Founded during the mid-19th century, High Point is located at the highest point along the tracks of the North Carolina Railroad. The city's economy is anchored by two major industries: furniture and hosiery manufacturing. With 125 furniture manufacturers, the city is considered the "Furniture Capital of the World." Although these woodworking factories and 14 hosiery plants provide many jobs, they are susceptible to recessionary pressures. Short-term unemployment is common. Consequently, more than 59 percent of High Point's households have incomes that fall below the area median. These income patterns and other economic and demographic trends have interacted over the past 20 years to make housing less affordable in High Point.
High Point's action plan for the 1995-96 requests $926,000 in Community Development Block Grant (CDBG) funding and $373,880 in HOME consortium monies, as well as $35,000 in State funds and $225,000 from the city to fund a variety of housing and community development activities.
In developing its first Consolidated Plan, the High Point Department of Community Development and Housing (DCDH) first surveyed a wide range of professional housing and support service providers and volunteers. After analyzing information and insight from these groups, the department drafted a narrative of the community's housing needs and a 5-year strategy, which was reviewed extensively by citizen committees and neighborhood groups. Organizations participating in this review included the Citizens Advisory Council for CDBG, the Homeless Task Force, Forward High Point Neighborhood Revitalization Task Force, and three area neighborhood associations.
After this review process, the High Point City Council held a public hearing to receive comments. DCDH again surveyed housing and service providers to collect information about their specific programs for the next fiscal year. The department incorporated this information into the annual action plan. This document was combined with the housing needs assessment and strategy document to produce a draft of the Consolidated Plan. This complete plan was the subject of another public hearing by the city council and a draft was made available for review and comment for 30 days. At the end of this period, the plan was revised to reflect comments and submitted to the city council for approval.
The 1990 census reported that the city's population of 69,496 consisted of 27,517 households, 72 percent of which were white, 27 percent were black, and 1 percent represented other racial and ethnic groups. Fifty-six percent of these households were homeowners and 44 percent were renters. Three out of every five households had incomes below the area median family income (MFI). However, there were clear racial disparities in the distribution of income: while half of white households had incomes below the area median, three-fourths of black households fell below this level.
The major housing problems experienced by High Point's households are inadequate housing conditions and excessive cost burdens. Households are considered cost burdened if monthly costs for rent or mortgage payments plus utilities exceed 30 percent of monthly income. They are considered severely cost burdened if these costs exceed 50 percent of monthly income. Housing is considered inadequate if it does not meet the standards of the city's minimum housing code.
In general, about 30 percent of households have these problems. However, the incidence of housing problems is higher for renters than for owners, and it is, predictably, much higher for low-income owners and renters than for more affluent households. These problems are especially acute for households with incomes below half the area MFI. Approximately 65 percent of renters in this group are cost-burdened and approximately 43 percent live in inadequate conditions. Of owners in this group, 68 percent of those with incomes 0-30 percent of area median are cost burdened, while 44 percent of those with incomes 31-50 percent of area median are cost burdened. Almost 48 percent of these very low-income owners occupy inadequate housing.
High Point has an older housing stock. Houses built before 1940 comprise 16 percent of the city's stock and units built before 1960 comprise 46 percent of the city's housing.
It is estimated that during the period 1990 to 2005 there will be a demand for an additional 3,702 rental units and 9,240 owner-occupied dwellings. An estimated 65 percent of these rental units will demand a rent of $375 or more per month and one-third of the owner-occupied houses are expected to range in price from $50,000 to $79,999, while another third are expected to range from $80,000 to $124,999. Only 15 percent are expected to sell for less than $50,000.
Housing has become much less affordable in High Point over the past two decades. In 1970 the median rent of $65 per month secured a rental unit worth $170 in constant dollars, while in 1990 the median rent of $279 secured a rental unit worth only $216 in constant dollars. The median-priced home of $13,300 in 1970 was worth $34,545 in constant dollars, while the 1990 median priced home of $65,200 was worth only $50,582 in constant dollars. It has also been estimated that approximately 34 percent of High Point's renter households were locked out of the home-purchase market because they lacked the income to buy a home in the $29,000-$73,000 range.
Approximately 300-400 homeless persons live in High Point, depending on the state of the local economy, the season of the year, and other factors. About 90 percent of these individuals are single, adult men -- only half of whom take advantage of shelters and other services. An aggressive outreach program is needed to convince the remainder to seek shelter, where their needs for support services can be assessed and addressed.
It is estimated that approximately 30-40 women and dependent children are also homeless. Most persons in this group are fleeing violent domestic situations. They need temporary emergency shelter and support services to help them find a stable living environment. They may also need transitional housing or other assistance in moving toward independent living.
The High Point Housing Authority oversees 1,335 units of public housing. Only 15 of these units were vacant when the Consolidated Plan was prepared. Most of the units are in reasonably good condition, needing only minor repairs. As a result of a needs assessment, the Authority is adapting 94 units for residents with special disabilities, making 84 wheelchair-accessible and modifying 10 for sight- or hearing-impaired residents.
A serious effort is being made to encourage public housing residents to become homeowners. The Authority provides homeownership preparation training and counseling to residents. Once they are ready to purchase, two programs offer purchase opportunities. The HUD-sponsored HOPE 3 program involves the renovation and sale of 38 public housing units, and the Section 5(h) program involves the construction of 30 new single-family homes for public housing families.
The High Point Housing Authority assists 1,012 housing units with Section 8 vouchers and certificates. None of these assisted units are expected to be lost from the inventory over the next 5 years. To be eligible for Section 8 assistance, a household's income can be no more than half the area median income. Families that are involuntarily displaced, occupy substandard housing, or pay more than half of their income for housing receive a Federal preference for assistance.
Fourteen percent of High Point's population is elderly, and half of these households suffer from housing problems, particularly high cost burdens. Social service providers indicate that many elderly households live in inadequate housing and/or need supportive or assisted living arrangements. The High Point Housing Authority provides 23 apartments for the elderly in its Astor Dowdy Towers highrise development.
There is only limited availability of group housing and support services to serve young, mentally ill persons. There is also a need to provide housing for mentally ill adults, who are capable of independent living. Caring Quarters provides six single-room occupancy (SRO) units for mentally ill men. Currently, only one facility provides intermediate care for mentally retarded and physically disabled adults. It is estimated that about 25-50 persons are unable to obtain the housing and support services they need.
The city's analysis of its public policies and regulations related to housing and residential development revealed none that had a significant negative impact on the cost of housing. Nor have these policies and regulations been found to impair the incentives available to develop, maintain, or improve affordable housing. Therefore, the city sees no need to ameliorate the effect of such policies.
The High Point Department of Human Relations receives approximately 100 requests per year for fair housing assistance from low- and moderate-income renter households.
The city believes that about 35 percent of its housing stock, or approximately 10,300 dwellings, may present a health hazard due to the presence of lead-based paint. Most of these housing units are concentrated in four census tracts that have high percentages of black and low-income residents. It is this concentration of the potential hazard from lead-based paint that most concerns the city.
Convinced that simply making housing improvement programs available in low-income neighborhoods is insufficient, High Point takes a comprehensive approach to neighborhood revitalization that includes the following components:
During preparation of High Point's Consolidated Plan, the city consulted with surrounding local governments, the State of North Carolina, and a variety of housing providers. The city also consulted with the North Carolina Housing Finance Agency to determine which of its funding programs might be effective in addressing High Point's housing priorities.
The city is attempting to enhance the coordination between itself and other entities, such as the High Point Housing Authority and private and governmental health, mental health, and social service agencies. It also provides networking services through which independent organizations can exchange ideas and consider pooling resources.
This section of the plan sets priorities for assisting renters and owners in a range of income classifications. It also outlines community development initiatives designed to expand economic opportunities for low-income families.
The city's analysis of housing data indicates that cost burdens and physically inadequate housing conditions cause serious problems for renters with very low incomes, regardless of the size or composition of their families. As in other communities, extremely low-income households (0-30 percent of median) have the most severe cost burden. High Point sets a high priority on assisting all types of renter households in these income ranges.
Only 22 percent of High Point's 27,517 homeowner households, compared with 38 percent of renters, experience housing problems. As in the case of renters, the incidence of housing problems is greater among lower income owners. Similarly, priorities are assigned on the same scale, with high priorities assigned to extremely low- and very low-income owners of all types.
To counter criminal activity, including a high incidence of drug abuse and trafficking, the city will allocate $100,000 a year to establish police substations and provide increased police presence in the East Washington Drive neighborhood. Community policing in crime-prone properties of the Housing Authority will be funded for 3 years under a $306,715 HUD Public Housing Drug Elimination Program grant the Authority received in 1993.
Supportive public services are needed for low-income families, especially those living in public housing, to help them raise their standard of living. The city plans to provide education and job skills training to some 30 public housing residents in each of the next 5 years. The training will be supported with funds from HUD's Section 8 self-sufficiency program. In addition, the city will use Community Development Block Grant (CDBG) funds to make street and drainage improvements in the East Washington Drive neighborhood and the East Central neighborhood.
The 1990 census indicated that High Point had 8,600 residents with incomes below the poverty level. High Point will adopt an antipoverty strategy that seeks to coordinate the provision of housing and other social services. The city provides CDBG funds for public service projects such as the Developmental Day Care Center, which provides scholarships for children in low-income families. Organizations such as the Salvation Army and the Open Door Shelter that provide temporary and transitional housing will continue to match homeless individuals and families with medical and social service providers.
The city and other housing and service providers will draw from Federal, State, county, and private resources to carry out objectives of its Consolidated Plan. As some of the following examples show, it must often tap a combination of resources to accomplish a single major objective. Over the next 5 years, for example, the city will use CDBG funds to rehabilitate 30 rental units occupied by very low-income households. These funds may leverage private investment of approximately $5,000 per rehabilitated unit. Over 5 years, these resources could leverage a total private investment of about $900,000.
In addition, Family Services, Inc., hopes to build a $487,000 shelter for women fleeing abusive domestic situations. The organization has received a $150,000 demonstration grant from the North Carolina Housing Finance Agency. Family Services expects to apply for grants from HUD's Emergency Shelter Grants program and the Federal Emergency Management Administration (FEMA) and may also seek CDBG funds from the city. It may also use funds from Guilford County and from State agencies such as the North Carolina Council for Women, the Governor's Crime Commission, and the North Carolina Department of Human Resources.
Besides coordinating efforts within city boundaries, High Point officials have consulted with counterparts in Greensboro and Guilford County about housing problems that might cross jurisdictional boundaries. These three governmental entities have formed a consortium to seek funding through the HOME program. High Point may contract with Guilford County to operate homeowner rehabilitation or homeownership programs in unincorporated areas using the county's share of consortium funds.
The following representative sample of projects from the 1995-96 annual action plan demonstrates the range of housing and community development efforts High Point is undertaking:
The High Point Department of Community Development and Housing and the High Point Housing Authority both have major responsibility in carrying out projects scheduled by the Consolidated Plan. City staff will closely monitor projects being developed by organizations and private firms with the use of Federal, State, or local funds.
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).
