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Housing Needs Assessment I I I I .1 I. I I I I I I I I I I I I I 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 I I I I I I I I I I I I I I I I I I I 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 I I I I I I I I I I I I I I I I I I I 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 I I I I I I I I I I I I I I I I I I I 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. I I I I I I I I I I I I I I I I I I I * 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. I I I I I I I I I I I I I I I I I I I * 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. I I I I I I I I I I I I I I I I I I I 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. I I I I I I I I I I I I I I I I I I I 2 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. I I I I I I I I I I I I I I I I I I I 3 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. - - - - - - - - - - - - - - - - - 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) - - .þ. I I I I I I I I I I I I I I I I I I I 5 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. I I I I I I I I I I I I I I I I I I I 6 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; ). I I I I I I I I I I I I I I I I I I I 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 ------------------------ 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 ------------------------ 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 I I I I I I I I I I I I I I I I I I I 8 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- I I I I I I I I I I I I I I I I I I I 9 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 I I I I I I I I I I I I I I I I I I I 10 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 I I I I I I I I I I I I I I I I I I I 11 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. I I I I I I I I I I I I I I I I I I I 12 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 I I I I I I I I I I I I I I I i I I I I 13 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. I I I I I I I I I I I I I I I 'I I I I 14 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) I I I I I I I I I I I I I I I I I I I 15 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. I I I I I I I I I I I I I I I I I I I 16 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). I I I I I I I I I I I I I I I I I I I 17 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. I I I I I I I I I I I I I I I I I I I 18 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 I '-.., L-ì I Houslng I I I 1990 I L, I \ I '1 .-.J I I I I I I ~ I I I I r-.J I I /-70 ì i 1..---) L_-, I STIMMEL.J I r- I I I I I ..-1 I '-\ r.....) EUCL I ~l ì I / I I I PA IFIC L___, ( . J I / "J I I / NORTH LO . BISHOP rp I I I ---) ASH . Exi sti ng STATE 1-- IRON Mobile Home I æ I -J I Parks I -J ~ (840 spaces) I -J ~ 0 I t.> S ,..------1 ~ I ~ I@ I Manufactured ~. Home Subdivislon ~ I (90 lots) ~ ~ I- REPUBLIC ~ ~ ~ Q If ::x: 0 I I SALINA KANSAS N 19 II r' r-.J L-ï I I i L_-, I I I I I I I II I I I U I I I I r---l I r.J L-_------...J I I IL___~ "- ì I I I I I I I I L a...OUD -J <{ 2 ~ I- G1 t.> / rJ I I I I MAGNOLIA I I I I I I I I L----"..--- - - ----~--- I I SCHILLING I I ---~ ) I \ -, "', ) [ CRAWFORD 1'-"--" I \\ \ \\ \ L__..l \ \ \ I \ L- I I I I / I r---- I I I I I ....J------- 3 r-- ( I I I N'--- t:: GLEN ~ -'I n I !\ I I (....1 'J) /' ( ,-, I I L- I I I I I I I I I I I I I I !I I I I I 20 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; I I I I I I I I I I I I I I I I I I I 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 g gra I I I I I I I I I I I I I I I I I I I 22 363 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, I 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 I I I I I I I I I I I I I I I I I I I I 24 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 - - - - - - - - - - - - - - - - - - - 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 N U'1 - - - - - - - - - - - - - - - - - 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 - - N 0\ I I I I I I I I I I I I I I I I I I I 27 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. - - - - - - - - - - - - - - - - - - - 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 g N 00 I I I I I I I I I I I I I I I I I I I 29 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 I I I I I I I I I I I I I I I I I I I 30 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 I I I I I I I I I I I I I I I I I I I 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) I I I I I I I I I I I I I I I I I I I 32 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 I I I I I I I I I I I I I I I I I I I I 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 I I I I I I I I I I I I I I I I I I I 34 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). - - - - - - - - - - - - - - - - - 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 - - w U'1 - - - - - - - - - - - - - - - - - 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 - - W 0\ I I I I I I I I I I I I I I I I I I I 37 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. I I I I I I I I I I I I I I I I I I I 38 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 I I 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. I I 'I ------------------------------------------------------------------------------------------ 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 I I I I I I ---"'~ " .. , r I L---ï I I I I . CENSUS TRACTS 1990 _rJ I l I '-.., L-ì I I I I L, I \ I '1 .-.J I I I I I I I I I r-.J I - I ì I l.---) L_--, I STIMMEL I I r-:..J I I , I ...-J I '-\ r....J EUCL "-1 2,J ~~ ~ ( J I rJ I I I I I I I 'I IN I I I I_____----J""- /-70 10 rp ASH IRON æ I -I -I 8 SO~ I ---- - I ~~ I- ~ Q I REPUBLlC~. ~ IE :z: 0 4 I 9 I r' I r-.J L-ï I I I I L_-, I I: I I I II I U I ! 6 r---l I 8 L_____--_.J t-~'ì I I [ I I I L"\ -I « 2 Gj ~ (.) I ~ I I I I MAGNOLIA I I I I I I I '---'---- I I I I ----1 / , C!>l \~, , ð I "\; Q: I (~..J------ I (/) ~ SALI NA KANSAS 1 7 , , . \ I CRAwF<lm --~ , í"\-~ I ~\ ~ L__~\ 'I \ \ I- I, I ---I I I 8---J I I , I \ I \ I ~~ \ \ , , I I ------ 40 GLEN ~ ...rì n ¿II .../\.J I " ,. '-, I I I I L_j - - - - - - - - - - - - - - - - - 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" ~ --- ----- --------- ---- i -~------- I I -- - . -- ---------- ----- ------ -- --- ----- ---- ----------- ---- ---- ---- -- -- - - ---- --...---- --- ----_u_------ - - ----- ------ ---- --- ---- --- - ---- ---- ------ ------.------. ---- - .--- - --- -----.- - - - - ----.- ------ ------ -- -- ------ . - - ,v ACANT ARCH 1st L99L ? .-- - - -- ~ I-'