Forsyth County is located in north central North Carolina. Its principal city, Winston-Salem, was the lead entity when the Winston-Salem/Forsyth County Housing Consortium was formed in 1992 by resolutions of the city of Winston-Salem, Forsyth County, and each of the other participating municipalities: Kernersville, Clemmons, Lewisville, Rural Hall, Tobaccoville, and Walkertown.
Forsyth County is part of the Greensboro/HighPoint/Winston-Salem Metropolitan Statistical Area (MSA), 7 counties with a total population of approximately 1 million people. The MSA is the hub of the larger Piedmont Triad region, an 11 county area with a population of over 1.2 million. Winston-Salem and Forsyth County is a regional center for finance, manufacturing, distribution, medical and legal services, education, and culture.
Plans for 1995 are based on established priorities and include new construction, rental rehabilitation, rental assistance, support services, economic development, and homebuyer assistance using Community Development Block Grants (CDBG -- $4,316,000) and H OME Investment Partnership (HOME -- $869,000), plus $1.2 million from the General Fund.
This plan is the third submission to the Department of Housing and Urban Development by the Consortium and represents the last 3 years of a continuing coordination and planning process. In preparing the Consolidated Plan, the Consortium involved citizens at two levels: communitywide and in neighborhoods where redevelopment activity is proposed or underway.
Communitywide forums were held for citizens and officials to discuss community development and housing issues at various stages of the program. Public hearings were held before the annual submission statement of the plan was adopted. The neighborhood pr
ocess involved citizens through organized neighborhood associations and periodic meetings in neighborhoods where there is no organization.
The county's population is 265,878, expected to reach around 285,000 by the year 2000. It has roughly 107,419 households, but median household size has decreased to 2.4.
The racial composition of the county is almost three-quarters white, one-quarter black, and just 1 percent others. Although there is evidence of change over the last decade, the geographic distribution by race reflects long established patterns of reside ntial segregation. Twenty-seven of 78 census tracts can be considered completely segregated -- either 95 percent white or black. Fourteen tracts are areas of significant black concentration.
One-third of households in 1990 were of low and moderate income. Of the 9,905 families living below the poverty line, about 42 percent live in Winston-Salem. Low- and moderate- income persons are concentrated in 13 of the 78 census tracts in the county.
Employment in the county has increased steadily since 1970, up by 60 percent. The mix of jobs has changed, however, with increases in services, trade and finance, and real estate, but relative decreases in construction and manufacturing. The unemployment rate in 1990 was 3.9 percent.
Consistent levels of new housing construction have been seen over the past 20 years, more than half of it in single-family structures. New construction and abatement measures including rehabilitation and demolition have reduced the substandard condition rates. In the city of Winston-Salem, 8 percent of all units were classified as substandard in 1995. Of these, 68 percent were concentrated in 20 census tracts. Forsyth County just adopted a Minimum Housing Code that took effect in 1994, so complete data are not available. It is estimated that 2 percent of housing units in unincorporated areas are substandard.
The demand for housing over the remainder of this decade will be fueled by the evolving age dynamics of the population base. Between 1970 and 1980, large numbers in the household formation stage fueled strong demand for multifamily apartment buildings. T his was followed in the 1980s with strong single-family house demand, which is expected to continue into the 1990s. Now, however, the most rapidly growing age group is persons 65 and older, who make up about 20 percent of all households.
Renters comprised 36 percent of households in 1990, a slight increase over 1970. The growth rate of renters households, however, was greater than that for owners. Nearly 4 of every 10 new household formations in the county between 1970 and 1990 were ren ters. This trend will reverse in the 1990s.
In 1980 the median value of owner-occupied units in Winston-Salem was $37,200. By 1990 the median value increased to $69,600. One-fourth of all owner-occupied units were valued at $48,700 in 1990 and one-fourth were valued at $99,600. The average price fo r vacant, for-sale units in 1990 was $88,305, approximately 27 percent more than the median value of owner-occupied units of $75,700.
The median monthly rent in 1990 was $301. One-fourth of such units rented for less than $208 and another fourth rented for more than $389.
In 1990 the county had a vacancy rate of 7.2 percent, which is a slight increase above the 5.9 percent vacancy rate recorded in 1980. This is attributable, primarily, to the extensive overbuilding of multifamily units, both sales and rental, in the wester n sector of the county in the mid-1980s.
The Forsyth County housing stock consists primarily of single-family detached units. In 1990 there were 71,612 such units or 67 percent of the inventory. Among the 39,234 renter units, 23,423 were in structures with 3 or more units and 11,535 were in sin gle-family detached units.
An estimated 20,512 low- and moderate-income households in the county spend in excess of 30 percent of their income for housing while 8,614 are severely burdened by paying more than 50 percent. Of the cost-burdened households, 70 percent are very low-inc ome and another 24 percent have low incomes. Over 60 percent of cost-burdened households are renters, and nearly one-third of all renter households are cost burdened. Nearly half of all very low-income renter households with housing problems are headed by black householders. About 12 percent of owners are cost-burdened and more than 60 percent of cost-burdened owners are nonelderly households.
Although the affordability problem is dispersed throughout the city and county, a disproportionate number of low-income households live in central city neighborhoods.
Estimates suggested that there were 509 homeless persons in Winston-Salem in 1990. Of these, 320 were individuals, 97 were youth, and 92 were in families. About 30 percent suffered from severe mental illness, 40 percent had substance abuse problems, 7 percent were fleeing domestic violence and 7 percent had HIV/AIDS. Housing cost-burdened households, victims of domestic violence, persons leaving institutions, and persons doubled up in housing are potentially homeless.
The AIDS Task Force estimated that there were 293 known person with HIV/AIDS in Forsyth County. Those approaching the end-stage of AIDS are the most susceptible to homelessness as they go in and out of the hospital. From June 1992 to June 1993, AIDS Task Force, Inc., in Winston Salem served 212 people. Twenty-five of these people died homeless or while living in substandard housing. Of the total, 96 received emergency financial assistance to prevent homelessness during the year. To respond to the homeless families and individuals, community agencies operate 5 year-round shelters and 1 seasonal overnight shelter, offering a total of 394 overnight beds. Only 163 beds are available for episodic and acute homelessness.
Four facilities serve homeless families. The Salvation Army provides short-term assistance for up to 64 single women or people in families. The Experiment in Self-Reliance operates 3 transitional shelters, 2 of these have a total of 61 beds dedicated to h omeless families and one can house 12 single people. Family Services operates a shelter that can house up to 36 women and children who are victims of domestic abuse.
Current gaps in support services for the homeless include those for:
The Housing Authority of Winston-Salem currently manages an inventory of 2,135 public housing units. Of that number, 196 are efficiencies, 537 have 1 bedroom, 782 have 2 bedrooms, 428 have 3 bedrooms, 185 have 4 bedrooms, and 7 have 5 bedrooms. Generally , the condition of public housing is excellent, partly because of aggressive modernization efforts in recent years.
The city's stock of assisted housing units numbers 7,677, more than 11 percent of the housing stock. From that total, 6,555 are rental units: 4,816 project-based, and 1,739 tenant-based. There is concern that a significant number of units may soon be wit hdrawn from the assisted inventory.
Still, the county could use more housing. As of April 1995, the waiting list of the Housing Authority in Winston-Salem numbered 1,926. Of that total, 1,010 are waiting for conventional public housing, 389 for Section 8 certificates and vouchers, 173 for Turnkey III, and the balance for other units.
More than 6,555 receive either project- or tenant-based assistance in Forsyth County. From that group, 1,379 are elderly households, 4,535 are small related households, 702 are large related households, and 326 are other households.
A total of 1,122 homeowners have received mortgage subsidies or first-time buyer access assistance. From these assisted households, 772 are small-related, 309 are large-related, and 41 are classified as "other."
The most significant housing problem in Forsyth County is affordability. Of all Forsyth County households 19.1 percent have a housing affordability problem. These are low- and moderate-income households paying more than 30 percent of their income for hou sing. Of these households, 14,365 (69.8 percent) are very low-income, 5,019 (24.4 percent) are other low-income, and 1,188 (5.8 percent) are moderate-income. There do not appear to be any structural impediments, such as overly high land costs, lack of support infrastructure, or overly restrictive development regulations that would preclude the production of affordable housing.
It is estimated that 15,031 homes occupied by low-income, 16,931 occupied by moderate-income, and 14,941 by other income households in Forsyth County have lead-based paint hazards. The state tested 2,720 children age 6 months through 5 years in Winston-S alem in 1994, almost 4 times the number tested in 1993. About 10 percent of those tested in 1994 had blood-lead levels of concern, about 2 percent were considered to be lead poisoned.
Individuals requiring special services and supportive housing other than the homeless include the elderly, frail elderly, persons with severe mental illness, persons with physical or developmental disabilities, persons with alcohol or other drug addiction s, and persons with HIV/AIDS. For some populations studies have been done that quantify and qualify supportive housing needs; for others data is lacking.
For the elderly a study showed that 487 owner-occupants 60 or older resided in substandard housing. Almost 700 persons age 75 or older needed housekeeping services. More than 400 persons over 75 need help with daily living but do not receive it. Among the elderly with unmet needs, 61 percent live below the poverty level. It is believed that up to 70 percent of those elderly who need assistance with daily living live alone and receive no assistance.
Forsyth-Stokes Mental Health Center annually treats approximately 2,300 individuals that are diagnosed with severe and persistent mental illness. A Center survey shows that approximately 40 percent of clients will be unable to remain in their current res idence due to low income, high cost, or temporary living arrangements. Service providers believe that almost all mentally ill persons can live independently with the support of intensive case management.
The county has identified community development needs for low- to moderate-income people:
The scope and range of goals, strategies, programs, and activities that are contained within the overall 5-year plan focus on the following areas:
The consortium has identified and prioritized several projects that need attention. Following is a list of those priorities and strategies to address those needs.
Priority 1: Conserve existing units to meet the needs of very low-income elderly, small-family, and other households:
Priority 2: Production assistance to help low- or very low-income households attain safe, standard, and affordable housing:
Priority 3: Increase access of housing to all residents:
The scope of potential nonhousing community activities that Winston-Salem will undertake and coordinate within the context of the plan includes the following four areas:
According to the 1990 census, 9,905 families in the county live below the poverty level. To decrease this number, the county has designed the following strategies:
Many public and private agencies will contribute to carrying out the strategic plan. Federal, State, county, and city funds will combine with resources from nonprofit housing and service agencies throughout the consortium area.
Winston-Salem's Department of Housing/Neighborhood Development will act as liaison with Federal, State, and other local public agencies and private sector for-profit and nonprofit entities including lenders, realtors, builders, and developers. The primary responsibility for coordinating services will rest with three principal coordinating bodies: Council on Services to the Homeless, AIDS Task Force, Opportunities for Families, and the Human Service Council.
Ongoing monitoring will be the responsibility of these coordinating bodies, the Housing Advisory Committee, and the Affordable Housing Coalition.
The Forsyth County Health Department and Reynolds Health Center will help facilitate community education, referral, and identification of lead hazards, including addresses of children who have elevated blood-lead levels, and funding sources available for
hazard reduction in those units. The North Carolina Occupational Health and Safety Educational Resource Center will be used to train key staff in hazard identification and control.
Using the above priorities, 22 specific projects have been identified that will use CDBG and HOME funds. Among them are:
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).
