U.S. Department of Housing and Urban Development
Office of Community Planning and Development


Consolidated Plan Contact

CITIZEN'S SUMMARY

West Palm Beach is bounded to the north by the City of Rivera Beach and to the south by the City of Lake Worth. The City is bounded by the Intercoastal Waterway on the east and by the unincorporated area of Palm Beach County on the west. West Palm Beach is the largest city in central Palm Beach County, encompassing more than 54 square miles.

Action Plan

The City will be using the following funds for their FY 1995-96 Program: Community Development Grant (CDBG) Program ($1,218,000); HOME Program ($446,000); Housing Opportunities for People With Aids (HOPWA) ($1,427,000); Housing Opportunities for People Everywhere (HOPE 3) ($875,000).

Citizen Participation

Housing and Community Development staff initiated the citizen participation process with the quarterly meeting of the City of West Palm Beach Affordable Housing Advisory Committee on February 9, 1995. The committee has representatives from the Northwest Neighborhood Target Area, banking, affordable housing contractors, an attorney, non-profit CHDO and real estate. The committee was provided with guidelines for the planning process. HCD staff met with and/or provided outreach to a variety of groups as a part of the review process such as: the Hispanic community, Haitian community, City's twenty neighborhood associations, HOPWA Ad Hoc Committee, local CDC's, non-profit housing organizations and area service providers.

The first public meeting to encourage citizen participation regarding the community-wide needs assessment was advertised on March 5, 1995 in the Palm Beach Post and on March 3, 1995 in the Spanish language newspaper, El Latino. The public meeting was held on March 14, 1995 in the City Commission Chambers. On June 19, 1995, the City Commission approved the CDBG, HOME and HOPWA allocations for FY 1995-96 at a public hearing that provided an additional opportunity for public comment. After drafting the Consolidated Plan, the availability of the proposed plan was advertised in the Palm Beach Post and El Latino and was made available for public review on July 1, 1995. The 30 day comment period ended on June 6, 1995. The second public meeting was held on July 6, 1995. On July 31, 1995 the Affordable Housing Advisory Committee reviewed the Citizen Participation Plan and made comments. The Plan was prepared for adoption by the City Commission.


COMMUNITY PROFILE

In 1995, the City and the U.S. Census Bureau conducted a new census count which revealed that the City had gained 6,979 persons, or 10% more than were counted in the 1990 Census. This puts the City's population at 74,622 in 1995. West Palm Beach has grown by 18% in 15 years.


HOUSING AND COMMUNITY DEVELOPMENT NEEDS

Conditions

The target areas for revitalization are in the older part of the Inner City and they contain the highest rates of unemployment, the lowest family incomes, the highest rates of drug dealing, crime and prostitution, and the most deteriorated housing stock. These areas have been targeted for neighborhood revitalization.

Housing Needs

There is a need to increase home ownership opportunities and self reliance by building equity, which is the primary way that Americans build wealth. Another way to increase self reliance is to provide transitional housing combined with a program of economic rehabilitation services. The needs data indicate that the City should expand the owner-occupied housing rehabilitation program; maintain existing affordable rental housing through rehabilitation; provide downpayment assistance for first time homebuyers; purchase vacant lots and build infill housing; provide replacement housing for residents that are displaced due to Code enforcement action; provide supportive housing for those with special needs; and provide large related families with 4 bedroom and 5 bedroom homes or apartments.

The Housing and Community Development Department will take actions over the next five years to eliminate gaps identified in the housing service delivery system and to strengthen, coordinate and integrate the institutional structure and its component parts.

Market Conditions

The City had a total of 34,971 housing units in 1990; 14,480 owner occupied units and 14,307 renter occupied units. The City estimates that the vacancy rates in the Traditional Target Area were approximately 20% in 1990. According to the 1990 Census, owner occupied houses in the Traditional target Area had a median value of $46,200. The median value of owner occupied units City-wide was $72,000.

Affordable Housing Needs

The demand for affordable housing remains high in the City, primarily due to its location and climate, while wages are relatively lower compared to the cost of housing.

In 1990, the City had 3,461 renter households in the Extremely Low Income group (0%-30% of Median Family Income) Elderly households accounted for 1,467 while 960 were small families and 302 were large families. Among the 1,457 home owners there were 1,022 elderly households or 70% of the total 1,457 which had extremely low incomes. The combined total of renters and owners who had extremely low income needs was 4,918 or 17% of all households. Sixty-one percent of these renter households experienced a severe cost burden because they had to pay 50% of their income for housing. Among extremely low owner households, forty one percent had to pay 50% of their income for housing. Overcrowding was experienced by 10.7 % of renter households and 2.3% of owner households.

In 1990, the City had 5,481 renter households in the Very Low-Income group. Elderly households accounted for 2,004 or 36% of this group while 1,502 were small families and 573 were large families. Among owners there were 1,879 elderly households or 66% of the total 2,828 which had very low-incomes. The combined total of renters and owners who had very low-income needs was 8,309 or 29% of all occupied households. A severe cost burden was experience by 252 households, who paid 50% or more of their income for housing costs. Thirty nine percent of owner households with low incomes experienced a cost burden because they had to pay 30% or more of their income for housing costs.

Homeless Needs

The Bureau of Census cautions that the census data are not a complete count of the total population of homeless persons. They estimate that there are approximately 177 homeless persons in various shelter locations and those who were visible in street locations.

The need for facilities and services for the homeless in the City will require approximately 100 beds in addition to existing facilities. A five year projection of needs indicates that 5,657 households are struggling with a housing cost burden and some of these households will become homeless due to eviction for non-payment of rent.

The City is assisting the efforts of several agencies to provide transitional housing for the following groups: abused women and children, homeless female heads of households with children, recovering alcoholics and drug addicts, veterans and their families, and persons diagnosed with AIDS. In 1995, 19 units of transitional housing were completed for management by these agencies. The City's strategy to address the homeless population has involved establishing partnerships with groups such as the Homeless Coalition and local service providers. A top priority for addressing the homelessness problems is the provision of support services and facilities.

Public and Assisted Housing Needs

The City has only one public housing authority which is the WPB Housing Authority. The Authority is principally responsible for the administration of the Federally funded Section 8 Assistance Program. The City has 734 public housing units and 1,257 units of housing assisted by Section 8, totaling 1,991 housing units managed by the West Palm Beach Housing Authority.

Physical improvements are needed for the housing units in Dunbar Village, Southridge, Twin Lakes, Pleasant City and Robinson Village to make the units more liveable as well as to maintain units in good condition. $1 million has been allocated for physical improvements to be made each year. The City has also undertaken a number of steps to improve the management and operations of its Public Housing Authority. Additionally, as a part of the Resident Initiative Program, the Housing and Community Development Department has made arrangements with the Public Housing Authority to conduct presentations on the City's first time homebuyer programs.

The waiting list for public housing was 545 in March, 1995. The public housing waiting list was not opened in 1994. The PHA estimates approximately an average of six months to three years time on the waiting list prior to obtaining housing. The waiting list for Section 8 housing was 545 in March, 1995. The waiting list became open February, 1994 for only two months.

Barriers to Affordable Housing

Specific policies of the City including land use controls, zoning ordinances, building codes, code enforcement and various administrative procedures were reviewed to assess whether the cost of housing or incentives to develop, maintain, or improve affordable housing are affected by these policies. Also, in those circumstances where the cost of housing is affected by public policy, strategies have been identified to ameliorate any negative effects of such policies.

Fair Housing

Fair housing counseling and advocacy to ensure fair housing results are priority needs in the community. The City will complete an analysis of impediments to fair housing choice by September 31, 1995. The analysis will include specific actions to be taken to remedy impediments to fair housing choice and continue to monitor future conditions that may begin to impede fair housing choice.

Lead-Based Paint

The Palm Beach County Health Department reported one incidence where lead-based paint was found in the City in a low-income household in 1993. Three such cases were reported in 1994. City inspectors have generally not found lead-based paint to be a problem in the City. It is estimated that the number of housing units that are occupied by low, very low, and extremely low income residents that contain lead-based paint hazards, as defined by section 1004 of the Residential Lead-Based Paint Hazard Reduction Act of 1992 may not exceed 100 occupied units.

Community Development Needs

The City has several priority non-housing community development needs. These community development needs include public improvements to major streets in target area neighborhoods, public facilities, public services and projects which stimulate economic development.

Coordination

The Housing and Community Development staff has undertaken consultation in the Consolidated Planning process with agencies with metropolitan-wide planning responsibilities; with local jurisdictions; with public, nonprofit and private agencies that provide assisted housing, health services and social services.


HOUSING AND COMMUNITY DEVELOPMENT STRATEGY

Vision for Change

The goals of the Consolidated Plan are to:
Provide decent housing and a suitable living environment and expanded economic opportunities principally for low, very low and extremely low income residents.

Housing Priorities

The City of West Palm Beach has set forth housing priorities as follows:
  1. Significantly expand the owner-occupied housing rehabilitation program with deferred payment loan for low and moderate income residents;

  2. Continue to maintain existing affordable rental housing units through rehabilitation using low interest rehabilitation loans; acquire, rehabilitate and resell deteriorated rental housing units to increase homeownership;

  3. Provide a first-time homebuyer Downpayment Assistance Program and a Gap Assistance Program for eligible residents with no more than 80% of the median family income for the area;

  4. Purchase vacant lots and build new construction infill housing, providing deferred payment loans for low and middle income residents;

  5. Provide funds for transitional housing and economic rehabilitation through local service providers for the unemployed and homeless, and;

  6. Provide replacement housing for residents that are displaced due to Code enforcement action with top priority given to elderly and handicapped residents;

  7. provide supportive housing that serves those with special needs, especially persons with AIDS, abused women and children, recovering alcoholics and housing for the elderly and handicapped;

  8. Provide large related families with 4 bedroom and 5 bedroom homes or apartments over the next five years where possible in all of the City's housing programs;

Non-Housing Community Development Priorities

The City has several priority non-housing community development priorities as listed below. Most of the projects described have been funded by a $16.4 million bond issue, or they are part of the City's five year Capital Improvement Program.
Northwest Neighborhood Youth Center

Pleasant City Community Center

Transportation services expansion

Economic Development Activities:

Economic Development in the CRA District Streetscape work Construction of town square plaza Children's Imagination Center Library Improvements Centennial Celebration Projects

Palm Beach Private Industry Council Outreach Program

Minority Business Center

Infrastructure Improvements

Historic Preservation

Energy Efficiency Improvements

Anti-Poverty Strategy

The City's Department of Housing and Community Development will pursue several strategies to reduce the number of households with incomes below the poverty line. The City's Anti-Poverty strategy targets those households with incomes between 0-30% of the median household income, homeless individuals and families as well as individuals residing in public housing. Some of the activities include: rehabilitation of donated properties for transfer to non-profits organization who provide services and shelter to welfare recipients; targeting of job training and job placement efforts; provision of affordable housing assistance; outreach to public housing residents; development of businesses and other economic development activities in downtown West Palm Beach;

Housing and Community Development Resources

The City plans to use the following funds: CDBG, HOME, HOPWA, HOPE 3, and State of Florida housing funds.

Coordination of Strategic Plan

The Housing and Community Development department has undertaken a strong outreach initiative to enhance coordination between public assisted housing providers and private and governmental health, mental health and service agencies. The Department has also taken action to improve coordination with the state of Florida on housing initiatives.


ONE-YEAR ACTION PLAN

The City of West Palm Beach expects the following resources will be allocated for affordable housing and community development in FY 1995-96: 
Description of Key Projects


1. Housing Rehabilitation - $520,385
2. Urban League - $39,905
3. Consumer Credit Counseling - $12,000
4. PBC Cooperative Extension Service - $19,000
5. Minority Business Development Center  - $12,000
6. General Administration - $243,600
7. Repayment of Section 108 Loan - $150,286
8. Rehabilitation Administration - $220,824

               Total CDBG - $1,218,000

9. First Time Homebuyers - $334,500
     Match - $55,750
10.Homebuyer Assistance Northwest CDC - $33,450
11.Homebuyer Assistance Pleasant City - $33,450
12.HOME Administration/Planning - $44,600

               Total HOME - $501,750

13.Housing Lease - $344,443
14.Operating Costs - $324,931
15.Support Services with Housing - $363,956
16.Rental Assistance - $344,443
17.Short Term Rent, Mortgage & Utilities - $344,443
18.HOPWA Administration - $42,835
19.To be reprogrammed - $29,324

               Total HOPWA * - $1,794,375

Total Funding for all FY 95-96 Programs - $3,514,125

* Total HOPWA includes $366,535 prior year funds.

Locations

Resources are generally allocated to affordable housing programs located in areas of low income concentration, and specifically within 1990 Census Block Groups with 50 percent or more of the households at or below 80 percent of median income. Rehabilitation funds are Citywide but are generally concentrated in the Traditional Target Areas. These areas of the City have the greatest concentration of deteriorated housing stock as well as the lowest incomes. A large number of eligible low to moderate income households are concentrated in these areas.

Lead Agencies

The Housing and Community Development Department is the City's lead agency with the responsibility for administering all City housing programs and coordination with other affordable housing providers.

Maps

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; in addition, a table provides information about the project(s).

To comment on West Palm Beach's Consolidated Plan, please contact:
Chris Plummer
Housing and Community Development
(407) 659-8095
Return to Florida's Consolidated Plans.