The City of Southfield is eligible to receive $660,000 from the Federal Community Development Block Grant Program which is administered through the Department of Housing and Urban Development. These funds have been authorized under Title I of the Housing and Community Development Act of 1974 as amended.
During the development of the Consolidated Plan, the City consulted with a
number of local social service organizations in order to determine what types of
programs and services are already provided and what others are needed. In
accordance with the City's Citizen Participation Plan, citizens were encouraged
and given the opportunity to participate in the planning process through several
public notices, informational meetings, and public hearings.
The following are some general statistics concerning Southfield:
The City of Southfield is a suburb of Detroit located in Southeast Michigan.
The population is 75,728. The median household income is $40,579. There are
35,054 housing units, of which 54% are owner occupied and 46% are rented. The
1990 Census reported that approximately 30% of Southfield households can be
classified as low and moderate income. Areas of low income concentration are
delineated by Census target areas and are distributed throughout the city,
frequently surrounded by high income areas. No low income area has a population
of low income households exceeding 50%. Census data on household income by race
indicates that the minority population is not living in the areas characterized
by the lowest income.
Generally, the condition of housing in the City of Southfield is good. The 1990 Census data reflects a housing stock which is in overall standard condition. However, the median age of the housing is 27 years old. Housing of this age begins to need substantial repairs including such things as roof, furnace, and window replacement. Therefore, in order to maintain the standard condition of the housing in Southfield, rehabilitation programs such as the Southfield Home Improvement Loan Program, which give low interest loans for structural repairs, are critical.
With a median housing value of $84,300, Southfield is one of the most affordable communities in Oakland County. The city also has a healthy overall vacancy rate of only 9%.
There are three principal housing problems experienced by low and moderate income households discussed in this study. These are cost burden, the physical inadequacy of a housing unit and overcrowding. These problems are all inter-related. A household experiencing any one of these problems is most liking dealing with the others as well. For example, if a household's housing cost exceeds 30% of their income they are less likely to have the necessary income to make routine or other necessary repairs to their home. The result can be the deterioration of the housing unit or the family may be forced into smaller inappropriate housing resulting in overcrowded conditions. Households which are overcrowded can place excessive stress on the unit which may contribute to deterioration. Furthermore, no problem effects one group exclusively. Owners, renters, small families and large families all need strategies and opportunities to deal with housing problems.
It is estimated that 18 homeless individuals are former residents ofSouthfield. The need for programs that address housing concerns for persons threatened with homelessness appears to be a more pervasive need in Southfield. Groups particularly threatened with homelessness include households andindividuals with fixed incomes and limited earning potentials such as the elderly, persons with mental and physical illness, and developmental disabilities. Also threatened with homelessness are those fleeing domestic violence, victims of the HIV virus, and households experiencing radical economic change due to loss of employment.
Within Southfield, there are a number of social service agencies that directly serve the residents of Southfield or regional agencies which provide assistance to individuals based on need. The City consulted with eight of these agencies. The range of services these organizations provide extend from limited one time financial help for individuals to meet housing costs to food disbursement to assistance with day-to-day living costs to counseling.
There are no public housing developments in Southfield. As far as assisted housing needs are concerned, the City participates in two rental-housing assistance programs, the Section 8 Certificate Program with 100 Certificates and the Section 8 Voucher Program with 42 Vouchers. The Michigan State Housing Development Authority (MSHDA) also provides rental assistance of approximately $97,596 through the use of the Section 8 Program to assist a total of 138 elderly and low-income families in paying their rent.
Other assisted housing includes both assisted housing for the elderly and for low income households. The City has a number of apartment complexes that were designed and built specifically for independent seniors or persons with an income range limited to 30 percent of the household income. The average waiting period is one year to fourteen months for occupancy. The City also has two moderate rental complexes. Concerning low income household assisted housing, the Michigan State Housing Development Authority provided mortgage assistance to a 328 unit apartment complex with a commitment from the private developer to provide 20 percent of the units to tenants at or below 80 percent of the median income. In essence, this translates into 65 additional affordable units for low-to-moderate income households.
Due to the variety of zoning classifications and the fact that the various zoning classifications are distributed throughout the City, it is apparent that the Zoning Ordinance does not create an impediment to the development of housing. Other development codes affecting housing include the subdivision plat regulations and building codes. The City as required by state law, follows the Subdivision Plat Act. However, to ease the difficult and length of the development process, the City is working to develop a site condominium ordinance. The City also follows the State Boca Code for the standard building code enforcement.
The Census data has shown evidence of racial concentration in some tracts, therefore fair housing is a principal concern in the City of Southfield. The City has been a leader in instituting programs and policies to assure fair housing in Southfield. The City routinely contracts for testing of the housing market and consults with experts in the field of fair housing to identify and address fair housing issues.
While the Oakland County Health Division identifies only a few cases of lead-based paint poisoning in children through the Medicaid funded early period screening, diagnosis and test program, the bulk of Southfield housing built in the 1960's and 1970's warrants some concern for abating this potential problem. The number of units in the City built prior to 1978 (the year lead based paint was banned from residential paint) is 23,778.
Non-housing community development needs encompass a wide range of services which improve the quality of life for low and moderate income persons and the living environment of low and moderate income areas. Capital improvements in the low and moderate income areas of Southfield that are needed include neighborhood center improvements, parks and recreation facilities upgrades, and infrastructure improvements (including accessibility projects). Public services such as transportation, crime awareness programs and fair housing are important housing support programs. Programs focusing on economic development, energy efficiency, planning, and code enforcement are also needed.
Within the City of Southfield, the City government is the primary
institution offering and furthering housing assistance for low and moderate
income persons. At the present time, the City is unaware of any non-profit
housing groups (with the exception of the Southfield Non-profit Housing
Authority) operating within the City of Southfield and providing housing
assistance. There are numerous non-profit organizations that provide social
services, some of which either directly or indirectly relate to housing needs.
The provision of housing and housing services requires the cooperation of the
various levels of government. Southfield has worked effectively with both the
State of Michigan through the Michigan State Housing Development Authority
(MSHDA), and the Department of Housing and Urban Development in providing
housing assistance to low income homeowners and renters. Additional cooperation
and coordination of housing programs is warranted among the surrounding cities
and Oakland County.
Principal goals of the Community Development Block Grant in Southfield are
three-fold: benefit low and moderate income persons, eliminate slums and blight
and solve an urgent need. Because housing is one of the City's chief assets,
the CDBG funds should be used to enhance housing and housing opportunities for
all residents. Area wide projects receiving CDBG funds should have a direct
impact on the needs of the area they serve.
The following is a list of the highest priority need categories:
The following is a list of the medium priority need categories:
As discussed earlier, the following are community development needs listed roughly in order of priority:
According to the 1990 Census data, approximately 6% or 4,371 persons had income below the poverty level. Of the total number of households in Southfield, 21% had incomes that were less that 50% of the area median income. Of these low income households, close to 12% were identified in the 1990 census as being extremely low income with incomes less the 30% of the area median income. A comprehensive review of the needs of households represents the most effective way to address poverty situations. The City has attempted to use this method in assisting low income households through several of the City's existing housing and employment and training services. These clients need job training in addition to support services such as personal and financial counseling, legal aid, child care, temporary shelter, and transportation.
The application of service related programs gives the City an opportunity to coordinate the needs of individuals with other organizations that can provide assistance that can help them over the poverty and low income barriers.
The principal financial resource for assistance to homeowners and target areas is the Community Development Block Grant. There appears to be an opportunity to work collaboratively with various groups and the City is exploring possibilities. For example some organizations are able to provide service oriented housing assistance which could compliment the City's ability to rehabilitate housing for special needs groups. The development of new affordable housing can be undertaken with a collaborative effort between the City and private developers. In exchange for policies that could reduce the cost of development, small infill housing developments could be undertaken. These opportunities can be explored as they become available.
At the present time the delivery system used to administer all of the
programs directed toward low income individuals and households is scattered
among various departments. In an attempt to centralize the program
administration and coordinate activities, the City will be combining various
housing and social services into one Housing department.
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 at street level for the Southwest Area.
MAP 7 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects at street level for Section 12.
