Action Plan

The Consolidated plan for the City of Westland covers the period July 1, 1995 - June 30, 2000. It is a vision for the 21st century. The lead agency or architect for the plan is the Westland Department of Housing and Community Development (Westland HCD). The Plan for the first action year included $1,318,000 in Community Development Block Grant funds and $500,000 in Home Investment funds for a total allocation of $1,818,000. Westland also expected to expend $35,000 in program income generated from previously funded activities.

Citizen Participation

Starting in 1993, all Wayne County housing and support service agencies were contacted and invited to take an active role in the development of a comprehensive housing and community development strategy. Approximately 75 public service agencies and city wide organizations were contacted during this process. Surrounding communities were also contacted. All were afforded opportunity to review and comment on proposed programs and projects. Technical assistance was provided to any Westland group or agency to facilitate proposal development.

Westland is an urban community located in southeastern Michigan between the City of Detroit on the east, Metropolitan Airport on the south and Ann Arbor on the west. The city occupies 20.4 square miles. The City's central location provides excellent access to the metropolitan area's freeway system, as well as air and rail transportation. The City developed as a residential community with a predominance of dense tract subdivisions. The population was 84,724 at the 1990 census with a projected population of 93,000 by the year 2000. Minority races comprise less than seven percent of the Westland population. The proportion of citizens over 62 is expanding rapidly. By 1990, 10.8 percent of the population was senior citizens.

Conditions

There are 34,514 housing units in Westland. Approximately 60% of the units are owner-occupied. 40% are renter occupied. The renter market has grown steadily in the past 10 years. The vacancy rate is small. In 1990 258 units were available for sale, a vacancy of 1.3 percent. Rental units was higher: 811 units available or 5.8%. Based upon the housing conditions survey, 80-85 percent of the stock is in good condition requiring only minor repair.

Housing Needs

The 10 -15 percent of houses which require extensive repairs are concentrated in 5 locations:

• Southeast corner of the City between Inkster and Middlebelt Roads.

• South of Palmer Road between Wildwood and Merriman Roads.

• East and west of Wayne Road, south of Avondale Road and also between Cherry Hill and Hambleton Roads.

• Northeast corner of the City, along Joy and Inkster Roads, and northwest of the Middle Road/Inkster Road intersection.

• Scattered locations near Newburgh Road and in and near the City's industrial district.

Market Conditions

The City does not have a major problem with quality of housing. Approximately 395 renter units need rehabilitation and of those 315 are suitable for rehabilitation; About 1100 owner units need rehabilitation and about 900 are suitable for rehabilitation. Westland has only lost 83 units due to demolition since 1982. The conversion of apartment units from renter to owner-occupied is not a problem The median value for housing units is $63,400. This is higher than the county average of $48,500. Twenty-three percent (23%) of the houses are valued less than $50,000; 75% are between $50,000 and $99,999. Only 21 housing units in the City are valued at more than $200,000.

An affordability gap of $10,000 separates the average family earning $30,000 from the median-priced home. The gap is felt most by single people, female-head of households and some young families.

Affordable Housing Needs

Very low income people experience the majority of housing needs. Approximately 80% of the very low income renter households have a housing cost burden which is greater than 60% of their monthly income. About 5% of owner-occupied housing are very low income. There are about 4500 households or 75% of all low income households who have housing problems. Large rental households have the greatest incidence of housing problems and higher cost burden.

Homeless Needs

Using County data, there is an estimated homeless population of 1,294 persons in the City of Westland of which 75 are unsheltered. The City states that in order to reduce homelessness, it is necessary to provide extensive services which address social economic and moral issues.

Public and Assisted Housing Needs

The City does not have public housing, but there are 1,292 assisted housing units in the City. Because of the rising elderly population, there is a current shortage of subsidized senior housing units and most complexes have closed their waiting list and anticipate a two to eight year wait for admission.

Barriers to Affordable Housing

The largest barrier is inadequate income of some community residents. The City has flexible zoning standards, reasonable setback requirements and also the development of many condominium structures which permit attached or zero lot line development, conserving land and infrastructure costs.

Fair Housing

The City's Fair Housing Ordinance #231 was adopted in 1984. The City's Department of Housing and Community Development and the Westland Housing Commission monitor enforcement. The Housing Commission provides public information regarding illegal and discriminatory housing practices. A counselor is available to meet with individuals who feel that they have been the victims of illegal discrimination. The City has an contract with the Detroit Fair Housing Center to provided technical and consultive services on fair housing.

Lead-Based Paint

The State of Michigan Department of Health and the Michigan State Housing Development Authority are working on a detailed assessment of risk in the state. Until then , the community relies on secondary data as indicative of the scope of the problem. Only two cases of lead poisoning have been reported in the City in the past 10 years. The City is working with the through the Wayne County Health Department to raise awareness of the dangers of lead poisoning and to provide an overview of preventative measures.

Community Development Needs

• Upgrade the neighborhoods of lower-income families through infrastructure improvements and repair of fire equipment and facilities.

• Improve and expand recreational facilities for lower-income families, including senior citizens and the physically challenged.

• Provide for the expansion of job opportunities for lower-income persons.

Coordination

The City will coordinate through all appropriate local and regional agencies and departments including, but certainly not limited to, the Mayor and City Council offices, the Westland Housing Commission, the Elderly Housing Corporation of Westland, the Westland Rehabilitation Review Board, The Westland Community Development Citizen Advisory Committee, the Westland Building Department, the Michigan State Housing Development Authority and the Homeless Advisory Council.

Vision for Change

• Provide a broad range of housing programs for low and very low income families;

• Maintain existing neighborhoods and their indigenous characteristics; promote home-ownership opportunities and maintain families in existing homes by providing rehabilitation and weatherization assistance; and

• Minimize adverse public policies which may cause distress and break-up of neighborhoods.

Housing and Community Development Objectives

Preservation of the existing housing stock.Conserve and upgrade the neighborhoods of lower-income families through infrastructure improvements.Improve and expand recreational facilities for lower-income families, including senior citizens and the handicapped.Provide for the expansion of job opportunities for lower-income persons.

Housing Priorities

• Preservation and encouragement of owner-occupied housing.
• Increase levels of rental assistance for non-homeowners.
• Maintain the existing rental housing stock.
• Promote neighborhood revitalization housing developments.

Non-Housing Community Development Priorities

Support family self-sufficiency programs.Provide funding for senior citizens services and programs.Encourage and cooperate with public agencies and non-profits who serve the needs of lower-income residents.Encourage the development of transitional and permanent housing for the homeless.Utilize group homes for special needs population.

Anti-Poverty Strategy

The Consolidated Plan articulates the belief that in order to reduce the number of households in poverty, jobs and education are needed. The Community focuses its efforts on its Family Self-Sufficiency Program which provides Section 8 rental assistance along with counselling and support services such as child care, education and career counselling and transportation to individuals who are motivated to achieve economic and social independence. Local programs also include home maintenance, financing, budget and job skill retraining.

Housing and Community Development Resources

• Community Development Block Grant Funds
• HOME Funds
• Senior Alliance
• Michigan State Housing Development Authority
• HUD/FHA 203K Mortgages
• Home Management class
• Non-profit Housing Organizations

Coordination of Strategic Plan

The Westland Housing and Community Development Agency will coordinate this plan.

Description of Key Projects

• Rehabilitation of 40 housing units ($96,933) for eligible families on a City-wide basis.

• Provide $179,000 to help 4000 elderly families with nutrition, recreational adult education legal aid and health needs. The Senior Resources Department is the lead agency.

• Provide essential transportation for 1500 persons ($6,000) via vehicle transportation service providers.

• Assist 70 people in substance abuse counseling programs through the Community Commission on Drug Abuse/Hegira.

• Provide $20,000 to help 250 people in domestic abuse programs by First Step, a County wide agency to prevent domestic abuse and to help victims with temporary shelter.

• Provide $20,000 for parenting education and skill training workshops for 62 low and moderate income people. The program is administered by the Child and Family Neighborhood Programs.

• Fund 175 counselling sessions ($14,500) for juveniles in need of help through the Youth Assistance Program.

• Modify 14 public facilities to make them barrier-free to meet the ADA requirements ($315,000)

• Improve sewer infrastructure in the Joy Road/Hix Road area by adding 1,200 feet of new sewer lines.

• Purchase new fire emergency vehicle for the CT 5680 area. Refurbish a fire engine for the low moderate area of Census Tract 5680 ($135,000).

• Use HOME funds to build new construction rental units for 57-66 low income families at the intersection of Palmer and Merriman Roads - $361,000 of HOME funds.

• New in-fill housing development with an expenditure of $89,000 to help 8-12 families with the purchase of in-fill housing as part of the Carver Subdivision Revitalization.

Locations

Locations are City-wide unless specific locations are provided in the activity descriptions.

Lead Agencies

The Westland Department of Housing and Community Development is the coordinating agency, unless a different agency is identified in the activity description.

Housing Goals

Rehabilitation of 40 housing unitsNew construction of 57-66 units for low-income families.

Maps

MAP 2 Entire community with points of interest and low-moderate income outline.

MAP 3 Entire community showing the low-mod outline and areas of minority concentration.

MAP 4 Entire community showing the low-mod outline and unemployment.

MAP 5 Street level map showing projects with low-mod outline and unemployment.

MAP 6 Street level map showing projects with low-mod outline and unemployment.