St. Joseph, Buchanan County, Missouri, developed along the Missouri River in Northwestern Missouri, was the western terminal for the railroad, the eastern terminus of the Pony Express during its brief existence, and the place where the notorious outlaw, Jesse James was shot and killed. St. Joseph celebrated its sesquicentennial in 1993 and is proud of its rich cultural heritage, exquisite 19th century architecture, continuous 26-mile parkway system, picturesque landscapes, vast wooded areas, and family oriented parks.
The St. Joseph Consolidated Plan is the result of a "grass roots" planning effort to develop a strategic vision that comprehensively addresses the community's problems and the housing and community development needs of low and moderate income households, the homeless and other special needs populations. It includes a One-Year Action Plan for spending approximately $3.7 Million of Community Development Block Grant (CDBG), program income, HOME Investment Partnership Program, and Emergency Shelter Grant assistance in FY 1995-96. These funds primarily will be spent on housing and neighborhood improvement activities.
St. Joseph's three-phased "grass roots" planning initiative included formal consultations with housing providers and social service agencies, community meetings to identify problems and solutions to create a vision of a better community, and a series of meetings at the neighborhood level to establish residents' needs and develop constructive solutions to neighborhood problems. The three-phased planning initiative identified issues affecting the homeless and very low income persons, opportunities for distressed neighborhoods to improve their quality of life and ultimately create a more progressive and attractive St. Joseph. Two public hearings were held after being publicized in the local newspaper. For a 30-day period before the second public hearing, copies of a draft Consolidated Plan were available for public review and comments. The Plan was adopted by the St. Joseph City Council on May 8, 1995.
St. Joseph's One-Year Action Plan was amended on August 14, 1995. Amendment
No. 1 finalized the allocation of the Emergency Shelter Grant and HOME Program
funds and added several new activities to the CDBG program budget. The City of
St. Joseph publicized the proposed changes in the local newspaper and invited
the public to comment. At the end of the 30-day comment period, a public
hearing was held, prior to adoption of the amended Action Plan.
During the 1970's and early 1980's, St. Joseph struggled to maintain its existence. Urban Renewal devastated the "downtown" retail area; merchants closed their stores or relocated to the east side Belt Highway area. The agricultural market was flat and the community lost the majority of its meat packing industries and a major brewery. Between 1980 and 1990, Buchanan County's employment grew at the low rate of 10.6%, compared to 20.5% growth in the State of Missouri and 24.9% nationally. The St. Joseph economy again spiraled downward in 1993 when two industries closed, causing approximately 1,880 workers to lose their jobs. Although St. Joseph is achieving slow economic growth and stability, Buchanan County continues to experience a higher unemployment rate than other metropolitan areas in Missouri.
St. Joseph's population was 71,852 in 1990, 6.3% less than the 1980 count, according to the U.S. Census. Minority groups represented 5.1% of the population, and included 1,586 individuals of Hispanic origin of any race, 252 persons of Asian/Pacific Islander origin, 2,616 African American, and 236 American Indians. Twenty-six percent of the population had attained the age of 55 years; 17% were over the age of 65 years. The median age of St. Joseph residents in 1990 was 34.0 years, compared to 31.7 years ten years earlier. The heads of 34% of the households were single females, a substantial increase from the previous count.
St. Joseph has two areas (8 of 32 census tracts) where the low to moderate
income population is concentrated. The largest area surrounds the central
business district in the oldest part of the City, generally described as the
area west of 22nd Street, while the second low/mod concentration is in the
southwestern corner of the community.
St. Joseph had 31,276 housing units in 1990, including 18,698 owner-occupied units and 9,713 rental units. Although a home with an average value of $59,000 sounds affordable, only 74% of the owner-occupied units are considered affordable to families with incomes at or below 80% of the MFI. Eleven percent of the owner occupied housing units are sub-standard; approximately 85% of those deficient units are occupied by low to moderate income families.
Approximately 96% of the renter units are considered affordable; however, more than one-third of the renter units, generally those occupied by lower income families, have housing deficiencies. St. Joseph lacks affordable rental units for large families.
During the last decade, the City of St. Joseph lost 669 housing units. The greatest losses were in the eight census tracts densely populated with low to moderate income families.
Two critical housing needs are identified in the Consolidated Plan: increasing the affordability of housing and rehabilitating the existing housing stock. To address affordable housing needs, rental assistance is needed to reduce cost burdens. To address housing quality/condition problems, funds are needed to help low-income persons, especially the growing elderly population, maintain and repair their homes. Transitional housing with supportive services for homeless individuals and families is also a growing need.
St. Joseph lacks affordable, decent, safe and sanitary housing for large families in the extremely low income population category. Surveys of social service agencies indicate a definite need for low interest rehabilitation loans and utility assistance for both large and small owner households. The agencies also identified a need for more rental vouchers and certificates for both large and small units.
St. Joseph has a definite need for homes that can be purchased with reasonable payments, as many low to moderate income families are residing in poorly maintained rentals and desire and need better living conditions. The American dream of homeownership, however, will not be realized by many young families and other adults without assistance in the form of down payments and rehab funds. Two percent of the small related renter families, 38% of the large renter families, and 10% of all renter families with moderate income (81-95% MFI) have housing problems in the form of physical defects or overcrowding.
More than 140 homeowners were on the City's waiting list for Rehabilitation assistance; 50 of the homeowners were elderly and the households of 38 others included a person with disabilities. Nineteen of the requestors were single female heads-of-households with children.
No one really knows how many individuals and families in St. Joseph are experiencing homelessness. Depending upon the season and other variables, the number of adults, children and youth sleeping in "places not meant for human habitation", staying in shelters, or at imminent risk of becoming homeless fluctuates from day to day and month to month.
The City of St. Joseph has attempted to develop estimates of its homeless population through point prevalence counts and by reviewing statistics provided by shelters. A staff survey during a five day period in 1993 identified 106 adults and children as homeless and 44 others "at risk" of becoming homeless. The homeless population included 57 adults over the age of 18 years, eight teenagers, and 14 families with children (41 persons). Twenty-one other individuals and 23 families were precariously housed. Fifty-six of the adults were sheltered; eighteen others were sleeping in a vehicle, on the street, or at some other non-conventional place.
Date specific data compiled by St. Joseph's emergency shelter facilities counted 33 individuals who were sheltered in January and 56 individuals who were homeless and sheltered in June, 1994. These homeless included single males and women and children victimized by domestic violence.
The St. Joseph community offers more than 150 beds for homeless individuals, single men and women and families with children. One agency offers 60 beds for single men and single women. Another agency has nine beds for pregnant adolescents. The YWCA has 18 bedrooms and 40 beds and provides shelter and protective care to victims of domestic violence and emergency shelter to other women and young children who are homeless. Case management, counseling and advocacy programs are available to help the homeless transitionalize into self- sufficiency. Other agencies provide rent and utility assistance, food, clothing, and medical assistance to the homeless and "at risk" homeless population.
Most of the supportive shelters in St. Joseph are designed for temporary living in emergency situations. The Community desperately needs a short-term residential facility which would provide living quarters for families, individuals, and for those with special needs, with supportive services and counseling to help them increase their skill level and their income, and achieve self-sufficiency.
St. Joseph has 1,513 housing units with some type of Federal assistance. Of those units, 148 are public housing and 1,365 are Section 8 rental units offering vouchers and certificates. Thirty scattered site houses will be constructed in late 1995; the Housing Authority plans to turn the thirty new units into homeownership opportunities within the next five years.
The vacancy rate for public housing was only 3.5 percent in March, 1995, and more than 400 individuals and/or families were on the public housing waiting list. Two and three-bedroom units were in the most demand. A majority of the individuals and/or families on the Housing Authority's waiting list met one or more of the Federal preferences for admission to rental assistance programs.
Service providers for special needs populations indicated the following needs, in addition to affordable housing:
Lack of affordable housing is one of the most critical housing problems in the St. Joseph community. The metropolitan government's study of tax policies, land use controls, zoning ordinances, subdivision regulations, building codes, and building fees revealed its practices pose no significant barriers to affordable housing development. The Consolidated Plan does note, however, that neighborhood opposition and public hearing requirements sometimes impede the proposed development of group housing within residentially-zoned areas. The presence of vacant, abandoned structures that attract dumping and other nuisances is another concern. The community is considering a permitting process and other incentives to initiate the removal or repair of the dilapidated structures for more productive uses.
The City of St. Joseph and its sub-grantees provide programs and services to income eligible participants on a non-discriminatory basis. The community promotes Fair Housing and Affirmative Action laws and contractually requires sub-recipients to comply with those laws. The City of St. Joseph takes special effort to ensure that areas of excessive racial/ethnic minority concentration are informed of City programs and that the programs are offered on a non-discriminatory basis.
More than 92 percent of the 31,276 housing units in St. Joseph were constructed before 1980, when lead-based paint was still in use. Approximately 42% of the 25,112 households that live in the pre-1979 housing units have incomes in the extremely low and low income category. The St. Joseph Health Department encourages lead testing of children who may have been exposed to lead-based paint hazards and provides screening during well-baby clinics sponsored by the federal Women, Infants and Children's (WIC) Nutrition Program. However, because the WIC Program is restricted to very low income children and families eligible for Medicaid benefits, the data received from the project may not reflect the overall picture of the extent of lead-based paint hazards in this community.
A 1993 study, which included St. Joseph, found that 12% of Missouri's children whose blood was tested registered unsafe levels of lead, compared to the National rate of 12% to 17%. In Buchanan County, ten to twelve percent of the 50 children tested for elevated blood levels were found to have high blood lead levels. Several of the affected children were from the early developed, pre-1939 residential areas and when their homes were tested, lead was found in paint from porch ceilings and banisters, window sills and casings, and in samples of interior dust.
With the current state of employment circumstances in St. Joseph, job
security, retraining for displaced workers, and new, good paying job
opportunities continue to be critical needs. Other community development needs
include code enforcement and neighborhood clean-up activities, adult education
and vocational training programs, child care, emergency housing and utility
assistance for at-risk families and individuals, self-sufficiency programs,
intensive case management, accessible transportation, recreational activities
for children, and infrastructure improvements.
St. Joseph's Vision for Change empowers residents living in the community's distressed neighborhoods opportunities to improve their quality of life and ultimately create a more progressive and attractive St. Joseph for all residents. Residents who participated in the "grass roots" planning initiative helped the municipality develop its vision and overall plan. Their vision includes: A cleaner community that promotes recycling, enforces codes and eliminates derelict structures, has strong neighborhood associations, and provides incentives for housing rehabilitation. A community with job opportunities, where financing mechanisms assist small businesses and incentive packages are used to attract new industries to the community. A safe community with lighted neighborhoods, community policing, and neighborhood watch programs. A healthy community where everyone has access to health care and preventative health care measures . A community that has affordable child care, provides accessible, convenient public transit, and offers recreational opportunities for adults and youth.
Like most communities, housing problems in St. Joseph are primarily related to low income and an aging housing stock. Therefore, St. Joseph's housing priorities and strategies include increasing the supply of affordable rental housing for very low and low income small and large families, providing decent, safe and sanitary affordable housing for the elderly, and making homeownership opportunities affordable for low income households.
Priorities for the homeless segment of the population pertain to emergency shelter for families, protective shelter for women and children who are victims of domestic violence, supportive services for the "at risk" homeless population, and transitional facilities for homeless persons and families, and non-homeless individuals with special needs.
St. Joseph's community development objectives address a wide spectrum of public services, including affordable day care, recreational opportunities, health and medical care for the indigent, opportunities for education and job training, mental health counseling, substance abuse treatment, food for the hungry, and opportunities for economically disadvantaged children and those with developmental disabilities.
Other community development objectives and strategies are targeted to neighborhood initiatives and infrastructure improvements (sidewalks, streets, lighting, and landscape beautification efforts), code enforcement and demolition, neighborhood facilities for community policing, neighborhood-based services and education programs.
St. Joseph also plans to focus its efforts toward establishing and expanding small businesses to create new job opportunities for low and moderate income persons and to provide public facilities that are accessible to individuals with physical disabilities.
St. Joseph will continue to support anti-poverty programs administered by social service organizations, to ensure the community's low income population has access to medical and dental care, mental health counseling, affordable day care, emergency assistance, recreational and enrichment opportunities, and programs to help them prepare for and find employment.
The City of St. Joseph anticipates Federal resources available to address the priority needs and specific objectives identified in the strategic plan will include Community Development Block Grant, CDBG program income, HOME Investment Partnership, Section 8 public housing, and Emergency Shelter Grants. The community also seeks a portion of the State's jurisdictional share of Emergency Shelter Grant assistance. The City encourages a wide range of non-profit initiatives and participation in the Missouri Housing Development Commission and local lending institution's affordable housing programs.
The City of St. Joseph is the key entity responsible for implementation of the Consolidated Plan activities. The City of St. Joseph, however, recognizes the need for concise communication and accord between the municipal government, housing and service providers. The municipal government will work with the St. Joseph Area Chamber of Commerce, the Missouri Departments of Economic Development and Social Services, neighborhood organizations, and non-profit social service agencies to implement certain aspects of the plan. The Chamber of Commerce will serve as the lead player in the area of economic development. Non-profit social service agencies will be instrumental in the development of health, recreational, and educational programs. Organized neighborhoods will be required to assist with the coordination of infrastructure and neighborhood improvements to ensure the activities meet the needs of the residents.
The City of St. Joseph feels it has an organized network of government agencies, non-profits, and private organizations to carry out its Consolidated Plan. The City of St. Joseph also recognizes gaps in the delivery of services and anticipates private financial lending institutions, other housing related organizations and non-profits, and new neighborhood organizations will need to become involved.
The City of St. Joseph will coordinate and monitor the institutional
structure to maximize existing housing programs, identify duplications of
services, and establish new programs to provide as much affordable housing as
funding availability will permit.
The City of St. Joseph's One-Year Action Plan outlines the proposed uses of approximately $3.7 Million of CDBG, HOME, and Emergency Shelter Grant assistance, and CDBG program income. The funds will be spent on an array of housing and community development activities, including:
The majority of the activities in the One-Year Plan are either targeted to low to moderate income residential areas or provide direct benefits and services to the lower income population. In addition, significant HOME funds are allocated to a non-profit Community Housing Development Organization (CHDO).
Highlights of St. Joseph's housing goals for the first year include increasing the supply of affordable housing for 70 households through rehabilitation and acquisition; providing emergency assistance (rent and utilities) to 182 households; emergency shelter for 2,270 homeless individuals and families; transitional housing and supportive services to help 12 homeless families attain self-sufficiency, and preventing homelessness for 160 at-risk households.
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 Neighborhood Segments and proposed HUD funded projects.
TABLE (without associated map) provides information about the project(s).
Brad Lau
Community Development Coordinator
PH: (816) 271-4787
