Gastonia, North Carolina, lies on the border of South Carolina in Gaston County. It is part of the Charlotte-Gastonia-Rock Hill metropolitan statistical area referred to as the Piedmont, which is the largest urban region between Washington, DC, and Atlanta. Gastonia and the unincorporated areas of Gaston County comprise the Greater Gaston Consortium. Charlotte is the dominant city in the area and Gastonia gravitates toward greater integration with the Charlotte region. In the next 30 years planners expect the region to become a unified urban area as the cities grow together.
Gastonia will receive $758,000 in Community Development Block Grant (CDBG) funds, $516,000 in HOME Investment Partnership (HOME) program funds, $173,000 in revolving loan fund monies, and $3.3 million in Section 108 Loan Guarantee funds, totaling nearly $4.8 million in available Consolidated Plan resources for the 1995-96 budget year. Funds will be used primarily for housing rehabilitation, demolition of severely deteriorated housing, relocation, and direct homeownership assistance.
Gastonia has a citizen participation program that gives citizens an opportunity to participate in planning and evaluating the community development program. It coordinates a citizen advisory board which consists of one resident from each of the city's six wards and which acts as a liaison between the public and the city council.
The first hearing for the Consolidated Plan, held at the beginning of the
planning process, solicited information from citizens, service provider
agencies, and other interested parties. The second hearing presented the plan to
the citizens of Gaston County for review and comment. A 30-day public comment
period followed the second hearing, with copies of the plan being available at
four accessible community locations. Public hearing notices appeared in the Gaston
Gazette and the Gaston Observer at least 10 days prior to the
hearings. The city also announced hearings through press releases, handouts,
church and civic organizations, and postings in public areas.
According to the 1990 census, there were 54,732 people in Gastonia. Of this total 86 percent were white, and 13 percent were African American. Almost 77 percent of the households were related families. In the county single parents headed more than 56 percent of African American households and 21 percent of white households.
Gaston County's 1990 median family income (MFI) was $32,656. Of the 65,194 households in the county, 25 percent were very low-income (0-30 percent of MFI); 20 percent were low-income (31-50 percent of MFI); and approximately 9 percent were moderate-income (51-80 percent of MFI).
Residents of Gaston County generally have lower levels of educational
attainment than other residents in the metro region. Nearly 40 percent of the
population aged 25 and older do not have high school diplomas. Only 27 percent
have graduated from high school, and 23 percent have attended some college. Just
8 percent have a bachelor's degree, while less than 3 percent have a graduate or
professional degree.
Gastonia is at the heart of one of the fastest growing regions in the United States. As jobs, capital, and people move toward the sunbelt, Gastonia prepares to capitalize on the new economic opportunities. Downtown Gastonia suffers from minimal private investment and a declining retail base. Social factors -- such as increasing crime, drug activity, and the willful destruction of property -- have a serious impact on low-income communities. Many of the problems in areas surrounding the city stem from substandard rental mobile homes. There are almost 800 vacant mobile homes in the county's unincorporated areas, and most of those units are unsuitable for rehabilitation.
Although textiles, apparel, and related industries dominate the manufacturing sector of the economy, Gaston County is still vulnerable to fluctuations in the textile industry. However, as industrial diversification increases, the health of the economy also increases. In many ways, Gastonia provides an ideal setting for increased industrial development. The area has a large blue-collar work force that values employer loyalty and a strong work ethic.
A national railroad, Interstates 85 and 77, and the Charlotte/Douglas International Airport successfully connect Gastonia with the surrounding regions. Gastonia also has a good business climate and a low cost of living -- two factors that contribute to healthy employment growth. In 1993 the unemployment rate for Gaston County was 5 percent, only slightly higher than the regional average.
African Americans comprise the largest minority population and experience the most housing problems. African Americans, the elderly, and female-headed households are the lowest income groups. The Gastonia/Gaston County Consortium appears to have an unusually high number of female-headed households. Single mothers comprise many of the small renter households in the area and often require more housing assistance than other households.
Gaston County has 69,133 occupied housing units, reflecting an occupancy rate of 95 percent. Although 65 percent of all dwelling units are owner-occupied, the most notable trend is the three-fold increase in the supply of multifamily housing during the past 10 years. The county has nearly 1,833 vacant rental units and 418 vacant units for sale.
The county's median housing value is $57,200. In the entire metro region, only Cleveland, Rowan, and Stanly counties have a lower median value. Almost 40 percent of the houses in the county are valued at less than $50,000, and about 48 percent are valued between $50,000 and $100,000, while only 12 percent have a value of more than $100,000.
Among renters, 32 percent of the 2,757 elderly households and 12 percent of the 9,762 small households are very low-income and have a cost burden, paying more than 30 percent of their income for housing expenses. Among homeowners, 2,593 are very low-income households; 1,426 are low-income; and 1,648 are moderate-income -- all experiencing a cost burden of at least 30 percent.
New housing construction cannot reduce the affordability gap. According to the latest figures from the North Carolina Department of Labor, the median price for the typical new conventionally-built single-family home is more than $152,000 in Gaston County, and more than $168,000 within Gastonia's city limits. The annual income necessary to qualify for a new house is more than $58,000 in the county, and $63,198 in Gastonia. Approximately 76 percent of the families in Gaston County cannot afford to purchase a house at this price. Consequently, new home construction in the area has only magnified the affordability gap for low-income families.
During the past year, the Salvation Army, which is the largest service provider for the homeless, served more than 800 homeless people in Gaston County. Several other agencies, such as the House of Mercy and Catherine's House, provide temporary shelter to homeless individuals and families. The House of Mercy assisted 65 residents last year, while Catherine's House, which provides transitional housing for women and children who are homeless, sheltered 254 families since 1993. Despite these efforts, the area's agencies have served only a small number of homeless individuals and families.
The most immediate needs for the homeless are transitional and permanent housing. The Gaston Community Action (GCA) primarily provides transitional housing and has 11 families in its program. GCA is currently adding another unit of transitional housing.
The Gastonia Housing Authority (GHA) operates 400 units of conventional public housing at four separate project sites, with one-quarter of the units being reserved for the elderly. GHA also administers 610 Section 8 existing certificates, 284 Section 8 housing vouchers, and 172 Section 8 moderate rehabilitation certificates.
Although nearly all residents agree that more affordable housing is urgently needed, neighborhood resistance, in the form of a "not in my back yard" attitude, can impede the construction of affordable housing. Changes in zoning ordinances, subdivision requirements, and building codes are necessary to permit construction of affordable housing. Furthermore, communities can actively promote affordable alternatives that traditional zoning and building codes often thwart. For example, although infill development does not require any improvements in the infrastructure, Gastonia still charges utility hook-up fees that can exclude some lots from the affordable housing market.
Gastonia recognizes the need to offer private developers incentives for constructing affordable housing within the city. The city allows rolled curbs and gutters, smaller lot sizes, zero lot lines, and higher density development in some areas. It also permits manufactured home subdivisions in certain zoning designations.
Gastonia has a policy that promotes equal housing opportunity and fully cooperates with the Department of Housing and Urban Development in advancing the goals of the fair housing laws. The objective of Gastonia's Fair Housing Ordinance is to provide all individuals with an opportunity to conduct real estate transactions in an environment free from discrimination based on race, religion, national origin, sex, familial status, or handicap. The ordinance also establishes a Fair Housing Task Force, a referral procedure for complaints, and a proactive education program.
About half of the 69,133 occupied housing units in Gaston County contain lead-based paint. However, not all units pose a lead-based paint hazard. Only an individual environmental evaluation of each structure would provide conclusive information about any existing hazards.
The Gaston County Health Department recently screened about 500 children for lead poisoning and found that 16 percent of the children had blood-lead levels of 10 micrograms or more. Another 2 percent had blood-lead levels of 15 micrograms or more. When a child has a blood-lead level of 20 or more micrograms, area health inspectors visit the home to check for environmental problems.
The House of Mercy provides physical, spiritual, social, and psychological support for persons with HIV/AIDS. Housing is provided for six people with advanced stages of AIDS, while a case management program assists infected persons with rent, utility bills, food, clothing, and medicine. Gaston-Lincoln Area Mental Health provides outpatient therapy for people living with HIV/AIDS. Both organizations report that the most underserved populations are those with dual diagnoses, such as HIV/AIDS and drug addiction.
Gaston Residential Services furnishes long-term living arrangements for 50 adults with developmental disabilities. Gaston-Lincoln Area Mental Health has a small group facility that serves homeless people with developmental disabilities. Gaston Community Action provides weatherization to selected homes of people with physical disabilities.
The only community development needs that Gastonia has identified as high
priority are energy efficiency improvements and lead-based paint hazards.
The consortium's plan for addressing community needs proposes:
The strategies needed to accomplish these objectives include:
The Gastonia/Gaston County Consortium, through Gaston Community Action (GCA), has established a program designed to prevent low-income families from becoming homeless. GCA reports that more families are requesting assistance because plant closings and corporate downsizing hamper the ability of many families to survive financially. The consortium has a Total Family Assistance Program that attempts to:
The Gaston County Job Training Center Provides basic education, training, summer jobs for youth, and retraining for workers who are laid off because of plant closings. Classroom sessions provide individuals in need of vocational and technical skills with training in approved areas. Local community colleges, technical institutes, and other educational institutions enroll participants as full-time students.
The Community Development Division uses several different funding sources to accomplish its goals. NationsBank lends eligible applicants money to purchase substandard dwelling units suitable for rehabilitation, providing loans equivalent to 80 percent of the post- rehabilitated value of the property. Also, Gastonia owns several vacant buildable lots within the jurisdiction. The city will sell these lots to Habitat for Humanity or the HOME Community Housing Development Organization for $1 in order to facilitate affordable housing construction.
The Community Development Division will pursue Federal programs for rehabilitation, acquisition, rental and homeowner assistance, and relocation, including: HOME, CDBG, Section 108, and Section 8 certificates and vouchers.
Gastonia's Community Development Division is the lead agency for the
Gastonia/Gaston County Consortium and coordinates the plan for the consortium.
In order to address the economic, physical, social, and human development needs
of low-income residents in the area, the Community Development Division
coordinates its efforts with other public and private agencies within the
jurisdiction.
About $4.8 million in Federal funds will be used during the 1995-96 budget year. Programs include the following:
The Community Development Program will rehabilitate 79 multifamily and single-family units during a 5-year period. During the first year of the plan, 24 households will receive direct homeownership assistance.
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).
