Thibodaux is in southern Louisiana about 60 miles southwest of New Orleans and is the seat of coastal Lafourche Parish (county), part of the Houma-Thibodaux Metropolitan Statistical Area (MSA) and home of Nicholls State University. Nearly 100 miles from the coast, its traditional economic base has been agricultural (sugar cane). Industry and employment are limited in this small community. Thibodaux's Office of Housing and Community Development (OHCD) administers its CDBG program. The plan expands on cooperative efforts from the Comprehensive Housing Affordability Strategy (CHAS), with collaborative planning and a unified vision to achieve the goals of providing housing and a suitable living environment, and expanding economic opportunity.
The CDBG Entitlement submission for FY 1995 totaled $433,000, with available funds being the FY 1995 grant allocation of $353,000, and unexpended funds of $82,157.39 from the previous year. Funds will be used for public improvements ($323,000), owner-occupied housing rehabilitation ($80,000), and program administration ($30,000).
Two public hearings and a meeting with service agencies were conducted at a
public housing site and a church in a predominantly low-income, minority
neighborhood. Notice was published twice in the official journal, posted on
cable television and mailed to churches and service agencies. A contact number
offered assistance to disabled persons wishing to attend. Questionnaires were
mailed to organizations not represented at the agency meeting. Information was
also used from previous Community Planning and Development documents, the FY
1994 CHAS Annual Performance Report and the Strategic Plan for the
Houma-Thibodaux Urban Enterprise Community Application (1994), for which public
hearings were held.
According to the 1990 U.S. Census, Thibodaux's population is 14,035.
Approximately 68% of the population is white and approximately 32% is Black.
There are 4,348 or 31% of residents living below the poverty level per capita
income of $9,964. The median family income is $21,502, median household income
$16,926, and the median non-family household income is $11,196. Of the 5,454
housing units, 4,945 were occupied, with 52% occupied by owners and 48% by
renters. Low-Income and minority households at different lower income levels,
including disparities by race, was provided by HUD and is not otherwise
available.
Undeveloped land is limited and nearly all housing being built is targeted to middle and upper income families. Since there is very little industry, low-income and minority residents, lacking education and skills, have difficulty finding jobs. Median household size is relatively small, with 2.66 persons per owner-occupied and 2.54 persons per renter unit. The large dependent population includes 31% age 18 and under and 17% age 60 and over.
The primary need is affordable housing for low-income and very low-income residents in both the rental and homeownership categories. The increasing Nicholls State University population also place an added burden on the affordable rental housing market. Affordable housing is one of Thibodaux's priority needs but a need that will be difficult to adequately address.
The median value of owner-occupied units is $51,600, while median rent is $206. The rental vacancy rate is 09.2%. Residents living in one or two person households made up 57.37% of the population. There is little mobility in housing, with approximately 54% of households having lived in the same location for ten years or more.
There is a need to increase the affordable housing supply and housing opportunities for low and moderate income households. The 974 very low-income households (0 to 50% MFI) with housing problems include a high percentage of both renters (41%) and homeowners (59%).
Among very low-income renters, 9% live in units with physical defects and 16% live in overcrowded units. 91% have cost burdens over 30%, and 46% have cost burdens over 50%. Very low-income homeowners include 2% in units with physical defects, 4% in overcrowded units, and 30 % with cost burdens over 30%. The 349 low-income households with housing problems include 117 renters and 232 homeowners. Among low-income renters, 9% live in units with physical defects, 40% live in overcrowded units, 37% have cost burdens over 30%, and 14% have cost burdens over 50%. Among low-income owners, 2% live in units with physical defects, 5% live in overcrowded units, and 23% have cost burdens over 30%
No local homeless count has been done, and Census data is limited. Anecdotal evidence from the Thibodaux Police Department indicates there are very few homeless people, and those affected long-term are generally not native to the area. The community does not have any homeless shelters. OHCD has four to five "walk-ins" per week, generally women with children, who identify themselves as homeless. Most cases result from family disputes, and exhaustion of extended family resources, and almost invariably prove to be temporary. OHCD does not receive Emergency Shelter Grant (ESG) funds but neighboring Terrebonne Parish has applied for funding to start a homeless shelter. Once the shelter opens, Thibodaux residents will be referred as necessary.
The City Currently has 464 public and assisted housing units. These include 306 units at Thibodaux Housing Authority sites, 108 Section 8 and other assisted units at Thibodaux Apartments, and 32 FmHA subsidized units for the elderly. Units range in size from zero to four bedrooms. The Lafourche Association for Retarded Citizens (LARC) has three Community Homes inside the city limits, housing 18 residents. Through the Section 8 program, 219 certificates and 32 vouchers are provided. An additional 48 newly constructed subsidized units will be available in January 1996. The Thibodaux Housing Authority has received a number of HUD Comprehensive Improvement Assistance Program (CIAP) Grants to renovate designated units, thereby improving the overall quality of public housing. The physical condition of the public housing units is good. It does not appear that the housing authority will construct additional public housing in the near future. Physical requirements of the Section 8 program, requiring inspection and upgrading by landlords, as needed, have resulted in overall improvement of the City;s housing stock.
There are no homeless shelters within the City of Thibodaux since very few persons have been categorized as "homeless". Because Thibodaux is a small community with strong, cohesive families, when homelessness does occur, it is often short term. The causes frequently related to job loss, family instability, substance abuse, and/or domestic violence which are primarily addressed with extended family resources. The City's Section 8 program accepts referrals from Chabert Memorial Medical Center, and the State Charity Hospital in Houma, which is the closest AIDS treatment center, for housing of residents with HIV/AIDS. Positive Life, Inc., a nonprofit organization in Houma, has received HOPWA funding, and is in the process of developing a shelter that will accept persons made homeless due to AIDS.
Thibodaux does have comprehensive development regulations, but they have not resulted in preventing development of affordable housing for any population sector. Currently, they are not anticipating reforming or revising the present regulations. A special asset to the community is the Lafourche Council on Aging, which provides supportive services, including meal delivery and visitation, to allow frail elderly people to stay in their homes.
The City provides information on fair housing laws and regulations, and makes referrals to no-charge legal services for low-income and very low-income persons with fair housing complaints, and/or in need of assistance in handling tenant-landlord disputes. The City also coordinates the Fair Housing Complaint Line. The public is made aware of this service through public notice in the City's official journal, and public service announcements on local radio stations and the local Cable Television outlet.
Housing stock is aging, with 87% of units built in 1979 or before, and 13% built in 1939 or before. An estimated 3,497 units, or 64% of total housing stock, may contain lead-base paint, and a minimum of 753 units occupied by low-income households contain lead-based paint. The Thibodaux Housing Authority has inspected all units and found no lead-based paint. The City Section 8 program inspects all program units annually. If peeling, cracking, and/or scaling paint is found, property owners must certify corrective actions taken, including abatement of any lead-based paint found. In owner-occupied rehabilitation, contractors agree contractually that any lead-based paint found will be abated. OHCD will begin testing, either purchasing its own machine or contracting with a testing service, when new HUD lead-base paint regulations to safeguard children aged six and under are implemented. OHCD will cooperate with the Louisiana Department of Health, the Child Welfare Office, and the American Red Cross. The Department of Health already screens children in the Women, Infants and Children (WIC) and Child Health Services programs, and provides OHCD with the list of units where lead-based paint was found to help ensure they are not certified for the Section 8 program.
City programs support community efforts to maintain and increase homeownership, as a means to stabilize low-income neighborhoods. Owner-occupied rehabilitation renovates five to six units annually, helping low and moderate income families upgrade their homes, and spurring neighborhood improvements. OHCD cooperates with local banks' Community Reinvestment Act (CRA) programs which provide loans to low and moderate income first-time homebuyers; staff also takes part in a recently organized Habitat For Humanity group, which is assembling resources to build their first house, which will be sold to a very low- income family, with a no-interest 20 year mortgage.
The bulk of CDBG Entitlement funds are allocated annually to one or more public works/infrastructure projects to upgrade street, sewerage, water lines, and sidewalks in low income neighborhoods.
With its resources ($353,000 of CDBG) and staff, the City only has the
capacity to implement a few projects directly. Recognizing that community needs
go far beyond projects, OHCD has, by necessity, adopted a strategy of
cooperating and coordinating with other agencies, making the most of scarce
resources by "piggy backing" on existing programs, staffs, and mutual
referral and information sharing. Networking for service delivery began with
the Affordable Housing Coalition from the CHAS process, and has expanded in the
Consolidated Plan, to a broader range of organizations concerned with decent
housing, suitable living environments, and economic opportunity. The City/OHCD
is the lead agency, maintaining connections, disseminating accurate information,
and keeping the framework running smoothly.
Thibodaux is committed to developing a viable community and a suitable living environment for its residents. Of high priority is the provision of affordable, decent, safe and sanitary housing for its lower, low and moderate income residents.
Current significant projects, ongoing on an annual basis, include CDBG Entitlement infrastructure improvements in low-income neighborhoods, and rehabilitation of properties owned by low and moderate income homeowners. The infrastructure investment through FY 1994 was $1,086,528.33, with an additional $323,000 allocated for FY 1995. The investment per unit rehabilitated owner-occupied unit has been $10,000 to $15,000.
Priorities include: (1) continued development of the Affordable Housing Coalition and comprehensive housing inventory; (2) continued use of CDBG entitlement funds for owner-occupied rehabilitation; (3) encouraging public-private partnerships like Habitat for Humanity, and (4) continue development of newly organized Comprehensive Housing Development Organization (CHDO).
Priorities include: (1) organize City economic development effort (2) non-profit Community Development Corporation (CDC) to develop community-based business and single family housing in low-income neighborhoods; (3) work with Catholic Social Services' Micro-Loan Program for self-employment and very small businesses; (4) access to technical assistance for community-based and self-employment businesses through the Nicholls State Small Business Development Center (SBDC); (5) work with local bands and non-profit organizations to increase homeownership opportunities for first-time, low, moderate and moderate income homebuyers: (6) Implementation of Project Independence, and Adult Literacy and Education programs at public housing sites and in low-income communities.
To alleviate poverty, the City of Thibodaux proposes to continue their efforts of working with local banks and non-profit organizations. Nicholls State Small Business Development Center (SBDC), the Catholic Social Services as it relates to their Micro-Loan Program for self-employment, state agencies, other local businesses, and service agencies will also be tapped in their war on poverty. The ultimate aim is to create more entry level jobs, help low and moderate income residents become more employable and to provide opportunities to become small business owners.
CDBG funds are the only direct entitlement funds received by the City. Examples of other types of resources include: Section 8; the Thibodaux and Lafourche Parish Housing Authorities; Bank CRA programs; HUD Louisiana Housing Finance Agency; Louisiana Department of Health; Child Welfare Office; and HOPWA grants. Community-based programs; community-based churches; volunteers will also assist to develop the City programs.
Cooperative activities generally involve mutual referrals, but may also
involve working together to develop projects. Staffs of local organizations
with which the City partners were mentioned above. The monitoring plan is based
on a simple evaluation approach using measurable indicators of progress. These
include (1) Organizational participation and service capacities; (2) Number of
low and moderate income individuals and families served: (5) Number of
households using private or public mortgage assistance; (6) Number of low and
moderate income residents participating in employment and training, literacy,
and education programs; (7) Number of neighborhood watch programs; (8) General
and youth crime statistics; (9) School attendance, truancy, and drop out rates.
The key CDBG Entitlement projects for FY 1995 are public improvements in low-income neighborhoods, and owner-occupied rehabilitation for low and moderate income homeowners. Public improvement include the North Thibodaux Roadway and Water Line Improvements, which will replace a 40-year old water main, install additional fire hydrants, and reconstruct roadways. The Bryant Street Improvements will provide sub-surface drainage and construct sidewalks. Additionally, the owner-occupied rehabilitation program, is available throughout the community, to upgrade the homes of owners who meet low to moderate income requirements.
The North Thibodaux project is located on North 12th and 13th Streets, and part of Lafourche Drive. The Bryant Street project is located in the southern part of the community, extending from Ledet Street to Cardinal.
The City Office of Housing and Community Development is the lead agency on both the public improvements and owner-occupied rehabilitation projects.
The goals of the owner-occupied rehabilitation program is to rehabilitate/renovate five to six units annually.
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.
