Clinton Township occupies a 28.1 square mile area of south central Macomb County. The Township has somewhat irregular boundaries, which are largely a consequence of the City of Mt. Clemens' location in the northeast corner of the Township. In addition to Mt. Clemens, the following communities share a common boundary with Clinton Township: Sterling Heights, Macomb Township, Harrison Township, Fraser, St. Clair Shores and Roseville.
The Consolidated Plan serves as the Township's comprehensive housing and affordability strategy and community development plan.
The Township will spend $715,941 in Community Development Block Grant funding in three priority categories: 1) Single family owner-occupied housing rehabilitation, 2) Rental assistance, and 3) Neighborhood improvement programs.
Macomb County housing agencies and support services were interviewed and invited to take an active role in the development of the CHAS and Consolidated Plan. In addition coordination meetings were held with all Macomb County CDBG Entitlement.
The public hearing was conducted at meeting of the Township Board on April
3, 1995. There were no comments received during the 30-day comment period. The
1995-2000 Consolidated Plan represents many months of active participation by
Township staff, County and State agencies, non-profits, and others in the
housing and community development field. We offer sincere thanks to all who
participated in our process.
The Township's population was 85,866 in the 1990 Census and has continued to grow. The population is estimated at 93,831, in 1995. Median household income is $34,905, with following distribution:
According to the 1990 Census, 94.5 percent of Clinton Township's population are White and non-Hispanic. This is the same proportion as recorded in 1980. The non-Hispanic Black population increased only 205 persons, or 8.6 percent since 1980. Blacks account for three (3) percent of the Township's total population. The number of Hispanic residents increased by 95 persons. Hispanics represent 1.2 percent of the Township's 1990 population. Native Americans and Asian and Pacific Islanders number 226 and 883 residents, respectively. Asian and Pacific Islanders increased by 394 persons since 1980. Native Americans increased by only 70 residents during the past ten years.
Based on U.S. Census data, numeric concentrations of minorities can clearly be identified in the Township. For the purposes of the Consolidated Plan, an "area of racial/ethnic minority concentration" will be defined as those areas with recognizably high percentages of minority races. The greatest concentration of the largest minority group in Clinton Township, the Blacks, is in the southeast and northeast corners of the community. A total of 1,178 Blacks reside south of 15 Mile Road and east of Gratiot and an additional 606 Blacks live in the Township's northeastern most census tract, north of Mt. Clemens and east of Elizabeth Road. This concentration represents approximately 70% of the total Black population in the Community.
Clinton Township is characterized by a high level of home ownership which is consistent with County-wide trends. In 1990, 71.4 percent of all housing units in the Township were owner-occupied. This is slightly less than the County-wide figure of 75 percent. The 1990 figures are only slightly above the 1980 totals of 70.8 percent.
The number of renter occupied units in Clinton has also risen significantly
over the past 20 years. In 1970, for example, the Township reported a total of
1,822 renter- occupied housing units. Over the next decade, this inventory
expanded by 257 percent to 6,499 units. An increase of 2,287 units occurred
over the past decade, raising the Township's rental unit supply to 9,218 units.
During this 20-year period, multiple-family units increased their share of the
Township's total housing supply from 14.0 percent in 1970 to 28.6 percent in
1990.
Clinton Township experienced its most significant population growth over the past 40 years. This growth is a direct consequence of the wave of suburban growth that moved in a northerly direction in Macomb County along the Mound/Van Dyke and Gratiot/M-97 transportation corridors in the decades following World War II.
In 1950, Clinton Township's population exceeded 10,000 persons for the first time in the community's history. Since 1950, the Township experienced dramatic population increases, averaging nearly 19,000 persons over the following four decades. The most significant growth periods occurred during the 1960's and 1970's, when the Township's population increased by 22,177 and 23,535 persons, respectively. The quantity and rate of growth declined over the past ten years to 13,466 persons.
Population projections available through the Southeast Michigan Council of Governments anticipate continued population growth for the Township to 101,492 persons by the turn- of-the-century, and 108,754 by the year 2010.
Clinton Township is predominantly a community of single-family homes. Two-thirds of the Township's total housing supply consists of one-family dwelling units. Multiple-family dwellings account for 26.6 percent of all housing units in the Township. The Township's remaining 2,404 housing units (7.2 percent) are mobile homes.
In general there is a wide range of single family housing values, from $30,000 to $1,000,000. However, many of the homes are reaching thirty years of ages. Major home improvements shall be required, such as roofing, furnace, electrical, and plumbing.
As Clinton Township's economy becomes more service-oriented, housing affordability for lower-income families and individuals is becoming a serious problem. The 1990 median rent for an apartment in Clinton Township was $435. This is a 64 percent increase over the 1980 median of $265. While this appears to be an excessively large increase, it appears that family incomes have risen by about 50 percent in the same decade. When the 1980 median contract rent is adjusted to 1990 values, it is $444. It appears that rents have increased only slightly over the rate of inflation. To meet established affordability guidelines of spending no more than 30 percent of income on gross housing costs, a family would have to have a minimum gross income of $1,450 per month, or $17,400 per year. This requires a wage of approximately $8.40 per hour.
For the home selling at the median housing value of $87,500 for Clinton Township, the monthly housing expense would be $1,028. This would require a yearly salary of at least $41,120, using 30 percent of income. This equates to about $19.77 an hour. It also assumes that the family had the $17,500 for the down payment and approximately $3,000 for closing costs. This would eliminate almost all of the very low and low-income families within Clinton Township from the owner-occupied housing market.
For the $40,000 home with a monthly housing expense of $619, it would require a monthly income of $2,063 and a yearly salary of nearly $25,000. This equates to an hourly salary of about $11.90. With this income, it still assumes that the family can handle the $2,000 down payment and the $3,000 in closing costs. With this income scale, it is much more difficult to save for down payments and closing costs.
Among the 32,594 households located in the Township, almost one in every four have housing problems. Of the 8,985 rental households, 36 percent have housing problems.
Households that have incomes less than 80 percent of median family income are eligible for most HUD funding. There are over 10,372, or 32 percent of all households in the Township that are income eligible for HUD programs. These, in turn, break down to 5,016 rental households and 5,356 owner households. The greatest needs are within the owner- occupied households where 2,812, or 53 percent, have housing needs. In addition, there are 2,758, or 51 percent, who have cost burdens exceeding 30 percent and 1,202, or 22 percent, who have cost burdens exceeding 50 percent.
As noted, the incidence of housing needs is greatest for households in the lowest income categories. While they may experience multiple housing problems, the most common difficulty at this income level is affordability. Cost not only to purchase the housing unit, but to meet the rent or house payments and similar housing cost.
The major problem in Clinton Township is not the stereotyped person wandering along the streets looking for shelter, but the persons who have lost their jobs, and perhaps their houses, and are living from one month to the next. The need exists for facilities and services to maintain them in a home and provide assistance or education until they are able to find work and stabilize their household. There are definitely shelter needs, but there appears to be an even greater need for financial support systems to get them over their present economic problem and to maintain their home and family.
According to the Macomb County Task Force report dated December 1991, there were about 2,000 homeless sheltered with Macomb County in the first 11 months of 1991. It is not particularly important to know how many of these were Clinton Township residents, but how they were served and what services exist to keep others from joining the homeless. The elderly, mentally disabled, physically challenged, the homeless youth, and those with substance abuse require special attention. These needs are not easily met and are beyond the economic and physical capability of any one municipality.
The Clinton Township Housing Commission consists of five members, appointed by the Township Board, and an executive director. The Commission operates and manages the 100-unit Clinton Village public housing complex. The units were constructed in 1968 and have been updated over the intervening years. The Commission also received 28 Section 8 rental certificates or vouchers. Additional certificates and/or vouchers will be needed to serve future needs.
The Planning and Community Development Department provides some assistance to the Commission in grant preparation and coordination of housing activities. There is a formal resident association which meets monthly. Over the life of this Consolidated Plan the staff shall examine whether there is a resident interest, desire and ability to seek project management or ownership. The Township needs to explore the long range potentials for this housing complex and the future role of the Housing Commission. Residents should be involved in the discussion of problems and potentials and in setting goals for the future.
A fiscal year 1994 Comprehensive Improvement Assistance Program(CIAP) grant was awarded to the Clinton Township Housing Commission. The following describes the scope of the work to be performed.
Because the Housing Commission is conducting a comprehensive needs assessment, it is premature to state the current needs. Once the study is complete, the Housing Commission needs shall be included in an amended Consolidated Plan
Clinton Township takes pride in the fact that it has been able to accommodate tremendous growth in terms of new residential construction without relinquishing attention to older, more established neighborhoods. The Community Development Block Grant Residential Rehabilitation Program has been indispensable as a method of preservation and maintenance of areas susceptible to blighting conditions.
Through this Federally-funded program, Clinton Township has disbursed in excess to two million dollars, in the form of grants and interest-free loans, to homeowners in need of assistance in accomplishing repairs to and replacement of substandard housing conditions. The program has been a crucial element in Clinton Township's policy of conservation and commitment to protecting a high standard of living for all Township residents.
On September 8, 1995 the Charter Township of Clinton Board of Trustees received and filed an Assessment of Impediments to Fair Housing. In addition, at the same meeting the Board of Trustees introduced for first reading and publication, Ordinance No. 311, the Fair Housing Ordinance. The Fair Housing Ordinance was adopted on September 18, 1995.
One approach to estimating the scope of the problem is to consider all housing built prior to 1978, when lead-based paints were banned as potentially hazardous. Based on the Census estimates of the number of housing units that were constructed prior to 1980, there are almost 22,912 housing units in Clinton Township in this potentially hazardous category. According to information supplied in the CHAS Databook from HUD, approximately 16,672 of these households are occupied by very low and low-income households. Of this total, 11,208 households have been estimated to have lead-based paint. The estimates included 3,831 rental units and 7,377 owner-occupied units.
In general all of the CDBG eligible Census Block Groups have common needs. These needs include infrastructure improvements that range from sidewalks, roads, sewers, waterline and park improvements. Also single family housing for eligible residents require rehabilitation to meet Housing Quality Standards. Some homeowners need assistance for housing emergencies to repair or replace furnaces, hot water heaters or structural conditions which endanger the occupants. Senior citizens needs range from home maintenance, housing assistance and senior center. There is also an increased need for recreation activities in the eligible neighborhoods.
Macomb County currently provides a network of housing-related governmental,
non-profit and private sector agencies that are working to implement the specific
goals of each community's Consolidated Plan. The Charter Township of Clinton
has been and will continue to be an active participant within this system.
While all housing and community development needs are important and should be considered, those that were placed on a lower priority were done with the knowledge that Federal and State resources, which are required to fund and operate programs that assist lower income families, are no longer viable or have been cut back or terminated by the Federal and/or State government. Also, it is obvious that households with a "worst case need" must assume a higher priority for housing assistance. Federal preference standards to prioritize need include:
These households have a higher priority for assistance than non-Federal preference holders.
Goals established to guide the Clinton Township CDBG program were designed basically to preserve or improve existing housing stock, provide rental assistance, and encourage new construction where it is feasible. Because the Township is urbanized, its priorities revolve around preservation, rehabilitation of owner and renter housing units, renewal of infrastructure and, ultimately, revitalization or reconstruction.
Housing and Community Development Objectives and Priorities
The following summarizes the priorities or goals of the Consolidated Plan. They are not listed in order of priority, but will be undertaken as funding becomes available or as the programs can be implemented.
1. Neighborhood improvement Programs.
This Consolidated Plan has detailed numerous goals, programs and projects which will preserve existing housing, assist lower-income households, and promote affordable housing. These actions will assist in the housing of lower-income households; but in order to reduce the numbers of households below the poverty line, jobs and education programs undertaken by the Federal and State governments are going to be needed. Households require jobs and a work ethic to meet even minimal living standards.
Other activities that will assist in elevating households from poverty include educational programs on home maintenance, financing and budgeting, and job skill retraining.
The Township has a total of 2,496 of assisted housing units. In addition the Clinton Township Housing Commission receives 28 Section 8 certificates or vouchers. Also the Township rents 312 apartments, to the elderly, with below market rental rates. Michigan State Housing Development Authority offers mortgages, mortgage credit certificates, housing improvement loans and numerous Section 8 certificates and vouchers.
The emergency shelter facilities include; Macomb's Answer to Temporary Shelter, Macomb County Department of Social Services, Macomb Oakland Regional Center, Turning Point, Macomb County Youth Interim Care Facility, Liberties Inc., Haven Community Mission and Macomb County Rotating Shelter Team.
The transition housing includes Square One.
The permanent housing includes Housing Opportunities for Macomb and Macomb County Habitat for Humanity.
There are a number of warming centers and soup kitchens.
Housing support includes; Macomb Coalition for Emergency Shelter, Macomb County Community Services Agency, Macomb County Cooperative Extension Services, Oakland/Macomb Center for Independent Living, Michigan State Housing Development Authority, United Community Services of Metropolitan Detroit, Macomb County Community Mental Health Services and Odyssey Inc.
Federal resource includes; Community Development Block Grant Program, Section 8 Rental Assistance, Low Income Housing Tax Credit and Section 202 Elderly Housing.
The Township will work on housing and development activities in a
cooperative effort with HUD, SEMCOG, MSHDA, Macomb County and the local
non-profit organizations.
All of the projects are located in CDBG eligible areas, except Home Chore and Single Family Residential Programs are available Township wide to eligible households.
The Charter Township of Clinton, Department of Planning and Community Development is the overall lead agency. However, the Macomb County Community Services Agency is a subrecipient and operates the Home Chore Program. Clinton Township Department of Parks and Recreation manages the Recreation Program. The Road Commission of Macomb County implemented the Street Recapping Program, with the assistance of the Township Engineer.
MAP 2 depicts points of interest and low - moderate income areas.
MAP 3 depicts points of interest, low-moderate income and areas of 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 one neighborhood.
