Greeley is home to the University of Northern Colorado which has about 8,270 students. Students live in about 1,089 of the 4,928 apartment units in Greeley, representing 21 percent of the total market.
In the coming year, Greeley plans to use a $990,000 Community Development Block Grant (CDBG), $500,000 Home Investment Partnerships (HOME) funds, plus program income for such projects as housing rehabilitation, property acquisition, and handicapped access ramps.
The city held a 2-day workshop in May to outline the vision and goals for the community. Participation was open to the public. Thirty-six people attended the workshop and participated in formulating goals for the community. Greeley held two public hearings to obtain proposals and comments from citizens, public agencies, and other interested parties. A summary of the plan was published in the Greeley Tribune.
MAP 1 depicts points of interest in the jurisdiction.Greeley's population grew by nearly 14 percent from 53,006 in 1980 to 60,536 in 1990. According to the 1990 census, 53,936 people (89 percent) were white and 1 percent or less of each was black, American Indian, or Asian. People of Hispanic origin (of any race) numbered 12,327 or 20 percent.
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.
Twelve percent of Greeley's 2,644 housing units were built before 1940, 68 percent between 1941 and 1979, and 20 percent between 1980 and 1990. Only 57 units lack plumbing facilities; 115 lack kitchen facilities.
Local building inspectors estimate that 5 percent of all rental properties in Greeley are substandard, and all are suitable for rehabilitation. They also estimate that 5 percent of owner-occupied units are substandard, with 3 percent suitable for rehabilitation.
University attendance increased 1.1 percent during the 1993-1994 academic year, but student use of rental units in Greeley dropped 22 percent. The role of students in the market and the impact they have on low-income families, however, has not changed over the past year. Low-income families are at a financial disadvantage compared to students. Students have more flexibility in location of housing -- many students are outside the city limits in cheaper units.
Greeley has a shortage of affordable apartment units and there is a continued lag in new construction. In 1993 a local builder suggested that the average rent for a two-bedroom apartment in Greeley would have to reach $700 for a building to be profitable.
Over the past decade, the number of housing units in Greeley increased 16 percent from 20,731 units in 1980 to 22,991 units in 1990, 53 percent owner-occupied. By 1994 the number of units had increased to 24,968. Between 1980 and 1990, the number of households rose from 19,351 to 22,647, a 17 percent increase. The vacancy rate in owner- occupied dwellings was 1.8 percent in 1990, and the rental vacancy rate was 6.2 percent.
The availability of affordable housing for very low-, low-, and moderate-income households is diminishing daily. During the 1990 census, the median value of a home in Greeley was $70,400. By 1993 the median value, according to statistics from the Greeley Board of Realtors, was $79,000. Over the past 12 months, however, the median value of a home has risen to $99,000. In addition, the cost of new construction has now reached $85 to $100 a square foot. The average household wage in Greeley has not increased at a comparable rate.
A study of the rental market in Greeley showed a severe shortage of multifamily housing units, a situation that has improved only slightly in 1 year. The majority of apartments are one- or two-bedroom units (4,188 of the 4,928 of the units surveyed).
Of all the renters in Greeley with incomes up to 30 percent of the Median Family Income (MFI), 76 percent had a cost burden greater than 30 percent of their incomes in 1990. Severe cost burden (costs over 50 percent of income) was realized by 63 percent of renters in the same income category. Cost burden was also a problem for homeowners, 78 percent of whom were cost burdened and 54 percent were severely cost burdened.
In the 31 to 50 percent of MFI category, a higher proportion of owners (80 percent) than renters (51 percent) reported having housing problems, usually cost burden. This was also true among moderate-income households, where 43 percent of owners and 34 percent of renters reported problems.
Elderly homeowners at all income levels were less likely to experience housing problems than were other owners. Nevertheless, three out of every four very low-income elderly homeowners were having problems.
Among renters, a higher percentage of both Hispanic and minority households are very low- income or low-income. Black renter households reported the highest percentage of housing problems. Among homeowners, both minority and Hispanic households reported higher incidence of housing problems in all income categories.
Greeley has determined that support of transitional and emergency housing for the homeless and other persons with special needs is a high priority during the next 5 years. Based on recommendations received from the Weld County Homeless Housing Task Force's Comprehensive Housing Development Plan, the city will continue to secure CDBG funds to support the needs of the homeless in the community. CDBG funds potentially could be used to acquire property to establish new transitional facilities. It is estimated that $300,000 will be used over the next 5 years for transitional and emergency housing.
Many people residing in emergency or transitional housing have difficulty finding suitable housing. CDBG funds could be used to acquire property for construction of new multifamily housing.
Greeley has 86 public housing units. Currently five are vacant. On September 26, 1994, the Housing Authority closed its waiting list of 899 applicants. The city also has 386 Section 8 certificates or vouchers. There are 50 vacant units in the Section 8 program. However, 30 certificates or vouchers have been issued to prospective clients. These clients have had difficulty finding apartments because of HUD's low Fair Market Rent (FMR) level and the tight rental market. None of the Section 8 housing units are expected to be lost either through prepayment or voluntary termination of a federally assisted mortgage. There are 421 applicants on the waiting list for the Section 8 program.
Locally, the biggest barriers to affordable housing are the increase in the cost of suitable land and construction costs. Bank practices are also a barrier. Typically, banks find it more lucrative to give mortgages to high-priced homes because the interest is much higher. Banks often charge more points on low-income loans in order to recoup the loss of future income.
The current Fair Market Rents set by HUD are not reflective of the area's rental market. In 1993 Greeley and Weld County paid a consulting firm to analyze of the FMR. Although they were raised in 1994, the increase still does not mirror the high local market.
The city will conduct an analysis to identify impediments to fair housing choice within the jurisdiction, take appropriate actions to overcome the effects of any impediments identified, and maintain appropriate records. Greeley has already initiated the Impediments to Fair Housing Study and anticipates completion in early 1995.
Almost 60 percent of the housing units in Greeley were constructed before 1979. It is likely that some of those units were painted with lead-based paint. However, the Urban Renewal Authority, which supervises housing rehabilitation efforts in the older neighborhoods of Greeley, found only a small percentage of houses with lead-based paint.
In October 1993 the Colorado Department of Health and the Environment provided funding to pursue blood level testing of children. Through continued funding, the State and counties should be better able to track the high incidence of lead poisoning and concentrate educational and public awareness efforts in those locales.
Greeley has identified a number of nonhousing development needs for which CDBG funds can be used. They include public facilities such as youth, family service, child care, and health centers; infrastructure improvement in scattered blocks; and economic development needs such as commercial and industrial rehabilitation, and the establishment of a small business enterprise center.
In June 1994 Greeley submitted an application for designation as an Empowerment Zone/Enterprise Community. The submission of this application required enhanced coordination between housing providers, as well as social service agencies. Since a firm foundation had been established during the Empowerment Zone Application process, Greeley was identified as the appropriate entity to lead and coordinate the consolidated planning and submission process.
Greeley citizens' groups identified several long-term goals for the Consolidated Plan's 5-year strategy. This plan only addresses identified needs for which CDBG or HOME funds may be used. Those priorities include:
Although a number of existing programs provide life skills training, medical and human service delivery for area residents, these services are not centralized and, in many cases, do not have the capacity to meet the demand for services. Two family service centers are proposed for the target area--one on the north one on the south side. These centers will assist families in finding necessary services, and do so in a coordinated and efficient way.
Employee productivity is key to our Nation's ability to compete in a world economy and family issues, such as child care, can have a profound effect on productivity. The United Way formed a Success by 6 Coalition to develop a full service child care resource and referral system for Weld County. A basic referral system listing licensed providers is already in place. This will be expanded into a "Family Support Network" referral system, providing a streamlined application and eligibility process, improved intake procedures, and on-site consultation with employees of area businesses.
Greeley's physical landscape will also be attended to. It is estimated that over the next 5 years, $50,000 will be needed for water improvements; $45,000 for streets, curbs, and gutters; and $100,000 to make sidewalks handicapped-accessible. Greeley will continue a pilot program that provides information and recreational activities throughout the city's low- income neighborhoods. The pilot is funded by the Parks and Recreation Department but will need additional funds of $100,000.
Over the next five years, Greeley plans to undertake economic development activities that will require CDBG funding. To provide opportunities for new or expanding Hispanic businesses, Greeley will support the "Mercado" in North Greeley. A loan program, "La Primera," and a Small Business Enterprise Center will assist in implementation of the project. The Center expands upon the concept of a business incubator. It is estimated that $200,000 could be expended on rehabilitation of an existing facility for either project, $250,000 for infrastructure improvements, and $250,000 for land acquisition for either project.
The Economic Development Action Partnership is proposing the creation of a general revolving loan fund and venture capital fund of $1 million. The funds will provide financial assistance for new or expanding businesses located in Greeley's low-income neighborhoods. Section 108 loan guarantees may be leveraged with existing funds and Community Reinvestment Act money to initiate the program. An estimated $100,000 in CDBG funds would be needed over the next five years.
Code enforcement is seen as a medium priority over the next five years. It is estimated that $50,000 will be utilized for clean-up of sanitary violations within the Urban Renewal Boundaries.
Greeley annually funds the Economic Development Action Partnership (EDAP). This agency's primary responsibility is to attract businesses to the Greeley-Weld area. EDAP actively seeks out jobs for all skill levels, and is an active participant in the State of Colorado's Enterprise Zone Program. The city believes that the most effective means of reducing the number of households below the poverty line is to create jobs. Consequently, it intends to continue to support EDAP and its efforts.
The city will apply for funding from HOME, CDBG, the CDBG Section 108 Loan Guarantee programs, and the Section 8 Rental Voucher and Certificate Program. Along with other entities including Weld County, Greeley has applied for designation as an Empowerment Zone and Enterprise Community.
Greeley will also work through the State's Department of Local Affairs Housing Division to obtain loan funds for rehabilitation and new construction. The city's proposed budget for 1995 allocates funds to assist in the operation of several human service agencies in Greeley. The city will also have funds available from profit and nonprofit organizations.
The city of Greeley will carry out the goals and strategies found in the plan through a coordinated effort on the part of the Greeley Urban Renewal Authority, the Greeley Housing Authority, the newly formed High Plans Housing Development Corporation, and United Way of Weld County. The greatest strength in utilizing these four agencies as the "delivery system" for the plan is their ability to effectively provide a continuum of care for Greeley residents.
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 project(s) from a street level vantage point; as well as, provides a table with information about the project(s)
The Greeley Consolidated Plan contains funding request for fiscal year 1995 for the CDBG program for the following categories of projects:
In the coming year, about $370,000 in CDBG funds will be put toward property acquisition in North Greeley. Another $209,000 in CDBG funds will be used for a Clean-Up Weekend to allow low-income residents citywide to clear their properties of trash and old appliances free-of-charge.
The city has approved using $86,000 of CDBG funds to renovate the site of Frontier House, a component of Weld Mental Health, a program designed to meet the needs of the chronically mentally ill.
The Sunrise Health Center will use $86,000 to rehabilitate their current site and construct an additional facility to serve their clients.
The Union Pacific Depot, located in downtown Greeley, was recently designated as a National Historic Site Building. The city, which acquired the building in 1990, plans to renovate it to serve as Greeley's transportation depot and location of the Farmer's Market. Greyhound and AMTRAK already use the site. This year the site will use $55,000 in CDBG funds and estimated using $225,000 over five years for the preservation of the depot.
The city's Public Works Department has requested $80,000 in CDBG funds to construct access ramps and improve sidewalks within the Urban Renewal Boundary.
Greeley will use $45,000 for program administration and set aside $130,000 for cost run-overs in any of the funded projects.
Ms. Terri McKeller
Community Development Specialist
Greeley Urban Renewal
1000 10th Street
Greeley, CO
970-350-9781