The City of Benton Harbor, "City of Opportunity", boarders on the St. Joseph and Paw Paw Rivers providing easy access to Lake Michigan and beyond, through the City's commercial port. Benton Harbor is halfway between Detroit and Chicago, with Interstate 94 and I-196 providing convenient access to more than 50% of the nation's major markets.
Beginning in the 1960s, Benton Harbor began to decline. Industries and residents moved out of our City due to problems which were being experienced nationwide in inner- city environments.
It appears that the City of Benton Harbor has been abandoned without consideration toward the improvement of the slums and blight conditions that are running rampant throughout the community.
Over the past 20 years, Benton Harbor, a stones throw from beautiful Lake Michigan, has become a stripping ground of real property which is evidenced by the condition of the "annual return" of tax reverted properties to the State and City government and the blighted condition of rental properties within the City. Our current statistics show that 63% of the housing stock in the City is in rental units.
The City of Benton Harbor's housing inventory per the 1990 Census is approximately 4,791 properties. The condition of these properties is estimated as: 50% having serious code violations and are considered unacceptable for rehabilitation, 35% can be rehabilitated at an average cost of $37,000 per unit, 12% can be brought up to meet Housing Code Standards with minimal rehabilitation dollars, and 3% should be removed from the housing supply.
The purpose of the Consolidated Plan for the City of Benton Harbor is to provide a comprehensive strategy relating to affordable housing and supportive services within the community.
The City of Benton Harbor will seek to expand the supply of affordable housing and preserve the existing housing stock through rental subsidies, new construction, and a continuing emphasis on rehabilitation of existing structures. The City will seek to increase home ownership opportunities for low-income families by focusing on promoting home ownership initiatives through area non-profits and exploring additional cooperative housing projects.
| Community Development Block Grant Submission | |
| 1995 Entitlement | $711,000 |
| Home Program Funds | |
| City Application | $200,000 |
| Non-Profit Housing Corporations | |
| CORD | $365,000 |
| VanCasCap | $150,000 |
| Federal Home Loan Bank | $248,000 |
| Local Lenders | $348,312 |
| Other Federal Funds | $ 45,000 |
| Benton Harbor Housing Commission | |
| Scattered Site Housing | $1,200,000 |
A Citizen Participation Plan has been established to assist the City of Benton Harbor in obtaining citizen participation from residents in the formulation and implementation of the Community Development Block Grant and the 1995 Consolidated Plan. Citizens will be provided the opportunity to monitor the program and submit comments on all aspects of the program.
The Citizen Participation Plan at the community-wide level will be obtained through the use of the Citizen's Advisory Committee. The composition of the Committee will include members representing a cross section of the community and will include at least 51% representation of low to moderate income persons.
The public will be informed of meetings and public hearings, and invited to
attend through the use of newspaper advertisements, and other vehicles adequate
and appropriate to assure opportunity for citizen participation.
The City of Benton Harbor's population declined from 14,707 in 1980 to 12,818 in 1990. According to population forecasts prepared by the National Planning Data Corporation, the trend will continue through 1998. However, the Southwestern Michigan Regional Commission, who is responsible for future forecasts, predicts the trend will reverse itself during the next census and the population will increase at rates in excess of 8%.
According to U.S. Census poverty levels have increased from 38.7% in 1979 to
58% in 1989. The City's population is approximately 93% non-white. All 6 census
tracts in the City have non-white populations in excess of 90%. Berrien County
has a non-white population of 19.1% and the State of Michigan 18.7%.
Approximately 50.5% of households have income levels less than $20,000 per year.
Recent unemployment statistics have shown high levels of unemployment in the
City (26%), compared to 6% in the Berrien County area.
The rational for the decrease in population can be traced to a lack of new housing developments in Benton Harbor, employment opportunities accessible to the City's residents, quality of the education system, economic development and crime.
The housing inventory for the City of Benton Harbor, 5,182 in 1980, decreased to 4,791 by 1990. Housing in the City is approximately 37% owner occupied. The housing stock is 30- 70 years old with much deferred maintenance and code violations; much of the housing would be abandoned for new housing should any be constructed.
Property sales during 1994 ranged from $5,000 to $44,000, while the SEV ranges from $3,500 to $20,000.
The City's very low income needs for affordable housing are comprised of small and large family households. The housing needs for this income group are generally comprised of single family rental units. The City has a significant inventory of renter units but many are in need of substantial rehabilitation assistance.
The City's housing needs include home improvement and rehabilitation for our substandard units, assistance for renters, homeowners, and low/moderate individuals trying to attain home ownership, paying more than 30% of income in housing costs. assisting individuals with special needs, homeless, elderly, and handicapped persons.
It is estimated that 50% of the City's present stock is substandard due to its age, condition, and existing low market value, 120% of appraised value after rehabilitation being used to determine suitable rehabilitation costs.
Due to such a large percentage of the housing being substandard, major rehabilitation and/or replacement housing is essential to meet the demand for housing.
The Community Profile indicates a growing need for an increase in the number of rental units, and owner that's safe, decent and affordable to low income households. The need for low income rental housing is especially needed among single headed households with children, low income families and persons with special needs, including persons with physical and mental disabilities and elderly persons.
The service providers within the City of Benton Harbor consider an individual homeless if they are housed in the local emergency shelter due to mental illness, chemical dependency, personal crisis, lack of affordable housing, unemployment, or diminishing levels of public assistance.
The needs of homeless population are a concern for the City of Benton Harbor, currently to date this concern has not been an unmanageable condition. However, because of the anticipated increase in homelessness, due to physical economic and social conditions, the City is in need of a care program to address the needs of our homeless population.
Service agencies in the community provide various types of housing assistance for low income individuals, senior citizens, and barrier-free housing for mental or physical disabled persons, but are severely limited by a lack of resources.
The Public Housing Commission operates the City's public housing facilities. The PHA anticipates funds for the construction of new single-family housing for its self-sufficiency program. The City will continue to apply to the State of Michigan for Section 8 vouchers and certificates (presently administering 38 certificates, 80 vouchers and 5 portability vouchers) to provide rental assistance to its very low/low income residents, as well as work with other housing agencies and non-profit organizations to maintain suitable, and affordable housing.
In an effort to remove the barriers the availability and affordability of housing that is decent, safe and sanitary within the City of Benton Harbor, the City anticipates taking the following preliminary steps:
Pursuant to Public Law 88-352 and Public Law 90-284 Affirmatively furthering Fair Housing : Be it known that it is the policy of the City of Benton Harbor to comply with the U.S. Department of HUD regulations on fair housing which prohibits any person from discriminating in the sale or rental of housing, the financing of housing, of the provision of brokerage services, including otherwise making unavailable or denying to any person, because of race, color, religion, sex, national origin, handicap or family status.
The City of Benton Harbor Department of Community Development will administer all programs related to housing and community development in a manner to affirmatively further the policies to the Fair Housing Act.
The City will address existing lead based paint hazards through activities proposed under the 1994 CHAS priorities 1 and 2 residential and new construction that will address the needs of its impoverished residents.
The City will continue to provide notification of the changes of lead-based paint to all persons living in assisted dwellings constructed prior to 1978, and undertake specific corrective action designed to eliminate the LBP.
The Community has two primary needs that continue to be addressed by the City, Non- Profit, and For-Profit organizations and concerned Citizens:
The City of Benton Harbor has initiated efforts towards removing slums and blighted conditions throughout affected neighborhoods. Block Grant funds have and continue to be programmed for demolition of substandard residential structures not conducive to rehabilitation. Stronger Code Enforcement has been initiated throughout all Census Tracts.
The City of Benton Harbor through coordination and partnership with the Benton Harbor Area Schools, Michigan Jobs Commission, Andrews University, and Cornerstone Alliance provide opportunities for residents to obtain jobs and life training skills training. There are over 200 job opportunities available to residents who successfully complete the training program.
The City of Benton Harbor in partnership with non-profits (Cornerstone
Alliance, CORD, VanCasCap, and NISE), the Benton Harbor Housing Commission, the
City's Police Department, and area lending institutions continue to strengthen
home ownership opportunities for low to moderate income persons in the Benton
Harbor area and create the environment and opportunity for economic development.
The City of Benton Harbor's "Vision for Change", through the use of Block Grant funds, is to provide:
The City's Community Development Objectives for low-low moderate persons consist of:
Rehabilitation of existing housing for affordable, safe, decent and sanitary conditions for residents at low to moderate income levels. The majority of households within the City are renters but a substantial number of households are homeowners.
The City's intent and purpose is to expand the supply of affordable rental housing and preserve the housing stocks by increasing the supply of rent-assisted units by seeking additional rental subsidies/new construction projects, and continue the rehabilitation of existing structures and owner occupied housing which will assist in stabilizing the current housing stock.
The Community Profile indicates a growing need for an increase in the number of rental housing and owner occupied units that are safe, decent and affordable to low-income households. The need for low-income rental housing is especially needed among single- headed households with children, low-income families and persons with special needs, including persons with physical and mental disabilities and elderly persons.
The highest priority for rental and owner occupied assistance will be targeted toward low-income families and individuals, homeless persons and other persons with special needs. The City will seek to increase the list of property owners accepting Section 8 or other rental subsidies.
Services agencies in the community provide various types of housing assistance, but are severely limited by a lack of resources. The Senior Citizens Center provides social, economics, educational, nutrition and health needs for our senior citizens. For those lower- income senior citizens who are living in their homes, there is a need to assist them with continued independent living, as well as provide adequate resources and assistance when they must be moved to alternative housing.
A significant percentage of the City's population is below the poverty level (58% per 1990 Census). The City has lost literally hundreds of jobs over the past two decades, many of which were manufacturing positions.
As a means of addressing it's need for jobs, the City created the Economic Development Loan Program in 1989, and the Loral Learning Systems instituted in 1994. The Economic Development Loan Program was designed to provide loan assistance to eligible city businesses which would then employ city residents. The Loral Learning Systems was implemented to create a process whereby every individual who is seeking gainful employment is given the opportunity to learn job skills and develop the attitudes and aptitudes needed to become gainfully employed.
The City will continue demolition of substandard structures whose rehabilitation is infeasible, provide public service support for it's very low income population, and improve its infrastructure. The City will also continue to provide funding for the continuation of recreational activities for it's youth.
The City of Benton Harbor will continue to make application for federal and state assistance to facilitate the delivery of rehabilitation, rental rehabilitation, emergency repairs, code enforcement, stabilization, demolition, lead abatement and infrastructure repair programs.
The City will continue to support the application by the Public Housing Authority for federal assistance in providing homeless programs, rehabilitation, maintenance and repair, capital improvement projects and self-sufficiency programs.
The City will continue to support applications by other non-profit organizations coordinating programs and services with the City of Benton Harbor that's consistent with the Consolidated Plan. The City will also continue to coordinate its' activities with the various housing agencies and non-profit organizations to provide a referral mechanism for accessibility to safe, decent and sanitary housing for its residents.
The City will leverage its federal resources through cooperative efforts with local non-profit agencies and seek available resources from private and non-profit sources to leverage its federal dollars for the continuation of our programs.
The Community Development staff will monitor all activities and expenditures of its' subrecipients on a monthly basis, utilizing activity/expenditure reports, supporting documentation and on-site visitation.
The Community Development Department shall monitor the implementation of the 1995 Five year Consolidate Plan, since it currently administers and monitors the Community Development Block Grant through the U.S. Department of Housing and Urban Development guidelines and regulations, along with Community Development written policies and procedures. The Community Development Department has strong associations with area housing service providers and will be able to work to ensure that local housing programs are compatible with the priorities outline in the City's Consolidated Plan.
The City will ensure long-term compliance with the citizens participation
requirements, the Community Development Department will maintain regular contact
with area housing service providers and citizen groups through participation in
various task forces, and the Citizen's Advisory Committee as set forth in its
Citizen Participation Plan.
This activity will provide for opportunities in housing rehabilitation, infill new construction, and infrastructure improvements in the Morton Hill Target Area. (Census Tract 2))
Public Service: $20,000
The Neighborhood Information Sharing Exchange (NISE) is a nonprofit community based organization whose purpose is to empower the citizens of Benton Harbor to bring about long-range institutional and community change. NISE activities consist of facilitating and being a catalyst for change within the neighborhoods by organizing community residents to enhance their quality of life.
Code Enforcement: $57,205
This activity will provide city-wide code enforcement in deteriorated neighborhoods to stabilize the decline of the area. Inspections will cover single-family owner occupied units and renter occupied single-family and multiple-family units. Code Enforcement will be conducted city-wide to ensure compliance with applicable BOCA codes, and program rules contained in 24 CFR 570.608(b) which requires grantees to provide housing rehabilitation recipients with notification of the dangers of lead-based paint.
Demolition/Stabilization: $80,295
The City will eliminate substandard dwellings unfit for rehabilitation and will stabilize and make safe those dwellings representing an immediate danger and hazard to the City's residents. The demolition and stabilization activity will be coordinated in the City's defined Neighborhoods (Census Tracts 2, 3, 5) which include the proposed Morton Hill Target area and the Trinity Non-Profit Housing Neighborhood Preservation Program. For those buildings that cannot be made habitable, the City will demolish in accordance with the U.S. Dept. of HUD approved "City One-for-One Replacement Housing Plan."
Neighborhood Beautification: $36,400
This project will involve support for the hiring of low and very low and moderate income individuals engaged in the Beautification project. The focus of this activity will be to improve the quality of life in the community through an interim City-wide Clean-up effort. This activity will reinforce the code enforcement effort by providing sanitary conditions for residents through the removal of rubbish, debris and vegetation overgrowth.
Resident Officer Program: $94,000
The Operation Restore Peace Resident Officer's Home Program activity will establish a safe environment through community policing in the Morton Hill Target Area and the Neighborhood 3 area. This activity will reduce the elements of crime and enhance the quality of life for residents through prevention and awareness programs. Two resident homes will be provided through this activity.
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 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects within Morton Hill Neighborhood.
