Broward County is located on the southeast coast of Florida, with the City of Fort Lauderdale being the County seat. The County is widely known for its beautiful beaches and tourism plays a major role in the economy. The Fort Lauderdale/Hollywood Port is a major player in the County's economy. Broward County is an Urban County according to the U.S. Department of HUD with a population of approximately 1.2 million which includes 28 cities and a large unincorporated area governed by the Board of County Commissioners.
The Broward County Consolidated Strategic Plan furthers the County's housing and community development goals through a collaborative process establishing a unified vision for community development actions. It includes both a five year plan and a one year action plan. The one year action plan calls for expending Community Development Block Grant funds in the amount of $8,787,000, HOME Investment Partnerships Program funds in the amount of $1,875,000, Emergency Shelter Grants funds in the amount of $254,000 and $300,000 in program income. These funds, which total $11,216,000, will be spent on affordable housing, economic development, infrastructure and public services activities.
The citizens of Broward County were very involved in development of the Consolidated Plan. Pursuant to our Citizen Participation Plan, resident participation is strongly encouraged through attendance at our Committee for Community Development meetings. The Committee for Community Development is an advisory body to the Board of County Commissioners and consists of Commission appointees, civic association representatives and city representatives. Technical assistance was made available to low and moderate income representative groups. A survey of governmental and nonprofit agencies and civic associations was conducted to develop the needs assessment upon which the Consolidated Plan is based. Two public hearings were held after being publicized in local newspapers, with a 30 day draft Consolidated Plan review and comment period prior to the second hearing. The Plan was adopted by the Broward County Board of County Commissioners on August 11, 1995.
MAP 1 depicts points of interest in the jurisdiction.
During the last decade Broward County's annual population increased by 23,729 persons, which accounts the total 1990 population of 1,255,488. In fact, 778,757 of the 1,255,488 reside in Broward County's U.S. Department of Housing and Urban Development (HUD) Entitlement Community and Urban County. By the year 2000 Broward County's population is expected to increase another 225,000. Since 1980 the Entitlement Communities increased faster than the County as a whole. The entitlement boundaries do not include the following cities: Fort Lauderdale, Hollywood, Pompano Beach, Sunrise, and Pembroke Pines.
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.
The population increase translated into 124,684 new households in 1990 and a total County household count of 527,860. The total household count for the Entitlement County is 323,581. This total household count represents 91,615 renter and 231,966 owner households. The average household size in Broward County is 2.35 persons per household while the average family size is 2.91 persons. Federal dollars used in the entitlement communities promote affordable housing initiatives while expanding community and economic development activities in low to moderate income neighborhoods.
As reported in Broward County's Comprehensive Housing Affordability Strategy, 136,886 households are in need of some type of housing assistance. Of the households in need of assistance their tenure profile is as follows: 46,589 rental units and 90,297 owner units. Broward County's overcrowded housing conditions show 4,649 persons rent (5 percent) and 4,080 own their home (2 percent). Central Broward County has the highest area concentration of overcrowded housing. Another point of concern is the lack of adequate plumbing; approximately 904 housing units in the urban county lack complete plumbing.
Housing Market Conditions
Market conditions reflect an inventory of 382,489 units, with approximately 30 percent occupied by renters, and about 70 percent occupied by owners. As a result of an improved economy and lower interest rates, the market has driven up home and rental prices. The results of Hurricane Andrew impacted market conditions by encouraging replacement housing development, and forcing the government to create stricter building code requirements. A U.S. Census news letter reported that Florida's median rent increased to $402 which took it higher than the national median of $374. Meanwhile the U.S. 1990 Census reported the median rent in Broward County to be $591. In January 1, 1994 the average vacancy rate for Broward County was 4.77 percent. It should be noted that the impact of Hurricane Andrew continues to encourage low vacancy rates.
Affordable Housing Needs
On an average, Broward County' s resale homes sell for $87,000 while the average new home sells for $140,000. The high reselling and new home selling prices have created buying problems in Broward. During the past decade, the median value of a home rose from $62,900 to $91,800. Moreover, the average family of four has home buying power of about $82,050. The Miami Herald reported in August, 1993, that the average resale home price in Broward County went from $106,000 in August of 1992 to $115,000 by August of 1993. Also, the price of used condominiums showed the same level as August, 1992. In short, 80 percent of substandard housing is owned by low income families, potentially creating long-term deterioration of the housing stock. In addition, 50 percent of the rental households are in need of housing assistance. About 1,536 of the 50 percent are households associated in the disabled category. Moderate income households show that 27 percent of all renters and 18 percent of the homeowners are in need of some type of assistance. Data indicates that low and very-low income households work in retail, wholesale, and service sector jobs which only create a few dollars for home maintenance. General housing needs of the very-low and low income households are as follows:
Homeless Needs
At any given time 5,000 individuals are homeless in Broward County. Based on a count conducted in February, 1995 sixty-six percent of the homeless population has been Broward County residents for more than one year. Broward County has (310) emergency shelter beds, (870) transitional units and (434) homeless Section 8 units. There is a need for (300) additional emergency beds, (460) transitional housing units and (500) new Section 8 Certificates.
Public and Assisted Housing Needs
Broward County public and assisted housing stock totals approximately 5,652 units. Of this total unit count 1,181 units represent Section 202/elderly units. The condition of the County's public housing stock is fair. A review of the Comprehensive Improvement Plans for public housing indicates rehabilitation needs are for moderate or modernization improvements. The public housing bedroom sizes are as follows: 5 percent 0- Bedrooms, 27 percent one-bedrooms, 24 percent two-bedrooms, 40 percent three-bedrooms, and 4 percent four-bedrooms. The public housing vacancy rate for February 1994 is 2 percent, with a waiting list totaling 1,823. The current number of Section 8 certificates is 2,659 with no current unused certificates/vouchers. However, the Section 8 Certificate/Voucher waiting list total is 1,994 families with forty-three percent of the families meeting the federal preference thresholds. Service providers for special needs populations indicate the following special needs:
Persons with mental, physical, or developmental disabilities need housing choices expanded to include "integrative" housing location options. These options must provide mobile supportive services, that place clients in an optimal mainstream living situation.
Elderly: The estimated annual growth rates for over sixty age groups in Broward County are as follows: 60 plus, 6.7%; 75-84, 1.7%; and 85 plus, 26%. This growth rate indicates that the County's older population is growing older and frailer, resulting in an increasing demand for supportive housing services.
Special Housing Needs of Persons With HIV/AIDS: There is a need to develop a rental assistance program that reflects the special supportive housing needs of the dual diagnosed HIV/AIDS individual and households with children affected by this disability.
Barriers to Affordable Housing
One of the major housing barriers stems from developers and builders not being able to construct housing units on land they own. Before and after construction they face an abundance of regulations, code standards, and review procedures. In addition, landowners cannot subdivide for sale to other developers. This process of the subdividing land is heavily regulated and most often carries high fees, expenses, requirements, and restrictions. Land development regulations affect housing cost in three separate ways.
Fair Housing
The Broward County Human Rights Act provides for housing coverage to those individuals effected by discrimination. Fair housing advocacy, prevention and enforcement services are provided by the Office of Equal Opportunity. In February, the County will complete an analysis of impediments to fair housing choices.
Lead-Based Paint
The Broward County Community Development Division consulted with state and local health officials to develop an assessment of potential lead hazards and poisoning. These agencies included the Broward County Department of Natural Resource Protection, Broward County Housing Authority, and the Broward County Public Health Unit. Two state agencies include: the Office of Environmental Health, and the Florida Department of Health and Rehabilitative Services. They concluded that the potential for lead poisoning from lead-based paint is present. The Comprehensive Housing Affordability Strategy's training manual demonstrates that older homes are more likely to have contaminated lead-based paint. There is a potential lead base exposure in 66,219 housing units.
Other Issues
The Broward County Community Development Block Grant program has spent more than $100 million during the past 18 years to improve housing, build new storm and sanitary sewers, construct new community centers, parks, sidewalks and streets in the targeted areas. The low level of income and the high proportion of children under the age of 18 have created high demand for Community Development Block Grant dollars.
The areas of greatest need include our six Community Development Target Areas. These areas are characterized by high poverty rates and high unemployment rates. Both short term and long term needs include public services, economic development and public facility improvements. Also included are needs for neighborhood revitalization and commercial revitalization projects which are multi-year and multi-task based. Eligible activities to address these needs under the Community Development Block Grant Program are developed as part of the Broward County Community Development Division Request for Proposals process. These needs are considered a high priority for the next five years. A general listing of non-housing community development needs includes family counseling services, day care services for working mothers, job training for the unemployed, business assistance for job creation, public facility improvements including expansion of community centers. Additionally, providing funding for sanitary sewer connections for homes in the target areas is also a high priority.
The Community Development Division developed and distributed a survey of needs to over 300 nonprofit and governmental agencies, municipalities, and other interested parties that participate in delivering housing, social services, health care, child care and related human services. Over one hundred responses were returned and tabulated. Among the needs noted were youth services, elderly services, assistance to persons with special needs, and homeless services. The Division has an ongoing relationship with many of these agencies through avenues such as our previous CHAS development process, through our ongoing State of Florida Enterprise Zone Strategic Plan implementation process, and through our Request for Proposals funding process, where needs are identified and evaluated on an annual basis. A specific example of these relationships is our annual contract with the public housing authorities, who conduct annual surveys of their residents' needs and issues. A representative of the Community Development Division sits on the committee that develops the Broward County Housing Authority Comprehensive Plan. Since the inception of the Community Development Block Grant program, Broward County staff has been working closely with other agencies and municipalities and has assisted potential sub-recipients in developing and finalizing clearly stated, realistic, measurable work programs for funding contracts and amendments. All of our Committee for Community Development meetings are advertised, and the public is encouraged to attend and to provide input regarding both our planning and implementation strategies.
The Broward County Vision Statement is to develop strategies utilizing community partnerships that expand job and affordable housing opportunities for low and moderate income persons; promote safe, attractive, and secure neighborhood environments; and provide faster access to services for special populations.
The objective of the Plan is to conserve and expand the existing affordable housing stock for low and very-low income residents through rehabilitation activities, facilitating new housing construction and upgrading neighborhood amenities and to provide housing assistance and supportive services for special needs/homeless populations. Finally, the provision of housing services for persons at-risk of becoming homeless is addressed.
Priorities for affordable housing are targeted to low and very-low income residents and include upgrading existing substandard units suitable for rehabilitation, increasing the number of low and very-low income home ownership opportunities and increasing the number and supply of multi-family housing units to be made available to low and moderate income renter households. Priorities for at-risk homeless/homeless is to maintain and expand the existing supply of housing for the homeless and preventative services for the at-risk homeless. Priorities for special needs is to develop comprehensive continuum if services that maximizes independence and community integration.
Priorities for providing a suitable living environment include the improvement of public safety and livability of neighborhoods. This priority will be achieved by diversification of community services, upgrading neighborhood infrastructure and stimulating job creation and business assistance activities. Priorities for economic opportunities include the provision of jobs accessible to affordable housing. This priority will be achieved by diversification of community services, the redevelopment of slum and blighted commercial areas, and the expansion and diversification of public and private resources that create safe neighborhoods.
To implement an anti-poverty strategy for Broward County in the next five years, shall take the following measures shall be taken:
Public Resources--The Community Development Division is the lead public agency promoting affordable housing initiatives via grant administration of the Community Development Block Grant (CDBG), HOME Investment Partnerships Program (HOME), and for Emergency Shelter Grants (ESG) Program. The Division also issues Consolidated Plan Strategy Certification for applicants requesting HUD federal funds. In addition to the above referenced federal resources, the Community Development Division implements the State Housing Initiatives Partnership (SHIP) Local Housing Assistance Plan. This resource (SHIP) is funded through the State collection of documentary stamp fees on real estate transactions. Another housing resource is provided by the Finance Authority of Broward County which offers revenue bond project financing, lenders program, construction loans (multi family/single family) and land acquisition funds. The public housing authorities through public housing rentals and rental subsidies assist the very-low income residents. Finally, the Broward County Human Services Department provides services for the homeless, at-risk homeless and special needs population.
Broward County Community Development Division actively participates on various housing and supportive housing advisory councils and task forces. The annual Request for Proposals process provides a mechanism for networking (linking complementing and enhancing available resources) to implement current and future housing investment resources. Finally, staff provides technical assistance and data source references for housing sponsors and financial packaging of projects.
MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
MAP 6 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
Low-interest and zero-interest loans are made through the Single Family Rehabilitation and Residential Redevelopment programs. The Broward County Community Development Division also participates in demolition and construction for Replacement Housing and spent, county-wide, $662,470 plus $300,000 in program income. The following are examples of some key projects:
$220,000 - Rental Rehabilitation: Rehabilitation of Privately owned rental units by Broward County Community Development Division, County wide in program income.
$295,000 - Minor Home Repair Program: Provision of minor home repair and repainting assistance to low and moderate income homeowners, County wide, Minority Builders Coalition, Inc.
$348,600 - Residential Rehabilitation Services: Service delivery Costs associated with rehabilitating single family and multi-family homes for low and moderate income households by Broward County Community Development Division, County wide.
$171,000- Dania Economic Development Corporation: Provision of assistance to nine home buyers for existing or the construction of new homes.
$270,000- City of Coral Springs: Acquisition of 10 lots for the construction of 17 single family homes for low and moderate income persons.
$278,000- Think Life Adult Day Care Acquisition: Acquisition of an adult Day Care Center in Deerfield Beach.
$292,000 - Patron Village Road and Utility Improvements Project: Construction of 1800 L.F. of roadway, water lines, sewer lines and drainage infrastructures in the City of North Lauderdale.
$239,000- NW/SW 8th Avenue and Neighborhoods A and B Improvements: landscaping and infrastructure improvements in the City of Hallandale.
$209,000- Highland Estates Improvements: Construction of sidewalks, a bikeway and drainage in the City of Wilton Manors.
$256,000 - Capital Improvements to S.E. and S.W. Target Areas: Installation of sidewalks and drainage in the City of Hallandale.
$200,000 - Lighting of Lauderdale Lakes Park East: Installation of lighting fixtures and poles in the City of Lauderdale Lakes.
$175,000 - Southwest Sidewalk and Landscape Improvements: Installation of 12,000 L.F. of sidewalks, curbs, and gutters in the City of Dania Target Area.
$1,000,000 - South County Outfall: provision of drainage, water, sewer, and sidewalk improvements in the South County target area.
$205,000 - Emergency Shelter Grant: Essential Service Costs to Broward Outreach Center Emergency Shelter, Hollywood.
Typically, Broward County's low / moderate income population are made up of six (6) Community Development Block Grant target areas named: South County, Central County, Dania, Deerfield Beach, Hallandale, and Oakland Park. Targeted areas are designated according to the age of housing stock, the predominance of low income minority and non-minority households, the lack of adequate public facilities, and the low level of economic activity. The One-Year Action Plan is available for public inspection during normal business hours at the following locations:
Community Development Division
115 South Andrews Avenue
Fort Lauderdale, Florida 33301
Broward County Main Library
100 South Andrews Avenue
Fort Lauderdale, Florida
E.P. Mills Multi-Purpose Center
900 N.W. 31st Avenue
Fort Lauderdale, Florida 33311
Caver Ranches Multi-Purpose Center
4733 S.W. 18th Street
Hollywood, Florida 33023
Deerfield Beach Multi-Purpose Center
1600 West Hillsboro Blvd., Room 200
Deerfield Beach, Florida 33442
The lead agencies implementing the one year plan are as follows: The Broward County Community Development Division administers al of the above- cited programs and is the lead agency. A subcontract will be executed with the Office of Housing Finance which provides Pre-qualification counseling, down payment assistance, new construction (single/multi), and revenue bond financing. Public Housing Authorities will also provide programs of self sufficiency, entrepreneurial, and Certified Housing Counseling.
Broward County's housing goals include assisting homeless persons in obtaining appropriate housing while preventing at-risk individuals from becoming homeless. The goal also includes ensuring retention and expansion of the affordable housing stock, and increasing the availability of permanent housing. Broward County will use standard evaluation criteria and affordable cost for low-income and very low-income families. Broward County plans to accomplish its housing goals without discriminating on the basis of race, color, religion, sex, national origin, familial status, or disability. Decent housing also includes increasing the supply of supportive housing, which combines structural features and services needed to enable persons with special needs to live with dignity and independence.
Priority I: Upgrade the existing substandard units suitable for rehabilitation and occupied by both renter and owner households.
Priority II: Increase the number of low and moderate income home ownership opportunities and expand the affordable housing stock that is available to first time home buyers.
Priority III: Increase the number and supply of housing units for low and moderate income renter households.
Priority IV: Maintain and expand the existing supply of housing and preventive services for the homeless.
Priority V: Expand rental subsidies to provide low and moderate income families and individuals an opportunity for housing.
Priority VI: Expand and diversify community services to provide low and moderate income families and individuals an opportunity for employment.
Priority VII: Expand and diversify job creation and business assistance activities to provide more job opportunities for low and moderate income persons.
Priority VIII: Provide upgraded physical improvements such as sanitary sewers, storm sewers, street lighting, and improved public streets.
Ray Lubomski
Acting Director, Community Development Division
Room 336U
115 South Andres Ave.
Fort Lauderdale, FL 33301
(954) 357-6703
