Genesee County, Michigan, is located in the southeastern part of the State, about 55 miles northwest of Detroit. The county has an estimated 1995 population of 435,426. Genesee County's seat, Flint, has 140,000 residents and is an automotive manufacturing center. General Motors is the county's major employer, providing 46,550 jobs in 1990. Genesee County has 33 local units of government, including the city of Flint.
In its Consolidated Plan, Genesee County describes its housing and community development needs and priorities. Its 5-year strategy for addressing these needs would use Federal and other resources. For the first year of the plan, Genesee County is requesting $2.97 million in Community Development Block Grant (CDBG) funds, $982,000 in HOME Investment Partnership Program (HOME) funding, and a $116,000 Emergency Shelter Grant (ESG). This money will be used to finance the 84 housing, community development, and public service activities planned for Fiscal Year 1995.
Flint is a U.S. Department of Housing and Urban Development (HUD) entitlement city and, as such, is submitting its own Consolidated Plan and applications for CDBG and HOME funds. Genesee County's Consolidated Plan is limited to outcounty jurisdictions -- the 32 smaller cities, towns, and villages located outside of Flint.
Genesee County and Flint formed a joint Consolidated Planning Committee in the summer of 1994. The joint committee's first meeting was held on August 30, 1994.
Citizen involvement in the Consolidated Plan process began with a series of local needs hearings for the county's 33 (including the City of Flint) participating jurisdictions, held on 12 dates between September 8 and October 24.
A joint Genesee County/Flint public needs hearing was advertised in the Flint Journal and Flint Advance newspapers and was held on September 28. Input from the hearing, along with strategic plans submitted by most of the participating organizations, was used by the Consolidated Planning Committee to prepare a draft plan.
The county conducted an additional needs hearing on January 17, 1995. A
30-day public comment period and the meeting to collect the comments were
announced in the Flint Journal, Flint Advance, and Michigan
Genesee County's total population declined by 4.4 percent from 450,449 in 1980 to 430,459 in 1990. During the same decade, the outcounty population declined by only 0.4 percent, from 290,838 to 289,698. The Genesee County Metropolitan Planning Commission predicts stabilization of the county's population through the 1990s. The Commission has projected that the total number of Genesee County residents will reach 435,426 in 1995 (up 1 percent from 1990) and 436,189 by the year 2000. Beyond that the projection calls for a decline to 427,409 by 2010.
Median family income (MFI) for Genesee County was $43,400 in 1994. Of the households in the county, 28,496 have annual incomes of 80 percent or less of MFI not exceeding $34,700 for a family of 4. Analysis of census data indicates the following numbers of low- and moderate-income households:
Genesee County has significant numbers of rural poor. Areas of low-income concentration are census block groups in which more than 45 percent of the population have only low and moderate incomes. There are 28 such low-income concentration block groups in the outcounty; several surround the City of Flint, although there are just as many farther from the city in outlying areas of the county.
The population of outcounty Genesee decreased by 1,140 persons from 1980 to 1990, a loss of 0.4 percent. The white (non-Hispanic) population declined by 2 percent, while most racial and ethnic populations increased. African-American (non-Hispanic) and Hispanic (all races) populations both rose by 32 percent between 1980 and 1990. The Asian-American or Pacific Islander group grew by 70 percent, and the outcounty Native-American (non-Hispanic) community increased by 21 percent.
An area of racial and ethnic concentration is defined as a census tract with
a minority population of more than 50 percent. In Genesee County outside the
city of Flint, there are only two such concentrations. Census tract 103.02 in
Mount Morris has a 4,780-person (82 percent) minority population, and tract
122.02 in Genesee Township has a minority population of 1,502 (68 percent).
Genesee County consists of 32 separate jurisdictions in addition to the city of Flint. These are rural, small town, suburban, and urban in character, and they have differing needs. The county's challenge is to coordinate CDBG activities and assist its villages, towns, townships and cities in meeting their differing housing and community development needs.
The most widespread housing need is for rehabilitation of existing housing to preserve the housing stock and to bring substandard housing up to code.
In Genesee County outside of Flint, there are 114,567 year-round housing units. Of these, 107,402 are occupied and 7,165 are vacant. Of the occupied units, 82,270 are owner-occupied and 25,123 are rentals. More than 25 percent of the vacant units are in the four local jurisdictions surrounding Flint.
According to the 1990 census, 90 percent of the owner-occupied housing units in the county have a value of less than $100,000. The distribution by value is:
For outcounty renter households, the distribution by monthly contract rent is:
From 1980 to 1990, Genesee's outcounty housing stock increased by 22,557 units, from 92,010 to 114,567. This increase is generally attributed to an increase in the number of manufactured-housing parks, condominium developments, and luxury homes being constructed in the southern portion of the county. From 1980 to 1993, there have been 14,127 housing starts in Genesee County outside of Flint. The starts include single- and multifamily housing and manufactured homes.
Many lower income households are cost burdened, paying more than 30 percent of their gross income for housing, including utilities. Some are severely cost burdened, paying more than 50 percent of their income for housing expenses.
Of Genesee County's 5,780 extremely low-income (0-30 percent of MFI) renter households, 74 percent are severely cost-burdened. Of 3,653 very low-income (31-50 percent of MFI) renter households, 24 percent are severely cost-burdened. Among the county's 4,389 low-income renters, 31 percent indicate they are cost-burdened; however, of these only 1 percent are severely cost-burdened.
According to the 1990 census, there were fewer than 100 homeless persons in Genesee County. This probably was a significant undercount. A January 15, 1995, point-in-time count found 254 sheltered and 80 unsheltered homeless. This, too, was probably an undercount, because it did not include counts from all the shelters and of other unsheltered homeless persons, especially those outside of Flint.
The survey notes that of the 254 sheltered people, 129 were male, 69 were female, and 56 were children. Most of the homeless families sheltered in the county are female-headed households. There were 18 female-headed households, compared to only 3 male-headed households.
In Genesee County outside of Flint, there are no public housing units and no public housing agencies.
The Michigan State Housing Development Authority (MSHDA) has issued 210 Section 8 rental assistance certificates and vouchers that are in use in the outcounty area. There are also 832 multifamily units with mortgages subsidized by MSHDA; 524 of these units have elderly tenants.
Other assisted housing in the outcounty area includes units subsidized under HUD's Section 202 and Section 236 programs; by the Farmers Home Administration Section 515; and by MSHDA's tax bond and 80/20 programs.
Possible barriers to the development and maintenance of affordable housing include both public policies and market factors.
Probably the biggest deterrent to development of affordable housing is the limited potential profit margin on lower cost housing. Overhead and other development costs are about the same for a $60,000 house as for a $250,000 house. A for-profit developer may not be willing to build affordable housing because, for equivalent effort and time, there is higher profit potential in building luxury homes. Thus non-profit developers are needed to provide affordable housing.
Public barriers to affordable housing include zoning ordinances and land-use controls, building codes, fees, and charges. Closing costs have always been an impediment, especially for low- and moderate-income buyers. The new $75 transfer tax is an added burden for buyers. For renters high deposits and fees for miscellaneous expenses such as cleaning can make housing less affordable.
In Genesee County each of the 32 local governments has a different set of zoning ordinances. The most common barriers in these are minimum house and lot size requirements.
There is a lack of information for the general public on fair housing subjects. Very few persons from the area contact the Michigan Department of Civil Rights or HUD offices to file complaints. Requests for information are referred to Flint's Human Relations Commission or to Legal Services of Eastern Michigan.
An assessment of the housing in Genesee County concludes that about 63,000 households could be contaminated and have hazardous lead-based paint (LBP) conditions. Mere presence of LBP, though, does not by itself constitute a hazard. For LBP to become hazardous to occupants, there generally must be chipping, flaking, or chalking of the paint. Deteriorated painted surfaces, with debris and dust, create a serious hazard for young children. Children most frequently become poisoned by ingesting LBP dust in the course of normal hand-to-mouth activity. Nationally the majority of young children found to have elevated blood-lead levels are living in poorly maintained older housing, especially unsubsidized low-rent units.
The Genesee County Health Department has a lead testing program. From October 1, 1993, through September 15, 1994, the department reported 122 cases of children with elevated blood-lead levels. Of the 122 cases, only 12 were from outside Flint. The majority of these were found to be from the Mount Morris area, just north of Flint.
There are housing and supportive needs for the elderly, mentally disabled, mentally ill, physically disabled, substance abusers, and victims of domestic violence. The needs of each group for affordable and accessible housing are similar, differing somewhat in the mix of appropriate supportive services.
Each of the 32 participating local units of government conducted hearings in
their communities to determine local community development needs. There are
needs for improved water, sewer, and storm drainage systems; improvements to
streets and sidewalks; and a variety of services for lower income residents,
including supportive services for the elderly, youth, and the handicapped.
Priorities for housing and community development efforts were developed in consultation with service providers and the 32 local township, city, and village units of government in the county.
High priority is assigned to rehabilitation of substandard housing, especially that of extremely low- and very low-income (0-50 percent of MFI) small renter families, elderly extremely low- to low-income (0-80 percent of MFI) renters, and lower income (0-80 percent of MFI) homeowners.
High priority is also given to easing the cost burdens of elderly renters paying more than 50 percent of their income for housing expenses and of lower income homeowners. For cost-burdened elderly renters the emphasis will be on developing affordable housing, perhaps in small-scale rental communities in the county's smaller towns and villages. For cost-burdened owners, the problem is often of unaffordable maintenance needs; emphasis here is to be on rehabilitation and weatherization of these units.
For the homeless and for homelessness prevention, the priority is to develop a continuum of care, with outreach and assessment; emergency shelters for persons and families with special needs (such as victims of domestic violence, women with children, and runaway youth); and transitional housing, especially for youth and for women with children.
Based upon local government's assessment of the needs of their residents and communities, Genesee County's higher priority non-housing needs (for some towns or villages, but not necessarily countywide) include the following:
There are 20,626 very low-income households and about 320 homeless persons in Genesee County. Both low-income families and homeless individuals and families often lack adequate job and life skills. To make any lasting improvement in their situations requires a combination of affordable housing and services.
Genesee County's strategy for reducing the number of households living in poverty relies on programs that provide affordable housing, employment, education, health maintenance, and other support service programs. The county will use CDBG funds to help local governments provide housing-related and support programs to help lower income persons. ESG funding will also support services promoting literacy, job training and placement, and transitional housing.
The resources to carry out the 5-year plan include $4.1 million in CDBG, HOME, and ESG funds to be received this year. It is anticipated that similar levels of HUD support for community development and housing activities will be available to Genesee County during the remaining 4 years of the strategic plan. The county also plans to utilize assistance from a variety of Federal, State, and other sources.
Community development needs are delivered primarily through local units of government working with the Genesee County Metropolitan Planning Commission, the Genesee County Road Commission or the Genesee County Drain Commissioner, and private engineering firms.
Social and public services in the outcounty have the most diverse delivery system. Local governments, public agencies, and private agencies all have roles in providing services in the area. Many local units of government have at least partial funds for a senior center or a youth employment program.
Genesee County networks with service agencies and housing providers through the Flint/Genesee County Committee Concerned With Housing and coordinates ESG matters between the city and county staffs. Since the beginning of the ESG and HOME programs, the county's networking with non-profit organizations has been consistent. County staff attend board meetings of the involved non-profit organizations and provide technical advice as requested.
Genesee County will continue to provide information to local governments and
to identify opportunities for development of housing or community development
projects. The county will also coordinate with the State, requesting MSHDA
participation in the planning process and providing MSHDA with copies of draft
and final consolidated plans.
For the program year 1995-1996, Genesee County plans to use $4.3 million in CDBG, HOME, ESG, and other program income funds for 84 activities to address specific housing, community development, and human services needs.
For housing, planned expenditures from HOME and CDBG funds include:
Allocations from Genesee County's ESG include:
Other budgeted community development work is to include:
Most activities included in this Action Plan are specific to local jurisdictions and will be performed at CDBG-eligible locations in the various communities.
The Genesee County Metropolitan Planning Commission will serve as the lead agency for the coordination and implementation of the Consolidated Plan.
Housing activities included in this year's Action Plan are expected to result in 105 new or rehabilitated affordable housing units.
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 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 projects 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; in addition, a table provides information about the project(s).
Mr. Chapin Cook
Director Coordinator
Genesse County Metropolitan Planning Commission
1101 Beach Street, Room 223
Flint, MI 48502
Phone: 810-257-3010
