The development and implementation of the Consolidated Plan is a key and crucial part of the City's federal grant application filing process for the following federal grant programs:Community Development Block Grant (CDBG), Home Investment Partnership program and the Lead-Based Paint Hazard Reduction program. The City of Muskegon, five- year, Consolidated Plan covers the period from June l, l995 the through May 31, 2000.
The City anticipates continuing on-going programs funded by CDBG, including rehabilitation of owner occupied properties with the Substantial Rehabilitation program, Emergency Repair program, and the Homeowner Paint Assistance program. A new Comprehensive Housing Assistance Education and Training project will be funded by CDBG to provide hands-on- home ownership workshops covering: maintenance and repair, troubleshooting, homeowner financial planning and decision making. A total of $l00,000 of MSHDA HOME funds will be available to the City in this first year of the Consolidated Plan to assist landlords with moderate rehabilitation of existing rental properties. These projects are intended to be targeted to support the single-family owner-occupied home improvement environment.
The first of the new neighborhood target areas will be established according to the guidelines established on pages 42 and 43, and will receive concentrated assistance from any targeted programs which can be brought to bear, including the Substantial Rehabilitation, Homeowner Paint Assistance, Homestead/Dilapidated Housing Rehabilitation, Infill/New Construction, and Rental Rehabilitation, as well as private home improvements. This type of geographic targeting of public resources is new to the City, and is intended to maximize public benefit and private investment through wise investment of all public resources.
During 1994-95, data had been compiled and analyzed for the planning process at four (4) stages: (1) preparation of the 1994-98 housing strategy, (2) public input for establishment of the Enterprise Community designation; (3) the annual review and public hearing for anticipated HUD funding and (4) notices of review to public officials, neighborhood associations. comments received and analyzed by these processes were incorporated into the Consolidated Housing and community Development Plan. The summary was published in the newspaper and the public comment period began on August 25. On January 30 and 3l, l995 the City of Muskegon held public hearings to gather citizen input on the Comprehensive Housing Affordability Strategy for l995. After the introduction of the Department Planning Staff the citizens were given a program overview of the new Consolidated Planning System and were given an overview of current CDBG programs. The hearing ended with the public comment session.
Between April 5 and May 3, l994 more than l50 persons participated in twelve
Community Vision meetings which were also attended by several staff members from
the Cities of Muskegon and Muskegon Heights. The City of Muskegon held a
number of neighborhood area meetings to provide discussions of overall community
needs and to identify issues/visions area for inclusion in the Strategic Plan.
The history of Muskegon covers three eras: the Fur Trade Period from 1810 to 1837; the Lumber Era from 1837 to 1900; and the Era of Diversified Manufacturing from 1900 to the present. The Village of Muskegon was incorporated in 1869 and in 1887 Muskegon acquired the title of "limber Queen of the World" with 47 sawmills cutting more board feet than had been cut at any single point. Significant changes in population patterns occurred during World War II when many African-americans were recruited from the South to work in the city's foundries and factories. At that time few provisions were made to house the increased population creating housing problems that continue to exist.
In 1990 the City had a total of 40,283 persons. This represents a loss of 3,808 persons or almost 10% from the 1970 Census. During the past 20 years, the city observed wide socio- economic disparities between neighborhoods. Nearly all city neighborhoods lost population as the populations migrated out of the City. The only exceptions were the Marquette and East Muskegon neighborhoods which increased due to the construction of new multifamily housing.
Compared to the rest of Michigan, Muskegon County has a high concentration of African- Americans. The majority of the City's African-American are located in inner-city neighborhoods and the eastern part of the city. although Hispanic persons constitute only 3.5% of the City of Muskegon's population, this group has significantly increased over the past decade.
Muskegon, struggles with a cyclical economy historically depend upon a declining manufacturing and durable goods economic base. Significant unemployment, demographic shifts toward outlying areas and multiple demands upon social and community services are all contributing factors to decline in the City's overall housing development.
According to the 1990 census, the median household income was $18,748 in the City of Muskegon, while the county's median household income was much higher at $25,617. The difference between income in the City and throughout the County is largely due to the concentration of low-income households in the City of Muskegon. In the City of Muskegon 74% of female-headed households were living in poverty. Based on these figures the majority of children in the Muskegon-Muskegon Heights' target Enterprise Community area will be likely to grow up in poverty.
Employment opportunities in the area have decreased in the last ten years resulting in high unemployment rates. The rate for the City was l8.4% in l990, much higher than the County rate of 8.6% and 8.2% Statewide rate. Current rates are l6.0% for the City and 7.3% for Muskegon County.
To counter declining industrial employment, the Muskegon area has begun
marketing efforts to attract new industry. Among the new "industries"
being touted is Muskegon's overlooked potential for tourism. Groups such as the
"MEGA" consortium have begun efforts such as the Muskegon 2000 plan to
impact the area's image and economy.
The overall condition of housing units in Muskegon is good. Much of the city's substandard housing stock has been eliminated over the past 20 years through Urban-Renewal and the City's ongoing demolition program. On the other hand the number of the City's housing unites continue to need repairs. Reinvestment in the City's housing stock has decreased with the decline in City property values which has lead to further deterioration and a decrease in the number of units which are suitable for rehabilitation.
The greatest housing problem occurs in non-elderly renter household. In 1980 55% of the City's low income households were homeowners and 45% were renters. by 1990, the ratio had reversed with only 345 of the City's very low-income households being homeowners and 66% were renters. the 21% increase in the very low income rental population resulted in increased demand for rental units that are affordable to the very low-income families, most of whom need some form of income or rental subsidy to meet housing needs. 1,364 or 17% of the city's total owner-occupied households have incomes between 51% and 805 of the area median. This is interesting because it is 5% lower than the percentage of homeowners who fall below 505 of median income. The higher percentage of very low income homeowners can be explained by the large numbers if elderly homeowners on fixed incomes who fall into the very low-income category. Most of these elderly families purchased their homes when they were employed and lack sufficient funds to maintain the homes.
According to the 1990 U.S. census the City of Muskegon had 16,019 housing units; 8,079 renter; 6700 renter and 1,249 vacant. A loss of 331 units occurred since 198, but the loss was higher than the City's population loss. Overall City vacancy rates have remained relatively stable . However, among the subsidized rental properties which are designed to remain affordable to the City's low income residents, there are few vacancies other than normal turn over. In fact, all subsidized rental developments reported waiting lists.
Owner-occupied housing units and rental units are all in great need of maintenance and repair. There is a need for additional rental subsidies for renter household. The Muskegon Housing Commission is the designated Public Housing agency for the City. The Housing commission has had a major impact in the last few years creating affordable housing units. There is an extremely high demand for Section 8 Rental Assistance. The Section 8 Waiting list has only been open for new applications for 45 days during the past 8 years.
The homeless exist in Muskegon County but are nearly invisible. A larger number of households are at-risk of homelessness. These households use area food pantries, soup kitchens, and short term rent assistance.
Established data do not exist for the homeless and at-risk populations. This CHAS Community Profile is based on conversations with directors of local shelter and emergency food providers, as coordinated by the Muskegon United Way "Emergency Needs Committee".
According to the best guess of the Executive Director of the City Rescue Mission, approximately l00 to 200 persons are homeless at any given time in Muskegon County. The population which makes use of the City Rescue Mission shelter averages 60 to 65 people per night. An additional 20 to 25 are "floating" from place to place. Sixty percent (60%) of the City Rescue Mission clientele can be characterized as one to two week guests, while less than ten percent (l0%) stay for over one year. Less than twenty -five (25%) can be classified transient; most are local displacees.
Homeless people need shelter and food assistance, both of which appear sufficiently available at present.
Name of Local Housing Authority (LHA): Muskegon Housing Commission. The Commission operates Hartford Terrace Apartments, a 160-unit elderly/disabled housing complex; the Turnkey III Homeownership Opportunity Program, Section 8 Tenant Assistance vouchers/certificates and a newly e\designated Family Self Sufficiency Program.
Condition of LHA units: At least 24 of the units at Hartford Terrace are in need of modifications to comply with the Americans with Disabilities Act.
There are no current or outstanding court orders, consent decrees or formal U.s. Department of Housing & Urban Development sanctions which act as barrier to affordable housing within the City of Muskegon. However in order to facilitate the City's efforts, the City has requested waivers through the Enterprise Community project, as described below:
The use of public assistance grants to offset employers' salary costs for newly hired public assistance recipient in order to help recipients get jobs and to expand jobs.Pilot project which mandates job search for ADC applicants
Extension of Medicaid coverage to ADC clients entering the work force beyond the 12 month period currently provided
Exemption for one vehicle regardless of value from the current asset limitations
Provision of monthly earned income tax credits to working parents instead of the current once-a-year policy,
Waiver to keep elderly families only in housing for elderly an not disabled residents of any age.
The Muskegon Area Fair Housing Commission investigates housing discrimination complaints. After investigation, this agency helps clients decide the next step in securing proper follow-through on complaints. The City of Muskegon works closely with area fair housing advocates and provide city wide assistance in the area of education and enforcement activities related to fair housing.
The Muskegon County Health Department is the primary agency involved in the identification of lead poisoning cases in the community and as such the lead agency for hazard identification and treatment of persons with elevated blood levels of lead. Youth in Muskegon are at high risk for lead poisoning for a number of reasons:
97% of the City's housing units were built before 1979
12% of the City's housing unites are estimated in substandard condition
26% of the City's households are blow the poverty level
41$ of the City's housing units are rental with many concentrated in the inner-city
Approximately $100,000 of HUD funding has been requested through the Michigan Department of Health for Muskegon County.
As part of the community-based partnership organizations and agencies
participating in the development of the Consolidated Plan, we consulted with
over l00 local service providers. Overwhelming support was provided, with many
agencies offering additional programs and resources. Some of those agencies are
as follows: The Muskegon Housing Commissions, Muskegon Department of Social
Services (State of Michigan, Muskegon County Department of Community Mental
Health, Muskegon County Health Department, Michigan State Housing Development
Authority and Michigan Region l4 Area Agency on Aging.
The strategic vision for change represents a collaborative effort between the Cities of Muskegon and Muskegon Heights and Muskegon County. The Muskegon strategic vision for change action plan calls for the creation of 500 jobs, creates two neighborhood family centers and establishes enterprise development programs to stimulate business activity and job creation.
Encourage institution of a regional study of the causes and effects of the dual phenomena of urban sprawl and inner city disinvestment, to begin an area-wide long Term change in growth management policies to protect at-risk households. Continue city programs which support low and moderate income households. Anti-Poverty Strategy
Community Development Block Grant Funds - $1,413,000
HOME funds - $443,000
The Consolidated Plan for the City of Muskegon represents a unified and
comprehensive framework that includes community input processes from the
Enterprise Community Strategic Vision for Change Plan and the Muskegon Heights
Weed and Seed Designation application and the Comprehensive Housing
Affordability Strategy. It is our hope that this effort will create
opportunities for collaboration and collective problem-solving. It involved
consulting with the public and private service agencies, other cities, the local
public housing authority, City of Muskegon Departments and other entities to
devise goals toward reducing the number of households in poverty. It involved
outreach efforts to social services agencies to define housing needs of
children, elderly persons, persons with disabilities, homeless persons, and
special considerations made to meet the needs of persons with HIV/AIDS and their
families.
The City anticipates implementing the following affordable housing projects during FY l995- l996:
| Residential Clearance | $45,000 | Housing Commission Family Investment Center | $100,000 | Economic/Commercial Development | $225,000 | Nelson Park Development | $150,000 | Sidewalk Assessment Program | $ 50,000 | Street Assessment Program | $ 50,000 | Marsh Field Improvements | $ 80,000 | Weed and Seed Rehabilitation | $100,000 | Enterprise community/Family Center Rehabilitation | $110,000 | Section 108 Loan payment | $ 70,000 | Shoreline Drive/Section 108 | $200,000 | Central Fire Station Improvements | $100,000 | Recreation Programs | $ 5,000 | Senior Transit Program | $ 40,000 | Communities First | $ 40,000 | Rehabilitation/Loans&Grants | $274,800 | Housing Commission Rehabilitation | $ 30,000 | |
All geographic areas of the City of Muskegon are eligible for public investment through the program priorities established in the Five Year Strategy of this Consolidated Plan.
The lead agency for the planning and submission of the Consolidated Plan is the City of City of Muskegon's Community and Economic Development Department. That Department utilized an integration of existing plans and strategies and a grass roots, neighborhood-based approach, aimed at enhancing coordination between public, and assisted housing providers, and among private and governmental health, mental health, and social services agencies.
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.
TABLE (without associated map) provides information about the project(s).
