Longmont, Colorado, is located northwest of Denver, east of the Roosevelt National Forest and Rocky Mountain National Park. It has an economic base that includes approximately 100 manufacturing, distributing, and industrial firms, and has room to expand.
The Consolidated Plan includes an action plan constituting an application for funds under the Community Development Block Grant (CDBG) program in the amount of $515,000.
Longmont greatly increased its citizen participation efforts this year. The city began its process in April 1994, with a communitywide housing forum. The city invited citizens, developers, bankers, housing providers, etc., to the forum and over 100 persons attended. Citizens who attended the forum agreed to continue meeting to more fully explore housing and community development issues. After two more meetings with citizens, the city formed three subcommittees to consider regulatory reform, goal setting and target groups, and funding mechanisms. The subcommittees met for several months and developed recommendations which were presented to the city council in a public hearing and have been incorporated into the city's Consolidated Plan.
Longmont is located approximately 40 miles northwest of Denver with a population of just over 55,000 as of 1990. The Longmont area sustained strong population growth during the 1980s. The city's population increased 17 percent during this time. Longmont has approximately 20,000 housing units, of which 66 percent are single-family and 34 percent are multifamily. Owner occupied units in Longmont account for 62 percent of its total housing stock and renter occupied for 38 percent. Longmont has enjoyed relatively modest housing costs until recently. In-migration of people into Longmont coupled with a good economy has driven Longmont's housing prices upward and the community is now experiencing an affordable housing shortage.
Median family income in the area was $53,800. About 4,604 (23 percent of total households) of those households were considered extremely low-income (incomes between 0 and 30 percent of median family income). The city had 4,138 households that were considered low-income (incomes 31 to 50 percent of median). Moderate-income households in Longmont totaled 1,969, or about 10 percent of the population.
The largest ethnic minority in Longmont is Hispanic. In 1990, 11 percent of Longmont's population was of Hispanic origin. Hispanic concentrations are located east of Main Street in the central and south central areas of town.
Typically, the older housing stock in Longmont is substandard but suitable for rehabilitation. The area identified as having poorer housing stock is the older part of the city that is referred to as the "east old town area." Housing in this area predominately is 50 or more years old and in need of minor to major repairs. There are few vacant lots for infill development and the area has a low vacancy rate. Many of the extremely low- and low-income renter and owner households live in deteriorated housing. Approximately 1,050 extremely low-income households and 750 low-income households live in substandard housing conditions. The moderate- and middle-income renter and owner households rarely live in poor housing.
A lack of multifamily lower cost housing has created housing problems for extremely low- and low-income households in Longmont. This shortage of multifamily inexpensive housing is the primary reason that families double up and seek transitional housing.
Longmont has projected the outlook for the housing needs of extremely low-, low-, moderate-, and middle-income families for the next 5 years. It is based on population growth in past years. By 1999, 804 large families will have housing needs or problems, up from 731 in 1995. By 1999, 4,240 elderly families will have housing needs or problems, up from 3,850 in 1995; and 3,736 small families will have housing needs or problems, up from 3,393 in 1995.
A significant number of extremely low-income households need some form of subsidized housing. Usually they need assistance to rent housing, but others (mostly elderly) need help to repair and maintain housing they own.
Most low-income households do not need Section 8 rental assistance, but rather standard rental housing in sufficient supply. In Longmont the rental housing stock has not grown enough to meet need.
Moderate-income households are likely to want to own their home. Their choices are strongly affected by market conditions including interest rates and housing demand. Mortgage rates recently have been favorable, but first-time buyers may have difficulty with downpayments and closing costs.
Hispanic households with extremely low and low incomes have a disproportionately higher need for large-family rental housing. Hispanic need for three- to four-bedroom units is twice that of the general population.
Pressure on Longmont's housing market has come from new residents moving into the city. Longmont had enjoyed relatively modest housing costs until recently. The migration to Longmont of people escaping high housing costs elsewhere and an overall stronger local economy have raised Longmont's housing demand. Rising housing costs in Longmont are expected to continue for the remainder of this year and into the foreseeable future. Affordable housing opportunities will become increasingly more difficult for low- and moderate-income families to locate.
In 1990 there were 910 vacant units in Longmont -- nearly 5 percent of the total housing stock. It is estimated that 70 percent were rental units and 30 percent were ownership units. Of the vacant units, about 10 percent need some type of repair. The present housing inventory lacks housing that serves special populations such as extremely low-income, elderly, large families, and homeless.
Low interest rates and fewer homes on the market have made it a sellers' market in Longmont. The city estimates the current residential vacancy rate at 2.5 percent. The housing trends reflect a tight market, one where it is increasingly difficult to find suitable housing. There are fewer rental classified in the Longmont Daily Times-Call newspaper than in past years.
There appears to be a new interest by developers in building multifamily projects. The major barrier is adequate financing for project development. Greater housing choice is needed at all economic levels in Longmont.
Longmont's present housing stock is not meeting the needs of low- and moderate-income households. Improvements to market conditions requires the preservation of older housing stock as a strategy to maintain affordable low- and moderate-income housing.
The Comprehensive Housing Affordability Strategy (CHAS) reported that 1,490 extremely low-income renter households were cost burdened by paying more than 30 percent of their income for housing. Of these, 935 households were severely cost burdened and paying more than 50 percent of their income for housing. Of the low-income renter households, 131 paid more than 30 percent of their income for housing and 126 households paid more than 50 percent.
In 1990 the median value of owner-occupied housing was $85,600. More than 83 percent of all single-family houses sold in Longmont for less than $100,000. By July 1993, only 49 percent of the city's houses sold for under $100,000, and 14 percent cost more than $150,000.
Median rent for two-bedroom units in 1990 was $392. Recently, the cost of two-bedroom apartments advertised in the Times-Call newspaper ranged from $650 to $750 a month.
There are four shelters in or near the city limits, but demand for these facilities by homeless individuals far exceeds the present capacity. One homeless shelter, operated by the Emergency Family Assistance program, can house 16 people. Another shelter for adolescent girls, operated by Boulder County Mental Health, can house 6 people; its facility for the mentally disabled can house eight people. A safehouse shelter, operated by Longmont Coalition for Women in Crisis, can house 16 people at a time.
Two agencies provide transitional housing in Longmont. The Emergency Family Extension Association has four units available for families needing transitional housing. The Family Extension facility has 27 units available for transitional housing. Longmont has no permanent housing available for low- and moderate-income families to transition into, other than regular market-rate housing.
Through OUR Center in Longmont, homeless people can receive one-time financial assistance for rent and utilities and can use the State Homeless Prevention Funds for multiple months of assistance. On average, 55 households a year receive this service. Other programs offered by OUR Center include landlord-tenant mediation, budget counseling, and financial assistance for relocation. Approximately 3,000 households receive these services each year.
The Longmont Housing Authority (LHA) is the primary provider of assisted housing for Longmont. It administers primarily 419 Section 8 rental assistance program but more recently has been acquiring housing units. In 1993 LHA was granted funding from the Department of Housing and Urban Development (HUD) to purchase six housing units for large-family rental occupancy. In 1994 the Longmont Housing Authority created a nonprofit entity called the Longmont Housing Development Corporation (LHDC), which has purchased 2 multifamily properties for a total of 18 rental units.
The Boulder County Housing Authority (BCHA) operates 36 units in central Longmont. All but one of the units are two-bedroom units. BCHA also operates a 23-unit farmworker housing project.
The LHA estimates that $170,000 is needed to rehabilitate the Terry Street public housing complex. In 1994 the city committed $130,000 of CDBG funds to assist in the rehabilitation. The improvements will satisfy the 504 needs assessments of tenants presently living in the properties, and the needs of future tenants. LHA will solicit additional gap rehabilitation funding to begin rehabilitation of the property in July 1995.
Longmont does not have public policies, rules, or regulations that might constitute barriers to affordable housing. There are not any unusual tax policies, land-use controls, zoning ordinances, growth limits, building codes, or fees and charges that affect the provision of affordable housing.
On the other hand, developers say that one of the major barriers to affordable housing is government development regulations and their cost. Many developers believe that if development regulation cost and process time were decreased, building affordable housing would not be a problem.
There appears to be a smaller share of vacant tracts zoned for higher density in the city comprehensive plan that are suitable for development. Some tracts that can be developed may require additional infrastructure development. The cost of such development is expensive and is a barrier to affordable housing.
Longmont will affirmatively further fair housing, meaning it 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 through that analysis, and maintain records reflecting the analysis and action in this regard.
Older housing is likely to contain lead-based paint, which is a health hazard, especially for young children. Longmont has a total of 1,929 housing units built before 1940 that are occupied by low- and moderate-income families (about 35 percent are occupied by extremely low- and low-income households). Thirty-six percent of these are rental units and 66 percent are owner-occupied units. The city also has 1,994 units built after 1940 and before 1960. Of these, 39 percent are rental units and 61 percent are owner-occupied. About 30 percent of these housing units built after 1940 and before 1960 are occupied by extremely low- and low-income households.
In 1994 Boulder County Health Department records showed no recorded incidents of lead-based paint poisoning. The city, however, will use its multifamily housing programs to reduce possible lead-based paint by testing and abating when CDBG or other Federal funds are used. It also provides lead-based paint notices to households participating in the city's housing rehabilitation programs.
The major planning document of the city is the Comprehensive Plan, which sets up a vision for the future. It includes the Municipal Service Area within which the city is providing or intends to annex and provide urban services over time; and the Longmont Planning Area, which is planned in advance of development.
Longmont's long-term community development objective is to provide a suitable living environment through economic development expansion and new job creation opportunities in the city by delivering timely and efficient services. Short- and mid-term community development objectives include improving infrastructure, city image, neighborhood security, and recreational opportunities.
During the consolidation process, city staff met with each public and assisted housing provider in the city. This effort has been carried forward on a countywide level. Longmont now is participating in coordinating housing activities at the regional level.
Every citizen in Longmont should have an opportunity to obtain safe, sanitary and decent housing. A suitable living environment should be provided through economic development expansion and new job creation opportunities. The city will work toward preserving and maintaining its existing housing stock and will aid in the production and/or rehabilitation of decent and affordable housing to accommodate housing needs for special populations such as elderly, disabled, homeless, mentally ill, and others. Opportunities to assist first-time homeowners will be developed and, the city will strive to improve recreational opportunities, city image, neighborhood security, and infrastructure.
The city's strategic plan is based on the insight and perspective of different organizations in the community such as the Longmont Housing Authority, the Boulder Housing Authority, Family Extension, St. Vrain Community Council, Boulder County Mental Health, Longmont coalition for Women in Crisis, Emergency Family Assistance Association, and individual citizens. The priorities that resulted are summarized below.
The priority housing and homeless objectives for Longmont are:
The top priorities are for infrastructure, recreational needs, and image improvements to be funded through the city's Capital Improvement Program (CIP). Water and street improvements top the list of high-priority infrastructure needs; together, these will cost about $58,352,000. Longmont needs about $30,000 for park and recreation facilities. The city estimates it will need $200,000 for commercial-industrial rehabilitations, $500,000 for commercial-industrial infrastructure, and $50,000 for technical assistance--all high priority economic development needs. Another high priority is employee training (about $100,000) and tenant/landlord counseling ($50,000 needed).
The city's goal is to help at least 100 families a year break the cycle of poverty through supporting efforts of nonprofit agencies. To do this the city will work with organizations dedicated to assisting low-income families. The primary organizations are Family Extension, Longmont Coalition for Women in Crisis, OUR Center, and the Emergency Family Assistance Association.
Longmont's policy is to increase housing opportunities for low-income families. It provides acquisition and rehabilitation assistance through the CDBG program. Nonprofit housing agencies offering multiservice programs will get CDBG priority. These programs help with job readiness, job placement, educational training, counseling, and a host of other services to help families and individuals escape the cycle of poverty.
Longmont receives about $515,000 as a CDBG entitlement community. CDBG funds are the main source of funding for all publicly assisted housing projects. Longmont is not a direct recipient of HOME funding or other Federal grants.
The Longmont Housing Authority (LHA) has an annual contribution contract of about $2.1 million with the Department of Housing and Urban Development. LHA has a project reserve account of $998,000 that will be used over the next 5 years for vouchers. Longmont also received $973,384 last year from the Environmental Protection Agency for biological nitrification at the wastewater treatment plant.
Nonprofits in Longmont have received funds from the Colorado Division of Housing's HOME program, the State CDBG program, and the State Grant program. The city has not received direct allocations from any of these programs. However, it plans to apply for HOME funding to initiate local housing development.
In implementing the Consolidated Plan, Longmont will coordinate with a number of agencies and organizations including OUR Center, Center for People with Disabilities, Habitat for Humanity, State Division of Housing, and the Department of Housing and Urban Development.
There are eight nonprofit agencies that will assist the city in carrying out its housing strategy. All receive some amount of CDBG funding. The agencies include the Center for People with Disabilities, Habitat for Humanity, Family Extension, Boulder County Mental Health, Emergency Family Assistance Association, Boulder County Housing Authority, Senior Housing Options, Longmont Coalition for Women in Crisis, and Longmont Housing Authority.
The city's action plan provides specific information regarding activities that will be carried out over the next year. A summary of the proposed projects that will be funded with 1995 CDBG funds is provided:
Longmont is planning to distribute CDBG and other Federal and State resources in the east old town neighborhoods. Many elderly and small-family renter and owner households live in this area, where the majority of affordable housing still exists.
MAP 1 depicts points of interest in the jurisdiction.
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; as well as, provides a table with information about the project(s).
Mr. Maurice Head
CDBG Planner
City of Longmont
350 Kimbark Street
Longmont, Colorado 80501
303-651-8736
