The City of Durham and Durham County were originally dominated by an agricultural influence. They have developed into a diverse jurisdiction with activities ranging from education and medical research to state-of-the-art microelectronics. A strong economy due to job growth in the Research Triangle Park contributes to attracting people to Durham.
The City of Durham has been divided into four geographic sub-areas. These sectors delineate major geographic areas representing the North, South, East and Central areas of Durham. The South sector of Durham experienced the highest percentage of growth between 1980 and 1990. This sector grew by 49 percent since 1980. The East sector experienced modest growth of 11 percent, while the Central sector, which has the largest population of the four (74552), only grew 3 percent.
Durham County can also be geographically divided into three areas, characterized by levels of urbanization. The City Limits of Durham is the most urbanized area. It is densely populated and holds the majority of Durham's population (136,611). The Urban Growth Area (UGA) defines the long term limits of urban density development and extension of urban services. Durham County outside the UGA is the most rural of the three, and is characterized by farmland and large acre residential development. Growth in this area is slow but steady. However, housing development in non-UGA Durham County will cater to more affluent residents, with large single family residential development.
The Durham City/County's five year (1995-2000), Consolidated Plan lists the following priorities of need during the Consolidated Plan period.
#1 Priorities:
For the purposes of the Consolidated Plan, very low income households are those whose incomes do not exceed 60% of the family median income for the Raleigh Durham SMA, and low income households are those whose incomes are between 61% and 80% of the family median income for the Raleigh-Durham SMA, as determined by the US Department of HUD.
The City of Durham and Durham County held four (4) public hearings to solicit public comments about the Consolidated Plan. These hearings solicited views about the community's housing and community development needs, activities proposed by the City and County, and a review of the City's performance in the implementation of housing and community development activities. These meetings were held on February 13, February 20, April 3 and April 10, 1995.
Durham has developed from an agriculturally based community to a diverse community with activities ranging from education and medical research to state-of-the-art microelectronics. Durham County is made up of two governmental jurisdictions, the County of Durham and the City of Durham. According to the 1990 Census of Population, the population of Durham County was estimated at 181,835. The City's population was 136,611. The County's population represents an increase of approximately 30,000 persons since 1980. Between 1970 and 1980 Durham's average annual rate of growth was 1.36 percent. Current estimates show that between 1980 and 1990 growth has increased steadily with an average annual increase in the population of 1.79 percent. During the 1980, Durham's growth was cyclical, with the greatest of Durham's growth occurring between 1985 and 1987, primarily due to in migration. Only one third of Durham's growth during this decade was due to natural increase. A strong economy due to job growth in the Research Triangle Park also contributed to attracting people to Durham. Although Durham lagged behind Wake and Orange Counties' population growth rates, it still exceeds the growth rates of the state and the nation for the years 1980-1990. This migration into the area has increased the demand for decent and affordable housing.
Durham has seen steady changes in its population especially among non-whites. However, Durham is still predominantly white. In 1990, whites made up 60 percent of the population. Blacks on the other hand made up 37 percent of the total population. Based on the 1990 Census, approximately 29% (20,990) of the total number of households in Durham County experienced housing problems. These problems are typically related to cost burden, overcrowding, and physically inadequate dwelling units, which included substandard units or units lacking kitchens or plumbing facilities. The largest income group experiencing housing problems are those that fall into the very low income category (0 to 50% MFI). However, overcrowding is the one problem that face large family renters in every income category. Data shows that 41% of all large family renters experience overcrowding.
Although the average selling price for all homes in Durham County was $110,600 in 1990, homes in inner-city neighborhoods are much more affordable. The cost of rehabilitation or new construction will often exceed the appraised value of housing in the inner city, making the private rehabilitation market in these areas very weak. Much housing development activity here needs to be publicly subsidized, both because people cannot afford to pay market prices, and because owners and developers would not be able to recoup their investment. The median gross rent in Durham increased by 48 percent between 1980 and 1990. In 1980, the median rent was $229. In 1990, it was $444. The median value of a owner occupied unit increased by 45 percent since 1980. In 1980, the mean value of a owner occupied unit was $46,552, while in 1990 it was $84,900.
North Carolina General Statutes prohibit cities from providing free land for housing programs, but cities can provide grants or low-income loans for the development of affordable housing for lower-income persons. This is a tool that Durham is using to provide the equivalent of low-cost or no-cost land for affordable housing development. Housing bond financing coupled with Federal and State programs slightly reduce the cost of owning a home. Very few permanent rent subsidy programs are available except as provided through the Public Housing Authority through public housing, Section 8 and voucher programs. The vacancy rate for apartment developments of 50 units or more has increased in recent years, from about 5 percent to 8 percent due to the large number of units built in the late 1980's. Many of the conventional apartment developments were offering concessions to attract potential renters. The Board of Realtors reports that even in the City's poorest neighborhoods, there are 500-1000 vacant units renting for less than $450.
The population with special needs other than the homeless consist of the elderly, frail elderly, persons with disabilities (mental, physical, developmental), and persons with aids. Persons returning to the community from mental and physical health care institutions also fall into this category.
Statistics indicate that the housing supply for the elderly/frail elderly is inadequate. Housing has become a major concern among this population because older Americans are finding it medically beneficial to remain in a familiar and comfortable home setting. New emphasis is being placed on the elderly being able to maintain an independent to semi-independent life-style. Their housing needs center around having close, convenient, and immediate access to recreational, medical and social services resources.
The Durham County Department of Mental Health (DMH) reports 325 known persons who suffer from severe mental illness in Durham. DMH states that most individuals experiencing severe and persistent mental illness are often financially impoverished due to the long term debilitating nature of the illness.
Durham has a higher rate of AIDS cases than any other county in North Carolina. Statistics show that approximately 153 persons per 10,000 persons in Durham have AIDS. Durham is also 4th in the State in the reported number of AIDS cases compared to the total population. The population groups that are disproportionately affected are African-Americans, teenagers, and Hispanics.
Durham County's Substance Abuse Services points out that a national average of 10 to 15 percent of the population has some form of alcohol of substance abuse problem. This number translates into between 18,000 and 27,000 Durham citizens that are affected by this problem.
Durham currently does not have any reliable statistics on the physically disabled population in the City.
Because homelessness crosses may socio-economic, gender and racial barriers, the types of facilities needed varies. Homelessness range from infants, children, teenagers, single men and women, and families with and without children. Durham's homeless population consists of men and women of substance abuse, men, women, and families with economic and social problems, those that are mentally challenged, single women with children, battered women, persons with HIV and persons released from the criminal justice system with no place to go.
Durham Partnership for Permanent Housing is a collaborative effort of four Durham organizations, (County Department of Social Services, Genesis Home, the Durham Affordable Housing Coalition, and the Orange/Durham Coalition for Battered Women, Inc.) to move families into permanent housing through a 3 year SAFAH grant.
Social Service Programs such as Aid for Dependent Children (AFDC), Medicaid, and Food Stamps are available to all Durham Citizens including the homeless. Additionally, the Department of Social Services has three programs that offer crisis assistance to families. These programs are targeted toward homelessness prevention to families in crisis. They do, however, provide counseling and information/referral services to homeless individuals and families, and estimate that approximately 50% of their client interaction involves homelessness prevention activities.
Women-in-Action For The Prevention Of Violence And Its Causes, Inc. is a clearing house to help stabilize families in crisis by screening and providing appropriate resources and referrals to Durham County residents. Financial assistance is provided once in a twelve month period to the elderly, disabled or families with children in the home who are in jeopardy of being evicted from their homes due to past due rent or face possible disconnection or re-connection of utility service (heat, water, electric). Expansion of Clearinghouse programs include on-going self-help workshops/seminars and public forums to inform, educate and empower clients to help themselves.
In 1987, the Durham City Council adopted the Durham Housing Strategy. This is a nine-part strategy, the purpose of which is to put in place policies and measures to affect the cost of housing or incentives to develop maintain and improve affordable housing
The jurisdiction will affirmatively further fair housing—it will conduct an analysis of impediments to fair housing choice within the jurisdiction, take appropriate actions to overcome the effects of any impediments identified through that analysis, and maintain records reflecting that analysis and actions in this regard.
The City of Durham is making substantial efforts in evaluating and reducing lead-based paint hazards. Lead paint abatement is a number one priority under Durham Housing Authority's (DHA) Comprehensive Grant work program. Lead paint will be removed from all DHA units. Lead-based paint testing will also be done within all public housing communities. Additionally, Durham's Housing Code has been amended to include policies to address this issue.
The Durham Housing Task Force and Planning staff produced and the City Council adopted the Durham Strategy Report. This strategy was developed in an effort to better coordinate both the public and private efforts needed to address the area's housing demands and the City's housing goals and to create a suitable living environment that promotes long-term economic and social viability. The strategy as laid out by the task force identified an action plan to achieve the desired results. The recommendations dealt with changing the minimum housing code, rezoning certain land parcels for housing, increasing the number of code inspectors, and establishing new housing financing programs.
The following is a summary of the significant elements of the Durham/Durham County Housing Consortium's 5-year plan for achieving its strategic purposes and objectives through this Consolidated Plan:
Non-housing community development priorities have been developed to enhance the living environment of low-income and special needs populations:
In March 1994, the City of Durham initiated the Enterprise Community Planning process. This community-based strategy was an attempt to coordinate activities of the public sector, the private sector, and neighborhoods in rebuilding our poverty stricken inner-city neighborhoods. The plan recognized the creation of economic opportunities for all residents as the first priority in revitalizing distressed communities.
The City of Durham/Durham County will receive $3,325,970 in Federal dollars. The breakdown of these funds follows:
The Durham/Durham County jurisdiction is unique in that it has a myriad of interested organizations from grass roots to private enterprise that is cooperating in providing affordable housing in this community. Some of the key intergovernmental actors in the delivery of safe, decent and affordable housing are the Department of Social Services, the County Department of Mental Health, the Durham Public Housing Authority, North Carolina Housing finance Agency, and Durham's City-County Planning Department. Durham has a Housing Coalition consisting of many local non-profit housing developers that successfully integrate public, non- profit, and private concerns on housing issues facing the jurisdiction.
Funds will be provided to:
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, and proposed HUD funded projects.
MAP 6 depicts the Edgemont Target area.
