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CENTRE COUNTY AFFORDABLE HOUSING NEEDS ASSESSMENT: A BLUEPRINT FOR ACTION OCTOBER 25, 2005 Diana T. Myers and Associates, Inc. 6 South Easton Road Glenside, PA 19038 [PHONE REDACTED] ---PAGE BREAK--- Centre County Affordable Housing Needs Assessment: A Blueprint for Action i Acknowledgements Many people contributed to this report by giving their time, information and ideas. The job of the consultant was to gather, compile, analyze and summarize their information and ideas and then to add our own. The individuals who were formally interviewed for the study are listed in Appendix 1 to the report. However, many other individuals were generous with their time in person and on the telephone and we acknowledge their help. We would like to especially acknowledge those who served on the study work group who reviewed and commented on the interim and final reports and challenged the consultants with their concerns and issues: Dan Abruzzo, Chamber of Business and Industry of Centre County-Heritage I Committee Natalie Corman, Centre County Office of Mental Health/Mental Retardation Randy Holderman, Housing Authority of Centre County Lu Hoover, State College Borough Planning and Community Development Department Bob Jacobs, Centre County Planning Office DJ Liggett, Centre Regional Planning Agency Linda Marshall, Centre County Planning Office Bob Ott, Centre County Office of Adult Services Ron Quinn, Housing Transitions, Inc./Temporary Housing Foundation We send special thanks to Linda Marshall, who barraged us with useful information and served as our eyes and ears in the community for the duration of the study. Her help and advice were invaluable, as was that of Bob Jacobs, who was always ready to support her and us. We would like to thank the members of the Affordable Housing Coalition who have worked tirelessly to put the affordable housing issue in front of the community and who continue to move it forward. Finally, we acknowledge C. Chris Exarchos, Steven G. Dersham, and H. Scott Conklin, the Centre County Commissioners, who had the wisdom and compassion to commission the study and the will to meet the challenges it presents. We appreciate the opportunity to have been part of this exciting venture. Diana T. Myers Barbara Hodas Meg Koppel ---PAGE BREAK--- Centre County Affordable Housing Needs Assessment: A Blueprint for Action ii Table of Contents List of Tables and Executive Summary of the Recommendations………………………………………………………..…7 Purpose of the Study Methodology Organization of the Housing Needs Housing Countywide Population and Economic The County’s Housing Highlights of Targeted Analysis of the Seven Planning Public Policy Barriers to Affordable Housing Development…………………………...66 1) Bellefonte 2) Walker 3) Potter 4) State College 5) Worth 6) Rush Analysis of the Public Barriers to Affordable Housing Development…………………91 Anecdotal a. Priority b. Housing c. Community and Opportunities……………………………………...……96 d. Community Weaknesses/Barriers/Challenges……………………………..………99 Summary of Affordable Housing Needs/Analysis……………………………….……103 a. Countywide b. Geographic Differences: Housing Needs of the Seven Planning Regions…….104 c. Priority d. Assisted e. Unmet Need 1. Strengthen the County Housing Delivery 2. Facilitate Affordable Housing Development………………………………………..…125 3. Increase Understanding of and Support for Affordable Housing……………………129 4. Develop a County Housing Policy, Strategies, and Priorities………………..….…..130 5. Reduce Development Barriers to the Production of Affordable Housing…………..131 ---PAGE BREAK--- Centre County Affordable Housing Needs Assessment: A Blueprint for Action iii 6. Continue to Increase Homeownership 7. Expand the Number of Home Improvement Loans and Grants………………...…..136 8. Promote Rental Housing in Targeted Submarkets………………………………..….137 9. Increase Housing Opportunities for People with Disabilities and Homeless 10. Monitor and Evaluate Programs and Update Relevant Development Strategies and Opportunities……………………………………………146 1. 2. List of A- Key Persons B- Subsidized Housing C- Inventory of Housing Programs for Homeless Individuals and Families……..……C-1 D- Current Housing E- Housing Providers in Centre F- ---PAGE BREAK--- Centre County Affordable Housing Needs Assessment: A Blueprint for Action iv List of Tables and Charts Executive Summary Table 1: Cost Burdened Owners and Renters by Region 2000 Table 2: Comparative Information Among Six Municipalities Table 3: Working Families Earning Less than $52,000 per year Housing Needs County Population Trends Chart 1: Centre County and Population Changes Chart 2: Population Shares by Age Group in Centre County and Table 4: Manufacturing Plant Closings 2001 – 2005, Centre County and Neighboring Counties Table 5: Centre County Manufacturing Workers Laid Off After Centre County Manufacturing Closings in 2003 and 2004 Table 6: Penn State Employees at University Park Campus, By Residence, March 2005 Table 7: Median Income, Centre County, 1989, 1999, 2002 Table 8: Median Income, 1989, 1999, 2002 County’s Housing Stock Chart 3: Median Housing Values 1990 to 2004 Table 9: HUD Fair Market Rents by Bedroom Size from 2000 to 2005 Table 10: Year Household Moved by Owner or Tenant: 2000 Table 11: Tenure by the Year the Housing Unit was Built Table 12: Type of Housing by Owner-occupied or Renter-occupied Targeted Populations Chart 4: 2000 Tenure of the Workforce Population, 25 to 54 Years Old Chart 5: Families with Related Children in 2000 Table 13: Poverty of School-Aged Children 2002 by School District Table 14: Elderly in Poverty in 2000 Chart 6: Owner Occupancy among Elderly Residents 65+ 1990 & 2000 Chart 7: Owner Occupancy among Elderly Residents 75+ 1990 & 2000 Chart 8: Change in Tenant Counts for Residents 65+, 75+ Chart 9: Percent of Female-headed Households in 2000 by Region Chart 10: Percent of Younger Households 18 – 24 Years Old Renting Homes Chart 11: Percent of Non-institutional Residents 16-64 with a Disability Chart 12: Percent of Non-institutional Residents 65+ with a Disability ---PAGE BREAK--- Centre County Affordable Housing Needs Assessment: A Blueprint for Action v Analysis of the Seven Planning Regions Chart 13: Percentage of Households Owning their Homes by Planning Region Chart 14: Patterns of Residential Transfers by Region 1992 to 2002 Table 15: Average residential transfer values 1992 and 2002 by Region Chart 15: Average Residential Transfer Values 1992 to 2002 by Region Chart 16: Number of Permits for New Single-Family Homes by Region Chart 17: Average Prices for New Single-Family Homes 1991 to 2003 by Region Table 16: Average New Single-Family Home Prices 1992 and 2002 by Region Table 17: Estimated Numbers and Percentages of Households with Housing Costs Greater than 30% of Household Income by Household Type, 2000 Table 18: Estimated Numbers and Percentages of Households with Housing Costs Greater than 50% of Household Income by Household Type, 2000 Table 19: Centre County Tenant Household Burdens in 2000 Table 20: Centre County Homeowner Burdens in 2000 Policy Barriers Map 1: Centre County and its Seven Planning Regions Table 21: Comparative Information Among Six Municipalities Table 22: Bellefonte Borough Residential Zones Table 23: Forecast Population Growth in Walker Township Table 24: Walker Township Residential Zones Table 25: Potter Township Residential Zones Table 26: State College Borough Residential Zones Table 27: Population and Physical Barriers for Affordable Housing in Six Municipalities Table 28: Policy Barriers in Six Municipalities Summary of Affordable Housing Needs Chart 18: Homeownership Rates of the Workforce Population Table 29: Elderly Households and Household Cost Burdens > 50% of Income Table 30: Disability 1990 and 2000 Table 31: Number of Units Available for Households with less than 80% of the Median Area Income in 2000 Table 32: Needed Units in 2000 for Rental and Homeowner Units by Income Level Table 33: Unmet Need for Homeowner Units by Income, 2000 Table 34: Unmet Need for Housing by Type of Household and Income Level Recommendations Map 2: Growth Area Boundaries - Centre County