3,091)
18.6 (3,292)
1990 08.4111)
26.7% (4,917)
32.6 (6,366)
16.8 (3,091)
17.9 (3,292)
6.2 (1,148)
A total of 50 units (0.3% of the 1980 inventory) were demolished as part of
the Community Development Block Grant (CDBG) housing rehabilitation program
during the Eighties. Because the ages of these units are unknown, the 1990
data column assumes that no units were lost. Any further discrepancy
between the 1980 and 1990 totals may be caused by Census under/overcounting
in either year, or by residential mergers and conversions from residential
to nonresidential uses.
Condition/habitability. In 1990, 1.9% (328) of occupied Salina
housing units were crowded (i. e., housed more than 1.01 persons per
habitable room)--an increase over the 1.7% (282) units indicated as crowded
by the 1980 Census. An obvious explanation is provided by the contrast
between the city's rates of growth in housing units (4.2%) and in house-
holds (6.6%). Another probable factor is that overcrowding rates typically
rise during recessionary periods when financially-pressed families are more
likely to double up.
In 1980, 163 Salina housing units (0.7%) lacked complete plumbing facili-
ties. Although 1990 Census data on plumbing facilities are unavailable for
comparison, city staff performed a windshield survey in 1986 in conjunction
with its CDBG application. The results showed that 1,330 units (7.7% of
17,287) were substandard but suitable for rehabilitation. An additional
137 vacant units (0.8%) were judged to be dilapidated (Table 3). A 1990
site inspection identified 60 vacant, dilapidated residential structures in
Salina (City...CDBG Grant..., 1991).
Physical deficiencies are more severe in the north part of the city (Census
Tracts 1-3), where 13% (906) of the 7,082 housing units were substandard
and 41 of the 60 dilapidated, vacant units were located. Over one-half
(51%) of the units in these tracts were owner-occupied. Approximately 11%
(359) of the 3,363 owner-occupied homes in that area needed rehabilitation.
1980 Census data indicate that 58% of the units in the area were occupied
by low-to-moderate income households, many of whom could not maintain their
property adequately because of financial constraints.
Between 1987-90, the Salina CDBG housing rehabilitation program made
the following improvements: 65 units received major rehabilitation;
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Table 3. Dwelling Unit Condition Survey, City of Salina: 1986
21
Census Number Substandard & Suitable
Tract Dwelling Units for Rehabilitation Dil api dated
1 3,055 369 19
2 1,226 215 51
3 2,797 322 28
4 1,478 62 6
5 2,236 161 18
6 781 164 15
7 1,294 3 0
8 1,164 9 0
9 2,381 15 0
10 1,254 0 0
TOTAL 17 ,666 1,330 137
Source: City of Salina Windshield Field Survey
Table 3A. Community Development BloCK Grant Program: 1987-1989
Number of Dwelling Units Number of Dwelling Units
Census Tract Rehabilitated Demolished
1 6 27
2 22 9
3 38 6
TOTAL 66 42
Source: Cit of Salina CDBG Housin Rehabilitation Pro m
y
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363 received minor rehab; 36 units were improved by their owners (self-
help); and 46 units were weatherized in conjunction with a North Central
Regional Planning Commission program, for a total of 510 rehabbed units.
An additional 50 dilapidated units were demolished during the same period.
Under the city's approved 1991 CDBG application, 105 additional units will
be rehabilitated, 59 units will be weatherized, and 20 will be targeted for
demolition in the coming year.
HousinQ costs-for sale units. Salina's real estate market is quite
active, with 105 (mostly used) units on the Board of Realtors' Multiple
Listing Service (MLS) priced under $50,000 in June 1991. During 1990,
75.2% of the MlS-listed residential units sold within 90 days. During the
first quarter of 1991, 137 home sales were closed, with a mean price of
$42,000. The previous seven years' MLS residential sales data are shown
below:
Year
1984
1985
1986
1987
1988
1989
1990
Units
790
665
682
703
699
684
711
Mean sale Drice
$42,428
47,397
47,410
47,556
48,427
46,660
48,696
The 1990 Census found the median value of (existing) owned homes in Salina
to be $45,100, up from $35,800 in 1980. The Census data also reveal that
58% (5,718) of the 9,831 owned homes whose values were specified by their
owners were valued at less than $50,000. A total of 608 (6.2%) of the
units were valued at $100,000 or more.
The mean construction valuation per unit of new single-family residences
(not including developed land costs or special assessments) in the first
quarter of 1991 was $91,000 (21 permits). The mean valuations of new
single-family homes built during the past 11 years in Salina follow:
Year Permits Mean construction cost/unit
1980 79 $64,385
1981 65 60,958
1982 40 57,452
1983 78 75,011
1984 85 68,475
1985 57 85,497
1986 56 69,661
1987 53 72,920
1988 75 81,507
1989 78 79,322
1990 80 84,246
The appraised values of single-family residential lots currently range
from $775 to $24,700 (Table 4). The minimum single-family lot size in
R-l zones is 6,000 square feet, with a minimum 60-foot width. (A lim-
ited number of vacant, 40-foot in-fill lots are available and buildable,
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I 23
I Table 4. Random Sample of Land Costs for Vacant Residential Land in Salina: 1991
t~~~a~~Tge Ä~eci a 1
Lot Block Add it ion sessments Years
I 8 3 Eastgate $ 2,280* $12,000 1987-96
9 1 Eastgate $ 2,200* $12,600 1987-96
I 3 5 Country Club Est., #3 $16,760 $ 2,400 1978-87
4 5 Country Club Est., #4 $17,380 $ 2,500 1978-87
17 2 Country Club Est., #4 $16,590 $ 2,400 1978-87
I 8 3 Country Club Hts., #5 $14,280 $ 6,300 1989-98
7 1 Country Club Hts., #5 $ 8,100 $ 6,300 1989-98
I 26 1 Georgetown $11 , 680 $ 4,000 1988-97
30 1 Georgetown $11,500 $ 1,800 1988-97
I 3 6 Central Mall Add. No
4 8 Central Mall Add. Improvement
10 15 Mayfair Add. $ 2,800* $ 8,000 1982-91
I 8 3 Mayfair Add. $ 2,900 $ 2,400 1982-91
6 4 Mayfair Add. $ 2,750 $ 1,500 1989-98
I 6 3 Twin Oaks II $ 8,480 $ 5,600 1988-97
1 8 Twin Oaks II $ 7,900 $ 2,000 1988-97
I 10 4 Faith Add. $ 5,500* $ 5,900 1985-94
6 10 Faith Add. $ 4,900* $ 5,900 1985-94
I 9 2 Mariposa $23,880 $10,777 1991-2000
3 4 Mariposa $24,700 $10,777 1991-2000
12 3 Mariposa $23,500 $10,777 1991-2000
I 12 4 Meyer Add. $ 5,550 $ 1,800 1989-98
4 5 Meyer Add. $ 5,550 $ 5,300 1987-96
I 11 27 Episcopal Milit. Inst. $ 775 $ 1,960 1985-94
13 27 E.M. I. $ 775 $ 1,960 1985-94
17 27 E.M. I. $ 775 $ 1,960 1985-94
I 19 27 E.M. I. $ 900 $ 1,960 1985-94
21 27 E.M. I. $ 900 $ 1,960 1985-94
23 27 E.M. I. $ 900 $ 1,960 1985-94
I 10 8 Bonds Add. $ 9,580 -0-
Tract 8 The River Place PDD $29,290 $ 6,000 1987-96
I Tract 2 The River Place PDD $34,100 $ 6,000 1987-96
I *Indicates city-owned lot, purchased at tax sale
Source: Salina Department of Planning and Community Development
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however, in the northeast section of the city.) In addition to building
lot costs, special assessments for utility and street improvements on
single-family lots typically range from $6,000 to $7,000. Hence, taking an
average lot valuation ($8,450) and special assessment ($6,550), the 1990
average new-home value would be $99,246.
If land and special assessments estimated at a low $10,000 are added to the
new-home construction valuations shown on Table 5, none of the new Salina
homes built in 1990 were priced less than $50,000. By construction cost
level, only 7.5% (6 units) of the new single-family Salina residences built
in 1990 were valued at less than $60,000, not including land or special
assessments. Another 17.5% (14) new homes were valued between $60,000 -
$69,999; and 31.3% fell between $70,000 - $79,999. Almost one-fourth (24%
or 19) of the 1990 new single-family units were valued above $90,000
(excluding land and specials).
The mean costs per unit of new duplex and apartment units (not including
land or special assessments) built in Salina over the past five years were:
Year
1986
1987
1988
1989
1990
Units
192
34
17
22
88
Mean Valuation
$31,302
58,059
68,235
33,224
20,851
In the years with higher mean values, duplexes and townhouses predominated
over higher density 5 and 6-plex units. City growth areas for both single-
and multifamily housing during the Eighties were Census Tracts 7 through
10. Tracts experiencing housing losses were CT 1-4 (Table 6). Effects of
the 1986 Tax Reform Act are evident in the 1987-90 low multifamily produc-
tion levels. Of 88 multifamily units built in 1990, 77 were publicly-
assisted units for the elderly.
Rental housinQ costs. In April 1990, Salina's median monthly
contract rent was $250, compared to $167 in 1980. Of the 5,987 units for
which contract rents were specified by tenants responding to that 1990
Census question, 2,984 (50%) were less than $250 per month, 2,783 (46%)
rented for $250-$499, and 220 (3.7%) were priced at $500 or higher.
Results of a rent survey (survey form, Appendix C) conducted by city staff
during April-May 1991 add current data on Salina rent prices.
Number of unit/resDonses
131 Efficiency apartments
403 One bedroom units
546 Two bedroom units
227 Three bedroom units
25 Four bedroom units
4 Five bedroom units
8 manufactured/mobile home rentals
Mean rent
(not includinQ
$187
201
273
338
377
380
251
util ities)-1991
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Table 5.
1986-90 New-Housing Construction Costs in Salina
1986 1987 1988 1989 1990
Unit Cost1 SF2 2/Att.3 MF4 SF 2/Att. MF SF 2/Att. 2/Att. SF 2/Att. MF
Category MF SF MF
$1 - $29,999 4 108 1 5 6 77
$30,000 - 39,999 3 66 1 10 2 6
$40,000 - 49,999 1 1 4 1 6
$50,000 - 59,999 8 4 10 4 14 4 5 2 5
$60,000 . 69,999 15 5 22 5 22 28 14
$70,000 - 79,999 13 7 4 14 26 25 2
$80,000 - 89,999 8 3 8 4 16
$90,000 - 99,999 4 5 3 7 5 4 4 3 5 3
$100,000 - 119,000 4 2 3 2 5 1 8
$120,000 - 139,000 2 4 2 2
$140,000 - 159,000 1 1 3 2
$160,000 - 179,000 1 1 2 1
$180,000 - 199,000
$200,000 and up 3 1 2
Total Units 56 18 174 53 34 0 75 12 5 78 15 7 80 11 77
1Land cost not included
2SF = Single Family Detached Units; 32/Att. = Duplexes and Townhomes; 4MF = Multi-Family Units
Source:
City of Salina, Permits and Inspection Division
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Table 6. Net Residential Gains in Salina: 1987-90
Census New DUs Net Census New DUs Net
Tract DUs 1 Demolished Change Tract DUs Demolished Change
1987 1989
1 1 4 -3 1 2 12 -10
2 1 3 -2 2 0 1 -1
3 1 3 -2 3 0 2 -2
4 0 1 -1 4 0 0 0
5 0 1 -1 5 7 0 +7
6 0 0 0 6 0 0 0
7 12 0 +12 7 9 0 +9
8 22 0 +22 8 29 0 +29
9 18 0 +18 9 31 0 +31
10 32 0 +32 10 22 0 +22
1tI987 Totals 87 12 +75 I 1989 Totals I 100 I 14 I +86 I
1988 1990
1 2 4 -2 1 0 11 -11
2 0 5 -5 2 0 1 -1
3 0 1 -1 3 0 0 0
4 1 0 +1 4 0 0 0
5 2 0 +2 5 0 1 -1
6 0 1 -1 6 4 0 +4
7 16 0 +16 7 48 0 +48
8 12 0 +12 8 15 0 +15
9 30 3 +27 9 63 2 +61
10 29 1 +28 10 38 0 +38
11988 TotaW 92 I 151 +77 II 1990 Totals I 168 I 15 I +153 I
1DU=dwelling unit
Source: Salina Department of Planning and Community Development
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Average monthly rent levels of less than $275 (not including utilities)
were found in Census Tracts 1-5 and 10. Mean rents higher than $275 were
located in CT 6-9 (Table 7). The largest numbers of rental units for which
data were reported are located in Census Tracts 1 (375), 3 (238), 6 (183),
9 (134), and 10 (121). A large number of two-bedroom apartments and three-
bedroom single-family rental homes are located in CT 6, near the former
site of Schilling Air Force Base. To determine the mean total monthly
rental cost, utilities' costs of from $75 per month for one and two bedroom
apartments, to $100 monthly for three-bedroom units and mobile homes, to
$150 per month for fou§ and five bedroom rentals should be added to the
mean rents shown above.
Assisted housinQ units. The 650 publicly-assisted housing units in
Salina represent only 3.5% of the 1990 local inventory (compared to a
nationwide estimate of approximately 5%). The assisted units include 362
that are either owned or administered by the Salina Housing Authority
(SHA), plus 288 privately-owned but publicly-subsidized units. Another 24
units available only to persons with developmental disabilities are not
included. Furthermore, "non-housing assistance" provided to keep older
people in their homes (e.g., Meals on Wheels, homemaker services, Low
Income Energy Assistance) is excluded.
The assisted housing units under SHA's jurisdiction, their sizes, Fair
Market Rents (FMR) for Section 8 units, and Payment Standards (PS) for
housing vouchers are summarized below.
SHA-administered units by DrOQram & target DoDulation Units/bedrooms
HUD scattered-site public/family housing
45 2-BD units
463-BD
74-BD
25-BD
100 subtotal
HUD Section 8 existing-housing certificates
(approximately one-half are rented by
elderly persons and one-half by families)
94 I-BD ($325 FMR)
86 2-BD ($382)
51 3-BD ($480)
2 4-BD ($536)
233 subtotal
HUD housing vouchers
25 2-BD ($371 PS)
3 4-BD ($520)
1 5-BD ($598)
29 subtotal
5Most landlords with only one or two units, plus mobile home parks
were not surveyed. Of 361 surveys mailed, 101 (28%) were returned, yield-
ing data on a total of 1,655 units. Responses from 311 publicly-assisted
units were not included in calculating the mean rents because their rental
amounts are based on tenants' incomes. Some responding private landlords,
however, may participate in the Section 8 program discussed later.
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Table 7. City of Salina 1991 Rental Survey
"t:n~u~ I riU;¡;S (In aollars per Month)W
Mean Rent City of
by Dwelling Size Salina 1 2 3 4 5 6 7 8 9 10
Efficiencies $ 187 $ 184 $ 125 $ 137 - $ 125 - - - $ 163 $ 225
1 Bedroom $ 201 206 159 173 218 200 - 275 325 194 275
2 Bedroom $ 273 282 216 235 261 282 297 325 325 298 292
3 Bedroom $ 338 328 263 288 333 325 358 425 425 343 -
4 Bedroom $377 325 244 350 425 375 425 425 392 325 425
5 Bedroom $ 380 425 - 350 - 425 - - - - -
Mobil e Home $ 251 - - - - 251 - - - - -
Census Tract
Average - $ 236 $ 208 $ 213 $ 264 $ 270 $ 339 $ 300+ $ 300+ $ 286 $ 263
... n - ~ . , .. utilities Census Tracts
Salina
Total 1 2 3 4 5 6 7 8 9 10 Vacancies
Efficiencies 131 47 2 11 0 16 0 0 0 1 48 6
1 Bedroom 403 186 24 96 12 4 0 12 1 26 24 18
2 Bedroom 546 122 58 97 11 34 67 4 1 95 48 9
3 Bedroom 227 17 12 28 6 37 106 2 6 11 0 2
4 Bedroom 25 2 3 4 1 1 10 1 1 1 1 0
5 Bedroom 4 1 0 2 0 1 0 0 0 0 0 0
Mobile Home 8 0 0 0 0 8 0 0 0 0 0 0
Total Units 1344 375 99 238 30 101 183 19 9 134 121 35
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The 100 public housing units owned by SHA are rented to low income fami-
lies who pay 30% of their adjusted gross income (AGI) for rent, including
a utility allowance ($63 for 2-BD, $74 for 3-BD, $88 for 4-BD, and $100 for
5-BD). The HUD Section 8 certificates and the housing vouchers adminis-
tered by the SHA are targeted to very low income individuals and families.
Section 8 tenants pay 30% of AGI for rent and utilities, while housing
voucher recipients are allowed to exceed 30%.
The SHA occupancy rate usually is 95%, with a 30% annual turnover rate.
The average rent paid by the 100 public housing tenants is approximately
$100, within a range from a minus $25 (because that tenant's 30% is less
than the utility allowance for utilities they pay directly) to over $350
per month.
The SHA waiting list contains approximately 150 eligible single persons and
families. Families who are homeless, or who are paying more than 50% of
their income for rent, or are living in substandard housing or have been
displaced are given preference (i. e., moved to the head of the list). On
average, preference families wait three months for an available unit,
compared to a 6 to 12-month wait for other eligible families. The SHA has
applied to HUD for 10 new scattered-site, public housing units (6 two-
bedroom and 4 three-bedroom) to replace units that may be sold to eligible
tenants under HUD's new HOPE program (action on that request is expected
during Fall 1991).
In addition to the SHA-administered units, several privately-owned develop-
ments are publicly-assisted. They are listed below by target population,
federal subsidy program involved, unit numbers/sizes, and Fair Market
Rents:
Private/assisted comDlexes for the elderly and disabled:
252 units total
Smoky Hill Villa (HUD Section 202/8)
28 I-BD ($422 FMR)
10 Studios ($362)
Oakdale Plaza (Section 8 New Construction) 46 1-BD ($429)
Johnstown Towers (Section 8 New Construction) 91 1-BD ($440)
Volunteers of America (Section 202/8)
Market Place 43 I-BD ($371)
Kirwin 34 I-BD ($376)
Private/assisted aDartments for families: 36 units total
lakewood Townhouses (Sec. 236/8) 8 I-BD ($246-293)
22 2-BD ($300-357)
6 3-BD ($333-396)
Except for 28 of the Lakewood family units, which are rented to moderate
income families at the rent levels shown above, the low and very low income
tenants residing in the private, publicly-assisted units pay 30% of
adjusted gross income for rent (either including utilities or a utility
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allowance), and HUD pays the landlord the difference between that amount
and the FMR. The Section 8 "new construction" developments would be
allowed to rent 10% of their units at the FMR if they had no waiting lists.
Numbers of persons on their waiting lists, however, range from 20 elderly
individuals or couples at Smoky Hill Villa, to 50 at Oakdale Plaza, and 200
at Johnstown Towers.
An important issue could face the privately-owned, but publicly assisted
developments in future years. Unless methods employed by Congress in the
past few years to reduce losses from the privately-owned low-rent inventory
are successful, in the coming years the expiring Section 8 contracts may
not be renewed and the FHA Section 236 mortgage may be prepaid by their
owners. The potential result is that these units would no longer be
subsidized and the rents probably would rise significantly.
Occupancy type. The numbers of Salina housing units that are
suitable specifically for occupancy by children, the elderly, and the
disabled vary. Because of the 1988 Fair Housing Amendments Act, all rental
units in the city's housing stock should be open to occupancy by families
with children and/or disabled members. In terms of size, location, design,
and amenities, however, not all may be suitable for occupancy by children
or persons with disabilities.
Of the nearly 11,000 children under age 18 in Salina, many of those among
the estimated nearly 2,000 nonelderly poverty level households may live in
crowded or physically substandard housing and neighborhoods that do not
meet their developmental and social needs. Or they may be disadvantaged
because their housing costs comprise more than 50% of the family's income.
In addition to an estimated 380 units of assisted housing for elderly (and
disabled) persons, a total of 231 age-segregated private-market independent
units are suitable for and limited to occupancy by the elderly in Salina.
With 440 nursing home beds and 17 assisted living units, the total number
of units or beds targeted to older Salinans is 1,068 (Table 8). That
number does not include the 70 beds or units restricted to the disabled.
Although the 1988 Fair Housing Act Amendments require landlords to permit
disabled tenants to make reasonable modifications at their own expense,
most persons with disabilities do not have adequate funds to make such
housing changes. As of March 1991, the law also requires that new multi-
family housing in structures with four or more units must be minimally
wheelchair accessible and include certain adaptability features. The
results of that requirement, however, will appear slowly since the majority
of new Salina housing units are in structures with less than four units.
For mobility-impaired people, Salina has few wheelchair accessible housing
units other than those found in age-segregated elderly housing developments
funded by HUD. Under previous HUD regulations, 5% of the public housing
units and 10% of the units in Smoky Hill Villa, Oakdale Plaza, Johnstown
Towers, the Volunteers of America, and Lakewood complexes should be fully
wheelchair accessible--a total of 34 units. Many of these units, however,
may be occupied by elderly handicapped residents and not younger tenants
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Table 8. Housing for Older Salina Residents
31
Intermediate and Skilled Care Facilities
Kenwood View
900 Elmhurst
94 Total Beds
(10 Skilled Care)
106 Total Beds
(28 Skilled Care)
Pinnacle Care Center
1007 Johnstown
Shalimar Health Center
2054 lambertson Lane
43 Total Beds (Intermediate Care)
College Park Village
Health Care Center
2925 Florida Avenue
60 Total Beds (Intermediate Care)
Windsor Estates
623 So. 3rd
60 Total Beds (Intermediate Care)
ContinuinQ Care Retirement Center
Salina Presbyterian Manor
2601 E. Crawford
60 Beds in nursing center (Skilled Care)
17 Assisted living units
65 Independent living units
10 Units in outlying duplexes
AQe-SeQreQated Elderly HousinQ
McCall Manor
626 So. 3rd
66 Living units (All independent)
Drury Place Apartments
1000 Schippel Drive
College Park Village
2925 Florida
58 Living units (All independent)
32 of 116 living units reserved for
elderly (All independent)
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with disabilities. Moreover, younger handicapped persons may not wish to
live with (or may not be accepted by) all-elderly neighbors.
The Occupational Center of Central Kansas (OCCK) owns and manages housing
specifically suitable for and targeted to the developmentally disabled:
two group living units, each licensed for 8 beds (plus one unit has 2 addi-
tional respite beds), six semi-dependent apartments, and 18 independent
living units. One of the group homes is not wheelchair accessible, thus
OCCK plans to replace it as soon as possible. OCCK's three six-plexes with
one bedroom independent living apartments are assisted by HUD's Section
202/8 programs. The waiting list for the independent apartments has more
than 50 developmentally disabled persons.
For persons with mental illness, Salina has three private group homes (with
a total of 30 beds). Until about a year ago, the Central Kansas Foundation
for Alcohol Dependency, a private, nonprofit alcohol and drug reintegration
program, operated two halfway houses with a total of 30 beds. Although the
facilities closed because of lack of demand, only 2-3% of the residents
were Salinans (more than three-fourths were persons from outside Kansas).
Although that closing has not made a significant impact on the city's
housing or homeless situations, unmet housing needs of the mentally ill
continue to exist.
Concentration of racial/ethnic minorities and low income families.
Data on the 1980 and 1990 racial and ethnic status of Salina residents are
compared below. Because persons of Hispanic origin may be of any race, the
1990 data total more than 100%.
Race/Ethnic GrouD
White
Bl ack
Spanish/Hispanic origin
Asian/Pacific Islander
American Indian/Eskimo/Aleut
1980
94.24%
3.56
2.76
0.56
0.20
1990 PoDulation
93.1% (39,371)
3.5 (1,500)
2.7 (1,128)
1. 2 (523)
0.5 (217)
Households
16,317
536
361
129
75
The largest concentrations of low income and minority families are in the
north and southwest parts of Salina (Census Tracts 1-3, and 5). The housing
in those areas tends to be smaller, older, and lower-priced. To date,
housing discrimination against minorities has not been a public issue in
the city. The City has published its Fair Housing Plan in the local news-
paper and conducts periodic Fair Housing workshops for housing providers.
The local Board of Realtors has executed a Voluntary Affirmative Marketing
Agreement with HUD to promote open/equal housing opportunity in Salina.
Institutional Structure for HousinQ Production and Finance
The housing delivery system in the city of Salina includes 13 mortgage
lenders. Two savings and loan institutions, three mortgage companies, and
eight commercial banks make long-term residential mortgage loans (Table 9).
In June 1991, interest rates for standard fixed payment conventional
mortgages ranged from 9.5% to 10.25%. Financing mechanisms have included
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Table 9. Salina Mortgage lenders
33
SavinQs and Loan ComDanies
Capitol Federal Savings & Loan Association
2550 S. 9th St.
Salina, KS 67401
Security Savings & Loan Association
P.O. Box 1040
Salina, KS 67402-1040
MortQaQe ComDanies
First Mortgage Investment Co.
2041 S. Ohio
Salina, KS 67401
Plaza lane Mortgage & Investment Company
P.O. Box 536
Salina, KS 67401
Railroad Savings Bank
P.O. Box 1301
Salina, KS 67401
Commercial Banks
Bank IV, Salina
138 N. Santa Fe
Salina, KS 67401
Bennington State Bank
200 S. 9th St.
Salina, KS 67401
First Bank & Trust
235 S. Santa Fe
Salina, KS 67401
First National Bank & Trust
101 N. Santa Fe
Salina, KS 67401
National Bank of America
100 S. Santa Fe
Salina, KS 67401
Solomon State Bank
P.O. Box 305
Solomon, KS 67480
Tescott Bank (Bank of Tescott)
600 S. Santa Fe
Salina, KS 67401
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conventional, Veterans Administration (VA), and Federal Housing Administra-
tion (FHA) standard and alternative mortgages, mortgage assumptions,
seller-financing, mortgage revenue bonds, and mortgage credit certificates.
The local Board of Realtors, real estate developers, and contractors are
active in selling, developing, and building residential units in Salina.
Other local public, private, and nonprofit housing providers include the
Salina Housing Authority, the Occupational Center for Central Kansas, the
Emergency Food Bank, and Habitat for Humanity.
Future resources for housing production include 75 vacant residential
building lots owned by the City. These lots, which are developed with
streets and utilities in place, currently are for sale at approximately 80%
of the cost of the city's investment. In addition, Table 10 identifies the
numbers and sizes of vacant residential acreage in the city (both north and
south of Crawford Street). Figure 1 (noted earlier) shows the location of
vacant land presently zoned for mobile home park development (40 lots).
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Table 10. 1991 Vacant Salina Residential Acreage: South of Crawford
Vacant Total
Acres not Acres Platted Buil dabl e
Subdivision Total Acreage Platted Unbuildable Lots Acreage
Meyer Add. 10.0 - - 38.0 10.0
Eastridge P.D.D. 11.1 - - 12.0 11.1
Likins Add. 2.0 - - 10.0 2.0
Central Mall 32.33 - 7.75 61.0 24.58
Belmont 0.7 - - 3.0 0.7
Mayfair Replat 2.8 - - 8.0 2.8
Mayfair Replat 5.2 - 1.2 23.0 4.0
Key Acres 1.7 - - 7.0 1.7
Key Acres 1.0 - - 6.0 1.2
Twi n Oaks II 6.5 - - 6.0 4.5
Twin Oaks II 27.3 - - 73.0 27.3
Replat of Bonnie Ridge 7.6 - 3.0 1.0 4.6
Faith Add. 7.1 - - 6.0 (R-l) 1.5
22.0 (R-2) 5.6
Eastgate 11.2 - 2.2 30.0 (R-l) 6.8
9.0 (R-2) 2.2
Mariposa 15.4 - - 48.0 15.4
Victoria Heights Add. 4.8 - - 9.0 4.8
Total 146.73 - 14.15 372.0 130.78
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Table lOA. 1991 Vacant Salina Residential Acreage: North of Crawford
Vacant T ota 1
Acres not Acres Platted Buildable
Subdivision Total Acreage Platted Unbu il dab 1 e Lots Acreage
Go 1 den Belt 4.0 - 1.8 3.0 2.2
Mil itary 1.3 - - 9.0 1.3
Country Club Estates 3&4 23.0 - - 62.0 23.0
Country Club Heights #5 3.3 - - 7.0 3.3
Replat Georgetown Add. 8.0 - - 31.0 8.0
Georgetown Add. 7.5 - - 30.0 7.5
Mowery Tract 14.0 14.0 - - -
Butcher Tract 6.7 6.7 - - -
Marietta Tract 19.4 19.4 - - -
Episcopal Military 2.3 - - 25.0 2.3
Inst itute
River Place 4.5 - - 3.0 4.5
I Total I 94.0 I 40.1 I 1.8 I 170.0 I 52.1 I
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REFERENCES
City of Salina 1991 Community Development Block Grant application summary.
City of Salina 1980 Comprehensive Community Plan.
Equifax Marketing Decision Systems.
report (Salina, KS). (mimeo)
Housing and Credit Counseling, Inc. (1990) The affordability QaD:
in ToDeka. Kansas. Topeka: Community Foundation.
(1991)
Population facts:
Full data
HousinQ
Kansas Department of Human Resources, Research and Analysis Section. (1989)
County civilian labor force statistics. Topeka: Author (mimeo).
lazere, E. B., leonard, P. A. & Kravitz, l. L. (December 1989) The other
housinQ crisis: ShelterinQ the Door in rural America. Washington,
DC: Housing Assistance Council.
Leonard, P. A., Dolbeare, C. N. & Lazere, E. B. (April 1989) A Dlace to
call home: The crisis in housinQ for the Door. Washington, DC: Low
Income Housing Information Service.
Sales & Marketing Management (1990). Effective buying income/1990 survey
of buying power, Central Kansas (mimeo).
Stone, M. E. (1990) One-third of a nation: A new look at housinQ afford-
ability in America. Washington, DC: Economic Policy Institute.
U. S. Bureau of Census, Current Population Reports, Series P-60, No. 166
(1989) Money income and Doverty status in the United States: 1988
(Advance data from the March 1989 Current Population Survey).
Washington, DC: U. S. Government Printing Office.
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The author thanks the following persons and groups who provided data and
assistance:
Salina Housing Task Force members
Dean Andrew and Roy Dudark, Salina Department of Planning and Community
Development
Scott Haley, Kansas State University Regional/Community Planning summer
intern in the Salina DPCD
Kaye Crawford and the Salina Department of Human Relations
Abner Perry and Sheila Grunert, Salina Housing Authority
David Jacobs, Marlys Mattingly, and Sid Bieber, Social and Rehabilitation
Services
Sheila Nelson, Lil Hicks, and Jan Mendell, Occupational Center for Central
Kansas
Lefty Engebritson, Central Kansas Foundation for Alcohol Dependency
Pat Murray, Central Kansas Mental Health Center
Evelyn Maxwell, Chair, Salina Community Housing Resource Board
Rev. Roger Neff, Salina Rescue Mission
Ruth Asher, United Way of Salina
Sharon Burnett, McCullough Development Corporation
Salina Board of Realtors
Flint Hills Area Agency on Aging
laDonna Jones, Kansas Division of Mental Health
Peg Spencer, Kansas Division of Social and Rehabilitation Services
Mark Galbraith, State of Kansas Census Data Center
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Table 1.
Selected Population and Housing Characteristics:
Salina city, Kansas
1990
39
------------------------------------------------------------------------------------------
The population counts set forth herein are subject to possible correction for undercount
or overcount. The United States Department of Commerce is considering whether to correct
these counts and will publish corrected counts, if any, not later than July 15, 1991.
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Total population
SEX
I Male
Female
AGE
I Under 5 years
5 to 17 years
18 to 20 years
21 to 24 years
25 to 44 years
I 45 to 54 years
55 to 59 years
60 to 64 years
65 to 74 years
I 75 to 84 years
85 years ana over
Median age
I Under 18 years
Percent of total population
65 years and over
Percent of total population
I
HOUSEHOLDS BY TYPE
Total households
Family households (families)
Married-couple families
Percent of total households
Other family, male householder
Other family, female householder
Nonfamily households
I Percent of ~o~al households
Householder lIvIng alone
Householder 65 years and over
I Persons living in households
Persons per household
I
GROUP QUARTERS
I Persons living in group quarters
Institutionalized persons
Other persons in group quarters
I RACE AND HISPANIC ORIGIN
White
B 1 ad
Percent of total population
II American Indian. Eskimo, or Aleut
Percent of total population
Asian or Pacific Islander
Percent of total population
Other race
II Hispanic origin (of any race)
Percent of total population
42,303
20,277
22,026
3,204
7,762
1,861
2,396
13,288
4,082
1,756
1,859
3,316
2,062
717
33.1
10,966
25.9
6,095
14.4
17,287
11,440
9,269
53.6
430
1,741
5,847
33.8
4,988
2,051
41,479
2.40
824
503
321
39,371
1,500
3.5
217
0.5
523
1.2
692
1,128
2.7
Total housing units
OCCUPANCY AND TENURE
Occupied housing units
Owner occupied
Percent owner occupied
Renter occupied
Vacant housing units
For seasonal, recreational,
or occasional use
Homeowner vacancy rate (percent)
Rental vacancy rate (percent)
Persons per owner-occupied unit
Persons per renter-occupied unit
Units with over 1 person per ~oom
UNITS IN STRUCTURE
I-unit, detached
I-unit, attached
2 to 4 units
5 to 9 units
10 or more units
Mobile home, trailer,
0 ther
18,411
17,287
11 , 084
64.1
6,203
1,124
12
1.4
9.1
2.53
2.17
328
12,879
1,096
1,932
511
1,068
925
9,831
5,718
3,505
420
113
62
13
45,100
5,987
2,984
2,783
76
95
49
250
17,287
16.317
536
3.1
75
0.4
129
0.7
230
361
2.1
I The user should note th~t there.are limitations to many of these data. Please refer to
the technical documentatIon provIded with Summary Tape File 1A for a further explanation
on the limitations of the data.
I
VALUE
Specified owner-occupied
Less than $50,000
$50,000 to $99,999
$100,000 to $149,999
$150,000 to $199,999
$200,000 to $299,999
$300,000 or more
Median (dollars)
units
CONTRACT RENT
Specified renter-occupied
paying cash rent
Less than $250
$250 to $499
$500 to $749
$750 to $999
$1,000 or more
Median (dollars)
units
RACE AND HISPANIC ORIGIN
OF HOUSEHOLDER
Occupied housing units
White
Black
Percent of occupied units
American I~dian, Eskimo, or Aleut
Percent of occupied units
Asian or Pacific Islander
Percent of occupied units
Other race
Hispanic orlgln (of any race)
Percent of occupied units
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SALINA COMMUNITY RENTAL HOUSING SURVEY. 1991
--~--- ------
OWNER / AGENT: NAME: ADDRESS: I PHONE:
------ -----
NUMBER OF UNITS AND RENTS PER MONTH HANDICAPPED ACCESSIBILITY UTILITIES STRUCTURE
2 Bri Rent b+ BI". No. of Entrance Bathroom HOUSE
PROPERTY ADDRESS 0 BR Rent L Hr Rent 3 HI". Rent 4 HI". Rent Rent INCLUDED DUPLEX FURNISHE
Steps up Door Wid Door Wid- APT.-M.H.
Entrance e r ...ll" ler - 32"
~ --- ----- ---------
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