Springfield, the county seat of Greene County, is located in the southeast region of Missouri. Springfield's population has grown 5.5 percent between 1980 and 1990 to 140,494. The majority of the population is Caucasian, nearly half of whom have incomes of less than $20,000 a year, possibly because higher paying jobs are being replaced with lower paying service industry employment. Still, economic opportunities continue to attract people to the area.
The Consolidated Plan's 1-year action plan will use about $2,904,000 in Home Investment Partnership (HOME) and Community Development Block Grant (CDBG) programs, and $360,875 in program income. The city will use the funds for a homeowner property rehabilitation program as well as for small business development low-interest loans, geared toward commercial building rehabilitation and business expansion which will create low- to moderate-income jobs. Other objectives include planning and researching activities related to neighborhoods, the central business district, and coordinated planning efforts.
The city held public hearings during February and April 1995 and provided a public comment period from March 22, 1995, to April 22, 1995. Copies of the Consolidated Plan were available at the Office of the City Clerk, Planning and Development Department, Housing Assistance Office, Westside Community Betterment Association, Springfield Greene County Public Library, and the Housing Authority of Springfield (HAS). A summary of the plan was published on March 22, 1995.
MAP 1 depicts points of interest in the jurisdiction.
Springfield has a population of 140,494. Of that total, 134,384 are Caucasian; 3,527 are African American; 1,264 are Asian American or Pacific Islander; 939 are Native American, Eskimo, or Aleut; and 319 are other races. Although minorities comprise only 4 percent of the total population of Springfield, they account for 9 percent of low-income households. The city has 57,353 households, with a median size of 2.28 people per household. There are 5,802 households headed by females and 3,708 female-headed households with related children. Springfield has 22,753 nonfamily households.
Unemployment rates are consistently higher for minorities (about 8 percent for both African Americans and Hispanics) than for Caucasians (4.4 percent).
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.
Economic opportunity has continued to attract people seeking employment and housing. Although rental rates are increasing, rental property is quickly being occupied. Demand for housing is currently high, which is driving rental rates upward. Much of the housing stock was built before 1940, making it obsolete and contaminated with lead paint. The very center of the city suffered a loss of total units, while the central and northern parts of town remained generally stagnant with regard to demolitions and new units.
According to the 1990 census, renters have more housing problems than homeowners. 42.6 percent of renters experience housing problems, while only 13.6 percent of owners have problems. Since 1980, overcrowding of owner units decreased by 28 percent, while the incidence of overcrowding for renters increased by more than 11 percent. During this period, the number of large households decreased by 15 percent. Very low-income families have the highest percentage of housing problems. Of large-family households, 92 percent have a cost burden of 30 percent or more, while 73 percent have a cost burden of at least 50 percent. Large-family owner-occupants fare slightly better than those who rent, but still have a high incidence of housing problems. About 44 percent of large-family, very low-income households and 4 percent of small-family, very low-income households live in overcrowded conditions.
Of the small-family, very low-income renters, 81 percent have a cost burden of 30 percent for rent and utilities, while 64 percent have a cost burden of more than 50 percent. Of owners with very low incomes, 73 percent have a cost burden of at least 30 percent, while 53 percent have a cost burden of at least 50 percent.
When compared to other household groups, large-family renters in the low-income (31 to 50 percent of median family income) category have the highest incidence of problems. Of low- income renters, 60 percent have a cost burden of at least 30 percent, while 8 percent have a cost burden of at least 50 percent. Of the small-family renters in this category, 67 percent experience a cost burden of at least 30 percent, while 17 percent have a cost burden of at least 50 percent. About 57 percent of owners in the category have a cost burden greater than 30 percent, while 18 percent have a cost burden greater than 50 percent.
Moderate-income households make up only one-tenth of the total households and do not experience the housing problems of lower income groups. Large families have the most severe problems, and overcrowding is the greatest problem for moderate-income large families.
Since 1980, the number of boarded-up units in the city has increased by 73 percent. As housing units age, more of them are abandoned and ultimately boarded up. Springfield has 51,358 standard dwellings, 10,209 substandard dwellings, and 371 dilapidated dwellings.
Springfield's housing market has undergone substantial changes in the past decade. In 1980, 56 percent of the residents owned their own homes, and 36 percent rented. In 1990, only 51 percent owned their own homes, and 41 percent rented.
The cost of owning a home or renting has increased significantly in the past 10 years. Median home values are up 78 percent in Springfield, versus 90 percent in Greene County and Missouri. During the same period, rental rates in Springfield increased 73 percent. Fortunately, the cost of a home in Springfield is well below the national average. In 1989, housing costs in the city were 31 percent below the national average.
However, the city does have a shortage of low-income housing. During the past decade, Federal housing cuts of almost 80 percent have left a dwindling supply of public housing. First-time buyers often cannot afford the front-end costs of a conventional mortgage and are forced to live in substandard dwellings or rental housing.
The need for housing assistance is increasing, particularly for very low-income renters. While growing demand on the housing supply is causing costs to rise, higher paying jobs are being replaced by lower paying service industry employment. Much of the housing that is most affordable is aging, requiring rehabilitation, and improperly matching the type and size needs of low-income households being served.
Housing managers have noted drastic increases in rents in the past few years. At one meeting, a manager remarked that he recently rented units for $250 a month, but currently could rent those same units for $375 or more. Springfield has traditionally been below the national average in housing costs. People who move to the city from higher cost areas are accustomed to paying more for housing; so some of the increases may be a readjustment to rental rates that more closely reflect the rest of the Nation. However, in 1989, housing costs were 31 percent below the national average, and if this 31-percent gap should decrease as housing costs in Springfield adjust toward the national level, homelessness may increase.
Springfield's Community Development Department, through its Comprehensive Housing Affordability Strategy (CHAS), has indicated a critical need for more affordable housing for single-parent households, small families, and large families. CHAS has also found that there is a significant need for housing assistance because of the large percentage of households with incomes of less than $15,000.
Data for the inventory of facilities, services, and population of the homeless were obtained from the 1994 Census of Shelter Providers, as designed and administered by the Missouri Association for Social Welfare (MASW). On the day of the survey (June 27, 1994), there were 400 beds in emergency and transitional shelters in the city. Also, 1,001 individuals and family members were sheltered (including referral shelters). MASW did not attempt to count the unsheltered homeless because of the difficulty in coordinating an unduplicated count. However, studies in Springfield estimate that there are approximately two unsheltered people for every sheltered individual. If this is true, there are about 2,250 people who have no habitable shelter.
There were 205 homeless families and 302 homeless individuals (7 were 17 years old or younger and unaccompanied). Families have additional needs that must be fulfilled because they represent a larger household, and because the children need opportunities for education, recreation, and social interaction. The shelters are operating over capacity and are only able to serve people through extraordinary efforts and dedication.
Perhaps the greatest housing problem is the large group of people facing homelessness. They are difficult to define and harder to identify, but estimates can be made. There are 13,787 households in Springfield whose household income is less than 30 percent of the city's median family income. Of these, nearly 80 percent have housing problems. Many are families who have doubled up in an attempt to meet housing needs.
HAS has 766 public housing units and 559 Section 8 certificates and vouchers. The city has 50 vacancies in public housing and 14 for the Section 8 program. However, there are 1,245 people on the waiting list for public housing and 1,716 for the Section 8 program. The city of Springfield operates a housing rehabilitation low-interest revolving loan program that has financed the rehabilitation of 148 owner-occupied and 244 rental units, totalling 392 housing units.
Several projects in Springfield are privately owned, but are assisted by the Federal Government through one or more various programs. About 300 units are scheduled to go off-line as assisted housing within the next 5 years. As these contracts for Section 8 subsidies expire, there is uncertainty as to whether the contracts will be renewed.
Much of the city's public policies are not major barriers to affordable housing. The city has low property tax rates that have little or no effect on development. The primary land-use controls in Springfield are subdivision regulation and zoning. Lots as small as 6,000 square feet may be created by subdivision and developed. The city adopted a new zoning ordinance that allows the development of parks and subdivisions for manufactured housing within residential zoned districts. The city evaluated its building codes and determined them to be no stricter than other cities. Fees and charges are low, reflecting the cost of issuing and administering them.
The city is a regional leader in fair housing issues and has a longstanding Fair Housing Ordinance. Current efforts to promote fair housing in Springfield are governed and influenced by the following: the Fair Housing Plan, Mayor's Commission on Human Rights and Community Relations, Community Housing Resource Board, Affordable Housing Action Board, CHAS, Springfield Chapter of the National Association for the Advancement of Colored People, City of Springfield Human Rights Ordinance, United States Fair Housing Amendments Act of 1988, and the 1968 Civil Rights Act.
The results of a 1986 housing discrimination study conducted in Springfield prompted the Housing Resource Board to take steps to end housing discrimination. As a result of increased education and public awareness, discrimination decreased. In 1989, only 3 percent of rental agents discriminated against African Americans, compared to 44 percent in 1986. The findings also prompted the Fair Housing Plan of 1990, which confronts the problems of discrimination and helps define the city's role in providing solutions.
A comprehensive survey of the housing stock to detect lead hazards has not been conducted in Springfield. However, an inventory of the older housing stock indicates the possible magnitude of the problem. There are 46,103 housing units constructed before 1980, when lead-based paint was used in homes. Of these, about 21 percent were constructed prior to 1960. A total of 77 percent of the units built before 1980 and 89 percent of the units built before 1960 are occupied by people of low income.
The Springfield-Greene County Health Department screens children for blood lead through the Women, Infants, and Children Program, and upon request. The health department inspects homes of children with blood-lead levels and orders lead hazard reduction measures if lead-based paint levels found on the premises create a health hazard.
HAS inspects each housing unit that is proposed to house a child under the age of 7 through the Section 8 Rental Assistance Program. If lead is found at sufficient levels to create a hazard, it must be reduced according to U.S. Department of Housing and Urban Development standards. The program inspectors examine each unit proposed for rehabilitation and call for the removal, covering, or replacement of any surface containing deteriorated paint.
Springfield has eight group homes for the developmentally disabled. The developmental disabilities center is in the process of moving developmentally disabled people away from the group home setting and into individual supportive housing, which allows them to rent their own apartments and, on occasion, buy their own homes. There are 63 developmentally disabled people in individual supportive housing and 69 in group homes. There are 14 developmentally disable people on a waiting list for group homes.
The Burrell Center is the only provider of supportive, independent-living services for adults who are mentally ill. There are 22 mentally ill adults on the center's waiting list, and all of those on the waiting list have very low incomes.
About 11 percent of the city's households had physically challenged residents in 1994. Various reports show that about 8,000 disabled people in Springfield had transportation needs. Of this total, approximately 5 percent were confined to wheelchairs. About 200 in wheelchairs were housed in institutions, and about 100 were adequately housed, while 100 were actively looking for proper housing.
A number of people served in the seven residential-care facilities that provide services to people with alcohol or other drug addictions depend on some sort of governmental funding. The facilities have a waiting list of 130 people.
There were 408 HIV/AIDS cases reported in the county, and 18 percent sought services in Springfield. Of the 75 clients using Springfield services, only 29 percent received housing assistance. Most of the remaining 71 percent will require supportive housing services at some time during the course of their disease. About 85 percent of all clients served were at or below the poverty level.
Of the elderly and frail elderly, 19 percent needed support, and 3 percent needed 3 or more services, indicating that they might fit a frail elderly definition. Of those surveyed, 5 percent said their homes were in need of major repair.
Some of the community development needs that are high and medium priority are as follows:
The city has noted several housing activities to focus on within the next 5 years. They include:
Activities to assist extremely low- to low-income renter households, such as:
Priority is also given to large, low-income renter households. Activities include:
Rehabilitation of existing property will also be provided to existing low- and moderate-income homeowners.
Moderate-income first-time homebuyers with children will be assisted with the following planned activities:
The city plans the following activities to assist the homeless:
Activities for nonhomeless persons with special needs include:
The community development goals and priorities include the following:
Springfield's antipoverty strategy consists of education, job training and placement, and economic development. The city will accomplish its education goal largely through school district programs offering vocational and technical training and through the Ozarks Technical Community College. These institutions provide people with the opportunity to receive free or low-cost education in the technical trades. The students are also assisted with placement in meaningful employment.
Economic development is one of the city's highest priorities. Activities involve providing an industrial park, including land, utilities, and public services, in order to attract firms that will create high-quality, well-paying jobs.
The primary vehicle for coordinating housing services in Springfield is the Affordable Housing Action Board. It serves as an umbrella group for many housing institutions in the city. Under the auspices of the United Way, the Homeless Services Network serves as a coordinator of homeless activities. The network consists of social service agencies, shelter providers, HAS, neighborhood groups, and interested parties.
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, as well as provides a table with information about the project(s).
The Consolidated Plan's 1-year action plan will use about $2,904,000 in HOME and CDBG funds and $360,875 in program income. These projects were selected in accordance with the priorities, goals, and objectives of this plan. Some key projects include:
Chuck Marinec
Grants Administrator
840 Boonville
Springfield, MO 65802
Phone: 417-864-1097
Fax: 417-864-1881
