The City of Kalamazoo is situated in Southwestern lower Michigan, about 200 miles west of Detroit. A community of approximately 80,000 people, Kalamazoo is the urban center of Kalamazoo County , home of the recently merged multinational Pharmacia and Upjohn Corporation, and the home of Western Michigan University. The 1995-1999 Consolidated Plan for Kalamazoo focuses on providing affordable housing within the community, in response to the needs of low income, homeless and special needs persons and families for housing opportunities.
The Action Plan lists proposed projects to be funded under the Community Development Block Grant (CDBG), Home Investment Partnership Agreement (HOME) and Emergency Shelter Grant (ESG) programs. CDBG programs account for $2,688,000, HOME programs for $843,000, and ESG programs for $89,000 of the program funding in the Action Plan.
Citizen participation was an integral part of the development of the
Consolidated Plan, including public hearings, interviews with representatives of
area service and housing providers, public review of all documents, and written
comments. The development of the Plan was heavily advertised and every
opportunity made available for input from interested parties.
With a 1990 population of 80,277, Kalamazoo has experienced an increase in the median age and a decrease in average household size. 77% of the city's residents are white, with African-American representing the majority of other racial groups in the city. Three city census tracts can be defined as areas of racial/ethnic concentration with non- white populations ranging from 57% to 91%. The median household income for Kalamazoo in 1990 was $23,207, with a concentration of low income households in the city's central-north and north-west areas. White households experienced the fewest number of very low income households at 31%, while black households experienced a 63% rate of very low income.
With regard to housing demographics, approximately 53% of all occupied units are rental units, with 47% owner-occupied units. The 1990 median value of owner-occupied housing was $48,000.
As the urban center of Kalamazoo, the city can expect to maintain a higher
level of minority residents than the surrounding suburban and rural areas.
Approximately 12% of the city's population resides in group quarters, including
dormitories, group homes, psychiatric facilities and so on.
Kalamazoo's population level has stabilized, and little growth or decline is expected. While household size has declined to 2.41 persons per household in 1990, the number of households increased in the period from 1980 to 1990, fueled in part by the 31% of all households that are occupied by one person.
Employment patterns in the Kalamazoo area have experienced steady growth, with significant increases experienced in the Finance/Insurance/Real Estate, Service, and Wholesale/Retail Trade employment areas. Unemployment rates are consistent with cycles experienced statewide.
Specific housing needs have been identified for very low, low and moderate income residents, homeless persons and persons with special needs.
Vacancy rates, while influenced by fluctuations due to the student population associated with Western Michigan University, has remained relatively stable at between 6 and 7%. Median contract rent is primarily focused in the $250 - $499 range with 64% of all rental units situated within that range. With a median home value of slightly less than $50,000, sales prices are relatively affordable, and housing sales activity is fairly brisk in the community.
55% of all Kalamazoo households are classified in the very low and low income categories. Within the very low income category, of 11,090 households so classified, 73.4% have a housing problem, 72.1% pay more than 30% of their income toward housing with nearly 42% paying more than 50% of their income toward housing.
4,960 households are classified as low income households. Of this group, 31% have a housing problem, 23% are paying more than 30% of their income for housing, and 4% are paying more than 50% of their income for housing.
Overcrowding occurred in 10 percent of all very low income households, with large related very low income renter households particularly at risk of overcrowding with 64% of this category considered overcrowded. Low income households experienced a 6% overcrowding rate, with 48% of all large related low income renter households overcrowded.
Other housing needs of very low and low income households include offering opportunities for residents who are currently renting to attain home ownership. It is anticipated that housing needs for very low and low income households will remain at or above current levels as this population is growing at a faster rate than the City population as a whole.
The needs of homeless person for housing are addressed in several ways under the Plan. These include emergency shelters, transitional housing and associated services. The total number of emergency shelter beds in Kalamazoo is 327. Shelter programs are offered to specific populations such as individuals, families, youths, single women, victims of domestic assault, adult substance abusers and special needs individuals.
Associated programs for the homeless include transitional housing and job training programs, day shelters, soup kitchens, social service programs and so on.
The total number of homeless persons sheltered in 1990 was 4,297, with a total of 45,798 nights of shelter provided. The average length stay at a shelter was 12 nights. The total number of homeless persons is estimated at 329 persons, of which 191 are part of homeless families, and 138 are individuals. A significant number of homeless people have special needs related to mental illness, substance abuse, domestic violence or AIDS/related diseases.
No conventional public housing exists in Kalamazoo. In 1990, 323 Section 8 certificates/vouchers were administered by the city. A waiting list for 2 and 3 bedroom units has been closed since 1991 with approximately 150 names being wait listed. The 1 and 4 bedroom wait list has been re-opened, and approximately 272 person/households are awaiting Section 8 assistance.
Other assisted housing includes housing for which new development subsidies or direct tenant subsidies exist, including state and local programs. In total, 3,076 assisted housing units are located within the City of Kalamazoo. Less than 5% (approximately 50 units) were vacant in 1993.
Supportive housing for people with special needs is available in a variety of forms including skilled care, total care, assisted living and independent living. This category includes the elderly and frail elderly, persons with disabilities or alcohol/drug addictions and victims of domestic assault. Of these populations, approximately 1,870 of the frail/ elderly, 2,500 people with a developmental disability, 1,500 people with physical handicaps, 900 substance abusers and 10 people with AIDS/related diseases have been identified as experiencing special housing needs.
Barriers to the provision of affordable housing include lack of available land for new development. Small parcels of vacant land could support new infill development but redevelopment of existing sites has been negatively impacted by environmental contamination. On a positive note, the City has made every effort to reduce regulatory barriers to affordable housing in its regulations and practices and as of 1990, all CDBG funds have been directed to groups/services directly related to the provision of housing services and activities.
In 1991, a Fair Housing Analysis was prepared for the City, identifying issues related to fair housing. In response to issues identified in the analysis, the following areas were identified for follow-up: testing, advertising; real estate practices; and compliance activities. No centralized fair housing agency currently exists in the area.
Due to the age of structures in Kalamazoo, it is estimated that up to 21,795 units may potentially contain lead-based paint. 95% of the rental units are affordable to low income renter households and 82% are affordable to low income owner households. However, most lead-based paint used in Kalamazoo was utilized on building interiors, and the City's Housing Code enforcement program has aggressively pursued a repair of defective paint surfaces.
NONE
While it is the City's policy to use all federal funds such as CDBG, HOME and ESG for housing-related programs, general recommendations have been provided in the Plan for non-housing community development needs. These needs include public facilities such as parks, senior and youth centers, health facilities, infrastructure improvement, public service needs, accessibility needs and economic development needs. The estimated total dollars needed to address the listed community development needs is $255,335,000.
The City's Community Development Division serves as the lead agency in implementation of the Consolidated Plan. It will work closely and coordinate with other public agencies and private groups, focusing on:
The five year strategy has been developed to achieve the following goals:
The primary goal of the City of Kalamazoo as developed in this Plan is the provision of decent, safe, affordable housing for all of its residents.
The City's policy of utilizing federal CDBG, HOME and ESG funds, and associated local funds for housing activities and services is proposed to continue during the 1995- 1999 period. Based on long range forecasts, it is anticipated that the City will have $17,750,000 to apply toward housing related needs and human services projects during the 5 year period.
The following housing priorities have been identified:
As discussed above, approximately $250,000,000 in non-housing community development needs have been identified in the plan. None of these needs have been prioritized for funding in the 1995-1999 period.
In 1990, 26% of the City's population had an income level at or below the poverty level of $12,674. The following strategies will be used to combat poverty in the community: rehabilitation assistance; support of emergency housing aid providers; support of local housing providers which offer services related to financial and home maintenance counseling; home ownership assistance program; and human service programs.
As indicated previously, the City anticipates receipt of approximately $17,750,000 to apply toward housing needs between 1995-1999. The estimated dollars needed to address priority housing needs total approximately $43,900,000, with a gap of over $26,000,000.
The City of Kalamazoo will continue to act as the lead agency for
implementation of this plan. The Community Development Division will work
closely with other public agencies, local and national non-profits and/or
housing providers and other groups. Priorities and strategies will be assessed
on an annual basis, in conjunction with the implementation of the 1-Year Action
Plan.
Projects to be completed during FY 1995 will utilize CDBG, HOME and/or ESG funds. The majority of projects have a scope that is citywide, specific to a given neighborhood area, and/or applicable to all seven low-moderate income neighborhoods.
The following types of projects are proposed: Single family home rehabilitation; painting and minor repairs for senior homeowners; major home repairs for the elderly; acquisition and renovation of rental homes for developmentally disabled adults; code enforcement, including rental inspections, revolving loan funds for single family rehabilitation; rehabilitation of rental housing; shelter services for youth, domestic assault victims and other families and individuals; human services; transitional housing and services for the homeless; fair housing and tenant/landlord services; neighborhood community development workers; accessibility rehabilitation; short term rental subsidies and self sufficiency rental assistance; implementation of CHDO's.
With the exception of specific locations of fixed programs such as shelters, the majority of the key projects are designed to meet citywide needs, to focus on seven (7) low-moderate income neighborhoods, or to operate exclusively within a specific low- moderate income neighborhood.
The City of Kalamazoo serves as the lead agency with respect to implementation and monitoring of the program. Agencies which will be subrecipients or be involved in implementing programs include: Habitat for Humanity, Home Builders Association of Kalamazoo, Douglas Community Association, Senior Services, Inc., My Own Home, Inc., Kalamazoo Northside Non-Profit Housing Corp., Kalamazoo Neighborhood Housing Services, ROI, Vine Ventures, Catholic Family Services, YMCA, Hispanic American Council, Housing Resources, Inc., NACD, Legal Aid Bureau, CDRC, Eastside, Northside, Stuart, West Douglas, Vine, Edison, and Oakwood Neighborhood Associations, and Kalamazoo County.
The planned programs will address housing needs in terms of number of housing units, number of households, and general populations of individuals and/or families served. It is projected that 3,656 households will be assisted by these programs, along with 18,680 individuals and/or families served by area-wide projects. Finally, 12,404 housing units will be involved in programs described in the Plan, including rehabilitation, purchase, code enforcement and minor improvements.
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 the central area of Kalamazoo.
TABLE (without associated map) provides information about the project(s).
