Auburn, with a population of approximately 24,300, is located in central Maine, about 25 miles north of Portland. Closely linked to Auburn economically is its immediate neighbor, Lewiston, a city about twice as large as Auburn.
Historically Auburn has produced shoes and related leather products. Despite the continuing decline in this type of employment since 1970, manufacturing is still the third largest employment sector in Auburn. It was surpassed by retail trade employment and service employment in the 1980s. Expansion of transportation facilities—both air and rail—also led to increased employment. Overall employment, led by these sectors, increased between 1983 and 1993 by 19 percent.
The city seeks to improve living conditions for low-income households and to strengthen the overall employment picture for lower-income persons. Auburn anticipates collecting $777,000 from the Community Development Block Grant and additional funds from Area IV Coalition, Habitat for Humanity, and the Childhood Enrichment Program. Other resources will include matching loan requirements of loan programs and an estimated $426,000 in Program Income generated from Auburn's Property Rehabilitation and Economic Development Loan Programs.
The Community Development Block Grant Office of the city of Auburn organized the Consolidated Plan process. A citizens group met to prioritize needs and resources. Advisory Committees were formed to consider housing, the living environment, and economic opportunities. Consultations were held with housing providers, lenders and contractors, and social service providers. Despite legal notice for the two public hearings held in February and in April, only two persons attended the first, and none the second.
MAP 1 depicts points of interest in the jurisdiction.
While the population of Auburn increased slightly (5 percent) during the 1980s, the average number of persons per household dropped (from 2.65 to 2.47). The median age of Auburn's population is 33.8.
Auburn's minority population remains relatively small at 2 percent. The median income for Auburn is $31,954, while the national median income is $35,939. Two-fifths of the households in Auburn have incomes at or below 80 percent of the median income of the city. The loss of manufacturing jobs increased the number of employed persons who have low incomes, both because of lower wages in other sectors and because many jobs lack benefits or are not full-time.
The average weekly manufacturing wage in Auburn in the third quarter of 1994 was $489.48; the equivalent wage for retail positions was $272.07.
Areas of Auburn with high proportions of low-income persons (more than 60 percent) are characterized by a high proportion of multifamily properties, downtown businesses, and needs for social services.
Residents of Auburn have less formal education than the average for Maine; 10.2 percent of adults over 25 have less than a ninth grade education.
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.
A majority of Auburn's households—58 percent—own their homes. Of the 10,406 housing units in Auburn, about half are single-family detached units, and about one quarter are in buildings with two to four units. Buildings with 10 or more units constitute 13 percent of housing units in Auburn.
The rental vacancy rate is 10 percent; but landlords report that it would be higher if they had not reduced rents. A city telephone survey in 1995 found that the highest rents were $15 to $25 less than the highest rents in 1992. There has been a high rate of default on loans for multifamily properties in recent years; at least 20 units have been lost, and no new units have been constructed. However, it is believed that there are still enough multifamily units for those who need them. In more than half of the smaller apartment complexes in Auburn, the owner is also a resident.
Substantial deterioration of housing stock was found in the consultant study described below. The 1990 Census figures show housing problems in 37 percent of rental units and 19 percent of owner units. The city has had an active housing rehabilitation program for the past decade, and has rehabilitated 1,504 units. The Federal rental rehabilitation program was particularly helpful with multifamily rental properties, but it has been eliminated.
One-fifth of renter households in Auburn have an income at or below 30 percent of the median income of the city, and are considered to be extremely low income. About half of these households include an elderly person.
More than one-third (36 percent) of Auburn's renters are extremely low- and very low- income households, earning between 0 to 30 percent and 31 to 50 percent of the median income, respectively. Low- and moderate-income households (51 to 80 percent and 81 to 95 percent of the median income, respectively) constitute another one-third of renter households. The remaining Auburn renters earn 96 percent or more of the median income. Based on market rents in Auburn, city staff find that there are no extremely low-income households that can find housing in Auburn at an affordable rent, that is, at 30 percent or less of their income.
The U.S. Department of Housing and Urban Development (HUD) considers households to be severely cost burdened if they pay more than half of their incomes for housing. More than half of all extremely low-income and very low-income renter households in Auburn are severely cost burdened.
Extremely low-income homeowner households also face high-cost burdens; however, they represent only 6 percent of all homeowners.
In Auburn the General Assistance office is the contact point for assistance to homeless persons, often working from police referrals. Shelter records showed six individuals who were homeless, temporarily sheltered, and claimed Auburn as their residence.
The Abused Women's Advocacy Project provides 12-15 shelter beds for victims of domestic violence for Androscoggin County (where Auburn is located) and nearby counties. In 1994, 120 women and 130 children were assisted; 8 women and 7 children were from Auburn. Current efforts focus on allowing the victim to stay in her home; this may result in male abusers becoming homeless.
The Area IV Mental Health Services Coalition has 18 single-room occupancy units for persons with mental illness; supportive services are also available. However, the need for housing and supportive services will be increasing, since a local mental health facility will be downsizing from 250 patients to 70 patients, under a court order. The State of Maine will provide transitional rental assistance for up to 2 years for these persons.
Auburn also maintains local residential facilities for persons with substance abuse problems, for which there are usually three Auburn residents on the waiting list.
A number of facilities exist to work with homeless or runaway youth. One such shelter assisted 20 youths in 1994, the majority of whom lived at home before entering the shelter.
The city finds overall that there are about 369 households in Auburn that need rental subsidies, but for whom there are no rental subsidies available. This is considered to be a population at risk of homelessness in Auburn.
Auburn's public housing is in good condition. Two residents are on the governing board of Auburn's Housing Authority Commissioners. Outreach and resident involvement is encouraged.
There are a number of subsidized housing rentals in Auburn. Three-fifths of this housing (654 units) is set aside especially for elderly residents, with 428 units located in complexes developed especially for the elderly.
The Auburn Housing Authority also provides 199 units of subsidy for large families requiring three or more bedrooms, and 231 units of subsidy for smaller families requiring one or two bedrooms. Some of these units are provided as tenant-based assistance through the federally funded Section 8 program. These tenants must locate a landlord who will participate in the program, and will accept the federally designated Fair Market Rent. At least 319 units are subsidized through Section 8 certificates and 33 units with Section 8 vouchers.
There is a waiting list for subsidized housing of 337 elderly households, 118 large households, and 188 small households. This waiting list is more than four times as large as it was in 1988, and has increased by 45 percent since 1991. However, there is some double counting, since some persons have applied at more than one complex. The usual waiting period to receive Section 8 assistance is about 1 year, but at some complexes, the wait for an efficiency unit is as little as 1 month, while at others the wait for a unit is up to 2 years.
As many as 654 units of housing subsidy now used in the private market may be lost to Auburn in the next 5 years.
Escalating home operating costs and utility and tax rates create greater housing affordability problems, especially for low-income households. Real estate taxes in Auburn have increased by an average of 3.75 percent since 1990. More increases are likely to be needed in order to pay for increased municipal costs, especially solid waste costs, and because of loss of taxable commercial properties. The electric utility's rates have increased by one-third since 1990, and heating oil costs have increased by 12 percent. All these increases have been greater than the 11 percent increase in income since 1990.
City zoning is flexible with regard to affordable housing.
There have been no reports of racial or ethnic housing discrimination in Auburn.
Auburn estimates that 61 percent of renter households and 72 percent of owner households have a potential problem with lead-based paint in their homes because of the age of their homes. (Lead-based paint was not used after 1978.) The Auburn Public Health Department tested 82 children in 1994, and found that 31 percent had elevated blood levels of lead. In three cases further investigation and action were considered necessary. The city's housing rehabilitation efforts address lead hazards by reducing risks and educating clients. The Auburn Housing Authority has abated the problem in the only complex where it existed.
In 1994 11 persons were known to have AIDS in Androscoggin County. The AIDS Project, which provides social services to person with AIDS in the Auburn area, finds that subsidized individual apartments are needed for this population. Raphael House, a congregate facility for persons with AIDS, is operating at half of its planned occupancy.
Auburn provides public housing units for 59 persons with physical disabilities and has a waiting list of 3 persons. There are 48 young adults who have developmental disabilities that require some level of supportive services and housing assistance; 10 of them need a group home or a similar living arrangement. Overall there are 12 persons with developmental disabilities whose needs for housing are unmet in Auburn. In addition 25 persons from Auburn with this diagnosis may be released. Plans have been initiated for a group facility in Auburn to accommodate these persons with developmental disabilities.
There is no accurate estimate of the frail elderly population needing housing assistance. The State has tightened entry into nursing homes, however, and will be providing more residential care beds.
Auburn hired consultants to evaluate its overall urban environment during 1993 and 1994. Conditions evaluated included traffic conditions, land use, open space, access for persons with disabilities, and housing and building stock. Five areas of the city were studied. In the three more urbanized areas, street and infrastructure improvements and rehabilitation of housing and other buildings were given high priority, while in the more rural areas the same needs were identified, along with a need for neighborhood recreation facilities.
Given the continuing changes in Auburn's economy there is a need for permanent jobs that pay adequate wages. To increase employability there is also a need for assistance with day care, transportation, and health care. There are 1,394 households in Auburn where the wage earner is unemployed and therefore receiving welfare benefits. They are likely to be seeking jobs as welfare changes proceed at the Federal level.
In another study hundreds of citizens and service providers explored the elements that contribute to the quality of life in the county. The product of this 18-month study is the 1994 Androscoggin County Needs Assessment. Results for Auburn have been isolated from this study, and respondents were found to reflect a cross-section of Auburn's population.
The three most serious problems identified were crime, taxes, and jobs, in that order. On the other hand, 84 percent of respondents found that police protection was good or very good. There were concerns about drugs, increasing poverty, and need for juvenile services. The lack of stable full-time jobs was also seen as a contributing factor to the deterioration of the social fabric of the community.
The city seeks to maintain the quality of life in Auburn. Efficient use of resources, including staff, is a concern, as is concentrating resources on the greatest need. Long-term impact through capital investment is sought to increase the tax base, the supply of affordable housing, and employment. Priority neighborhoods for action are downtown, Union Street, New Auburn, Manley Road, and Sandy Beach Road, but there also will be citywide efforts.
All priorities reflect the process of the Advisory Committees of the task force assembled by the city.
Housing priorities are as follows:
The two lower-priority objectives are as follow:
The focus in fighting homelessness is on providing services for persons with developmental and mental disabilities, particularly for persons who will be deinstitutionalized.
Nonhousing priorities are divided into living environment priorities and economic opportunity priorities. The living environment priorities are as follows, in order of priority:
Economic opportunity priorities are all considered high priority, and are as follows:
Auburn's antipoverty strategy is focused on creating higher paying jobs, lower cost housing, and increased coordination of services. In addition training, child care, and allocation of federally funded jobs to low-income persons are needed.
There are several State and nonprofit programs in Auburn that help low-income households with housing costs or assist developers of low-income housing.
The Community Development Department will coordinate the strategy, working with other city staff, and with the Housing Authority, the Lewiston-Auburn Economic Growth Council, and nonprofit social service providers.
The city has identified a need for nonprofits to get more access to market-rate housing, and will sponsor a meeting to educate landlords about existing programs. Another deficiency is the lack of an inventory of housing for persons with disabilities; the city will also work on this. Links will also be built between economic development organizations and providers of training and education, and between the Housing Authority and social service providers, as well as between State and local government.
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 pojects 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).
The following projects are proposed for funding through the Federal Community Development Block Grant program, from which Auburn anticipates receiving $777,000 this year, to be used along with prior year funds and program income:
Except for the specific infrastructure improvements and computer equipment purchases, all programs operate citywide.
Her Address is:
City of Auburn
45 Spring Street
Auburn, Maine 04250
Fax: 207-786-2570
