Henderson is located 10 miles southeast of Las Vegas and is part of Clark County, Nevada. Until July 1, 1994, the city participated in an interlocal agreement with Clark County for receipt of Community Development Block Grant (CDBG) funds. In July 1994 the city became an entitlement grantee.
The city was settled in the 1930s during construction of the Boulder Dam and was incorporated in 1953. The World War II industrial effort during the 1940s provided a base for the community, since the city was ideally located and accessible to raw materials, water, power, and transportation. In 1963 the Secretary of the Interior conveyed about 16,000 acres of raw land, which was the foundation for modern-day Henderson. The city is now the third largest in Nevada.
The city plans to have $827,633 in CDBG funding for its Consolidated Plan in the upcoming fiscal year. Key projects include numerous initiatives to assist homeowners and renters, additional supportive services for the elderly, and the marketing of public and private industrial sites for economic development.
The city's Economic Development Department held five community meetings to allow interested citizens, organizations, and agencies to identify community needs and to establish a unified community development vision for Henderson. The meetings were held in convenient locations that were easily accessible to low- and moderate-income citizens and public housing residents. The city held hearings on January 30, February 1, February 6, February 9, and February 16, 1995.
Meetings were publicized through public service announcements on a Spanish radio station and through advertisements in a local newspaper. More than 1,000 bilingual flyers were distributed to school children in two low-income area elementary schools. Local Boys and Girls Club members distributed another 1,000 flyers to homes, apartments, and public housing developments in the same low- and moderate-income areas.
Henderson is growing at a rate that is slightly more than double the Clark County average. Between 1980 and 1990, Henderson's population grew approximately 10 percent each year, from 24,363 to 64,942. Henderson accounted for 15 percent of the county's total population growth during the 1980s. In 1990 the population was approximately 86 percent white, 8 percent Hispanic, 2.6 percent African American, 1.9 percent Asian American or Pacific Islander, and 0.8 percent Native American.
In 1990 the median age of Henderson residents was 31.8 years. Among the fastest growing population are residents between 20 and 39 years old. The median family income (MFI) in Henderson was $38,802 in 1989. In 1990 there were 1,337 extremely low-income households (0-30 percent of MFI), 1,253 very low-income households (31-50 percent of MFI), and 2,269 low-income households (51-80 percent of MFI). All together, 21 percent of Henderson's 23,353 households had incomes that were at or below 80 percent of the area MFI.
Among renters almost 79 percent of extremely low-income households, 85 percent of very low-income households, and 73 percent of low-income households had housing problems in 1990. Housing problems include overcrowding, physical deficiency of the unit, or payment of 30 percent or more of income for housing. Housing problems were far less common among Henderson homeowners: 10 percent of extremely low-income households, more than 10 percent of very low-income households, and 20 percent of low-income households had housing problems. More than one-fourth of all elderly homeowners, more than half of elderly renters, and 58 percent of large, renter households (five or more persons) had housing problems.
The number of overcrowded units increased 55 percent between 1980 and 1990, to 1,053. According to the Comprehensive Housing Affordability Strategy (CHAS) databook, overcrowding is greatest among households with low incomes or more than five people. Forty percent of all large, renter households lived in units that had insufficient space.
Since the mid-1980s, Henderson has ranked among the Nation's leading communities in residential housing construction. Low vacancy rates, continued job growth, economic diversification efforts, and continued migration trends are expected to fuel residential construction during the next 5 to 10 years. Housing construction is expected to continue, fueled by sales of many new master-planned residential communities. According to city estimates, there are 2,034 substandard housing units throughout the city. Sixty-one percent are owner-occupied units and 39 percent are rental properties. Most of the deteriorated units are in East Henderson. Nearly all of these substandard units are suitable for rehabilitation.
The median value of owner-occupied homes rose 5.5 percent per year between 1980 and 1990, from $58,300 to $99,700. Rising house prices are making fewer residences affordable to low-income households.
Rents are rising more rapidly than income. Between 1980 and 1990, the annual median income rose half a percent per year while the median rent increased 8.6 percent, from $238 to $545. There are significant differences in rents in East and West Henderson. In West Henderson, the median rents exceeded $600 in Whitney Ranch and Green Valley. Median rents were between $350 and $425 in the East Henderson neighborhoods of Pittman, Valley View, and Townsite.
Nearly 3,000 renters pay more than 30 percent of their income for housing. Forty-seven percent of these renters are in the extremely low-income and very low-income ranges. Extremely low-income and low-income households accounted for 90 percent of the renters who paid more than 50 percent of their income for housing.
About 3,615 homeowners pay more than 30 percent of their income for housing. Households with incomes above 80 percent of MFI account for 56 percent of that group. However, extremely low-income and very low-income households account for 53 percent of the owners paying more than 50 percent of their income for housing.
Of the 233 homeless people identified in the city, there are an estimated 40 homeless families with children, totalling 100 people. Several agencies provide transitional housing in Henderson. The Key Foundation, a nonprofit organization serving veterans, operates a two- bedroom, four-bed transitional shelter in Henderson. Catholic Community Services provides transitional housing opportunities at Regina Hall for troubled adolescent girls ages 9 to 18 who have suffered abuse or neglect. Marian Residence, also operated by Catholic Community Services, provides transitional housing for up to 12 senior women in Henderson. In addition, St. Rose Dominican Hospital has three transitional housing properties.
There are 243 potential public housing residents with special needs, according to the Clark County Housing Authority Section 504 waiting lists. There is a waiting list of more than 1,000 persons for 338 total public housing units. The authority expects to add an additional 11 scattered-site units in 1995-1996.
There are 111 Section 8 certificates and vouchers in Henderson -- 49 for housing for the elderly and 62 for families. The Henderson Association for Senior Housing owns one Section 8 housing complex of 40 units for the elderly and persons with disabilities.
Henderson is committed to developing effective housing policies, and although the city feels it is a housing-friendly community, there are potential barriers to affordable housing. For example, while property taxes are relatively low in Henderson compared to most areas in the western United States, impact fees at the Federal, State, and local levels have the potential to have a negative effect on the returns on residential development and, therefore, on price and affordability of housing.
In terms of land use control and zoning, the city might consider adopting the Residential Development Option, which combines zoning and subdivision principles to achieve more varied, and often more affordable, housing mixes. Engineering standards should also be scrutinized to determine ways to cut per-unit costs. Other communities have demonstrated that narrower streets and sidewalks have been acceptable. Every $1,000 that can be saved in the average cost of each unit's site preparation translates into a rent or mortgage payment reduction of $5 to $10 per month.
Henderson's permit and inspection services appear to be efficient in comparison with practices in other Nevada municipalities, but expedited processing for qualifying affordable housing developments should still be considered. Administrative approval for minor variances, exceptions, or acceptable site planning alternatives should also be contemplated as another means for saving time and money in the plan approval process. The city's current development fees are reasonable, but their reduction or elimination can serve as added incentives for affordable housing projects.
Henderson will affirmatively further fair housing, which means it will conduct an analysis of impediments to fair housing choice within the city, take appropriate actions to overcome the effects of any impediments identified through that analysis, and maintain records reflecting that analysis and any subsequent actions.
Two-thirds of Henderson's housing units were built since 1980, after the use of lead-based paint had ended. Relatively few existing units were constructed before 1940. The city has 7,282 housing units that were built between 1940 and 1979.
Nevada's Department of Human Resources Health Division has not adopted regulations that address lead-based paint hazards in Nevada. Evaluation, education, and if necessary, environmental investigation takes place when an elevated blood-lead level is detected by county health departments. However, there is no mandatory reporting of elevated blood-lead levels in the State, so there are no data available on residences in Henderson where children have suffered lead poisoning.
The Health Division reports that there is currently a health study underway in Nevada that will identify the need for regulations to address lead-based paint issues. However, until the results of this study are available, some questions exist about the health risk of lead poisoning to children in the State. City housing programs will continue to provide information on the dangers of lead-based paint and ensure that lead-based paint abatement measures are taken in any unit with small children under age 7 who are found to have elevated blood-lead levels.
A number of special populations need services, including:
In drafting its Consolidated Plan, the city consulted with numerous public agencies and community-based organizations. In particular, the city worked closely with the Clark County Housing Authority to share information on several issues. The draft plan was submitted to the State and to the Clark County Urban County Consortium (which administers HOME Investment Partnership (HOME) program funds).
The city's affordable housing mission is "to assist individuals, families, developers, and others in maintaining and expanding affordable housing opportunities that meet the needs of inadequately housed persons within the community; the city shall support and promote those approaches that address the priority housing needs of the community."
The city's nonhousing community development mission statement is "to support and promote community-based programs, services, and infrastructure through collaboration, planning, acquisition, construction, and renovation of facilities which expand economic opportunities, improve the quality of life, and empower individuals and families."
The following priorities are based on the analysis of needs, market trends, and citizen input, and will guide the allocation of Federal, State, and local resources over the next 5 years:
The following priorities will be used to address the nonhousing community development concerns:
Henderson supports decent housing, suitable living environments, and expanded economic opportunities for citizens with a variety of programs and services. Stable neighborhoods are the standard by which the city may be measured. To reduce poverty, the city has supported a four-part approach through economic and community development activities, housing rehabilitation programs, and programs and services for youth and the elderly.
Resources from non-Federal sources are an increasingly important component of an effective housing and community development program. In the next year, the city expects to leverage limited Federal resources to the greatest extent feasible. The city's General Fund, Land Fund, Parks Fund, and other funds have historically been available to leverage resources available through the city's Housing and Community Development programs.
To stretch available resources, Clark County has generally supported funding for a variety of projects in Henderson. Clark County has been a partner with the city in providing needed facilities for the Henderson Boys and Girls Club, land for the Don Dawson Court apartment facility for the elderly, and construction of the Henderson Senior Center. In the coming year, the city will encourage Clark County to continue to fund programs that benefit Henderson residents through the Clark County Community Resources Management Division, Regional Transportation commission, and Flood Control District. The city will also encourage Clark County to consider funding proposals from Henderson-based organizations under the U.S. Department of Housing and Urban Development (HUD) Emergency Shelter Grant program.
The State has also been supportive of affordable housing efforts in Henderson. The Housing Division allocates Federal Low-Income Housing Tax Credits for the construction of affordable rental housing, administers HOME funds, and issues State Mortgage Revenue bonds to provide affordable housing for first-time homebuyers. The Housing Division also provides matching funds for HOME-funded projects through the State's Low-Income Housing Trust Fund.
The city expects to receive $428,000 in HOME funds as a subrecipient of the State's Housing Division. These funds will be used for a variety of housing assistance programs including, but not limited to, first-time homebuyer assistance, emergency housing assistance, low-interest loans, deferred payment loans, and tenant assistance. The city expects to receive $97,300 in Low-Income Housing Trust Funds to provide a variety of housing assistance programs including, but not limited to, development of senior citizen housing projects and development of affordable single-family housing units.
Henderson has been successful in generating interest from lenders and other private resources to further housing and community development within the city. The city has worked closely with a number of banks, mortgage companies, and the local HUD office in Las Vegas to ensure the availability of a wide variety of lending products for low- and moderate-income homebuyers.
Traditionally, the State, Clark County, Henderson, and a variety of nonprofit organizations have provided many housing, community development, and human services to Henderson. The Economic Development Department is the lead agency for housing and community development programs. Henderson's Planning Department regulates all new residential construction activity through its zoning, subdivision, and site plan review regulations. The city's Parks and Recreation Department is responsible for operating the Henderson Senior Center and related senior activities. Henderson's Public Safety Department has carried out a Community Policing Program targeting very low-income neighborhoods.
The city coordinates with the following agencies: the Clark County Housing Authority, the Clark County School District, the Regional Transportation Commission, and Clark County Social Services. The city also collaborates with the following State agencies: the Nevada Welfare Division, the Division for Aging Services, and the Department of Commerce's Housing Division.
Henderson's key projects in the Consolidated Plan include:
The city's Economic Development Department is the lead agency overseeing the Consolidated Plan process. This department has full responsibility for the programs, administration, and monitoring of CDBG and HOME funds for the city.
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; in addition, a table provides information about the project(s).
