As the center of industrial growth in South Mississippi for the past 95 years, the city of Gulfport has a skilled workforce and excellent training programs that have supplied reliable personnel and attracted industry from across the Nation. The vitality of the area has produced high housing demand, resulting in decreasing housing affordability. In addition, the city recently annexed 33 square miles, increasing both its population and its community development requirements.
The Consolidated Plan for the city of Gulfport has a total budget of $913,000, including $783,000 from the Community Development Block Grant (CDBG) program and $130,000 from program income.
As the lead agency, the city of Gulfport Community Development Commission created a task force to develop the Consolidated Plan. Included in the task force were the Gulf Regional Planning Commission, the Gulf Coast Community Action Agency, the Central Gulfport Community Affairs Committee, Concerned Citizens of Magnolia Grove, Handsboro/Mississippi City Civic Club, Eulice N. White United Civic Organization, North Gulfport Credit Union, and NCNW Day Care Center.
The city also conducted surveys and interviews with various service groups, including the Mississippi Regional Housing Authority, the Salvation Army, Feed My Sheep, the Gulfport Senior Citizen Center, and Harrison County Health Department.
To ensure maximum citizen participation, the city and the Gulf Coast Community Action Agency coordinated four public meetings, held in city owned-and-operated community and recreational centers in neighborhoods that became part of the empowerment zone application process. Approximately 111 residents who lived within the empowerment zone attended the public meetings.
Located on the Mississippi Gulf Coast, Gulfport is the center of commercial trade for the State. In addition to having the largest concentration of industrial businesses in the area, Gulfport also has a wide range of transportation facilities, including the Mississippi State Port, a designated Port of Entry, and one of the largest terminals in the world for bananas and other fruit.
In 1993 after the city annexed 33 square miles of unincorporated land to the north, Gulfport's population increased from 40,775 to 64,045. Its minority population increased by 7,300. Also following the annexation, low-income residents accounted for 30 percent of the city's total population. The East North Gulfport, Turkey Creek, and West North neighborhoods located in the annexation area have the highest concentrations of low- and moderate-income households.
In March 1992 dockside gaming was approved by Harrison County voters, causing a significant shift in the local economy. In addition, Keesler Air Force Base and the Naval Construction Battalion were expanded, providing additional employment opportunities in the military. During the 12-month period ending in May 1993, 65,900 were employed in the city -- an increase of 4,380 workers. As a result the county's unemployment rate dropped to its lowest level in more than 13 years and is expected to remain low. Casino-related jobs in particular provide a continuing boost to employment.
The increase in employment opportunities created a low 3-percent vacancy rate in the housing market, making affordable apartments and rental houses difficult to find. Rents have increased significantly due to high demand for housing by those moving to the area for jobs.
In 1995 the average monthly rent for a one-bedroom unit was $355, reflecting a 15.3- percent increase from 1992. Rates for three-bedroom units, with an average rent of $604 per month, have increased by 23.6 percent in the past three years. According to a June 1993 Family Housing Market Analysis conducted by Keesler Air Force Base, 806 military families will be unable to find suitable community housing by 1998.
Sufficient single family housing is available for sale; however, units do not stay on the market for long and are beyond the price range of most low- and moderate-income households. In addition to high demand, factors that make housing difficult to obtain include: high downpayment and closing costs, limited financing options for those with poor employment or credit histories, high debt-to-income ratios, and strict financing requirements in a conservative banking environment.
There is an inadequate supply of two- and three-bedroom single-family rental units that are affordable by low-income (earning 51-80 percent of median family income [MFI]) and very low-income (earning 31-50 percent of MFI) families. As rents increase because of high demand, low-income families are forced to accept less expensive but substandard housing. For example, Section 8 tenants may experience difficulty locating units that meet the needs of their family size.
In 1990 Gulfport had 3,976 very low-income households. One-quarter of very low-income household renters were elderly, and 50 percent of those experienced housing problems. One-half of very low-income household owners were elderly, and 18 percent of those had housing problems. Minority renter households, one-quarter of very low-income renter households, experienced housing problems at a disproportionate 72 percent; 60 percent of minority owner households, which represent one-sixth of very low-income owner households, had housing problems.
As might be expected, extremely low-income households (earning 0-30 percent of MFI) experience the greatest housing problems. More than 60 percent of the 1,137 elderly households in this income category spend more than 30 percent of their income on housing costs, resulting in cost burden. Similarly, 77 percent of non-elderly renter households report cost burden, and 68 percent spend more than 50 percent of their income for housing.
Many of the 2,441 low-income households of all tenures, ages, and sizes experience significant housing problems. Of the elderly renter households, 69 percent report cost burden, as do slightly more than 50 percent of the non-elderly owner households and 45 percent of the small family households (four family members or fewer). Of the 67 percent of large renter households who report housing problems, more than half of complaints are about overcrowding. One-half of renter households and more than one-third of owner households at this income level who report housing problems are minorities.
About 1,366 households are moderate-income, earning 81-95 percent of MFI. They report significantly fewer housing problems.
During 1995 there were approximately 15,405 homeless individuals in Gulfport, many of whom had come to the area to obtain employment but had been unable to find jobs. Of this group, 3.7 percent had both severe mental illness and substance abuse problems; 2.9 percent had substance abuse problems alone; and 2.7 percent had severe mental illnesses alone. Victims of domestic violence and persons with AIDS each accounted for 2 percent of the total homeless population.
Although there is an adequate supply of soup kitchens and social services for the homeless, Gulfport has no long-term housing facilities. The Salvation Army provides the only overnight lodging, with a 90-day limit and charging $5.00 per day after the first night.
The Region VIII Housing Authority administers six public housing facilities in Gulfport: Camelot, Georgian Arms, Lewis, Guice Place, Village Baywood, and Windcrest. These projects contain a total of 240 units, of which 108 have 0-1 bedrooms; 84 have 2 bedrooms; and 48 have 3 bedrooms. All of the units required some degree of rehabilitation. There are 597 Section 8 certificates, 117 vouchers, and 89 moderate-rehabilitation units. In 1995 there were 1,400 people on the Section 8 waiting list.
The Consolidated Plan for Gulfport identified the following barriers to affordable housing:
Gulfport will conduct a study of impediments to fair housing choice.
From May 1993 through June 1994, Gulfport identified six cases of children under age 6 with elevated blood levels of lead, resulting from the presence of lead-based paint. However, no local public or private agencies operated a comprehensive lead screening/abatement program. The regional Department of Health has begun such a program in connection with Medicaid, and the city is conforming to lead abatement standards by carrying out abatement activities in the normal course of rehabilitation and by notifying clients about the potential for lead poisoning and its effects.
There is a shortage of affordable group homes for elderly and disabled persons with special needs, and there are long waiting lists for group homes for both populations. Although five new AIDS cases were reported each month in 1995, only one transitional unit was available to provide services.
The Consolidated Plan for Gulfport identified the following community development needs:
The City of Gulfport Community Development Commission was the lead agency in coordinating the consolidated planning and submission process.
The Consolidated Plan for Gulfport identified the following housing priorities:
The Consolidated Plan for Gulfport identified the following community development priorities:
To reduce the number of households below the poverty line, Gulfport administers a Housing Rehabilitation Loan program to assist low-income homeowners. Through customized loan repayment programs, very low-income homeowners are able to afford decent housing because the city ensures that they do not pay more than 30 percent of their income on home payments.
Working with local housing agencies, the city and the Gulf Coast Community Action Agency established the first unit of transitional housing for the homeless. The city continues to support similar projects providing assistance to the homeless.
In addition, Gulfport promotes affordable housing development by providing assistance to potential developers and by encouraging economic development targeted for low-income residents.
In addition to the CDBG Section 8 rental vouchers and certificates, Gulfport applied for $500,000 in HOME grant funds to construct a 30-unit affordable housing development. This would be leveraged with $738,000 in private funds. The Gulf Coast Society for Retarded Citizens received $350,000 in HUD Section 811 funds to construct a group home for the disabled. This funding was matched with $100,000 CDBG funds in 1995. Gulfport was not designated an empowerment zone.
As the lead agency, the City of Gulfport Community Development Commission works in collaboration with the Region VIII Housing Authority and other organizations to implement the Consolidated Plan.
The following are among the key projects identified in the Consolidated Plan for Gulfport:
MAP 1 depicts points of interest in the jurisdiction.
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 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; in addition, a table provides information about the project(s).
