Housing Study - West Point, Nebraska

Transcription

WEST POINT, NEBRASKA
10-YEAR COMMUNITY VISION
COMPREHENSIVE PLANNING PROGRAM
COMMUNITY HOUSING STUDY
“EXECUTIVE SUMMARY”
COMPREHENSIVE PLANS & ZONING * HOUSING STUDIES *
DOWNTOWN & REDEVELOPMENT PLANNING *
CONSULTANTS FOR AFFORDABLE HOUSING DEVELOPMENTS*
-------------------* Lincoln, Nebraska * 402 – 464 – 5383 *
November 1, 2011
NOVEMBER, 2011
Executive Summary
EXECUTIVE SUMMARY
Mayor
Marlene Johnson
City Administrator
Tom Goulette
PLANNING COMMISSION MEMBERS
Bob Conrad
Rick Guenther
David Hughes
JoAnn Lewis
Jolene Peatrowsky
Erv Renner
Paul Schlautman
Mark Schlickbernd
Rick Sinkule
The Community Housing Study was funded by the Nebraska Investment
Finance Authority (NIFA) Housing Study Grant Program and the City of
West Point Planning Commission.
The Community Housing Study was completed with guidance and direction of
the City of West Point Planning Commission.
The Community Housing Study was completed by Hanna:Keelan Associates,
P.C., a professional Community Planning and Research Consulting Firm, based in
Lincoln, Nebraska.
-----------*Lincoln, Nebraska* 402.464.5383 *
-----------* Becky Hanna, Tim Keelan, Lonnie Dickson, AICP, & Keith Carl *
West Point, Nebraska Community Housing Study – 2021
Executive Summary
O INTRODUCTION O
This Community Housing Study provides statistical and narrative data
identifying a housing profile and demand analysis for the City of West Point,
Nebraska. The Study describes the past, present and projected demographics,
economic and housing conditions in the Community, as well as a “Housing Action
Plan,” identifying recommended housing programs during the next 10 years.
This Community Housing Study was conducted for the City of West Point
Planning Commission by Hanna:Keelan Associates, P.C., a Nebraska based
community planning and research consulting firm. Members of the Planning
Commission and local elected officials as well as the Citizens of West
Point, all provided invaluable information.
O PURPOSE OF STUDY O
The purpose of this Community Housing Study is threefold: (1) analyze the
recent past and present housing situation in West Point, with emphasis on the
need for workforce, elderly and both rental and owner housing options; (2) identify
the future target housing needs for the Community; and (3) provide a process
for educating and energizing the leadership of the City of West Point to take
a more active role in improving and creating new, modern and safe market rate and
affordable housing options.
QUALITATIVE INPUT
The Community Housing Study included the participation of the City of West
Point leadership, with emphasis on those directly involved with community and
economic development and the local housing industry. Planning Commission
meetings allowed Hanna:Keelan to share statistical data and receive informed
input from the participants, regarding populations, households, housing needs,
opportunities and challenges, as well as local economic issues. The Housing Study
process also included the implementation of three important housing surveys.
1
Executive Summary
O HOUSING NEEDS & WANTS SURVEY O
The West Point “Community Housing Needs & Wants Survey” was distributed to
households in the Community. A total of 155 Surveys were returned, including 135
surveys from West Point residents, three surveys from residents of rural Cuming
County and 17 surveys with no response or from other Communities. Survey
participants were asked to give their opinion about specific housing types and housing
areas of greatest need in the Community. In addition, a component of the Survey
allowed participants to offer individual comments regarding housing needs. The
following summarizes the results of the Survey. The complete results of the Survey,
along with comments on specific Community needs are available in the Appendix.
WEST POINT SURVEY RESULTS
Top Housing Needs
 Housing for Low- and Middle-Income Families.
 Housing for Single Parent Families.
 General Rental Housing.
 Housing Choices for First-Time Homebuyers.
 Two- and Three-Bedroom (Apartment or House).
 Independent Living Housing for.
Persons with a Mental/Physical Disability
 Rental Retirement Housing.
 Retirement Housing for Low- and Middle-Income Elderly Persons.
Additional Questions
 60.6 percent of the Survey respondents favored the City of West Point using
State or Federal grant funds to conduct an owner housing rehabilitation
program.

55.4 percent of the Survey respondents supported the City of West Point
using State or Federal grant funds to conduct a rental housing rehabilitation
program.

78.1 percent of the Survey respondents favored the City of West
Point establishing a local program that would purchase dilapidated
houses, tear down the houses and make the lots available for a
family or individual to build a house.

72.2 percent of the Survey respondents supported the City of West
Point using grant dollars to purchase, rehab and resell vacant
housing in the Community.

64.5 percent of the Survey respondents favored the City of West Point using
State or Federal grant dollars to provide down payment assistance to firsttime homebuyers.
2
Executive Summary
O WORKFORCE HOUSING NEEDS SURVEY O
The City of West Point Planning Commission, in cooperation with major employers
in the West Point area, conducted a Workforce Housing Needs Survey, to
determine the specific renter and owner housing needs of the Area's workforce. A
total of 152 Surveys were returned.
Survey participants were asked to supply information on such subjects as issues
and barriers to obtaining affordable housing, place of employment, annual
household income and in what Community or region participants would like to
become either a homeowner or a renter. The following are highlights that were
developed from the Survey. The entire Survey results are available in the
Appendix.

Employees from the following businesses that participated in the
survey include, but are not limited to, St. Francis Hospital/St.
Joseph’s Retirement Center, West Point-Beemer Public Schools,
Valmont, West Point Implement, West Point Living Center.

Survey participants included 110 homeowners and 42 renters. A
total of 25 participants were not satisfied with their
current housing situation. Reasons included the participants
current home being too small or in need of substantial updating or
being too far away from their place of employment. Participants
also stated they would like to own a home, but are unable to find
decent homes within an affordable price range.

The majority of respondents could afford a home priced between
$50,000 and $100,000 and afford a monthly payment between
$345 and $870. Respondents also stated they could afford a rental
unit with a monthly payment between $350 and $450.
Survey participants were asked to address some of the issues or barriers they
experience in obtaining affordable owner or renter housing for their families. The
most common barriers faced when obtaining affordable owner housing included
the cost of housing prices and utilities and the high cost of down payments
and closing costs. The most common barriers faced when obtaining affordable
rental housing included the high cost of rent, a lack of decent rental units
in a prospective renter’s price range and the attitudes of immediate
neighbors.
3
Executive Summary
O 55+ SENIOR SURVEY O
A Survey for the Senior Citizen population in the City of West Point was also
distributed by the City of West Point Planning Commission. Participants were
asked to supply information on short- and long-term housing and supportive service
needs for the City’s elderly population. The following are key points that were
developed from the Survey.
A total of 52 Surveys were returned.
Survey is available in the Appendix.
The complete results of the 55+ Senior

The 52 returned Surveys included 14 males and 38 females. All Survey
participants were 55+ years of age.

A total of 40 participants were already retired. 11 survey participants
who were not retired plan to retire in the West Point Area.

Participants identified the primary needed housing types for the
Community over the next 10 years. The most needed housing
types include one- and two-bedroom rental apartments and a
Long Term Care/Nursing Home facility.

Approximately 83.7 percent, or 41 of the Survey participants
expressed at least some appealing interest in living at a
retirement housing community.
4
Executive Summary
O PRIORITY HOUSING ACTIVITIES O
The Priority Housing Activities of the City of West Point were derived from
the results of both qualitative and quantitative housing planning research
activities. The following is a review of these priorities for the Community.
TABLE A
PRIORITY HOUSING NEEDS
2021
Population Group
Type of Activity/Housing Needed
Low- and Moderate-Income
Elderly Households.
a) Housing Rehabilitation/with
Handicap Accessibility.
b) Duplex/Townhome Rental Housing.
Family Households (Workforce
Housing for New/Existing
Employees).
a) Down Payment Assistance Program.
b) Housing Purchase/Rehabilitation/
Resale.
c) Rental Unit Rehabilitation.
First-Time Homebuyers.
a) Credit-To-Own (CROWN) Housing
Program (3+-Bedroom Units).
b) Entry-Level Single Family Housing.
c) Housing Rehabilitation
Middle- to Upper-Income Elderly
Persons & Families.
a) Housing Rehabilitation.
b) Additional Single Family Housing,
both within the Community and the
Planning Jurisdiction.
Housing Administration &
Implementation.
a) Housing Demolition.
b) Land Trust/Land Bank Program for
Future Residential Development.
c) Code Enforcement.
d) Resource Development.
Source: Hanna:Keelan Associates, P.C., 2011
5
Executive Summary
O POPULATION PROFILE O
Table B identifies population trends and projections for the City of West Point,
from 1990 to 2021. The 2010 Census recorded a population of 3,364 in West
Point.
The current estimated population for West Point is 3,376. Based on
projections, the population of West Point for 2021 is expected to range
persons, an increase of 60 persons, or 1.8 percent, to 3,480 persons, an
104 persons or 3 percent. The medium population projection of
used for further calculations within this Housing Study.
TABLE B
POPULATION TRENDS AND PROJECTIONS
1990-2021
Total
Year
Population
Change
Percent
1990
3,250
--2000
3,660
+410
+12.6%
2010
3,364
-296
-8.1%
2011
3,376
+12
+0.3%
Low 2021
3,436
+60
+1.8%
Medium 2021
3,455
+79
+2.3%
High 2021
3,480
+104
+3.0%
population
from 3,436
increase of
3,455 was
Annual
Change
Percent
--+41.0
+1.3%
-29.6
-0.8%
+12
+0.3%
+6.0
+0.18%
+7.9
+0.23%
+10.4
+0.3%
Source: 1990, 2000, 2010 Census; 2001-2009 Census Estimates
Hanna:Keelan Associates, P.C., 2011
6
Executive Summary
O HOUSING TARGET DEMAND & ESTIMATED COST O
Table C identifies the estimated housing target demand in West Point, by
2021. This target demand provides the Community with the number of housing
units to undertake, during the next 10 years. Local housing stakeholders and
providers need to be focused on this housing demand and achieving reasonable
goals that will effectively increase the quality of the housing stock in West Point.
The total estimated housing target demand for West Point, by 2021, is 96
housing units, including 60 owner and 36 rental units. The total housing
target demand would have an estimated cost of $12.4 Million.
TABLE C
ESTIMATED HOUSING TARGET DEMAND
2021
Target Demand*
Owner
Renter
60
36
Total
Demand
96
Est. Required
Budget
$12.4 M
*Based upon new households, providing affordable housing for 10% of cost
burdened households, with housing problems, replacement of 20% substandard
(HUD) housing stock, absorb housing vacancy deficiency by creating 6% vacancy
rate consisting of structurally sound housing units, build for Pent-Up demand.
7
Executive Summary
O HOUSING DEMOLITION/REHABILITATION DEMAND O
Table D identifies housing rehabilitation/demolition demand in West Point,
by 2021. An estimated 115 housing structures in West Point are in need of either
moderate or substantial rehabilitation, by 2021, at an estimated cost of $4.4 Million.
An additional 35 total housing units, scattered throughout the City, should be
considered for demolition, during the next 10 years.
TABLE D
HOUSING REHABILITATION/DEMOLITION DEMAND
2021
# Rehabilitated / Est. Cost*
Demolition
115 / $4.4 Million
35
*Based upon field inspections and age of housing.
Source: 2000, 2010 Census
8
Executive Summary
O HOUSING DEMAND PER POPULATION SECTOR/
PROPOSED TYPES BY PRICE PRODUCTS O
Table E identifies housing demand in the City of West Point for target
population groups and proposed housing types, by Area Median Income
(AMI), by 2021. Sector populations include elderly, family and special needs
populations.
By 2021, 96 additional housing units are targeted for West Point, consisting of 60
owner and 36 renter units. An estimated 34 owner and 18 renter units should be
targeted for elderly households, 55+ years of age, with 22 owner housing units and
14 renter units targeted for non-elderly families. An estimated four owner and four
renter housing units in West Point should be built for persons with a special
need(s), by 2021. An estimated 36 owner units and 22 renter units will be
needed for low- to moderate-income workforce households in West Point.
TABLE E
HOUSING DEMAND – TARGET POPULATIONS
2021
HOUSEHOLD AREA MEDIAN INCOME (AMI)
OWNER
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
RENTAL
UNITS*
Elderly (55+)
Family
Special
Populations1
Subtotals
TOTALS
0%-30%
31%-50%
51%-80%
81%-125%
126%+
TOTALS
Workforce
Sector
55%+
0
0
0
0
2
6
10
7
22
9
34
22
12
22
0
0
0
0
2
10
1
18
1
32
4
60
2
36
1
0
5
2
6
8
4
3
2
1
18
14
6
14
2
3
1
8
1
15
0
7
0
3
4
36
2
22
3
8
25
25
35
96
58
* Includes Credit- or Lease-To-Own units.
1 Any
person with a special housing need due to a cognitive and/or mobility disability.
9
Executive Summary
Table F identifies specific housing types, by price product, by Area Median
Income (AMI), for West Point, by 2021. The owner housing type most needed will
be three-bedroom units, priced at or above $112,000. The rental unit most needed
in West Point, by 2021, will be two- and three-bedroom units, with a monthly rent
between $370 and $765.
Owner units for the City’s workforce population should consist of three-bedroom
units and be priced at or above $85,000. Renter units for the City’s workforce
population should consist of two- and three-bedroom units and be priced at or above
$425.
TABLE F
HOUSING DEMAND – SPECIFIC TYPES BY PRICE PRODUCT
2021
PRICE – PURCHASE COST (AREA MEDIAN INCOME)
OWNER
UNITS
2 Bedroom
3+ Bedroom
TOTALS
(51%-80%)
$85,000$132,000
4
6
10
(81%-125%)
$112,000$299,000
5
13
18
(126%+)
$230,000+
6
26
32
TOTALS
15
45
60
Work Force
(55%+)
$85,000+
6
30
36
RENTAL
UNITS
1 Bedroom
2 Bedroom
3+ Bedroom
TOTALS
(0%-30%)
$0-$365
1
2
0
3
(31%-50%)
$301-$480
2
4
2
8
(51%-80%)
$370-$765
2
6
7
15
(81%-125%)
$645-$875
0
4
3
7
(126%+)
$880+
0
1
2
3
TOTALS
5
17
14
36
Work Force
(55%+)
$425+
0
10
12
22
10
Executive Summary
O THE 10-YEAR HOUSING ACTION PLAN O
The greatest challenge for West Point, during the next 10 years, will be to develop
proposed housing units for the low- to moderate-income, elderly and family
households, with special attention given to workforce households. Overall, the City
of West Point should strive to build 60 owner units and 36 rental units, by 2021.
A proposed 10-Year Housing Action Plan, for West Point, is identified with this
Community Housing Study, to give clarity and direction to the development of
additional housing units in West Point. The Action Plan identifies specific housing
activities and estimated cost.
City of West Point, Nebraska
10-YEAR HOUSING ACTION PLAN
HOUSING ACTIVITY
1.
Implement a West Point
housing capacity
building / education /
promotional program to
local interests.
2.
3.
Housing Implementation
PURPOSE
Working with Cuming County Economic
Development (CCED), Northeast Nebraska
Economic Development District (NENEDD),
and Goldenrod Hills Community Action
Partnership (GHCA), educate Community
housing interests on the local housing
situation and potential and to recruit both
profit and non-profit housing developers.
EST. COST
$2,500 Annually
West Point Housing Fair –
Annual.
Working with CCED, NENEDD and GHCA,
showcase existing and potential housing
programs and housing sites in West Point.
$600 Annually
Housing Inspection
Program in West Point to
focus on both rental and owner
properties.
implement an inspection of both owner and
rental housing properties, to insure code
enforcement and the availability of safe
housing.
$15,000 Annually
Create a West Point
Workforce Housing
Initiative/ Employers
Assistance Program.
public schools, local business and industry,
County Government, provide additional
housing in the Community of West Point.
Included in the Initiative would be an
Employment Assistance Program, to assist
employees in securing proper housing and,
eventually, becoming homeowners.
$4,500 Annually
4.
11
Executive Summary
HOUSING ACTIVITY
5.
West Point Land
Trust/Land Bank Program.
6.
7.
8.
9.
10
11.
PURPOSE
Work with CCED, NENEDD and GHCA,
create a local Land Trust or Land Bank
Program to secure land for future housing
needs. Encourage the use of local funding
and resources.
EST. COST
$90,000 Annually
Community Housing
Investment Club.
Invest in creating gap financing for local
housing developments.
$60,000 Annually
West Point Housing
Program Website.
Provide a resource for finding available
owner and rental housing and buildable lots
in West Point.
$3,500 Annually
HOUSING ACTIVITY
Construct up to 16 units of
rental housing (eight
duplexes) for households 55+
years, at low- to moderateincome (31% to 80% AMI).
Housing Developments Elderly/Special
Population Rental/Owner Units
PURPOSE
EST. COSTS
To provide duplex housing for elderly
households, offering two-bedroom units.
$2,210,000
Up to 14 single family units for
households 55+ years, at
moderate to upper-income (81%+
AMI).
To provide a new homeownership opportunity
for older adults.
$3,350,000
Develop up to two duplexes,
four rental units for families
with a person(s) with a
disability(ies).
To provide affordable housing opportunities to
elderly families and special populations.
$565,000
Develop 18 patio, town home
and/or duplex units for elderly
persons & families, at moderate
income (51%+ AMI)
To provide townhome housing for elderly
households, offering two- and three-bedroom
units.
$3,200,000
12
Executive Summary
HOUSING ACTIVITY
12.
Up to 22 single family
housing units for
moderate- to upper-income
families (51%+ AMI).
13.
Up to 14 family renter
units for individuals/
families @ 31%+ AMI.
14.
15.
16.
HOUSING ACTIVITY
Purchase and demolish
up to 35 housing
structures, by 2021.
Family Rental/
Owner Housing
PURPOSE
To provide two- and three-bedroom
affordable housing for families of varied
middle- to upper-income levels. Possibly
combine with local Workforce Housing
Initiative. Units should include at least four
CROWN (Credit-To-Own) Program units.
Could include a Purchase-Rehab-Resale
Program and/or First-Time homebuyerDown Payment Assistance Program.
To provide affordable two- and three-bedroom
units for persons/families of low- to moderateincome. Possibly combine with local Workforce
Housing Initiative. Units could also serve as
renter housing for persons with a
disability(ies).
Housing Rehabilitation Program
PURPOSE
To provide land for replacement housing,
while removing dilapidated, unsafe housing
stock in West Point.
EST. COSTS
$4,200,000
$1,990,000
EST. COSTS
$1,575,000
Provide a moderate
rehabilitation program
for up to 80 housing units,
in West Point, by 2021,
either owner or renter units.
To upgrade housing for low- to moderateincome families.
$2,600,000
Provide a substantial
To substantially upgrade housing of low- to
moderate-income families.
$1,700,000
13
Executive Summary
O AFFORDABLE HOUSING DEVELOPMENT OPTIONS &
RESIDENTIAL LAND NEEDS O
The City of West Point has been targeted for at least 96 new housing units, by
2021. This includes 60 owner units and 36 renter units. Vacant land is available in
the Community that would be suitable for the development of various, needed
housing types. Additional housing units could be part of a dilapidated
housing demolition and vacant lot infill program, or a planned rural
subdivision outside the Corporate Limits of West Point. Favorable areas
for residential subdivision development are located between the eastern
Corporate Limits of West Point and the proposed Highway 275 Bypass.
Future Land Use Maps for West Point and the City’s One-Mile Planning
Jurisdiction are included on pages 5.4 and 5.5
Housing developments for the City should include renter units/apartments for lowto moderate income individuals and families and additional single family owner
housing opportunities, including a Credit-To-Own (CROWN) owner housing
program. Officials with the City of West Point and the West Point Planning
Commission have identified a need for more owner and rental housing
opportunities in the City
The City is currently updating its
Comprehensive Plan and Zoning Regulations, which will identify new,
future residential areas for development.
West Point has also targeted an estimated 115 housing structures for moderate to
substantial rehabilitation and an estimated 35 housing structures for demolition.
The demolition of dilapidated or severely deteriorated housing structures will create
additional vacant land for the Community that can be used for the development of
new and creative housing concepts. Newly acquired vacant land should be set aside
in a Land Trust/Land Bank Program.
Portions of the City of West Point have been declared blighted and substandard.
These declarations have identified designated “Redevelopment Areas,” where Tax
Increment Financing (TIF) can and have been used for various public improvement
and development projects, including housing.
14
Executive Summary
FUTURE LAND USE MAP
CORPORATE LIMITS
*Lincoln, Nebraska* 402.464.5383 *
15
Executive Summary
FUTURE LAND USE MAP
PLANNING JURISDICTION
16
Executive Summary
RENTAL DUPLEXES – GRAND ISLAND, NEBRASKA
CREDIT-TO-OWN (CROWN) – O’NEILL, NEBRASKA
17
10-YEAR COMMUNITY VISION
COMPREHENSIVE PLANNING PROGRAM
COMMUNITY
HOUSING
STUDY
-------------------* Lincoln, Nebraska * 402 – 464 – 5383 *
NOVEMBER, 2011November 1, 2011
Table of Contents
Mayor
Marlene Johnson
City Administrator
Tom Goulette
PLANNING COMMISSION MEMBERS
Bob Conrad
Rick Guenther
David Hughes
JoAnn Lewis
Jolene Peatrowsky
Erv Renner
Paul Schlautman
Mark Schlickbernd
Rick Sinkule
The Community Housing Study was funded by the Nebraska Investment
Finance Authority (NIFA) Housing Study Grant Program and the City of
West Point Planning Commission.
The Community Housing Study was completed with guidance and direction of
the City of West Point Planning Commission.
The Community Housing Study was completed by Hanna:Keelan Associates,
P.C., a professional Community Planning and Research Consulting Firm, based in
Lincoln, Nebraska.
-----------*Lincoln, Nebraska* 402.464.5383 *
-----------* Becky Hanna, Tim Keelan, Lonnie Dickson, AICP, & Keith Carl *
i
Table of Contents
TABLE OF CONTENTS
Page
Table of Contents………………………………………………………………………….
List of Tables…………………………………………………………………………........
i
ii
SECTION 1 – OVERVIEW OF RESEARCH ACTIVITIES &
EXPECTED OUTCOMES
Introduction/Research Approach……………………………………………………..
Purpose of Study/Summary……………………………………………………………
1.1
1.2
SECTION 2 – COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM
Housing Needs & Wants Survey..…………………………………………………….
Workforce Housing Needs Survey……………………………………………………
55+ Senior Survey……………………………………………………………………….
Summary Statements…………………………………………………………………..
Priority Housing Activities…….………………………………………………………
2.1
2.3
2.4
2.5
2.7
SECTION 3 – POPULATION, INCOME, ECONOMIC &
HOUSING PROFILE
Housing Market Area…………………………………………………………………..
Population Profile…………………………………………………………………........
Income Profile……………………………………………………………………………
Economic Profile…………………………………………………………………………
Housing Stock & Conditions…………………………………………………………..
Owner And Renter Housing Costs……………………………………………………
Local Affordable Housing Options……………………………………………………
Housing Demand Situation……………………………………………………………
3.1
3.2
3.5
3.11
3.14
3.18
3.20
3.21
SECTION 4 – HOUSING DEMAND/NEEDS ANALYSIS
Housing Demand Potential……………………………………………………………
Housing Demand By Income Sector……………………………………………........
Housing Demand Per Population Sector/
Proposed Types By Price Products………………………………………………..
10-Year Housing Action Plan…………………………………………………............
SECTION 5 –AFFORDABLE HOUSING CONCEPTS &
FINANCING/PARTNERSHIPS
Site Analysis Process…………………………………………………………………...
Affordable Housing Development Options & Residential Land Needs…………
Housing Financial Resources………………………………………………………….
4.1
4.4
4.6
4.8
5.1
5.3
5.15
APPENDIX
Survey Results
ii
Table of Contents
LIST OF TABLES
Table
2.1
3.1
3.2
3.3
3.4
3.5
Page
Priority Housing Needs
West Point, Nebraska
2021………………………………………………………………………………
2.7
Population Trends And Projections
1990-2021………………………………………………………………………..
3.2
Population Age Distribution Trends And Projections
1990-2021………………………………………………………………………..
3.3
Specific Households Characteristics
1990-2021………………………………………………………………………..
3.4
Tenure By Household
1990-2021………………………………………………………………………..
3.4
Per Capita Income Trends And Projections
Cuming County, Nebraska/State of Nebraska
1999-2021………………………………………………………………………..
3.5
3.6
Household Income Trends And Projections
1990-2021……………………………………………………………………...... 3.6
3.7
Race And Hispanic Origin
1990/2000/2010………………………………………………………………....
3.7
Estimated Owner Households By Income
Cost Burdened With Housing Problems
2000/2011/2021…………………………………………………………………
3.8
Estimated Renter Households By Income
Cost Burdened With Housing Problems
2000/2011/2021………………………………………………………………...
3.9
3.8
3.9
iii
Table of Contents
LIST OF TABLES – CONTINUED
Table
3.10
3.11
3.12
Page
Persons Receiving Social Security Income
Cuming County, Nebraska
2010………………………………………………………………………………
3.10
Workforce Employment By Type
2008/2009/2010…………………………………………………………………
3.11
Labor Force Statistics
1990-2021………………………………………………………………………..
3.12
3.13
Civilian Labor Force And Employment
Trends And Projections
1990-2021……………………………………………………………………...... 3.13
3.14
Housing Stock Profile
Defining Substandard Housing – HUD
1990/2000………………………………………………………………………..
3.14
Estimated Year Structures Built
2011………………………………………………………………………………
3.15
Housing Structural Condition Survey
2011……………………………………………………………………………....
3.15
Estimated Housing Stock Vacancy/Occupancy Status
2000 & 2011……………………………………………………………………..
3.16
Survey of Rental Properties
2005-2010………………………………………………………………………..
3.17
Vacancy Rates By Unit Type
2010………………………………………………………………………………
3.17
3.15
3.16
3.17
3.18
3.19
iv
Table of Contents
LIST OF TABLES – CONTINUED
Table
3.20
3.21
3.22
4.1
4.2
4.3
4.4
4.5
4.6
Page
Gross Rent
1990/2000/2011/2021…………………………………………………………..
3.18
Owner Occupied Housing Values
1990/2000/2011/2021…………………………………………………………..
3.19
Occupancy Of Selected Affordable Rental Housing Options
2011……………………………………………………………………………....
3.20
Estimated Housing Target Demand
2021………………………………………………………………………………
4.3
Housing Rehabilitation/Demolition Demand
2021………………………………………………………………………………
4.3
Estimated Year-Round Housing Demand By Income Sector
2021………………………………………………………………………………
4.4
Housing Land Use Projections/Per Housing Type/Age Sector
2021………………………………………………………………………………
4.5
Housing Demand – Target Populations
2021………………………………………………………………………………
4.6
Housing Demand – Specific Types By Price Product
2021………………………………………………………………………………
4.7
10-Year Housing Action Plan…………………………………………….. 4.8
v
SECTION 1
OVERVIEW OF RESEARCH ACTIVITIES
&
EXPECTED OUTCOMES
Section 1 – Overview of Research Activities & Expected Outcomes
OVERVIEW OF RESEARCH ACTIVITIES
&
EXPECTED OUTCOMES
O INTRODUCTION O
This Community Housing Study provides statistical and narrative data
identifying a housing profile and demand analysis for the City of West Point,
Nebraska. The Study describes the past, present and projected demographics,
economic and housing conditions in the Community, as well as a “Housing Action
Plan,” identifying recommended housing programs during the next 10 years.
This Community Housing Study was conducted for the City of West Point
Planning Commission by Hanna:Keelan Associates, P.C., a Nebraska based
community planning and research consulting firm. Members of the Planning
Commission and local elected officials as well as the Citizens of West
Point, all provided invaluable information.
O RESEARCH APPROACH O
This Community Housing Study is comprised of information obtained from both
public and private sources. All 1990, 2000 and 2010 demographic, economic and
housing data for the City of West Point was derived from the U.S. Census. The
projection of demographic, economic and housing data was completed by the
Consultant, with the use of Census estimates for 2001 through 2009 and the 2010
Census.
To facilitate both short- and long-range planning, housing demand
projections were developed for a 10-year period.
Therefore, the
implementation period for this Housing Study will be October, 2011 to
October, 2021.
1.1
O PURPOSE OF STUDY O
The purpose of this Community Housing Study is threefold: (1) analyze the
recent past and present housing situation in West Point, with emphasis on the
need for workforce, elderly and both rental and owner housing options; (2) identify
the future target housing needs for the Community; and (3) provide a process
for educating and energizing the leadership of the City of West Point to take
a more active role in improving and creating new, modern and safe market rate and
affordable housing options.
QUALITATIVE INPUT
The Community Housing Study included the participation of the City of West
Point leadership, with emphasis on those directly involved with community and
economic development and the local housing industry. Planning Commission
meetings allowed Hanna:Keelan to share statistical data and receive informed
input from the participants, regarding populations, households, housing needs,
opportunities and challenges, as well as local economic issues. The Housing Study
process also included the implementation of three important housing surveys.
O SUMMARY O
The City of West Point will have an estimated population of at least 3,455, by 2021,
an increase of 79 persons, or 2.3 percent from the current (2011) estimated
population of 3,376 persons. West Point should strive to develop up to 96 new
housing units, by 2021. Approximately 60 units should be for owner households,
consisting of a blend of entry-level to upper income single family units, mostly for
younger households, including members of the local workforce. Up to 36 rental
units should be built in the next 10 years to accommodate the housing needs of
families, elderly and special population households, as well as the housing needs of
local workforce families. An estimated 34 acres of land will be needed for
residential development in West Point, during the next 10 years.
Additional housing units could be built outside the Corporate Limits of
West Point, but within the City One-Mile Planning Jurisdiction, by 2021.
These housing units would be best suited for a planned rural subdivision
to eventually be annexed by the City.
Vacant land for housing
development is identified in the Future Land Use Maps on Pages 5.4 and
5.5
The Community should also concentrate on improving the existing housing stock in
West Point, during the 10-year implementation period. This would include
rehabilitating up to 115 housing units and demolishing at least 35 units that are in
a deteriorated/dilapidated condition.
1.2
The most critical housing issues in West Point are to promote the
development and improvement of housing for the local workforce
households, along with the rehabilitation of owner- and renter-occupied
units. Other priority housing needs in West Point include providing housing
opportunities for the elderly, first time homebuyers and middle-income persons and
families, including new housing units of various types, with two+-bedrooms. Future
population and household growth in West Point will be driven by new and expanded
economic development and public service activities, not only in West Point but
throughout Cuming County.
LOCATION MAP
1.3
SECTION 2
COMPREHENSIVE CITIZEN
PARTICIPATION PROGRAM
Section 2 – Comprehensive Citizen Participation Program
COMPREHENSIVE CITIZEN
PARTICIPATION PROGRAM
O INTRODUCTION O
The West Point Community Housing Study included both qualitative and
quantitative research activities.
Discussed in this Section is the citizen
participation program used to gather the opinions of the West Point citizenry
regarding housing issues and housing needs. Planning for the Community’s
future is accurate and most effective when it includes opinions from as
many community citizens as possible. The methods used to gather information
from the citizens of West Point included Planning Commission meetings and two
important Community Surveys, a “Housing Needs & Wants” Survey, a
“Workforce Housing Needs” Survey and an Elderly “55+ Years” Survey.
These Surveys were distributed throughout the Community in May, 2011.
O HOUSING NEEDS & WANTS SURVEY O
The West Point “Community Housing Needs & Wants Survey” was
distributed to households in the Community. A total of 155 Surveys were
returned, including 135 surveys from West Point residents, three surveys from
residents of rural Cuming County and 17 surveys with no response or from other
Communities. Survey participants were asked to give their opinion about specific
housing types and housing areas of greatest need in the Community. In addition, a
component of the Survey allowed participants to offer individual comments
regarding housing needs. The following summarizes the results of the Survey. The
complete results of the Survey, along with comments on specific Community needs
are available in the Appendix.
WEST POINT SURVEY RESULTS
Top Housing Needs
 Housing for Low- and Middle-Income Families.
 Housing for Single Parent Families.
 General Rental Housing.
 Housing Choices for First-Time Homebuyers.
 Two- and Three-Bedroom (Apartment or House).
 Independent Living Housing for.
 Rental Retirement Housing.
 Retirement Housing for Low- and Middle-Income Elderly Persons.
2.1
Additional Questions

60.6 percent of the Survey respondents favored the City of West Point
using State or Federal grant funds to conduct an owner housing
rehabilitation program.

55.4 percent of the Survey respondents supported the City of West Point
using State or Federal grant funds to conduct a rental housing
rehabilitation program.

78.1 percent of the Survey respondents favored the City of West
Point establishing a local program that would purchase
dilapidated houses, tear down the houses and make the lots
available for a family or individual to build a house.

72.2 percent of the Survey respondents supported the City of West
Point using grant dollars to purchase, rehab and resell vacant
housing in the Community.

64.5 percent of the Survey respondents favored the City of West Point
using State or Federal grant dollars to provide down payment assistance
to first-time homebuyers.
2.2
O WORKFORCE HOUSING NEEDS SURVEY O
The City of West Point Planning Commission, in cooperation with major employers
in the West Point area, conducted a Workforce Housing Needs Survey, to
determine the specific renter and owner housing needs of the Area's workforce. A
total of 152 Surveys were returned.
Survey participants were asked to supply information on such subjects as issues
and barriers to obtaining affordable housing, place of employment, annual
household income and in what Community or region participants would like to
become either a homeowner or a renter. The following are highlights that were
developed from the Survey. The entire Survey results are available in the
Appendix.

Employees from the following businesses that participated in the
survey include, but are not limited to, St. Francis Hospital/St.
Joseph’s Retirement Center, West Point-Beemer Public Schools,
Valmont, West Point Implement, West Point Living Center.

Survey participants included 110 homeowners and 42 renters. A
total of 25 participants were not satisfied with their
current housing situation. Reasons included the participants
current home being too small or in need of substantial updating or
being too far away from their place of employment. Participants
also stated they would like to own a home, but are unable to find
decent homes within an affordable price range.

The majority of respondents could afford a home priced between
$50,000 and $100,000 and afford a monthly payment between
$345 and $870. Respondents also stated they could afford a rental
unit with a monthly payment between $350 and $450.
Survey participants were asked to address some of the issues or barriers they
experience in obtaining affordable owner or renter housing for their families. The
most common barriers faced when obtaining affordable owner housing included
the cost of housing prices and utilities and the high cost of down payments
and closing costs. The most common barriers faced when obtaining affordable
rental housing included the high cost of rent, a lack of decent rental units
in a prospective renter’s price range and the attitudes of immediate
neighbors.
2.3
O 55+ SENIOR SURVEY O
A Survey for the Senior Citizen population in the City of West Point was also
distributed by the City of West Point Planning Commission. Participants were
asked to supply information on short- and long-term housing and supportive service
needs for the City’s elderly population. The following are key points that were
developed from the Survey.
A total of 52 Surveys were returned.
Survey is available in the Appendix.
The complete results of the 55+ Senior

The 52 returned Surveys included 14 males and 38 females. All Survey
participants were 55+ years of age.

A total of 40 participants were already retired. 11 survey participants
who were not retired plan to retire in the West Point Area.

Participants identified the primary needed housing types for the
Community over the next 10 years. The most needed housing
types include one- and two-bedroom rental apartments and a
Long Term Care/Nursing Home facility.

Approximately 83.7 percent, or 41 of the Survey participants
expressed at least some appealing interest in living at a
retirement housing community.
2.4
O SUMMARY STATEMENTS O
The City of West Point provided several opportunities for input from various
individuals, organizations, groups and community leaders, regarding the existing
and future housing situation in the City. The information obtained through
planning research activities greatly assisted in identifying and prioritizing housing
needs in the Community. In addition to statistical information addressing housing
needs, the three Housing Surveys and Planning Commission meetings provided an
opportunity to build consensus regarding future housing activities.
The following provides “Summary Statements” regarding the future of housing
activities in West Point.
 Retirement housing options for low- to moderate-income elderly
persons, as well as accessible housing for persons with a disability(ies)
should be a top priority in West Point. The development of affordable
housing units should include duplex housing that consists of twobedrooms, or units that provide support services for the elderly or
special needs population, including an assisted living facility with
specialized services. Such housing would provide older adults and
persons with a disability(ies) with adequate housing options.
 West Point currently has a lack of decent, affordable owner housing
units for first-time homebuyers, specifically for persons and families of
low- to moderate-income.
A Credit-to-Own (CROWN) Program,
consisting of 10 to 12 homes would be appropriate in West Point to
provide greater access to homeownership for families. Other housing
types for families could include duplexes for rent and single family homes
consisting of two+-bedrooms, also aimed at the low- to moderate-income
populations.
 A number of owner and renter housing units in West Point are in need of
substantial rehabilitation or demolition. The general clean-up or
demolition of dilapidated properties in West Point needs to be continued.
An organized effort could produce an inventory of available vacant land
with access to infrastructure for redevelopment purposes. The newlyvacated land can be set aside in a Land Trust/Land Bank Program.
This, in itself, is an economic development activity, which would stabilize
the population, improve the quality of life for many families and enhance
the attractiveness of the Community.
2.5
 Employ proper, modern planning practices to the development
of rural housing units. This includes the range of developments via
rural subdivision guidelines and procedures, which includes modern
infrastructure systems. Once developed, these rural subdivisions could
be annexed into the City. Suitable land for residential development is
identified in the Future Land Use Maps on pages 5.4 and 5.5.
 The City of West Point should review building, housing, land use
and public infrastructure policies, annually, and consider
implementing an “occupancy permit” program for both existing and
new housing, as well as for rental and owner housing. Such policies
should be revised, if policies act as a barrier to the maintenance and
development of safe and decent housing. During this review, the City
may want to consider the expansion of available land for housing
developments in West Point, by implementing planned annexation
activities.
 Utilize all available Federal, State and Local funding sources,
including, but not limited to CDBG, NAHTF, HOME and Tax Increment
Financing, to assist in funding housing programs.
 Any economic development activity in West Point should be tied directly
to a housing initiative. As new jobs are created in the West Point area
and Cuming County and existing jobs are maintained, it is important to
determine and act on the housing needs of the employees, including what
employees can afford and what level of responsibility local employers,
government and groups involved with housing have, to see that these
housing needs are met.
 Creating housing development strategies will help secure lenders,
investors, contractors and local, State and Federal organizations
to assist with housing planning and development in West Point.
These organizations include Northeast Nebraska Development District,
Three Rivers Housing Development Corporation and Goldenrod Hills
Community Action. A local housing educational program would assist
local interests in understanding and utilizing existing affordable housing
financial programs. This should also include housing education and
opportunities for homebuyers and renters.
2.6
O PRIORITY HOUSING ACTIVITIES O
The Priority Housing Activities of the City of West Point were derived from
the results of both qualitative and quantitative housing planning research
activities. The following is a review of these priorities for the Community.
TABLE 2.1
PRIORITY HOUSING NEEDS
2021
Population Group
Type of Activity/Housing Needed
Elderly Households.
a) Housing Rehabilitation/with
Handicap Accessibility.
b) Duplex/Townhome Rental Housing.
Family Households (Workforce
Housing for New/Existing
Employees).
a) Down Payment Assistance Program.
b) Housing Purchase/Rehabilitation/
Resale.
c) Rental Unit Rehabilitation.
First-Time Homebuyers.
a) Credit-To-Own (CROWN) Housing
Program (3+-Bedroom Units).
b) Entry-Level Single Family Housing.
c) Housing Rehabilitation
Middle- to Upper-Income Elderly
Persons & Families.
a) Housing Rehabilitation.
b) Additional Single Family Housing,
both within the Community and the
Planning Jurisdiction.
Housing Administration &
Implementation.
a) Housing Demolition.
b) Land Trust/Land Bank Program for
Future Residential Development.
c) Code Enforcement.
d) Resource Development.
2.7
SECTION 3
POPULATION, INCOME,
ECONOMIC & HOUSING PROFILE
Section 3 – Population, Income, Economic & Housing Profile
POPULATION, INCOME, ECONOMIC
& HOUSING PROFILE
O INTRODUCTION O
This Section of the West Point Community Housing Study provides a
background analysis of population, income and housing for the City of
West Point. Presented are both trend data and projection analysis. Emphasis is
placed on a 10 year projection of change.
Population, income, economic and housing projections are critical in the
determination of both housing demand and need in the Community of West Point,
by 2021. The statistical data, projections and associated assumptions presented in
this population, income and housing profile will serve as the very basic foundation
for preparing the City with a future housing stock capable of meeting the needs of
the citizens.
The analysis and projection of demographic variables are at the base of all major
planning decisions.
The careful study of these variables assists in the
understanding of changes which have and are occurring in a particular planning
area. The projection of pertinent demographic variables, in the City of West Point,
included a 10 year period, October, 2011 to October, 2021. This planning period
provides a reasonable time frame for development and allows the Consultant to
propose demographic projections with a high level of confidence.
O HOUSING MARKET AREA O
The Housing Market Area of the City
of West point is divided into two
segments, a Primary and a Secondary
Housing Market Area. The Primary
Housing Market Area (red) for West
point includes all land within the
Corporate Limits of the Community. The
Secondary Housing Market Area (gold)
for West point includes all of Cuming
County and portions of northern Dodge
and western Burt County, including the
Communities of Hooper, Winslow,
Uehling, Beemer, Wisner, Scribner and
Snyder.
3.1
O POPULATION PROFILE O
Table 3.1 identifies population trends and projections for the City of West
Point, from 1990 to 2021. The 2010 Census recorded a population of 3,364 in
West Point.
The current estimated population for West Point is 3,376. Based on
projections, the population of West Point for 2021 is expected to range
persons, an increase of 60 persons, or 1.8 percent, to 3,480 persons, an
104 persons or 3 percent. The medium population projection of
used for further calculations within this Housing Study.
TABLE 3.1
POPULATION TRENDS AND PROJECTIONS
1990-2021
Total
Year
Population
Change
Percent
1990
3,250
--2000
3,660
+410
+12.6%
2010
3,364
-296
-8.1%
2011
3,376
+12
+0.3%
Low 2021
3,436
+60
+1.8%
Medium 2021
3,455
+79
+2.3%
High 2021
3,480
+104
+3.0%
population
from 3,436
increase of
3,455 was
Annual
Change
Percent
--+41.0
+1.3%
-29.6
-0.8%
+12
+0.3%
+6.0
+0.18%
+7.9
+0.23%
+10.4
+0.3%
Source: 1990, 2000, 2010 Census; 2001-2009 Census Estimates
3.2
Table 3.2 identifies the age distribution in West Point, for 1990, 2000 and 2010,
and from 2011 to 2021. In 2011, West Point is experiencing an estimated median
age of 40.8 years. The median age in West Point is projected to increase to 42.1
years, or by 1.3 years, by 2021.
The largest decline in population in the City, from 2011 to 2021, is expected to occur
with the 20 to 34 age group, with a loss of an estimated 17 persons. The largest
increase in population is expected to occur with the 35 to 54 age group, a gain of 46
people, from 2011 to 2021.
TABLE 3.2
POPULATION AGE DISTRIBUTION
TRENDS AND PROJECTIONS
1990-2021
Age Group
19 and Under
20-34
35-54
55-64
65-74
75-84
85+
Totals
1990
902
576
680
318
349
301
124
3,250
2000
1,002
599
928
281
354
313
183
3,660
2010
917
458
816
412
286
297
178
3,364
2000-2010
Change
-85
-141
-112
+131
-68
-16
-5
-296
Median Age
39.1
39.5
43.2
+3.7
2011
929
493
858
228
355
320
190
3,376
2021
913
476
904
258
363
333
208
3,455
2011-2021
Change
-16
-17
+46
+30
+8
+13
+18
+79
40.8
42.1
+1.3
3.3
Table 3.3 identifies specific household characteristics of the City of West
Point, from 1990 to 2021. The number of households in West Point is projected to
increase by an estimated 28, from 2010 to 2021. During the next 10 years, persons
per household are projected to increase slightly in West Point.
Group quarters consist of living quarters that are not considered a household, such
as dormitories, nursing care centers and correctional facilities. Currently, there are
an estimated 157 persons in West Point residing in a Group Quarters facility.
TABLE 3.3
SPECIFIC HOUSEHOLD CHARACTERISTICS
1990-2021
Group
Persons in
Year
Population
Quarters Households
1990
3,250
142
3,108
2000
3,660
150
3,510
2010
3,364
157
3,207
2011
3,376
157
3,219
2021
3,455
167
3,288
Households
1,310
1,432
1,432
1,442
1,470
Persons Per
Household
2.37
2.45
2.23
2.23
2.24
Source: 1990, 2000, 2010 Census
Table 3.4 identifies tenure by household for West Point, from 1990 to 2021. The
City of West Point is currently (2011) comprised of an estimated 1,442 households,
consisting of 1,020 owner and 422 renter households. By 2021, owner households
will account for an estimated 70.4 percent of the total households in West Point,
resulting in 1,035 owner and 435 renter households. The percentages of both owner
and renter households are projected to increase, from 2010 to 2021.
TABLE 3.4
TENURE BY HOUSEHOLD
1990-2021
Owner
Year
1990
2000
2010
2011
2021
Total
Households
1,310
1,432
1,432
1,442
1,470
Number
924
998
1,015
1,020
1,035
Percent
70.5%
69.7%
70.9%
70.7%
70.4%
Renter
Number
386
434
417
422
435
Percent
29.5%
30.3%
29.1%
29.3%
29.6%
Source: 1990, 2000, 2010 Census
3.4
O INCOME PROFILE O
Information presented in the Income Section of this Community Housing
Study assists in determining the number of households within the City of West
Point that have the financial capacity to afford housing. In addition, income
analysis serves as an indicator in determining the size, type and style of housing
needed in the community during the next 10 years. Low cost and government
subsidized housing are subject to Federal regulations, such as size and type,
whereas market rate housing has no such limitations.
Table 3.5 identifies per capita income trends and projections for Cuming
County and the State of Nebraska, from 1999 to 2021. Per capita income is equal to
the gross income of an area (State, County, City, City) divided equally between the
residents of the area.
In 2011, per capita income in Cuming County is an estimated $39,456. By 2021,
per capita income will increase in the County an estimated 25.6 percent, to $49,658.
TABLE 3.5
PER CAPITA INCOME TRENDS AND PROJECTIONS
CUMING COUNTY, NEBRASKA / STATE OF NEBRASKA
1999-2021
Cuming County
State of Nebraska
Per Capita
Percent
Per Capita
Percent
Year
Income
Change
Income
Change
1999
$28,784
-$26,569
-2000
$30,705
+6.7%
$28,598
+7.6%
2001
$31,988
+4.2%
$29,902
+4.6%
2002
$30,783
-3.8%
$30,314
+1.3%
2003
$35,042
+13.8%
$32,126
+6.0%
2004
$33,699
-3.8%
$33,265
+3.5%
2005
$36,380
+8.0%
$34,318
+3.1%
2006
$35,168
-3.3%
$35,713
+4.1%
2007
$37,797
+7.5%
$37,899
+6.1%
2008
$36,959
-2.2%
$39,182
+3.4%
2011
$39,456
+6.8%
$43,742
+11.6%
1999-2011
$28,784-$39,456
+37.1%
$26,569-$43,742
+64.6%
2011-2021
$39,456-$49,658
+25.6%
$43,742-$54,629
+24.9%
Source: Nebraska Department of Economic Development, 2011
3.5
Table 3.6 identifies households by income group for the City of West Point,
from 1990 through 2021. The median income of all households in West Point, in
2011, is an estimated $41,338. The household income is projected to increase to
$47,863, or by 15.3 percent, by 2021. A majority of the 1,470 total households in
West Point are expected to be in the $50,000 or more income group.
For households with persons age 65+ years, the median income, in 2011, was
$30,706. By 2021, the median income for older adult households is expected to
increase to $35,972, or by 17.1 percent.
TABLE 3.6
HOUSEHOLD INCOME
1990-2021
Income Group
All Households
Less than $10,000
$10,000-$19,999
$20,000-$34,999
$35,000-$49,999
$50,000 or More
Totals
Median Income
1990*
2000*
2011
2021
% Change
2011-2021
263
343
386
205
127
1,324
$21,250
120
196
442
236
419
1,413
$32,616
66
101
459
257
559
1,442
$41,338
39
81
470
275
605
1,470
$47,683
-40.9%
-19.8
2.4%
+7.0%
+8.2%
+1.9%
+15.3%
Renter Households
Less than $10,000
$10,000-$19,999
$20,000-$34,999
$35,000-$49,999
$50,000 or More
Totals
Median Income
117
113
131
70
15
446
$19,380
66
92
162
40
59
419
$24,768
33
65
174
48
102
422
$30,706
18
48
190
58
121
435
$35,972
-45.4%
-26.2%
+9.1%
+20.8%
+18.6%
+3.1%
+17.1%
* Specified Data Used.
3.6
Table 3.7 identifies race and Hispanic origin, in the City of West Point, for 1990,
2000 and 2010. In 2010, White persons comprised 2,949 persons, or 87.7 percent of
the total population of the City, while the remaining 415 persons were Black or of
Native American, Asian and Other races.
Persons of Hispanic Origin accounted for 564, or 16.8 percent of the population of
West Point. The population of persons of Hispanic origin increased an
estimated 28.2 percent in West Point, between 2000 and 2010.
TABLE 3.7
RACE AND HISPANIC ORIGIN
1990/2000/2010
1990
% of
Race
Number
Total
White
3,239
99.7%
Black
1
0.03%
Native American
3
0.1%
Asian
4
0.1%
Other
3
0.1%
Totals
3,250
100.0%
Hispanic Origin
6
0.2%
2000
Number
3,368
8
15
6
263
3,660
440
% of
Total
92.0%
0.2%
0.4%
0.2%
7.2%
100.0%
12.0%
2010
Number
2,949
10
13
10
382
3,364
564
% of
Total
87.7%
0.3%
0.4%
0.3%
11.4%
100.0%
16.8%
Source: 1990, 2000, 2010 Census
3.7
The following Tables examine cost burdened households with housing
problems in the City of West Point. A cost burdened household is any household
paying 30 percent or more of their income on housing costs, which may include
mortgage, rent, utilities, and property taxes. A household is considered to have
housing problems if the household is overcrowded (more than one person per room)
or if the household lacks complete plumbing.
Table 3.8 identifies estimated owner households by income, cost burdened
with housing problems in the City of West Point, for 2000, 2011 and 2021. In
2011, an estimated 142 owner households, or 13.9 percent are currently cost
burdened with housing problems. By 2021, an estimated 135 owner households
will be cost burdened with housing problems.
TABLE 3.8
ESTIMATED OWNER HOUSEHOLDS BY INCOME
COST BURDENED WITH HOUSING PROBLEMS
2000/2011/2021
2000
2011
#
/
#CB-HP
#
/
#CB-HP
Income Range
0%-30% AMI
42 / 42
45 / 41
31%-50% AMI
60 / 32
64 / 31
51%-80% AMI
133 / 35
141 / 34
81%+ AMI
722 / 38
770 / 36
Totals
957 / 147
1,020 / 142
# = Total Households
2021
# / #CB-HP
46 / 39
66 / 30
147 / 33
776 / 33
1,035 / 135
#CB-HP = Households with Cost Burden – Housing Problems
Specified Data Used
Source: 2000 CHAS Tables
3.8
Table 3.9 identifies estimated renter households by income, cost burdened
with housing problems in the City of West Point, for 2000, 2011 and 2021. In
2011, an estimated 74 renter households, or 17.5 percent are currently cost
burdened with housing problems. By 2021, an estimated 68 renter households
will be cost burdened with housing problems.
TABLE 3.9
ESTIMATED RENTER HOUSEHOLDS BY INCOME
COST BURDENED WITH HOUSING PROBLEMS
2000/2011/2021
2000
2011
# / #CB-HP
# / #CB-HP
Income Range
0%-30% AMI
61 / 41
68 / 39
31%-50% AMI
50 / 34
56 / 32
51%-80% AMI
127 / 4
142 / 3
81%+ AMI
137 / 0
156 / 0
Totals
375 / 79
422 / 74
# = Total Households
2021
# / #CB-HP
69 / 36
57 / 29
147 / 3
162 / 0
435 / 68
#CB-HP = Households with Cost Burden – Housing Problems
Specified Data Used
Source: 2000 CHAS Tables
3.9
Table 3.10 identifies persons in Cuming County, Nebraska, receiving Social
Security Income, for 2010. A total of 2,205 persons in Cuming County received
Social Security Income in 2010. Approximately 85 percent, or 1,875 persons were
over the age of 65, of which 815 persons were male and 1,060 persons were female.
TABLE 3.10
PERSONS RECEIVING SOCIAL SECURITY INCOME
CUMING COUNTY, NEBRASKA
2010
Social Security Income-2010
Retirement Benefits
Retired Workers
Wives & Husbands
Children
Survivor Benefits
Widows & Widowers
Children
Disability Benefits
Disabled Persons
Wives & Husbands
Children
Total
Number of Beneficiaries
1,545
160
15
260
60
140
0
25
2,205
Aged 65 & Older
Men
Women
Total
815
1,060
1,875
Supplemental Security Income-2009
Aged 65 or Older
Blind and Disabled
Total
Number of Beneficiaries
20
72
92
N/A=Not Available.
Source: Department of Health and Human Services,
Social Security Administration, 2011
3.10
O ECONOMIC PROFILE O
The following statistical and narrative discussion provides an Economic Profile of
the City of West Point and Cuming County. Included in this analysis is a review of
relevant labor force data, annual employment trends, commuter data and the
identification of major employers.
Table 3.11 identifies workforce employment by type for Cuming County, from
2008 to 2010. Overall, non-farm employment (wage and salary) decreased by 2.1
percent, between 2008 and 2010. The largest increases occurred in the Federal
Government and Leisure & Hospitality Sectors. The largest decreases were
experienced in the State Government and Goods-Producing Sectors.
TABLE 3.11
WORKFORCE EMPLOYMENT BY TYPE
2008/2009/2010
Workforce
Non-Farm Employment
(Wage & Salary)
Goods-Producing
Manufacturing
Natural Resources & Const*
Service-Providing
Trade, Trans, Ware, Util**
Total Trade
Wholesale Trade
Retail Trade
Information
Financial Activities
Professional & Business
Education & Health
Leisure & Hospitality
Other Services
Total Government
Federal
State
Local
2008
3,304
2009
3,225
2010
3,234
% Change
2008-2010
-2.1%
658
*
216
2,646
717
570
224
345
69
171
119
432
277
164
697
40
37
619
581
*
196
2,644
716
582
235
348
64
168
109
414
303
160
709
42
27
640
590
*
223
2,644
692
567
232
336
71
168
119
432
293
156
712
47
30
636
-10.3%
*
+3.2%
-0.07%
-3.5%
-0.5%
+3.6%
-2.6%
+2.9%
-1.8%
+0.0%
+0.0%
+5.8%
-4.9%
+2.1%
+17.5%
-18.9%
+2.7%
*Natural Resources & Construction.
**Trade, Transportation, Warehousing & Utilities.
Source: Nebraska Department of Labor, Labor Market Information, 2011
3.11
Table 3.12 identifies the most current and projected employment data available
for Cuming County. The unemployment rate ranged from a high of 4 percent and a
low of 2.3 percent, between 2000 and 2010. During this period, the number of
employed persons increased by 70.
Currently, an estimated 4,870 employed persons exist in Cuming County.
County currently has an estimated unemployment rate of 36 percent.
The
TABLE 3.12
LABOR FORCE STATISTICS
1990-2011
Year
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011*
Labor Force
5,708
5,662
5,562
5,642
5,573
5,352
5,069
5,008
4,877
4,953
4,956
5,050
Employment
5,579
5,530
5,417
5,487
5,410
5,188
4,917
4,874
4,833
4,757
4,767
4,870
Unemployment
129
132
145
155
163
164
152
134
144
196
189
180
Unemployment
Rate
2.3%
2.3%
2.6%
2.7%
2.9%
3.1%
3.0%
2.7%
2.9%
4.0%
3.8%
3.6%
*Estimate as of January, 2011.
3.12
Table 3.13 identifies civilian labor force and employment trends and
projections for Cuming County, Nebraska, from 1990 to 2021. In 2011, an
estimated 5,050 persons are in the civilian labor force in Cuming County. This
number is expected to increase by 216 persons, or 4.2 percent, by 2021. Total
employment for Cuming County is also projected to increase, from 4,870 in 2011, to
an estimated 5,068 in 2021, representing a 4.1 percent increase.
TABLE 3.13
CIVILIAN LABOR FORCE & EMPLOYMENT
1990-2021
1990
2000
Civilian Labor Force
4,996
5,708
Unemployment
52
129
Rate of Unemployment
1.0%
2.3%
Employment
4,944
5,579
2010
4,956
189
3.8%
4,767
2011
5,050
180
3.6%
4,870
2021
5,266
198
3.8%
5,068
Change in Employment
1990-2000
2000-2010
2011-2021
Number
+635
-812
+198
Annual
+63.5
-81.2
+19.8
% Change
+12.8%
-14.5%
+4.1%
% Annual
+1.3%
-1.5%
+0.4%
3.13
O HOUSING STOCK & CONDITIONS O
The Housing Stock & Conditions Section of this Community Housing Study
presents information that will assist in the determination of the housing demand
for the City of West Point. Included in this analysis is a review of the current
housing stock, substandard housing, occupancy and vacancy status and the cost of
housing.
Housing Conditions, Substandard Housing
Substandard housing, as defined by HUD, as per the 2000 Census, included (1)
housing units lacking complete plumbing and (2) housing units with 1.01+ persons
per room. Table 3.14 identifies the general condition of housing, in the City of
West Point, in 1990 and 2000, as per this definition. As of the 2000 Census, the
City of West Point had six units that lacked complete plumbing and 43
units that were considered overcrowded.
TABLE 3.14
HOUSING STOCK PROFILE
DEFINING SUBSTANDARD HOUSING – HUD
1990/2000
Complete
Lack of Complete
Units with 1.01+
Plumbing
Plumbing
Persons per Room
% of
% of
% of
Total Number Total
Number Total
Number
Total
1990
2000
1,305
1,422
1,305
1,416
100.0%
99.6%
0
6
0.0%
0.4%
5
43
0.4%
3.0%
Source: 2000 Census
3.14
Table 3.15 profiles the estimated year structures built for the City of West Point,
as of 2011. Records indicate that an estimated 1,573 housing units exist in West Point
for 2011, of which 21.3 percent were built in or before 1939 and 49.5 percent were built
in or before 1959. The largest increase in housing, in West Point, occurred between
1970 and 1979, when 298 housing units were constructed.
TABLE 3.15
ESTIMATED YEAR STRUCTURES BUILT
2011
Year
April, 2000 to 2011
1999 to March, 2000
1995 to 1998
1990 to 1994
1980 to 1989
1970 to 1979
1960 to 1969
1950 to 1959
1940 to 1949
1939 or Before
Subtotal
Units Lost (2000 to 2011)
Total Est. Units – 2011
% 1939 or Before
% 1959 or Before
Housing Structures
45
22
71
39
109
298
210
229
215
345
1,583
(10)
1,573
21.3%
49.5%
Source: City of West Point, 2011
2000, 2010 Census
Table 3.16 identifies the results of a Housing Structural Condition Survey,
conducted in West Point in 2011. The total number of housing structures surveyed in
West Point was 1,423. A total of 756 structures were determined to be in good
condition while at least 21 structures were considered to be in dilapidated condition
(not cost effective to be rehabilitated) and in need of demolition.
TABLE 3.16
HOUSING STRUCTURAL CONDITION SURVEY
2011
Rating 1 – Good Condition.
Rating 2 – Fair Condition; Moderate Rehab Needed.
Rating 3 – Deteriorated; Substantial Rehab Needed.
Rating 4 – Dilapidated; Demolition Recommended.
Total
756
533
113
21
1,423
3.15
Table 3.17 identifies the estimated housing stock occupancy/vacancy status
in the City of West Point for 2000 and 2011. As of 2011, West Point is comprised of
an estimated 1,573 housing units, consisting of an estimated 1,080 owner units and
473 renter units. Of the 1,573 units, approximately 131 are vacant, resulting in an
estimated overall housing vacancy rate of 8.3 percent. The 131 vacant housing
units consist of an estimated 62 owner units and 53 renter units, equaling an
overall owner housing vacancy rate of 5.7 percent and an overall renter housing
vacancy rate of 11.2 percent.
The Adjusted Housing Vacancy Rate only considers year-round vacant units
that are available for rent or purchase, meeting current housing code and modern
amenities. The 2011 adjusted housing vacancy rate, for the City of West
Point, is an estimated 3.7 percent, with an adjusted owner housing
vacancy rate of 3.8 percent and a 3.6 percent adjusted renter housing
vacancy rate.
TABLE 3.17
HOUSING STOCK OCCUPANCY / VACANCY STATUS
2000/2010/2011
a) Housing Stock
b) Vacant Housing Stock
c) Occupied Housing Stock
Owner Occupied
Renter Occupied
d) Housing Vacancy Rate
Owner Vacancy
Renter Vacancy
e) Adjusted Vacancy Rate*
Owner Adjusted Vacancy*
Renter Adjusted Vacancy*
2000
1,552
2010
1,580
2011
1,573
(O-1,062; R-490)
(O-1,094; R-486)
(O-1,080; R-473)
120
1,432
998
434
7.7% (120)
6.0% (64)
11.4% (56)
3.1% (48)
2.6% (28)
4.1% (20)
148
1,432
1,015
417
9.3% (148)
7.2% (79)
14.1% (69)
3.5% (56)
3.5% (38)
3.7% (18)
131
1,442
1,020
422
8.3% (131)
5.7% (62)
11.2% (53)
3.7% (58)
3.8% (41)
3.6% (17)
* Includes only year-round units available for rent or purchase, meeting current housing code and modern
amenities. Does not include units either not for sale or rent, seasonal units, or units not meeting current
housing code.
Source: 2000, 2010 Census; City of West Point, 2011
3.16
Table 3.18 identifies a survey of rental properties, conducted by the Nebraska
Investment Finance Authority, from 2002 to 2010. There were 18 rental housing
property managers that participated in the Survey, in 2010, managing a combined 165
rental housing units. Combined results identified a rental housing vacancy rate of 7.3
percent in 2010, a decrease from the 2009 vacancy rate of 7.8 percent.
An average rental unit, in 2009, would take an average of 53.7 days to become occupied.
This number decreased in 2010 to 39.1 days, showing that rental units in the County
are taking more than half the time to become occupied in 2010 than they were in 2009.
TABLE 3.18
SURVEY OF RENTAL PROPERTIES
2005-2010
Completed
Year
Surveys
Total Units
2002
5
90
2003
5
98
2004
7
130
2005
9
140
2006
13
184
2007
14
134
2008
20
230
2009
22
257
2010
18
165
Vacancy
Rate
2.2%
4.1%
9.2%
7.9%
14.7%
3.0%
5.7%
7.8%
7.3%
Absorption
Rate (Days)
109.0
12.2
84.8
66.5
80.0
58.2
45.4
53.7
39.1
Source: Nebraska Investment Finance Authority, 2011
Table 3.19 identifies the vacancy rate by unit type, for Cuming County, in 2010. Of
the total 165 managed units that were surveyed, only 12 were available, in 2010. This
equaled a 7.3 percent vacancy rate for rental units in Cuming County. A majority of
these units consisted of apartments and single family units.
TABLE 3.19
VACANCY RATES BY UNIT TYPE
2010
Type of Units
Single Family Units
Apartments
Mobile Homes
Not Sure of Type
Total Units
Units Managed
51
111
2
1
165
Available Units
2
8
0
2
12
Vacancy Rate
3.9%
7.2%
0.0%
200.0%
7.3%
Source: Nebraska Investment Finance Authority, 2011
3.17
O OWNER AND RENTER HOUSING COSTS O
The cost of housing in any County or Community is influenced by many factors,
primarily the cost of construction, availability of land and infrastructure and, lastly,
the organizational capacity of the community to tie these housing opportunities into
an applicable format and secure the appropriate resources. The City of West Point
is challenged to organize needed resources to meet the needs of their residents,
including both financial, as well as, organizational resources. A continued effort to
upgrade wages, at both existing and new employment settings, should be a top
priority.
Table 3.20 identifies gross rent for the City of West Point, from 1990 to 2021. In
2011, the estimated median gross rent for West Point is $580. The estimated
median gross rent, in West Point, is expected to increase by an estimated 36.2
percent, to $790, by 2021.
TABLE 3.20
GROSS RENT
1990/2000/2011/2021
1990*
2000*
Less
than
$300
245
87
Median Rent
1990
2000
2011
2021
$282
$424
$580
$790
$300
to
$399
97
82
$400
to
$499
29
168
$500
to
$599
15
62
$600
or
More
0
20
Totals
386
419
3.18
Table 3.21 identifies owner occupied housing values for the City of West Point,
from 1990 to 2021. The West Point median housing value, estimated to be $98,000
for 2011, will increase by an estimated 32.7 percent, to $130,000, by 2021.
TABLE 3.21
OWNER OCCUPIED HOUSING VALUE
1990/2000/2011/2021
1990*
2000*
Median Value
1990
2000
2011
2021
Less than
$50,000
$50,000
to $99,999
507
293
132
537
$100,000
to $149,999
33
128
$150,000
to $199,999
0
36
$200,000
or More
0
16
Totals
833
849
$43,200
$73,900
$98,000
$130,000
3.19
O LOCAL AFFORDABLE HOUSING OPTIONS O
Currently, 50 affordable rental housing units exist in four programs in the City
of West Point. These programs are funded by the United States Department of
Agriculture-Rural Development, the U.S. Department of Housing and Urban
Development and the Nebraska Investment Finance Authority. Table 3.22
identifies all rental programs as having a sustained occupancy rate of 100 percent,
with a current waiting list of 25 persons.
TABLE3.22
OCCUPANCY OF SELECTED AFFORDABLE RENTAL HOUSING OPTIONS
2011
Name & Address
Elkhorn City
301-316 East Neligh Street
402-528-3520
Year
1994
Units
2-Bd: 16
Project Type
Market Rate
Elderly
Rent Range
$480-$535
Occupancy
100%
Waiting List: 3
Lincoln Apartments I
222 North Lincoln
402-372-9087
1991
1-Bd: 5
2-Bd: 5
USDA-RD
General
1-Bd: $308
2-Bd: $338
100%
Waiting List: 2
Lincoln Apartments II
126 North Lincoln
402-372-9087
1986
1-Bd: 8
USDA-RD
Elderly
$285
100%
Waiting List: 0
Pine Estates
301-408 Pine Street
402-635-2078
2001
2-Bd: 8
NIFA (LIHTC)
General/Elderly
Section 8
$400
100%
Waiting List: 20
Somerset Apartments
411 E. Washington Street
402-379-9469
N/A
1-Bd: 24
HUD
Elderly
N/A
N/A
N/A – Not Available.
Source: Property Managers, Nebraska Investment Finance Authority, 2011
3.20
O HOUSING DEMAND SITUATION O
In West Point, there have been approximately 45 new housing units built since
2000. Most of the owners of these new homes were previous homeowners or renters
within the area desiring to relocate into a new or larger home. More business
development for the City could mean an increase in the construction of new homes
and/or apartments, accompanied by more aggressive efforts to rehabilitate the
current housing stock.
Some of the housing needs expressed in West Point, as identified in the Housing
Needs & Wants Survey, include more owner and renter housing options for low- and
moderate income families and elderly persons, along with additional housing
choices for first-time homebuyers. There is a growing need for starter homes and
workforce housing in West Point, especially homes in the $100,000 to $130,000
range.
Many survey participants felt that the high costs of utilities and
housing/rent prices are the barriers preventing people from owning a home. The
construction of new homes in West Point could help to meet the needs of households
wishing to purchase a home in a lower price range. Residential rural subdivision
development outside the Corporate Limits of West Point could provide additional
housing construction opportunities for families looking to move to the area. These
rural subdivisions could be annexed into the City in the future.
A Credit-To-Own (CROWN) Housing Program, consisting of five to six units in the
City of West Point would greatly assist persons and families interested in becoming
homeowners. These homes could be placed on newly subdivided land in the
Community, or serve as an infill development project where large, vacant tracts of
land exist. These homes should also consist of three+ bedrooms to accommodate
large families.
The City of West Point needs to implement a housing code enforcement
program, which would include the use of both a modern Building and
Housing Code and “Occupancy Permit” inspection program, for both
owner and renter housing units and both existing and new housing units.
3.21
SECTION 4
HOUSING DEMAND/NEEDS ANALYSIS
Section 4 – Housing Demand/Needs Analysis
HOUSING DEMAND/NEEDS ANALYSIS
O INTRODUCTION O
This Section of the Community Housing Study provides a housing
needs/demand analysis and a 10-Year “Housing Action Plan” for the City of
West Point. The needs/demand analysis includes the identification of the target
housing demand in West Point, the latter based on need and financial and
organizational resources. Also included is the identification of targeted housing
rehabilitation needs in West Point.
Preceding the 10-Year Housing Action Plan is a presentation of housing
expectations, for West Point, as per income category and price product. The 10-Year
Housing Action Plan provides a listing of recommended housing programs to
pursue, by 2021, including cost estimates.
O HOUSING DEMAND POTENTIAL O
To effectively determine housing demand potential, three separate housing demand
components were reviewed. These included (1) vacancy deficiency (demand),
(2) housing demand based upon new households, the replacement of
substandard housing units and the need for affordable housing units for
persons/families cost burdened and (3) local “pent-up” housing demand.
The following describes each of these components.
(1) HOUSING VACANCY DEFICIENCY (DEMAND)
Housing vacancy deficiency is defined as the number of vacant units lacking in
a community, whereby the total percentage of vacant, available, code acceptable
housing units is less than 5 to 6 percent. A vacancy rate of 5 to 6 percent is the
minimum rate recommended for a community to have sufficient housing
available for both new and existing residents. The determination of housing
vacancy deficiency in the City of West Point considered a 5 percent vacancy of the
current year-round housing stock, minus the current estimated year-round vacant
units, in good or fair condition, meeting today’s housing code standards.
4.1
An Adjusted Housing Vacancy Rate considers only available vacant units
meeting housing codes. Currently, the adjusted vacancy rate for West Point is
3.7 percent. This being the case, West Point has a major overall vacancy
deficiency (demand) in relation to owner and renter housing units, which
have an estimated adjusted vacancy rate of 3.8 and 3.6 percent,
respectively.
(2) HOUSING DEMAND-NEW HOUSEHOLDS, REPLACEMENT &
AFFORDABLE DEMAND
New households, the replacement of substandard housing and the assistance
that a community provides to maintain affordable housing, for both its present
and future households, are important considerations in the determination of a
housing demand potential for any particular community.
Substandard Unit
A substandard unit, as defined by HUD, is a unit lacking complete plumbing, plus
the number of households with more than 1.01 persons per room.
Households Cost Burden
Households experiencing renter or owner cost burden are paying more than 30
percent of their income towards housing costs. Consideration is also given to the
number of new households, demolitions, and any other projects in the planning
stage for the designated community.
(3) “PENT-UP” HOUSING DEMAND
The “pent-up” housing demand for current residents in the Community,
desiring and having the capacity to afford alternative housing, must also
be considered. In essence, this includes estimating the housing demand potential,
during the planning period, for those households currently residing in the Village.
This includes the consideration of households changing tenant status from owner to
renter or vice-a-versa, households changing types of housing (i.e. larger home or
apartment, smaller living quarters, single family housing to townhouses, etc.).
Pent-up demand is calculated utilizing data associated with development and
household tenure trends and qualitative data received from local citizenry and real
estate occupancy trends.
4.2
Housing Target Demand
Table 4.1 identifies the estimated housing target demand in West Point, by
2021. This target demand provides the Community with the number of housing
units to undertake, during the next 10 years. Local housing stakeholders and
providers need to be focused on this housing demand and achieving reasonable
goals that will effectively increase the quality of the housing stock in West Point.
The total estimated housing target demand for West Point, by 2021, is 96
housing units, including 60 owner and 36 rental units. The total housing
target demand would have an estimated cost of $12.4 Million.
TABLE 4.1
ESTIMATED HOUSING TARGET DEMAND
2021
Target Demand*
Owner
Renter
60
36
Total
Demand
96
Est. Required
Budget
$12.4 M
*Based upon new households, providing affordable housing for 10% of cost
burdened households, with housing problems, replacement of 20% substandard
(HUD) housing stock, absorb housing vacancy deficiency by creating 6% vacancy
rate consisting of structurally sound housing units, build for Pent-Up demand.
(4) HOUSING REHABILITATION DEMAND
Table 4.2 identifies housing rehabilitation/demolition demand in West Point,
by 2021. An estimated 115 housing structures in West Point are in need of either
moderate or substantial rehabilitation, by 2021, at an estimated cost of $4.4 Million.
An additional 35 total housing units, scattered throughout the City, should be
considered for demolition, during the next 10 years.
TABLE 4.2
HOUSING REHABILITATION/DEMOLITION DEMAND
2021
# Rehabilitated / Est. Cost*
Demolition
115 / $4.4 Million
35
*Based upon field inspections and age of housing.
4.3
O HOUSING DEMAND BY INCOME SECTOR O
Table 4.3 identifies the estimated year-round housing demand by income
sector for West Point, by 2021. Approximately 96 new units should be targeted,
consisting of 60 owner units and 36 rental units. New owner units should focus on
addressing the needs and demands of individuals and families who have an Area
Median Income (AMI) of 51 percent or higher. New renter units should focus on
meeting the needs of individuals and families of all AMI ranges.
TABLE 4.3
ESTIMATED YEAR-ROUND HOUSING DEMAND BY INCOME SECTOR
2021
Income Range
Tenure
Owner
Renter
0-30%
AMI
0
3
31-50%
AMI
0
8
51-80%
AMI
10
15
81%-125%
AMI
18
7
126%+
AMI
32
3
Totals
60
36
4.4
Table 4.4 identifies estimated housing land use projections/per housing type
by age sector in the City of West Point, by 2021. Overall, the City will require an
estimated 34 acres of land for residential development.
Approximately 54.4 percent of needed, future residential land, or 18.5 acres should
be used to develop single family units for households in the 18 to 54 years age
group. This will include both owner and rental units consisting of single family and
duplex units. Single family units could also be part of a Credit- or Lease-To-Own
housing program.
Approximately 45.6 percent of the residential land needed in West Point, by 2021,
should be used to develop owner and renter units for households at 55+ years of age.
A mixture of housing types is identified for older adult populations, including single
family, patio home, town home and duplex units.
TABLE 4.4
HOUSING LAND USE PROJECTIONS/ PER HOUSING TYPE/ AGE SECTOR
2021
#Owner /
#Renter
26 / 10*
0/0
0/0
0 / 10
0/0
26 / 20
Land Requirements
(Acres)
16.0
--2.5
-18.5 Acres
Totals
16 / 0
6/0
6/2
6 / 14
0/0
34 / 16
7.0
2.0
1.5
5.0
-15.5 Acres
Total Units / Acres
60 / 36
34.0 Acres
Household
18 to 54 Years
Type of Unit
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
Apartment - 3+ Units
Totals
55+ Years
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
Apartment - 3+ Units
*Includes Credit- or Lease-To-Own Units.
4.5
O HOUSING DEMAND PER POPULATION SECTOR/
PROPOSED TYPES BY PRICE PRODUCTS O
Table 4.5 identifies housing demand in the City of West Point for target
population groups and proposed housing types, by Area Median Income
(AMI), by 2021. Sector populations include elderly, family and special needs
populations.
By 2021, 96 additional housing units are targeted for West Point, consisting of 60
owner and 36 renter units. An estimated 34 owner and 18 renter units should be
targeted for elderly households, 55+ years of age, with 22 owner housing units and
14 renter units targeted for non-elderly families. An estimated four owner and four
renter housing units in West Point should be built for persons with a special
need(s), by 2021. An estimated 36 owner units and 22 renter units will be
needed for low- to moderate-income workforce households in West Point.
TABLE 4.5
HOUSING DEMAND – TARGET POPULATIONS
2021
HOUSEHOLD AREA MEDIAN INCOME (AMI)
OWNER
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
RENTAL
UNITS*
Elderly (55+)
Family
Special
Populations1
Subtotals
Totals
0%-30%
31%-50%
51%-80%
81%-125%
126%+
TOTALS
Workforce
Sector
55%+
0
0
0
0
2
6
10
7
22
9
34
22
12
22
0
0
0
0
2
10
1
18
1
32
4
60
2
36
1
0
5
2
6
8
4
3
2
1
18
14
6
14
2
3
1
8
1
15
0
7
0
3
4
36
2
22
3
8
25
25
35
96
58
* Includes Credit- or Lease-To-Own units.
1 Any
person with a special housing need due to a cognitive and/or mobility disability.
4.6
Table 4.6 identifies specific housing types, by price product, by Area Median
Income (AMI), for West Point, by 2021. The owner housing type most needed will
be three-bedroom units, priced at or above $112,000. The rental unit most needed
in West Point, by 2021, will be two- and three-bedroom units, with a monthly rent
between $370 and $765.
Owner units for the City’s workforce population should consist of three-bedroom
units and be priced at or above $85,000. Renter units for the City’s workforce
population should consist of two- and three-bedroom units and be priced at or above
$425.
TABLE 4.6
HOUSING DEMAND – SPECIFIC TYPES BY PRICE PRODUCT
2021
OWNER
UNITS
2 Bedroom
3+ Bedroom
Totals
(51%-80%)
$85,000$132,000
4
6
10
(81%-125%)
$112,000$299,000
5
13
18
(126%+)
$230,000+
6
26
32
TOTALS
15
45
60
Work Force
(55%+)
$85,000+
6
30
36
RENTAL
UNITS
1 Bedroom
2 Bedroom
3+ Bedroom
Totals
(0%-30%)
$0-$365
1
2
0
3
(31%-50%)
$301-$480
2
4
2
8
(51%-80%)
$370-$765
2
6
7
15
(81%-125%)
$645-$875
0
4
3
7
(126%+)
$880+
0
1
2
3
TOTALS
5
17
14
36
Work Force
(55%+)
$425+
0
10
12
22
4.7
O THE 10-YEAR HOUSING ACTION PLAN O
The greatest challenge for West Point, during the next 10 years, will be to develop
proposed housing units for the low- to moderate-income, elderly and family
households, with special attention given to workforce households. Overall, the City
of West Point should strive to build 60 owner units and 36 rental units, by 2021.
A proposed 10-Year Housing Action Plan, for West Point, is identified with this
Community Housing Study, to give clarity and direction to the development of
additional housing units in West Point. The Action Plan identifies specific housing
activities and estimated cost.
10-YEAR HOUSING ACTION PLAN
HOUSING ACTIVITY
1.
Implement a West Point
housing capacity
building / education /
promotional program to
local interests.
2.
3.
PURPOSE
Working with Cuming County Economic
Development (CCED), Northeast Nebraska
Economic Development District (NENEDD),
and Goldenrod Hills Community Action
Partnership (GHCA), educate Community
housing interests on the local housing
situation and potential and to recruit both
profit and non-profit housing developers.
EST. COST
$2,500 Annually
West Point Housing Fair –
Annual.
showcase existing and potential housing
programs and housing sites in West Point.
$600 Annually
Housing Inspection
Program in West Point to
focus on both rental and owner
properties.
implement an inspection of both owner and
rental housing properties, to insure code
enforcement and the availability of safe
housing.
$15,000 Annually
Create a West Point
Workforce Housing
Initiative/ Employers
Assistance Program.
public schools, local business and industry,
County Government, provide additional
housing in the Community of West Point.
Included in the Initiative would be an
Employment Assistance Program, to assist
employees in securing proper housing and,
eventually, becoming homeowners.
$4,500 Annually
4.
4.8
HOUSING ACTIVITY
5.
West Point Land
Trust/Land Bank Program.
6.
7.
8.
9.
10
11.
PURPOSE
Work with CCED, NENEDD and GHCA,
create a local Land Trust or Land Bank
Program to secure land for future housing
needs. Encourage the use of local funding
and resources.
EST. COST
$90,000 Annually
Community Housing
Investment Club.
Invest in creating gap financing for local
housing developments.
$60,000 Annually
West Point Housing
Program Website.
Provide a resource for finding available
owner and rental housing and buildable lots
in West Point.
$3,500 Annually
HOUSING ACTIVITY
Construct up to 16 units of
rental housing (eight
duplexes) for households 55+
years, at low- to moderateincome (31% to 80% AMI).
Housing Developments Elderly/Special
Population Rental/Owner Units
PURPOSE
EST. COSTS
To provide duplex housing for elderly
households, offering two-bedroom units.
$2,210,000
Up to 14 single family units for
households 55+ years, at
moderate to upper-income (81%+
AMI).
To provide a new homeownership opportunity
for older adults.
$3,350,000
Develop up to two duplexes,
four rental units for families
with a person(s) with a
disability(ies).
To provide affordable housing opportunities to
elderly families and special populations.
$565,000
Develop 18 patio, town home
and/or duplex units for elderly
persons & families, at moderate
income (51%+ AMI)
To provide townhome housing for elderly
households, offering two- and three-bedroom
units.
$3,200,000
4.9
HOUSING ACTIVITY
12.
Up to 22 single family
housing units for
moderate- to upper-income
families (51%+ AMI).
13.
Up to 14 family renter
units for individuals/
families @ 31%+ AMI.
14.
15.
16.
HOUSING ACTIVITY
Purchase and demolish
up to 35 housing
structures, by 2021.
Family Rental/
Owner Housing
PURPOSE
To provide two- and three-bedroom
affordable housing for families of varied
middle- to upper-income levels. Possibly
combine with local Workforce Housing
Initiative. Units should include at least four
CROWN (Credit-To-Own) Program units.
Could include a Purchase-Rehab-Resale
Program and/or First-Time homebuyerDown Payment Assistance Program.
To provide affordable two- and three-bedroom
units for persons/families of low- to moderateincome. Possibly combine with local Workforce
Housing Initiative. Units could also serve as
renter housing for persons with a
disability(ies).
Housing Rehabilitation Program
PURPOSE
To provide land for replacement housing,
while removing dilapidated, unsafe housing
stock in West Point.
EST. COSTS
$4,200,000
$1,990,000
EST. COSTS
$1,575,000
Provide a moderate
To upgrade housing for low- to moderateincome families.
$2,600,000
Provide a substantial
To substantially upgrade housing of low- to
moderate-income families.
$1,700,000
4.10
SECTION 5
AFFORDABLE HOUSING CONCEPTS
&
Section 5 – Affordable Housing Concepts & Financing/Partnerships
AFFORDABLE HOUSING CONCEPTS &
O INTRODUCTION O
Section 5 of this Community Housing Study provides a discussion of site
analysis and affordable housing concepts for the City of West Point, Nebraska.
As housing programs are implemented in the Community, potential sites for future
housing developments will need to be identified. Proper site selection will greatly
enhance the marketability of housing in West Point.
Also included is a presentation and discussion of various affordable housing
development options, successfully being implemented. The City of West Point can
consider these and other successful affordable housing models in the development of
needed housing.
O SITE ANALYSIS PROCESS O
The location of a proposed housing project to pertinent facilities and services
crucially influences the benefits that a person can derive from society. These
facilities/services are comprised of many things, including schools, shopping,
recreation and medical, to name a few.
Physical capabilities, age and household structure establish the priority for
particular amenities. The services/amenities of households for the elderly and
physically or mentally disabled differ from those needed by young and middle-aged
families. Facilities are prioritized into categories: Primary and Secondary Services.
In an attempt to rate a subject property in terms of proximity of Primary and
Secondary amenities, a point scale was derived based upon distance. The criteria
presented on the following page provides a basis from which to analyze a proposed
housing site. If, for example, the medical facility was located one mile from a
proposed housing site, one (1) point would be awarded to elderly/disabled housing
and three (3) points would be allocated for family housing. For each housing type, a
minimum total of 14 to 16.5 points are required for recommended development.
However, in smaller, rural communities the total number of points will vary based
upon the types of services and amenities available in the area.
5.1
Residential Site Analysis Criteria
Housing for the Elderly and Disabled
Primary
Points
3
Points
2
Points
1
A.
B.
C.
D.
E.
Wkg.
Wkg.
Wkg.
½M
½M
½M
½M
½M
¾M
¾M
1M
1M
1M
1M
1M
1M
1M
2M
2M
3M
3M
Wkg.
Wkg.
½M
½M
1M
1M
½M
½M
¾M
¾M
2M
2M
1M
1M
1M
1M
3M
3M
2M
3M
4M
Grocery
Drug
Medical
Shopping
Religious
Secondary
F.
G.
Educational
Recreational
Family Housing
Primary
A.
B.
C.
D.
E.
F.
Educational
Recreational
Shopping
Religious
Grocery
Drug
Secondary
G.
Medical
Notes: Wkg = Within Walking Distance
M = Miles
5.2
O AFFORDABLE HOUSING DEVELOPMENT OPTIONS &
RESIDENTIAL LAND NEEDS O
The City of West Point has been targeted for at least 96 new housing units, by
2021. This includes 60 owner units and 36 renter units. Vacant land is available in
the Community that would be suitable for the development of various, needed
housing types. Additional housing units could be part of a dilapidated
housing demolition and vacant lot infill program, or a planned rural
subdivision outside the Corporate Limits of West Point. Favorable areas
for residential subdivision development are located between the eastern
Corporate Limits of West Point and the proposed Highway 275 Bypass.
Future Land Use Maps for West Point and the City’s One-Mile Planning
Jurisdiction are included on pages 5.4 and 5.5
Housing developments for the City should include renter units/apartments for lowto moderate income individuals and families and additional single family owner
housing opportunities, including a Credit-To-Own (CROWN) owner housing
program. Officials with the City of West Point and the West Point Planning
Commission have identified a need for more owner and rental housing
opportunities in the City
The City is currently updating its
Comprehensive Plan and Zoning Regulations, which will identify new,
future residential areas for development.
West Point has also targeted an estimated 115 housing structures for moderate to
substantial rehabilitation and an estimated 35 housing structures for demolition.
The demolition of dilapidated or severely deteriorated housing structures will create
additional vacant land for the Community that can be used for the development of
new and creative housing concepts. Newly acquired vacant land should be set aside
in a Land Trust/Land Bank Program.
Portions of the City of West Point have been declared blighted and substandard.
These declarations have identified designated “Redevelopment Areas,” where Tax
Increment Financing (TIF) can and have been used for various public improvement
and development projects, including housing.
5.3
FUTURE LAND USE MAP
CORPORATE LIMITS
5.4
FUTURE LAND USE MAP
PLANNING JURISDICTION
5.5
The following affordable housing development options are provided as a courtesy by
Excel Development Group (Housing Concepts) and Mesner Development Company
(Single Family Housing Concepts) and their respective architectural design teams.
Single family homes are presented as examples of Credit-, or Lease-To-Own,
affordable housing options. This development concept has been successfully
implemented in several Nebraska Communities, including Auburn, Nebraska City,
O’Neill and York. This housing option is typically funded with Low-Income Housing
Tax Credits, provided by the Nebraska Investment Finance Authority, with the
CROWN or Credit-To-Own Program, HOME Funds and/or Nebraska Affordable
Housing Trust Funds, available with the Nebraska Department of Economic
Development (NDED) and/or Affordable Housing Program funds, provided by the
Federal Home Loan Bank. Also included in funding affordable single family homes
is conventional financing and Tax Increment Financing.
Although reasonably modest by design, all in an effort to maximize the use of tax
dollars, the single family home examples provide all necessary living space for a
family of up to five- to six persons. This includes three-bedrooms on the first floor,
with the opportunity of an additional bedroom(s) in the basement, one bath, on the
upper level, with the potential for another in the lower level, a great or family room,
with additional space in the basement for family activities, a kitchen and dining
area and, at least, a single stall garage. The square footage of these affordable
single family homes typically ranges from 1,100 to 1,300 square feet. These homes
are usually constructed on lots of 8,000 to 10,000 square feet, allowing for ample
yard space.
Nebraska Bar-None, or Prairie Gold Homes are available to be used with a
CROWN Program. Photos of a CROWN Credit-To-Own housing development in
O’Neill, Nebraska, are provided as an example of a housing type that the Village
can develop over the next five years.
Net monthly rents for affordable single family homes range from $500 to $675,
based on rental comparables and the level of affordability of the target population in
the community being served. Typically, Credit- or Lease-To-Own single family
housing programs are affordable to persons/households of 50 to 80 percent of the
Area Median Income (AMI). In a lease-to-own type program, a small percentage of
the net monthly rent is set-a-side for the eventual use by the tenant as a down
payment to eventually purchase a home.
5.6
Affordable single family housing options can also be used for First-Time
Homebuyers, utilizing grant and loan monies available from the NDED.
Households of 50 to 80 percent AMI are typically income eligible to participate in a
home buyer program. Depending upon whether the home selected for purchase is
new construction or an existing house, the cost for the homes, typically, range from
$95,000 to $130,000. In a First-Time Homebuyers Program, the income eligible
household is provided a down-payment assistance ranging from 5 to 20 percent of
the purchase price.
Duplex/triplex rental housing is a popular affordable housing program in
Nebraska for both, older adults, 55+ years of age, singles and couples, and two-,
three- and four-person family households. Financing similar to that available for
the lease-to-own single family homes is also available for affordable duplex/triplex
rental housing. This type of affordable housing can be made available for
households ranging from 0 to 80 percent AMI, depending upon the level of funding
subsidy. Net monthly rents for duplex/triplex rental housing have traditionally
ranged from $350 to $575, depending upon the local housing economics of the
subject community.
Affordable duplex and triplex rental housing provides an excellent low-density
housing option for Nebraska communities, while maintaining a cost containment
approach to building living space and maximizing the use of tax dollars. Duplex
and triplex rental housing units range from 950 to 1,100 square feet, contain either
two- or three-bedrooms, include a kitchen and dining area, a family room, at least
one bath and a garage. Basements can be included in the development process, to
provide additional living space, if necessary. Affordable housing programs with
supportive services for the subject tenant are the most successful
programs.
The availability and use of tenant- or project-based “Section 8 Rental Assistance”
with either single family or duplex/triplex affordable housing options would prove to
be an “economic enhancement” to any housing program, allowing more households
to be income eligible and, thus, allowing more local households access to affordable
housing options.
5.7
NEW CONSTRUCTION LEASE-TO-OWN HOMES
5.8
5.9
LIBERTY ESTATES, L.L.C.
5.10
5.11
5.12
SINGLE FAMILY HOUSING CONCEPT
Three-Bedroom Unit
5.13
5.14
O HOUSING FINANCIAL RESOURCES O
To produce new and upgrade existing renter and owner occupied housing in a
Nebraska Community, a public/private partnership must occur to access affordable
housing programs, which will reduce the cost of development and/or long-term
operations. The following information identifies various funding sources, programs
and strategies available to assist in financing future housing activities in a
Community. The (strategic) combination of two or more sources can assist in
reducing development and/or operational costs of proposed affordable housing
projects.
LOCAL FUNDING OPTIONS
Local funding for use in housing development and improvement programs are
limited to two primary sources (1) local tax base and (2) dollars secured via state
and federal grant and loan programs, which are typically only available to local
units of government (Village, City or County).
Local Tax Base
Tax Increment Financing (TIF) can use added property tax revenues, created by
growth and development in a specific area, to finance improvements within the
boundaries of a designated Redevelopment Area.
Utilizing the Nebraska
Community Development Law, each Community in Nebraska has the authority to
create a Community Redevelopment Authority (CRA) or Community Development
Agency (CDA).
A City or Village with a CRA or CDA has the authority to use TIF for commercial,
industrial and residential redevelopment activities. The CRA/CDA can utilize TIF
for public improvements and gain the revenue associated with these improvements.
The tax increment is the difference between the taxes generated on an existing
piece of property and the taxes generated after the redevelopment occurs. One
hundred percent (100%) of the increment can be captured for up to 15 years, by the
CRA, and used for public improvements in a designated Redevelopment Area.
Every Community in Nebraska is eligible to utilize TIF, after a CRA or CDA has
been established and a Blight and Substandard Determination Study has been
completed by the Community. TIF may be used for infrastructure improvements,
public façade improvements in the Downtown and to purchase land for commercial
or industrial development.
The City of West Point has completed Blight and Substandard
Determination Studies and General Redevelopment Plans for two
designated “Redevelopment Areas.” Housing, Commercial and Industrial
programs are eligible for TIF in these areas.
5.15
Other Local Options
Local Housing Authority – Public Housing Authorities or Agencies can sponsor
affordable housing programs. The Housing Authority is empowered by existing
legislation to become involved in all aspects of affordable housing in the
Community. The Housing Authority has access to a variety of sources of funding, as
well as the ability to secure tax exempt bond financing for local based housing
projects. Currently, the City of West Point does not have a Housing
Authority.
Local Major Employers and/or Community Foundation Assistance – This is
a common occurrence today within many cities and counties nationwide, in an effort
to provide housing opportunities to low- and moderate-income persons and families.
Major local employers and community foundations are becoming directly involved in
housing developments and improvements.
These Foundations and/or major
Employers could provide the following:
a)
b)
c)
d)
e)
f)
Direct grants;
Low interest loans;
Letter of Credit, for all or a percentage of loans;
GAP Financing – provides financing to cover the unfunded portion of
development costs, as a deferred or less than market rate loan to the
development;
Mortgage Interest Rate Subsidy – provides buy down of a conventional loan;
Purchase Bonds/Tax Credits – make a commitment to purchase either/both
taxable/tax exempt bonds and/or low-income tax credits utilized to finance
housing development.
Local Lender Participation – Local and regional lending institutions serving a
particular Community or County should create a partnership to provide technical
assistance to housing developers and share bridge- and permanent financing of local
housing programs.
The previously described local funding options could be used separately or “pooled”
together and utilized in equal proportions for the implementation of City or Countywide housing programs.
5.16
STATE PROGRAMS
State programs available to assist in funding a community housing initiative
include resources available from the Department of Economic Development
(NDED), Nebraska Investment Finance Authority (NIFA), Nebraska
Energy Offices (NEO) and Nebraska Department of Health and Human
Services (NDHHS).
The following describes the primary housing funding
programs provided by these State agencies.
Nebraska Department of Economic Development (NDED)
The 2011 Annual Action Plan, prepared and administered by the Nebraska
Department of Economic Development (NDED), has the following, approximate
allocations of State and Federal funds available for housing activities.
$13.5 Million Community Development Block Grant
$5.6 Million HOME Investment Partnership Fund
$627,000 Emergency Shelter Grant Program
$1.6 Million Homeless Shelter Assistance Trust Funds
$4.3 Million Nebraska Affordable Housing Trust Fund
$344,500 Housing Opportunities for Persons with AIDS
The NDED is presently the administrator of HOME funds. HOME funds are
available to authorized, local or regional based Community Housing Development
Organizations (CHDOs) for affordable housing repair and/or new construction, both
rental and owner. An annual allocation of HOME funds is established for CHDOs
based on individual housing programs. HOME funds are also available to private
developers, via a local non-profit as gap financing on affordable housing projects.
DED also administers the non-entitlement Community Development Block
Grant (CDBG) program, available to local Community and County municipalities
for financing housing, planning and public works projects. All Nebraska Counties
and Communities are an eligible applicant for CDBG funds. Lincoln and Omaha
receive an annual allocation of CDBG funds, from the Department of Housing and
Urban Development, as entitlement communities. The remaining Nebraska
Communities are non-entitlement Communities and can compete annually for
CDBG funds for various community and economic development programs, including
housing. Seven Nebraska Communities, each with a population of 20,000 to 49,999
are eligible for multi-year CDBG funding with the Comprehensive Revitalization
Category of funding.
5.17
Nebraska Affordable Housing Trust Fund
Nebraska Affordable Housing Trust Fund – This Fund is available to assist in
funding affordable housing programs. The Trust Fund is administered by NDED as
is available, primarily, to match with Low-Income Housing Tax Credit allocations,
for new affordable rental housing, as well as for the funding of non-profit operating
assistance, distressed rental properties and acquisition/rehabilitation of existing
rental programs.
Nebraska Investment Finance Authority (NIFA)
NIFA is a primary provider of funding for affordable housing development in
Nebraska. The two most popular NIFA programs include:



Low-Income Housing Tax Credit (LIHTC) Program – Provides a 4 and 9
percent tax credit to developers for the development of low cost, affordable
multifamily, single family or elderly housing projects. Developers can utilize
the resources of the Midwest Housing Equity Group of Nebraska to
secure tax credit equity. A popular LIHTC program is the CROWN (Creditto-Own).
The CROWN program creates a lease-to-own program for
renters/potential homeowners.
The CRANE (Collaborative Resources
Alliance for Nebraska) is a set-a-side program for targeted resources, for
community development and housing programs.
Single Family Mortgage Program – Provides a less than current market
interest rate for First-time Homebuyers.
Local lender participation is
encouraged in this program.
Bar-None Housing (Prairie Gold) – Affordable housing available for
Nebraska homebuyers. Houses are low maintenance and energy efficient.
CHDOs & Community Action Agencies
The Community Action Agency serving a particular Community or County can
provide housing and weatherization programs in its service area. A Community
Action Agency also provides community social services, emergency services, family
development and nutrition programs. Nebraska Communities and Counties should
work with their Community Action Agency to provide safe, accessible, affordable
housing to its residents.
The Community Action Agency/CHDO serving Pender is Goldenrod Hills
Community Action. Northeast Nebraska Economic Development District
is also available to provide grant writing and administration services to
the City of West Point and Cuming County.
5.18
Nebraska Energy Office (NEO)
Low-Income Weatherization Assistance Program – This Federally funded
program assists people with low-incomes by making energy improvements to their
homes. The program is a statewide effort carried out primarily by Nebraska
Community Action Agencies.
The weatherization program concentrates on those energy improvements which
have the greatest impact on making recipient’s homes more energy efficient,
thereby lowering their energy consumption. Eligible weatherization measures
include caulking, weather stripping, ceiling, wall and floor insulation and furnace
repair.
Nebraska Department of Health and Human Services (NDHHS)
NDHHS administers the Nebraska Homeless Shelter Assistance Trust Fund
and Emergency Shelter Grant to assist local or regional based groups in the
provision of housing improvements for homeless and “at risk of homeless” persons
and families.
REGIONAL FUNDING
Federal Home Loan Bank
Affordable Housing Program – This program makes low-interest loans to finance
home ownership for families with incomes at or below 80 percent of the median
income for the area. The program can also finance the purchase, construction or
rehabilitation of rental housing in which 20 percent of the units are occupied by and
affordable to very low-income households. These funds are available through the
Federal Home Loan Bank member institutions in Nebraska and are loaned on a
competitive basis, with semi-annual application dates. This program can be
combined with other programs (i.e., State CDBG, Low-Income Housing Tax Credit,
etc.) to absorb the development subsidy requirements for both rental and owner
occupied housing projects.
FEDERAL FUNDING
A primary provider of Federal funding to Nebraska Communities and Counties for
housing development, both new construction and rehabilitation, is the Department
of Housing and Urban Development (HUD). Housing programs provided by
HUD are available for both profit and non-profit developers. Funds from these
programs are commonly mixed or pooled with other public funding sources, as well
as conventional financing.
5.19
U.S. Department of Housing and Urban Development (HUD)

Section 8 Moderate Rehabilitation SRO’s – Available to Public Housing
Authorities to provide rental assistance for homeless individuals in rehabilitated
single-room occupancy housing.

Shelter Plus Care – Provides rental assistance and supportive services on a
long-term basis for homeless individuals with disabilities.

HUD Section 202 Program – Provides a capital advance to non-profit
developers for development of elderly housing for either independent living or
congregate (frail elderly) living. The program provides 100 percent financing,
with a capital advance, no repayment loan and operational subsidy.

HUD Section 811 Program – Provides a capital advance to non-profit
developers for development of housing for persons with a disability(ies). The
program provides 100 percent financing with an operational subsidy.

Mortgage Insurance – The HUD 221(d)(3) provides up to 100 percent
mortgage insurance for non-profit developers and 90 percent mortgage insurance
coverage for profit-motivated developers 221(d)(4). Permanent financing can be
provided via the public funds (i.e., CDBG, HOME) and/or conventional financing.
U.S.D.A. Rural Development (RD)
a)
Section 515 Program – Provides a direct interest subsidized loan for the
development of family and elderly housing, including congregate and rental
housing for persons with a disability. A Section 538 mortgage insurance
program is also available
b)
Section 502 Program – Provides either a mortgage guarantee or direct loan
for single family homeownerships for low- and moderate-income
persons/families, including persons with a disability. Section 504 Program
– Provides for the rehabilitation of homes.
c)
Community Facilities Program – Provides a direct, interest subsidized
loan for a variety of projects specific, community facility improvement
programs including new construction or housing rehabilitation for “special
populations.”
5.20
d)
Preservation Program – Administered by qualified local and regional
organizations/agencies to assist in housing rehabilitation programs in
Nebraska Communities. This could include a local based, planned program
of home modification income eligible to low/moderate-income persons
and families.
e)
Business & Industry Program – The RD Business and Industry Program
allows for loan mortgage guarantee for commercial projects, including
retirement/assisted care housing.
Other Federal Funding
Other funding products that may serve to be useful in the development of affordable
housing for persons with a serious mental illness are the HUD Rural Housing and
Economic Development Fund, the Native American Housing and SelfDetermination Act and CDBG funds and the Rehabilitation Tax Credit, available
via the Historic Preservation Act.
5.21
APPENDIX
SURVEY RESULTS
“Housing Needs & Wants Survey”
IMPORTANT!!!
COMPLETE AND RETURN THIS SURVEY, BY JUNE 8, 2011, AND BE ELIGIBLE FOR A
$50.00 DRAWING!!! SURVEYS MUST BE COMPLETED IN ORDER TO BE ELIGIBLE FOR
THE DRAWING.
The City of West Point Planning Commission is currently conducting a
Community Housing Study, to determine both the present and future housing
needs of West Point and the surrounding areas. An important activity of this
Study is to ask you about the housing needs and wants of the Community. Please
take a few minutes to complete the following survey, indicating the type of
housing needed in West Point, during the next 10 years.
[Check ()] Place of Residency: __135__West Point __3__Rural Cuming County
___1___Other?_______________________
















__16__No Response
Housing For:
1. Low-Income Families
2. Middle-Income Families
3. Upper-Income Families
4. Single Parent Families
5. Existing / New Employees
Single Family Housing
Rental Housing (General)
Manufactured Homes
Mobile Homes
Condominiums/Townhomes
Duplex Housing
Apartment Complexes (3 to 12 Units per Complex)
Rehabilitation of Owner-occupied Housing
Rehabilitation of Renter-occupied Housing
Housing Choices for First-Time Homebuyers
Single Family Rent-to-Own
1. Short-Term 3 to 5 Years
2. Long-Term 6 to 15 Years
Duplex/Townhouse Rent-to-Own
1. Short-Term 3 to 5 Years
2. Long-Term 6 to 15 Years
One Bedroom (Apartment or House)
Two Bedroom (Apartment or House)
Three Bedroom (Apartment or House)
- OVER -
TOTAL SURVEYS: 155
Greatly
Needed
---------56
46
13
43
24
35
41
4
3
21
23
14
21
28
44
---------23
27
---------20
22
19
43
41
Somewhat
Needed
--------------58
77
36
60
72
73
61
52
27
60
71
59
84
76
63
--------------76
66
--------------68
62
64
69
59
Don’t
Need
--------22
11
73
20
25
17
29
63
90
50
33
56
24
23
24
--------21
26
--------36
37
42
22
24












Independent Living Housing for
Group Home Housing for
Housing in Downtown
Retirement Housing – Rental
Retirement Housing – Purchase (Owner occupant)
Retirement Housing For:
1. Low-income Elderly Persons
2. Middle-income Elderly Persons
3. Upper-income Elderly Persons
4. Licensed Assisted Living, w/ Specialized Services
(i.e. health, food prep, recreation services, etc.)
Single-Room-Occupancy Housing (Boarding Homes)
Short-Term Emergency Shelters – 30 Days or Less
Long-Term Shelters – 90 Days or Less
Transitional Housing
(3-12 month temporary housing)
Other (specify):
Other (specify):
Greatly
Needed
Somewhat
Needed
Don’t
Need
44
77
18
31
72
26
7
47
24
---------76
59
20
45
70
69
--------------48
69
46
74
18
28
--------14
12
55
36
63
33
8
25
16
48
56
43
68
44
60
20
56
47
Would you support your Community using State or Federal grant funds to conduct:
… an owner housing rehabilitation program?
__94__ Yes __61__ No (60.6% Support)
… a renter housing rehabilitation program?
__86__ Yes __69__ No (55.4% Support)
Would you support your Community establishing a local program that would purchase
dilapidated houses, tear down the houses and make the lots available for a family or
individual to build a house?
__121__ Yes __34__ No (78.1% Support)
Would you support your Community using grant dollars to purchase, rehabilitate and
resale vacant housing in the Community?
__112__ Yes __43__ No (72.2% Support)
Would you support your Community using State or Federal grant dollars to provide down
payment assistance to first-time homebuyers?
__100__ Yes __55__ No (64.5% Support)
Please list other needs for the Community: ____(See Comments)_________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
THANK YOU!
Please return completed survey,
By June 8, 2011, to
the following location:
City Hall
PO Box 327
444 South Main St
West Point, NE 68788-0237
Hey! Give us your name and telephone number
and be eligible for the
$50 DRAWING!!!
(SURVEYS MUST BE COMPLETED IN ORDER TO BE
ELIGIBLE FOR THE DRAWING).
Name: _______________________________________
Phone: _______________________________________
Housing Needs & Wants Survey – Comments
Place of Residency (Other):
- Rural Burt County
Comments/Other Needs
- The City should purchase the W.P. Living Center, so it is locally owned and managed.
- W.P. needs more building lots.
- I like it when West Point does things independently; no (federal) government
assistance.
- One thing I feel the City could use is a recycling center.
- More step-up handles on sidewalk on Main Street. (2)
- There are households with vehicles in the driveway or yard full of junk that need to be
cleaned up. There are also vacant deteriorating homes that need updating/should be
condemned and yards not mowed.
- More off-street parking.
- Continued renovations, forward thinking and progressive mindset.
- Rent is too high here. We need more housing for young professionals.
- Clean up properties. Several properties are certainly not the “Pride of West Point.”
- New residential water & sewer lines are needed. (2)
- Too many abandoned houses sitting around town. This brings our property values
down.
- Could use single-level units for elderly housing like what Bancroft, Beemer and Wisner
have.
- Job opportunities are needed.
- Many homes in this Community are old and outdated. Maybe a program to help lowincome elderly persons keep and maintain their homes.
- We need existing vacant lots to be developed.
- Section 8 Housing: we have landlords that will accept housing vouchers from
Goldenrod Hills.
- More Jobs.
- Pave Mill and 13th Streets.
Workforce Housing Needs Survey
The City of West Point Planning Commission, in cooperation with major employers in
the West Point Area, is conducting the following Survey to determine the specific renter
and owner housing needs of the Area's workforce. We would appreciate you completing and
returning the following Survey to your employer.
If you give us your Name and Telephone Number, you will be eligible for a
$50 DRAWING! Your telephone number will only be used to contact you if you
win the drawing. You must complete the survey in order to be eligible for the
drawing. Thank you!
TOTAL SURVEYS: 152
Place of Employment? ___(See Comments)______________________
Do you currently live in West Point? ___90___Yes ___62___No
If No, where and why not?___(See Comments)___________________________
Number of Persons in your household? ______ 1=17 2=55 3=26 4=28 5+=24
Do you rent or are you a homeowner? __42__Rent __110__Own
Are you satisfied with your current housing situation? __127__Yes __25__No
If No, why? _________________________________________________
What is your current annual total household income?
_16_Less than $25K _34_$25K-$40K _41_$40K-$60K _14_$60K-70K _35_$70K+
As a renter or homeowner, what are some of the issues or barriers you
experience with obtaining affordable, suitable housing for your
household? Please check all that apply.
1
0
5
16
1
5
10
17
0
4
9
2
For Renters
Lack of handicap accessible housing
Lack of adequate public transportation
Lack of knowledge of fair housing rights
Cost of rent
Restrictive zoning/building codes
Job status
Attitudes of landlords & neighbors
Lack of availability of decent rental units
in your price range
Use of background checks
Excessive application fees and/or rental
deposits
Cost of utilities
Lack of educational resources about tenant
responsibilities
Other:___________________________
Other:___________________________
8
5
3
32
15
7
11
9
For Owners
Lack of handicap accessible housing
Lack of adequate public transportation
Lack of knowledge of fair housing rights
Housing prices
Restrictive zoning/building codes
Job status
Attitudes of immediate neighbors
Mortgage lending application requirements
19
37
Excessive down payment/closing costs
Cost of utilities
5
Lack of educational resources about
homeowner responsibilities
Cost of homeowners insurance
14
OVER
Other:__________________________
Other:__________________________
If you are currently a RENTER and would like to become a HOMEOWNER
in WEST POINT, within the next 10 years, or if you are currently a
HOMEOWNER and desire to upgrade or change housing in WEST POINT,
within the next 10 years, please complete the following questions. If not,
please return your survey to your employer.
Which one of the following housing types would you most like to purchase?
__51__Single Family
___4___Attached Townhouse Or Duplex Type Unit
__0__Mobile Home
___2___Patio Home __0__Other?______________
How many bedrooms would your family need?
__0__One __14__Two __26__Three __20___Four +
What is the most your family could afford for a home?
__11__Less than $50K __16__$50K-$70K __13__$70K-$100K
__7__$100K-$130K
__10__$130K+
What can you afford for a monthly house payment, not including house insurance
and property taxes?
__9__Under $345 __31__$345 to $645 __11__$646 to $870
__6__$871 to $1,025 __2__$1,026+
If you are currently a RENTER, but would like or need a different or
alternative rental situation in WEST POINT, within the next 10 years,
please complete the following questions. If not please return your survey
to your employer.
Which one of the following housing types would you most like to rent?
___17___Single Family
___1___Attached Townhouse or Duplex Type Unit
___0___Mobile Home
_______Standard Apartment Unit
_______Other? __________________
How many bedrooms would your family need?
__2__One __6__Two __9__Three __2__Four +
What is the most your family could afford for monthly rent?
__4__Under $350 __10__$350-$450 __4__$451-$550 __0__$551-$650 __1__$650+
Thank You For Your Participation!
Please enter your Name and Telephone Number for a
$50 DRAWING!!!
(SURVEYS MUST BE COMPLETED IN ORDER TO BE ELIGIBLE FOR THE DRAWING).
Name_______________________________
Telephone Number_________________
Workforce Housing Needs Survey – COMMENTS
Place of Employment
- West Point-Beemer Public Schools (24)
- D & S Tires (1)
- Wimmers Meats (7)
- Valmont (13)
- West Point Dairy (2)
- West Point Implement (15)
- West Point Living Center (10)
- Central Catholic Schools (4)
- St. Francis Hospital/St Joseph’s Retirement Center (76)
Do you currently live in West Point? If No, where and why not?
- Rural Cuming Co. (14)
- Uehling
- Omaha
- Unable to sell house in Omaha.
- Oakland (4)
- West Point is too expensive to rent/buy in.
- Beemer (10)
- Close to family. (2)
- Own acreage.
- Pender (2)
- Husband’s business.
- Wisner (8)
- Nothing available in West Point.
- Cheaper rent & utilities.
- Dodge (2)
- Scribner (4)
- Wife’s place of employment.
- Husband is from here.
- Own home.
- Lyons (2)
- Own acreage.
- Choice of spouse.
- Bancroft (3)
- I live with my parents.
- Husband works here/all of my family lives here.
- Clarkson
- Attending school.
- Fremont
- No decent apartments.
- Howells (2)
- Own home.
- Arlington
- Norfolk
- Mother in nursing home.
Are you satisfied with your current housing situation? If No, why?
- Would like to own my own home, but decent houses are out of my price range. (4)
- Would like more privacy – currently renting the basement of a house.
- Plan on moving to West Point when parents retire.
- Like current home, but would like to move to West Point and/or surrounding area.
- Housing Prices are way over-priced.
- Attitudes of neighbors. (2)
- House is too old.
- No yard; house is too close to neighboring unit.
- Owner/Rental unit too small, need a bigger home. (8)
- Would like to have a garage with my house. (2)
- Can’t find a house large enough – would prefer to live in town rather than in the
country.
- Lots of things broken or not working in our place.
- Landlord unwilling to fix up house.
- Cost of commuting to West Point.
Issues or Barriers – Other (Renters)
- No nice rental houses.
- Pets not allowed.
- Lack of advertisement of available properties.
- Lack of landlord responsibilities (failure to check/fix broken smoke/fire detectors when
asked).
Issues or Barriers – Other (Owners)
- Lack of decent-sized owner housing units.
- Not enough houses in West Point.
- Houses are either fixer-uppers or too expensive.
Community Housing Study
55+ Years Survey
The City of West Point Planning Commission is currently conducting a Community
Housing Study, to determine both the short- and long-term housing and supportive
services needs of older adults in the West Point area. The Plan will concentrate on the
needs of persons 55+ years of age. Please take a few minutes to complete the following
survey. Please return this Survey, with your name and contact information to one of
the following: the Sunshine Center, John A. Stahl Library, or to City Hall by Friday,
May 20, 2011, and be eligible for a $50.00 DRAWING!!
1.
Are You: (T)
2.
Where do You currently live? __47__Town __5__Rural Area
3.
Are You 55+ Years: __50__Yes
4.
Total # of persons living in Your household that are:
__7__55-64 years __11__65-74 years __15__75-84 years
5.
Male__14__
Do You currently: (T)
Female__38__
__0__No
__18__85+ years
__36__ Own or __16__Rent your home?
Type of housing: (T)
__34__House __16__Apartment __2__Trailer __0__Other_________________
(please explain)
7. Are You currently retired? __40__Yes __10__No
If no, do You plan on retiring in the West Point Area? __11__Yes __0__No
6.
8.
Do You or a member of Your family have any special assistance needs?
__15__Yes __37__No
If yes, check ( T) all that apply.
__9__Mobility
__2__Mental
__9__Hearing Impaired
__8__Visual
9.
__0__Speech Impaired
__1__Nutritional Assistance
__2__Medication Assistance
__2__Other (explain)_____________
_______(See Comments)__________
__________________________________
Do you currently use, or plan to use, community home-based health care services?
(i.e. rehabilitation, medical equipment assistance, respiratory services, etc.)*
Yes___21___ No___31___
10. Do You plan on changing housing in the future?
One Year
__1__Yes ___34___No
Two Years
__4__Yes ___30___No
Three to Five Years
__8__Yes ___27___No
Six to Ten Years
__4__Yes ___25___No
-OVER-
If yes to Question #10, which of the following types of housing do You
anticipate needing? Check (T) three (3).
___3___Single Family Home
___0___Apartment - Purchase
___2___Duplex - Rent
___2___Assisted Living Housing
___1___Duplex - Purchase
___6___One Bedroom Apartment - Rent
___2___Town Home - Rent
___8___Two Bedroom Apartment - Rent
___2___Town Home - Purchase
___0___Other_____________________
___5___Nursing Home/Long-Term Care
11. Which of the following additional housing types are needed in Your
Community, for persons 55+ years of age, during the next 10 years.
Check (T) the top three (3).
___5___Single Family Home
___2___Apartment - Purchase
___9___Duplex - Rent
___28___Assisted Living Housing
___4___Duplex - Purchase
___17___One Bedroom Apartment - Rent
___9___Town Home - Rent
___26___Two Bedroom Apartment - Rent
___2___Town Home - Purchase
___0___Other_____________________
___13___Nursing Home/Long-Term Care
12. How appealing is living at a Retirement Housing Community to You?
___16___Very appealing
___25___Somewhat appealing
___8___Not appealing
13. What are the three (3) most critical Service Needs at this time, for persons
55+ years, residing in your Community?
_______(See Comments)_____________________________________
_____________________________________________________________
_____________________________________________________________
14. What three (3) things would improve Your quality of life?
_______(See Comments)_____________________________________
_____________________________________________________________
_____________________________________________________________
THANK YOU!
Please leave your name and telephone number to be eligible for the
$$$ DRAWING!
Name:_________________________
Telephone #:_____________________________
Senior Survey – COMMENTS
Do you or a member of your family have any special assistance needs (Other)?
- Transportation to Omaha & Fremont.
- Occasional cleaning
What are the three (3) most critical Service Needs at this time, for persons 55+ years of
age, residing in your Community?
- General Transportation (weekend, out of town, etc.). (26)
- Health Care/Medications/Cost assistance. (8)
- Friends/Family/Companionship. (4)
- Handicap handles on Main Street. (2)
- More low-rent/retirement housing. (3)
- More community activities.
- Lawn maintenance/Snow removal. (2)
- More duplex/townhome rental options. (2)
- Shopping options. (2)
- Available emergency assistance.
- Volunteer opportunities for seniors.
- Ground-level housing (no steps).
- Handicap accessible rental apartments.
- Well-kept properties.
- Part-time employment opportunities for seniors.
- Household assistance (cleaning, moving, etc.). (2)
- Assisted Living housing.
What three (3) things would improve your quality of life?
- More activities.
- People following rules at the apartments.
- Low-rent housing with activities/exercise room. (2)
- Handicap accessible rental apartments with well-kept grounds.
- Having Senior Center/outdoor recreational activities available on a daily basis. (3)
- Health. (3)
- Security.
- Closer to family.
- Senior meals program.
- Ease of daytime transportation out of town.
- Senior educational opportunities.

Housing Study - West Point, Nebraska

Transcription

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