The Mobile Metropolitan Area is located in the extreme southwest corner of Alabama, bordering Mississippi on the west, Florida on the east, and Mobile Bay and the Gulf of Mexico on the South. The City of Mobile is located some 30 miles north of the Gulf of Mexico on the western shore of Mobile Bay where the Tombigbee-Warrior Rivers and Alabama-Coosa Rivers terminate. Mobile is moderately industrialized with a relative diverse range of industries attracted to the area's waterway system and port facilities. Major industries include paper, chemicals, lumber, shipbuilding, textiles, and petroleum. The City of Mobile has a mayor/council form of government which was instituted in 1985. The mayor and the 7 council members are elected every 4 years.
The Consolidated Plan for the City of Mobile presents a strategic vision to direct resources to develop a viable urban community by providing decent housing and a suitable living environment and expanding economic opportunities principally for low and moderate income persons. It includes a One-Year Action Plan for spending approximately $6,8173,621 of Community Development Block Grant (CDBG) funds, HOME Investment Partnership funds, Emergency Shelter Grant (ESG) funds, and program income in 1995. These funds will primarily be spent on housing, public facilities, and public services.
Acting as agent for the City of Mobile, the Mobile Housing Board (MHB) is
responsible for initiating formal consultation with public and private
organizations and citizens concerned with various aspects of the Consolidated
Plan. The participation of citizens for the Consolidated Plan actually started
in April 1994 when town meetings were held announcing to neighborhoods the new
initiatives by HUD under the Empowerment Zone concept. During this time,
participants were encouraged to air their views regarding economic development
and redevelopment needs within their particular community. All of these
meetings were conducted in neighborhoods which had previously been designated as
Community Development Redevelopment Neighborhoods (1974). Also, on January 3,
1995 a public hearing was held at the Dumas Wesley Center. This meeting was
conducted by the MHB Community Development staff. On February 8, 1995, another
public hearing was conducted at the George Hall Elementary School. Current
neighborhood issues were discussed between residents and staff members from the
City of Mobile. In December 1994, the City of Mobile adopted a Citizen
Participation Plan for the Consolidated Plan by resolution. It required that
the Consolidated Plan be available for review for citizens prior to its
submittal to HUD. The 30 day comment period ended on March 18, 1995, to ensure
that citizen input was an integral part of the plan. The Consolidated Plan and
Strategy was passed by resolution on April 11, 1995.
The City of Mobile is the oldest city in Alabama and the second largest in population. According to the 1990 census, the population of the Mobile Metropolitan Area was estimated at 476,923, while the City of Mobile's population was established at 196,278. In 1980, the total population of Mobile was 200,452. Mobile County has steadily increased in population while the City of Mobile has had a seesaw trend due to the closing of Brookley Air Force Base in the 1960's and the westward movement past the city limits in the 1980's. Baldwin County's (Across Mobile Bay to the East) population has increased dramatically, being the second fastest growing county in the State. The majority of Mobile's 1990 population was white (59%), black 39%, and other minorities 2%.
In 1990 median family income (MFI) was $28,220, but by 1994 it had risen to
$31,900. 35% of all households in Mobile were low and moderate income (with
incomes below 80% of MFI) in 1990. Blacks were disproportionately represented
in the very-low income category (incomes between 0 and 50% of MFI). The number
of neighborhoods or census tracts with a concentration of minorities increased
from 24 in 1980 to 37 in 1990. These areas are largely grouped in the eastern
section of Mobile.
The Mobile County School System is the city's largest employer, followed by the University of South Alabama, Mobile Infirmary, and Scott Paper. According to the Alabama Department of Industrial relations in 1993 approximately 195,400 individuals were employed in non-agricultural employment. These figures however somewhat overstate the growth of the economy, since many of the new jobs were created in the retail and service sectors at low paying entry levels, while several high paying manufacturing sectors have experienced declines. The Mobile's area unemployment rate has historically exceeded national levels. The average annual unemployment rate for the Mobile MSA in 1993 was 8.0%, as compared to a statewide average of 7.5% and a national average of 6.8%.
Three critical housing needs are identified in the Consolidated Plan: the reduction of substandard housing conditions, the ability to maintain and improve the existing housing stock, and the ability to maximize the housing opportunities for families in need of affordable housing. To address these needs the primary activities will consist of support services and rehabilitation, rental assistance, new construction, and homebuyer assistance.
Of the very low income population (incomes 30% or less), small renter families have the greatest housing need, followed by large renter families. Among homeowners in the same income category those families whose cost burden is greater than 30% of income have the greatest need.
The City of Mobile had 82,817 year round housing units in 1990, 91% of which were occupied. Of the occupied units, 42% were rental units and 58% were owner occupied. Vacancy rates for both types of housing increased steadily between 1980 and 1990.
10% of the City's year round housing stock was built in 1939 or earlier. During the decade of the 1970's, the largest percentage of the City's housing units were built (23%).
In 1990 there were 7,178 substandard housing units in Mobile. Of this total 6,233 were classified depreciated, suitable for rehabilitation, and 945 were classified as substandard, not suitable for rehabilitation.
Mobile has always had a supply of vacant standard units available for the demand market. The problem in Mobile is affordability. Home ownership is expensive and rentals are too high relative to income. As previously stated, the 1990 Census indicates that there were 82,817 total housing units in the City and 43,806 were owner-occupied. Of the 25,840 owner-occupied units with a mortgage, the median monthly owner cost was $563. This figure includes the mortgage payment, real estate taxes, insurance and utilities. Of those not mortgaged, the median monthly owner cost was $176. Furthermore, the Census indicates that of the 31,636 renter-occupied housing units, the median gross rent was $333.
The majority of housing problems facing the City's very low, low and moderate income population include excessive rent burden, substandard housing conditions and overcrowding. These families need rental assistance and homebuyer assistance, and homeowners need support services and rehabilitation assistance.
It is estimated that there are 700 people at one time or another in the Mobile area that are homeless. The homeless are a floating population, with the mixture of types of homeless constantly changing. Mobile's homeless are classified generally as transients, mentally handicapped, unemployed, physically handicapped, runaways, veterans, drifters, women and children. Racial and ethnic minorities are unfortunately well represented in the homeless population.
Mobile has 331 emergency shelter beds, of which 65% are devoted to male adults and 35% are devoted to women and children and families. Three agencies in the metropolitan area offer transitional housing for homeless persons. The majority of these transitional programs are for individuals who are progressing through a particular agencies rehabilitation program. Transitional housing that would simply give an individual or family time to stabilize following a period of homelessness is not readily available. While there is a need to increase capacity within the emergency shelter program, the critical needs exist for transitional housing and therapeutic services to facilitate the transition to permanent housing.
Mobile has over 6,579 housing units with some type of Federal assistance. Of these units, nearly 3,993 are public housing and approximately 618 are Section 8 rental units. The remaining 1,968 units receive assistance from a variety of other Federal programs.
No public housing units are expected to be lost due to demolition, conversion to homeownership, or through prepayment or voluntary termination of federally-assisted mortgages. The vacancy rate for public housing was 4.5% in late 1993, and over 1,600 are on waiting list for some type of housing assistance, 500 of which are for conventional housing. Among public housing units bedroom sizes are as follows: 450 efficiency units, 2,028 one bedroom units, 2,185 two bedroom units, 1,432 three bedroom units, 432 four bedroom units, 40 five bedroom units, and 12 six bedroom units, for a total of 6,579 units.
As of January 1, 1995, there were 4,132 Section 8 applicants, 150 of whom had federal preference, on the Mobile Housing Board's waiting list. Among Section 8 units, 470 are one bedroom units, 1,797 are two bedroom units, 294 are three bedroom units, 23 are four bedroom units, and 3 are five bedroom units. There are no unused rental Certificates and Vouchers at this time. It is expected that 6 units of assisted housing will be lost due to the acquisition of property for highway construction.
Service providers for special needs populations indicated the following needs, in addition to affordable housing:
Affordable housing is one of the most critical housing problem in Mobile for low and moderate income citizens. The City of Mobile has various public policies which regulate the development of housing (zoning regulations, building codes, subdivision regulations, licensing & permits, and tax policies). However, none of these ordinances or policies contain barriers to affordable housing that act as a disincentive to development, or create an actual barrier to the production or maintenance of standard housing for low income residents. The Consolidated Plan however identifies critical issues that present impediments to create rental or first time homebuyer housing. These issues include low household income, quality of existing homes, social problems and crime in high density areas, education, resistance to assistance, high unemployment rates, and the increased cost to construct.
The City adopted an ordinance in 1980 providing for NON-DISCRIMINATION IN THE AREA OF HOUSING. This ordinance provided the legal opportunity to all citizens to live in any area of their choice. In 1980 there were 31 census tracts, where the percentage of minorities population was greater than the city-wide percentage of 37%. By comparison, in 1990 there were 35 census tracts, where the percentage of minority population was greater than the city-wide population of 41%. There are no current court orders, consent decrees, or HUD-imposed sanctions that effect the provision of fair housing.
While information about the private sector housing stock is virtually non-existent, information is available on public housing. Because all of Mobile's public housing units were built before 1980, HUD's estimate based upon its national survey would seem to indicate that a large percentage (71%) probably contained lead-based paint. This has, in fact, proven correct. As a result, 100% of the public housing family units tested were found to contain lead-based paint. Lead abatement activities are underway within the Housing Board Comprehensive Modernization Program. Immediate hazards, interior dust, exterior soil, etc., have been eliminated.
At this time, the City's Land Use and Code Administration Department does not conduct LBP risk assessments or surveys to determine possible hazards for housing units in the private sector. However, because Mobile has a significant amount of older housing stock (pre-1940) the likelihood of associated Lead-Based Paint hazards could be substantial. One of the goals of the Lead Poison Prevention Program is to conduct individual testing in every home in the City. Priorities will focus on children in low income families. Implementation of this goal will depend greatly on future funding.
There are no other significant issues which address housing needs in the City of Mobile.
Mobile's most pressing issues are infrastructure improvements and economic development. In 1989 the City completed a metropolitan drainage needs study. The study concluded that over $100 million in flood drainage and related street improvements was necessary to substantially eliminated flood related drainage problems. $60 Million dollars of this total lies within nine low and moderate income neighborhoods. Mobile ranked as one of the lowest income and growth population centers of the 25 largest metropolitan centers in the 10 southeastern states. It was 25th in median household income out of the same cities. Economic Development, as directed toward the benefit of low and moderate income persons, involves issues such as literacy training, entrepreneurship skill development, child daycare, and transportation. Mobile also recognizes that problems such as neighborhood blight and lack of economic opportunities creates or contributes to the threatening conditions such as crime, particularly youth crime. Therefore, public service activities will be directed to creating outlets and opportunities for at risk youth.
The Community Development Department interfaces continuously with those
organizations and agencies that are connected to community development and
community planning activities. These include the City Planning Department, Land
Use/Code Administration, the Downtown Redevelopment Commission, Main Street,
Mobile Historic Development Commission, Greater Mobile Development Corporation,
and other City Departments. A close relationship is also maintained with the
South Alabama Regional Planning Commission, the Youth Advisory Council and the
City-wide Resident's Council. Every effort has been made to establish links and
provide coordination with all agencies and organizations that are connected with community development efforts.
To accomplish HUD's overall goals of providing decent housing, a suitable living environment, and expanding economic opportunities the City of Mobile will work through a collaborative process to establish a unified vision of community development actions. The Consolidated Plan offers the City the opportunity to shape the CDBG Program into an effective, coordinated, neighborhood and community development strategy. It also creates the opportunity for strategic planning and citizen participation to take place in a comprehensive context.
Although specific subgroups (small and large renter families) have problems that are unique to their populations, housing problems in Mobile are primarily related to affordability. Rentals are too high relative to income and home ownership is expensive. Mobile's housing priorities and strategies reflect these conditions. Therefore, the City's housing objectives have focused on increasing the supply of affordable housing in standard conditions. Community development objectives on the other hand have focused on infrastructure improvements along with economic development. Proposed flood drainage projects will improve storm drainage within the low and low to moderate income neighborhoods and add to the residents quality of life. Economic development activities on will be pursued by small business support programs, micro-businesses, and neighborhood revitalization programs using the Section 108 Loan Program as a funding mechanism.
Priorities for affordable housing include increasing the supply of affordable housing and reducing housing cost burdens for low income households, improving the living environments of lower income residents, and addressing the unique needs of large and small family renters.
Priorities for homeless alleviation include providing transitional housing for all levels of homelessness, increasing the capacity of emergency shelters, and the provision of counseling and therapy, that will facilitate the transition to supportive housing to all persons at risk of homelessness.
The priority for non-homeless persons with special needs is supportive housing or housing linked to supportive services for the elderly and frail elderly, persons with disabilities, mental illness, persons with HIV+/AIDS and other related diseases, and children.
Priorities for mixed-use areas include creating a living/working environment including low and moderate income residents and conserving the historical heritage and character of targeted areas.
Priorities for economic development activities include the support of Small Business Programs which will direct their resources in redevelopment neighborhoods with a emphasis on women's and minority businesses. Micro-Business training programs will be supported for the establishment of selected businesses by public housing residents which will be set up in redevelopment neighborhoods to bring business back into these areas to foster entrepreneurship. Neighborhood Revitalization will also be supported with the utilization of Section 108 Loans to spur retail growth and diversified housing styles.
Priorities for other community development activities include infrastructure improvements (Flood Drainage Improvements, Street Improvements, and Sidewalk Improvements), public service needs (Youth Services, Transportation Services, and Substance Abuse Services), and historic preservation needs (Residential Historic Preservation).
Mobile is continually striving to eliminate poverty and has several programs geared toward the development and training of low-income individuals to become self-supporting and productive citizens. The three programs which address the City's anti-poverty program include the Section 108 Loan Program with the primary aim to develop neighborhood-based retail nodes that will stress the hiring and training of local disadvantaged youth. The small Business Loan Program that calls for one job to be created for a low/moderate income individual for every $10,000 loaned in CDBG funds. The JTPA Program which provides a valuable service of assisting disadvantaged individuals in obtaining training and employment skills that lifts individuals above the poverty level. In addition to the above programs the City of Mobile has adopted a strategy of networking with as many service providers as possible to promote innovative programs which supports the needs of poverty-level residents within the City.
Mobile's primary Federal funding sources include CDBG, HOME, and ESG, as well as Public Housing Modernization, Drug Elimination, Youth Sports, and Youth Build Programs. Resources available from the State include additional ESG funds along with HOPWA and Shelter Plus Care funds. The City also will draw upon support from the local United Way and its member service providers.
The City has appointed the Mobile Housing Board (MHB) to act as its agent in the administration of the Consolidated Plan activities. The CDBG Program, HOME Program, and ESG Program are administered on behalf of the City under terms of a City resolution. The City develops annual budgets and establishes projects and activities. The Housing Board administers and carries them out. All Public Housing activities are conducted by the Board of Commissioners of the Mobile Housing Board. In addition to the MHB a number of nonprofit organizations, private organizations, and development corporations are involved in administering plan components. For example, in the area of affordable housing the Mobile Community Organization has built numerous single-family homes in low/mod neighborhoods through contracts with the MHB using CDBG and HOME funds.
Although Mobile feels that it has a well developed network of government
agencies, nonprofits, and private organizations to carry out its consolidated
plan, it also noted some gaps in the delivery of services. Coordination of
services for the homeless, disabled and those with special needs strengthening.
Furthermore, efforts to increase the availability of housing units needs
increased attention.
The Mobile One-Year Action Plan outlines the proposed use of approximately $6,380,000 in CDBG, HOME, and Emergency Shelter Grant funds, in addition to program income. These funds will be spent on an array of housing activities, including:
Roughly 68% of the projects in the One-Year Action Plan are dedicated to targeted residential areas which are low/mod in nature. Funds allocated to these areas are spent mostly on public facility and public service activities as determined by local citizens and the City Council. In addition significant HOME funds are allocated to nonprofit Community Housing Development Corporations (CHDO's).
The City has appointed the Mobile Housing Board (MHB) to act as its agent in the administration of the City's Community Development Block Grant (CDBG) Entitlement Program with funds set aside to provide supportive services, and other community-based activities. The MHB is also responsible for the administration of the HOME and ESG Programs for the City of Mobile. The City also has an arrangement with the Mobile County Department of Human Resources to provide emergency financial assistance to distressed residents.
Highlights of Mobile's housing goals for the first year include increasing the supply of affordable housing for 180 households through rehabilitation and new construction, providing tenant based rental assistance to 75 families, and provide rental rehabilitation assistance for 16 families.
MAP 2 depicts points of interest and low-moderate income areas.
MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.
MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.
MAP 5 depicts neighborhoods showing points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects; in addition, a table depicts additional information about the project(s).
