The central business district of Salisbury has remained an attractive and viable area with a balanced blend of commercial, office, and institutional uses. The city's commitment to this area was further enhanced through the use of Community Development Block Grant (CDBG) funds and its participation in the Main Street Program. Redevelopment programs within andsurrounding the downtown area have significantly strengthened the commercial district and expansion of and improvements to the county's facilities have also played an important role in the revitalization of the area. The recent restoration of the old railroad depot has been a catalyst for new supporting commercial uses in this area.
Comprehensive neighborhood revitalization, public services, and housing rehabilitation will be emphasized in Salisbury's use of $400,000 in CDBG and $30,626 in Emergency Shelter Grants (ESG) funding in the coming program year.
Community agencies such as Rowan Habitat for Humanity, Elderly Day Care, Rowan Helping Ministries, and the Community Services Council were involved with government agencies in developing this Consolidated Plan. In addition to required public hearings, the city held neighborhood meetings in February and March 1995 to prioritize needs. Draft copies of the plan were made available in eight community locations. A summary of the plan was published in the local newspaper. Comments, corrections, and requests were invited during a review period.
For the past 25 years, the city of Salisbury has undertaken programs of urban renewal, neighborhood development, community development, and public housing and other assisted housing programs in a comprehensive effort to eliminate slum and blighted housing and to provide needed housing for low- and moderate-income families. In the 1970s and 1980s, more emphasis was placed upon acquisition and assemblage of land for redevelopment for residential and non-residential use. The city has made tremendous progress in eliminating slums and blight, and today there are not any large concentrations of slum and blighted housing remaining. While these programs resulted in dislocation of lower-income persons and families, these individuals were relocated into decent, safe, and sanitary housing units with the assistance of relocation payments.
During the 1980s, the population of Salisbury increased by only 2 percent, or 410 persons. The white population decreased by 5 percent to 14,657, while the black population increased 15 percent to 8,097. Other minorities make up slightly more than 1 percent of the population. Five census tracts have minority concentrations of over 50 percent.
The median family income (MFI) in Salisbury is $36,307, somewhat above the national median of $35,939. Nevertheless, of the 9,150 households, 68 percent are low- or very low-income.
In 1980, 655 or 7.4 of the city's 8,821 households lived in a housing unit with at least one deficiency. A housing deficiency may be a substandard physical characteristic such as inadequate plumbing, kitchen, or heating facilities. The most common physical deficiencies were incomplete kitchens and bathrooms, nonconventional heating devices, and inadequate water/sewer facilities.
The median rent in Salisbury is $353 a month including utilities. The median mortgage cost is $613 a month.
Of the 9,162 occupied dwelling units in Salisbury, 5,167 (56 percent) were owner-occupied and 3,993, or 44 percent were renter-occupied. About 8 percent of all units were vacant. About 12 percent of rental units were substandard, but two-thirds of those were suitable for rehabilitation. Nineteen percent of owner-occupied units were substandard, and slightly more than two-thirds were suitable for rehabilitation.
Housing that is for sale in Salisbury is very limited. It is estimated that less than 1.5 percent of the housing stock is on the market. The rental vacancy rate was only 3.3 percent in 1990, but is currently estimated at less than 2.5 percent. With this relatively tight housing market, the following fair market rents have been established by the U.S. Department of Housing and Urban Development (HUD):
About 13 percent of housing units are one-bedroom units, most of which are rental units. About 37 percent are two-bedroom units, slightly over half of which are rental units. Homes with three or more bedrooms made up about half the housing stock, but only 22 percent of these units are rentals.
Very low-income households (those with incomes under 51 percent of the MFI) made up 31 percent of the households in Salisbury, low-income households (51 to 80 percent of MFI) made up 20 percent, and moderate-income households (81 to 95 percent of MFI) made up another 9 percent.
The 1990 census showed that 5,169 owner households, 1,170 households or 23 percent had housing cost burdens greater than 50 percent of their income. Of the 3,993 renter households, 514 or 13 percent had cost burdens in excess of 50 percent of their income.
It is estimated that there are 240 homeless people of which 223 (92 percent) have mental illness, alcohol or other drug related problems, domestic problems, or have AIDS or related diseases in Salisbury. The major shelter, the Rowan Helping Ministries, provides temporary shelter for only 50 persons, however. The Rowan shelter also runs a soup kitchen for noon meals, a clothing center that distributes clothing to people in need, a crisis assistance network to assist people and families in financial crisis situations, and Dial Help to provide telephone information, referral, and counseling services.
For battered women and their children, the city has The Family Crisis Council. The shelter has a capacity of 16 with total emergency capacity for 20. When the shelter does reach or exceed capacity, temporary shelter is offered in another county. The shelter also provides a group counseling session for 1 hour each week. In 1994, 332 people were assisted by the shelter.
Salisbury Housing Authority owns and operates 9 conventional low-rent public housing developments consisting of 559 dwelling units in 4 general locations within the city. Some units are as old as 39 years. Three developments have been identified as deteriorated and obsolete, with high densities and high tenant turnover. Nineteen units in one of the three developments must be renovated to meet accessibility requirements.
The Rowan County Housing Authority manages and operates 182 Section 8 certificates and vouchers in Salisbury.
Salisbury has adopted land use controls, zoning ordinances, building codes, fees, and charges. All of these affect the return on residential investment that could affect the provision of affordable housing. These are all standard controls and policies utilized by most cities in North Carolina and they are not considered to be excessive, exclusionary, discriminatory, or duplicative regulations that could constitute barriers to affordability.
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 estimates that 2,396 renter housing units and 3,532 owner housing units contain lead-based paint. As much as 65 percent of the housing stock may contain lead-based paint, with the highest risk for low-income renters living in housing built before 1940. The county's screening program offers free testing for elevated blood-lead levels in children under 12 months of age. The city recognizes that childhood lead poisoning is the major environmental health hazard facing children and is committed to abating lead hazards in the older housing stock.
Inspection for lead-based paint hazards will be considered by the city as an eligible activity for CDBG rehabilitation projects. The city will promote comprehensive public health programs that include public information, screening, and follow up on children identified as lead poisoned.
Salisbury is estimated to have 350 elderly, 175 frail elderly, 165 with severe mental illness, 50 developmentally disabled, 150 physically disabled, 1,390 who have alcohol or other drug addictions, and 9 people with AIDS and related diseases who are in need of supportive housing.
Community development needs that Salisbury identified as needing be to addressed include neighborhood facilities; park and recreation facilities; water, street, and sewer improvements; substance abuse services; crime awareness; fair housing counseling; lead-based paint hazards; and code enforcement.
Salisbury wants to provide affordable, decent, safe, and sanitary housing for all its residents; continue the partnership with the private sector; continue inter-governmental cooperation between county, regional, and State governments; and stimulate neighborhood stability and revitalization, and preserve the existing housing stock.
The following is a summary of the significant elements of Salisbury's 5-year plan for achieving its strategic purposes and objectives through this Consolidated Plan:
Nonhousing community development priorities have been developed to enhance the living environment of low-income and special needs populations:
Salisbury has supported the Home Manager's Program for years through budgeting of CDBG funds for projects designed to provide hands-on experience and counseling for low- and moderate-income citizens. The program covers financial management, health and safety in the home, crisis intervention, nutritional education, family management, basic sewing, and fair housing education.
The city will investigate integrating child care into new rental housing developments. Salisbury may also employ apprentice work opportunities on housing construction sites, especially those assisted through the CDBG program or other HUD-assisted housing programs. The city will continue to seek ways to stimulate affordable housing development by supporting applications from private developers with financial assistance through the CDBG program. It will review development policies to encourage new construction.
Resources for the 1995 to 1996 program year will include CDBG, ESG, public housing, General Fund revenues, and other local appropriations and support from nonprofits and agencies in the city and county.
Salisbury, through its Land Management and Development Department will carry out its affordable and supportive housing strategy. This Department has been responsible for implementing the CDBG program since its inception and will continue to operate this program. The Salisbury Public Housing Authority manages and operates 559 units in 9 projects located in Salisbury.
Salisbury proposes to publish a directory of all programs, services, and housing and service providers in order to improve the coordination between the Salisbury Housing Authority, the Rowan County Housing Authority, the city of Salisbury, other assisted housing managers, and private and government health, mental health, and service agencies.
The city further proposes to establish a task force comprised of representatives of these agencies and providers that will meet regularly to discuss common concerns.
Of Salisbury's 1995-1996 allocation, 57 percent has been budgeted for Comprehensive Neighborhood Revitalization activities within the West End and Park Avenue neighborhoods ($285,000). These activities will consist of rehabilitation assistance, code enforcement, public facilities, streets, and recreation improvements.
The city's second emphasis is public services, budgeting $75,000 or 15 percent of the entitlement and program income. These services include the Rowan Helping Ministries; the Rape, Child, and Family Abuse Crisis Council of Salisbury-Rowan, Inc.; the Home Manager's Program; and neighborhood policing.
The city's third priority is for deferred loans to elderly and handicapped homeowners to fix eminent threat conditions in their homes. Ten percent, ($50,000) has been budgeted for this activity. The balance of the funds ($90,000) has been budgeted for general administration of the CDBG program.
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; as well as, provides a table with information about the project(s).
