In central Colorado, just east of Pikes Peak, Colorado Springs once was preferred as a health resort. Now it is dominated by the military presence of Fort Carson Army Base, Peterson Air Force, and the U.S. Air Force Academy nearby.
Housing activities in the form of rehabilitation, rental assistance, a homeless shelter, and a lease-to-buy program dominate the expected use of $3,278,000 in Community Development Block Grant (CDBG) funds, $1,204,000 in HOME Investment Partnership (HOME) funds, and $112,000 in Emergency Shelter Grant (ESG) funds in the coming year. Also planned are services for seniors, children, youth, and small businesses.
To encourage citizen input, Colorado Springs mailed fliers to neighborhoods informing them of a public meeting on October 24, 1994, regarding the Consolidated Plan. Before the November, 14 formal hearing on the plan, several meetings were held in different regions of the city to explain the process and to receive input.
Availability of the Draft Consolidated Plan was published in the Gazette Telegraph, the Independent, and the Hispania newspapers in December. On January 24, 1995, the city held a public hearing on the final Consolidated Plan and budget.
Of the 281,140 people reported in Colorado Springs in 1990, 241,513 were white; 19,746 were black; 2,335 were Native American, Eskimo, and Aleut; 6,845 were Asian and Pacific Islander; 25,662 were Hispanic, and 10,701 were other non-Hispanic persons. There were 111,002 households, with an average size of 2.48 persons. According to the 1990 census, about 10,500 households were extremely low-income (household income 0 to 30 percent of median family income in the area) and 11,500 were low-income (31 to 50 percent of median). There were 20,000 moderate-income households (51 to 80 percent of median) and 10,200 middle-income households (81 to 95 percent of median).
Economic difficulties in the region in the late 1980s led to an out-migration of jobs in Colorado Springs. In mid-1991 the local economy was revitalized with the announcements of impending moves by MCI Communications and Apple Computer to the region. This was followed by Focus on the Family. The construction industry was revitalized and job growth began in most industries.
One of the complications to Colorado Spring's economy, however, is the uncertainty surrounding the Fort Carson Army Base. Home of the 4th Infantry Division, Fort Carson is the largest employer in the area and part of an industry that directly and indirectly accounts for an estimated 60 percent of the local economy. Troop strength amounts to 16,000 active duty military personnel. Combined with dependents, the Fort Carson military population living off base amounts to nearly 37,000 people. With that many military personnel and families living off-post, any sizeable reduction in troop strength should result in increased availability of affordable apartment housing.
In 1990 Colorado Springs had 124,442 dwelling units. Of those, 70,284 were single-family detached (56 percent), 7,347 were single-family attached (5.9 percent), 3,556 were duplexes (2.9 percent), 38,742 were multifamily (31 percent), 3,744 were mobile homes (3 percent), and 769 were other.
Since the 1990 census, the housing construction market has attended primarily to the single-family market. This is a consequence of several factors beginning with the surge of multifamily dwellings constructed between 1983 and 1985 when nearly 11,000 apartment units were built in El Paso County. Double-digit vacancy rates resulted through 1991 and rents were depressed. Foreclosures became a significant problem in the region, and local lenders became leery of this type of investment.
Now that the local economy is prospering and the number of foreclosures has declined, lenders are less uncertain. Observers of the housing market in Colorado Springs have commented that the recovery of multifamily housing will be hindered, in part, by a lack of available development parcels.
Barring a military cutback, the Pikes Peak Area Council of Governments estimates housing demand for 3,408 housing units in 1995. Of those, 2,261 will be for new single-family housing, 1,026 for new multifamily units, and 121 for new mobile homes.
The housing stock in the city is relatively new. More than three-fifths of all dwellings have been constructed in the past 25 years and are in relatively good condition. Yet about 22,300, or 17 percent, are considered substandard. Of that total 14,400 are in need of minor repair, 6,700 are in need of major repair, and 2,200 are in critical condition.
Since 1990 there has been a 12-percent increase in the number of households in El Paso County, in which Colorado Springs is located. It can be estimated that at least 5,980 extremely low-income households pay more than half of their income for housing. It is also reasonable to assume that nearly all extremely low-income renters not receiving housing assistance are experiencing severe cost burdens. Of the 2,565 extremely low-income households that owned their own homes in 1990, more than 40 percent were elderly. This group likely has little prospect of any increase in earning power. However, while three-fourths paid more than 30 percent of their income for housing, only one-third paid more than 50 percent.
Of the low-income households, only 20 percent paid more than half of their income for housing. If this category of households maintains the same growth rate experienced since 1990, in 5 years there will be at least 8,800 tenant households experiencing overcrowding or paying more than 30 percent of their income for rent.
Nearly half of the 3,500 low-income owner households were elderly, but they experienced relatively low levels of housing problems. Two of five paid more than 30 percent of their income for housing and fewer than one in five paid more than 50 percent. Projecting the need for these homeowner households over a 5-year period, it is expected that there will be 3,900 households experiencing some type of housing problem within the next 5 years.
Of the city's large families (with 5 or more people), 53 percent experience some type of housing problem, usually cost burden and/or overcrowding. According to the 1990 census, there were more than 13,000 dwellings rented with 3 or more bedrooms, but only 3,000 of them were available for rent at less than $500 a month.
There are about 586 homeless people in Colorado Springs. Of that total, 386 are adults, 19 are youth, and 181 are people in families. Of the total, 387 are in emergency shelters and 199 are in transitional housing.
The general shelter needs of the homeless population in Colorado Springs are served primarily by the Raymond J. Montgomery Emergency Shelter for the Homeless. It provides up to 300 beds. The organization provides three full-time caseworkers to provide support services and referrals to residents.Transportation, if needed, is provided for women, children, veterans, the elderly, and disabled persons to such destinations as the Soup Kitchen (which provides free meals for the needy) or the Department of Social Services. Another resource available to homeless individuals is the Bijou House, which has the capacity for 24 adults in 2 separate structures. Bedding, meals, and counseling are provided.
Individuals and families fleeing domestic violence are primarily served by the Center for Prevention of Domestic Violence, which has 20 beds and 4 cribs and provides services up to 6 weeks. Meals, advocacy, support counseling, and transportation are provided.
Intoxicated individuals may be treated at the Alcohol Emergency Services facility, administered by Pikes Peak Mental Health Center. It can handle 36 individuals at a time. Meals, clothing, medical services, and referrals are provided.
Colorado Springs has several transitional homes including the Red Cross Transitions House; Dale House; and STAY, Inc. The Salvation Army also maintains a 180-day Christian residential alcohol and substance abuse treatment program for men. In addition to its shelter, the Bijou House operates a transitional program for 10 people. Colorado Springs also has permanent supportive housing including Habitat for Humanity, The Rectory, and Greccio Housing, Unlimited.
The Colorado Springs Housing Authority manages 696 public housing units; 276 are senior units, 182 are small-family scattered-site units, and 238 are large-family scattered-site units. Of these units, 83 are in standard condition, 335 are in need of minor repairs, and only 1 needs major repairs. The housing authority also manages 639 small-family and 63 large-family Section 8 certificates and 335 small-family and 10 large-family Section 8 vouchers.
There are 188 elderly waiting for public housing. The waiting period is about 6 months. The public housing waiting list has 1,519 names; 1,892 are waiting for Section 8 rental assistance. Depending on the size of unit, the waiting period is 2 to 5 years.
Colorado Springs is unaware of any excessive, exclusionary, or duplicative policies, rules, or regulations that constitute barriers to affordability in excess of the responsibility to provide for public health, safety, and general welfare.
Although it is not a public policy, there is a concern in the community about the strict underwriting criteria used by local lenders. Such criteria restrict the number of eligible loan applicants without necessarily decreasing risk to the lender. The city will continue to work with local lenders through the Community Reinvestment Act Committee to review lending criteria and educate the lenders on the needs of lower income borrowers.
An additional concern is the lack of affordable accessible housing available for physically handicapped persons in the community. Because of this deficit, physically handicapped individuals cannot live independently, or must live in the emergency shelter. The city will continue to work with landlords and provide increased accessible housing through the barrier removal program.
There is a concern that fair housing issues are not clearly defined and therefore housing discrimination may be occurring. The city administration will conduct a fair housing analysis in compliance with the Department of Housing and Urban Development (HUD) regulations during the 1995 program year. A finding that problems exist will lead to development of strategies to address the concerns.
The Comprehensive Housing Affordability Strategy (CHAS) estimated that 58,792 units were built before 1979 and have the potential for lead-based paint. About 18,430 low-income and 4,487 moderate-income households live in residences with lead-based paint.
The Neighborhood Redevelopment Division will inspect for defective paint surfaces in units constructed before 1978 that are occupied by families with children under 7 years old. The Division will notify in writing all rehabilitation program applicants who occupy housing built before 1978 and do not have children under 7 years old of the possibility of a lead-based paint hazard in their dwelling. The division will investigate the need for and feasibility of developing a lead-based paint hazard reduction program through their Housing Rehabilitation office.
The following are some of the nonhousing community development needs identified by the city that are eligible activities under the Community Development Block Grant program:
Colorado Springs is committed to redeveloping older neighborhoods, maintaining the identity and integrity of established neighborhoods, and recognizing new neighborhoods. It is also committed to preserving and enhancing the quality of life in the community. The city has determined that youth services are extremely important and should receive attention as funds allow. It will continue to support economic development with Federal funds through a loan guarantee program and a technical assistance program for microenterprise businesses.
The following are priority needs for small-related and large-related, extremely low- and low-income renter households during the next 5 years:
Following are priorities for small-related and large-related, moderate-income renter households:
For extremely low- and low-income homeowners, the city priorities are:
Some of the activities, and their costs, that may be addressed within the next 5 years based on community needs are as follows:
In order to reduce the number of households with incomes below the poverty line, Colorado Springs has taken a number of steps to coordinate efforts to assist low-income residents with improving their employability, living environment, and quality of life. All of the city's human service activities are coordinated through the Community Services Department.
Colorado Springs will use CDBG funds to support human service activities that either enhance the city's efforts to maintain economically viable, decent, and safe low- and moderate-income neighborhoods or support critical housing needs.
The city will continue two microenterprise programs initiated in 1994. Both programs are directed at helping low- and moderate-income people start microbusinesses.
Colorado Springs will continue two activities aimed at job training and employment for people below the poverty level. One is a Job Training Partnership Act program that provides skills training, educational programs, and employment services for low-income people. Another is the continuation of funding for child care services for low-income households who need such assistance to either attend training programs or maintain employment.
Federal Government programs expected to be used in carrying out this plan include CDBG, HOME, ESG, the Comprehensive Grant Program for public housing, and Section 8 certificates and vouchers. In addition, private and non-Federal public sources will include the city General Fund, local lenders, foundations, nonprofit housing developers, and the El Paso County Housing Trust.
Colorado Springs will implement its housing and community development plan through a communitywide decentralized structure coordinated by the Community Services Department (CSD). Divisions within the CSD that will have direct or coordinating responsibilities include the Housing Authority, the Community Development Administration, the Neighborhood Redevelopment Division, and the Industrial Training Division.
The city will work with various county agencies including the County Housing Authority, the Department of Social Services, and the Department of Health and Environment.
Colorado Springs has designated two Community Housing Development Organizations (CHDOs) to implement housing activities under the HOME program: Greccio Housing Unlimited and Partners In Housing, Inc. The city has also negotiated 8 participation agreements with local lenders to rehabilitate low- and moderate-income, single-family housing.
Following are some of the key projects that Colorado Springs has planned for three block grants covered under the Consolidated Plan in the coming year:
The geographical areas for assistance for 1995 funding are targeted areas that have been designated as Neighborhood Strategy Areas. These are areas where at least 51 percent of the population is at 80 percent or less of the median income for the area. These areas have a relatively high minority concentration and are areas that contain such risk factors as crime, and drug- and gang-related activities.
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 points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
MAP 6 is a map, sectioned by neighborhood, which depicts points of interest, low- moderate income areas, unemployment levels, and proposed HUD funded projects.
MAP 7 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects within one of the four neighborhoods indicated in MAP 6.
MAP 8 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects within another of the four neighborhoods indicated in MAP 6.
MAP 9 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded project(s) from a street level vantage point; in addition, a table provides information about the project(s).
