Fairborn applied for $470,000 in Community Development Block Grant (CDBG) monies. It plans to use these funds for infrastructure repairs to benefit areas with a high concentration of low- to moderate-income families, to rehabilitate 12 multifamily housing units with low- to moderate-income occupants, to develop a revitalization plan for a deteriorating central business district, and to implement a housing code enforcement plan.
Public participation in the Fairborn Consolidated Plan was influenced by the city's eligibility to apply for Federal funds. The Consolidated Plan first took shape as a State of Ohio Community Housing Improvement Strategy plan. The State required formation of a Housing Advisory Committee (HAC), including representatives of housing and social agencies, the general public, financial institutions, and the city to guide the effort. Local agencies such as the Senior Citizens Association, the Domestic Violence Project, and the Greene County Shelter gathered survey information about the local housing situation and needs, especially those concerning lower income persons and households. When Fairborn learned it would become a CDBG entitlement city in 1993, the plan was altered to fit the requirements of the Comprehensive Housing Affordability Strategy. As a body that had developed considerable expertise in plan development and local housing needs, HAC continued preparing the application and made public presentations to the city planning board and the city council. Finally, to meet the additional public participation requirements of the Consolidated Plan, the city conducted additional agency meetings, held two public hearings, and published important summary data about the plan in the Fairborn Daily Herald.
Fairborn's population has more than quadrupled since its incorporation in 1950. Presently there are 31,300 residents, but future growth is expected to be slow. Historically, the city has been white and middle- to lower middle-class. In 1990, the minority population increased 53 percent to 1,746 persons. Blacks comprise half of the minority population and Asians (predominately Koreans) make up another one-third of the population. There are 418 Hispanics (1.3 percent of population) and 123 American Indians.
In 1980 Fairborn had 11,052 households; by 1990 the number had increased to 12,745. Only 2 out of 10 households were married couples with children, while nearly 3 out of 10 households were single persons. Almost 15 percent of the households were elderly, an increase of 51 percent since 1980.
Fairborn incomes continue to lag behind that of Greene County and slightly behind that of Ohio. The median family income in Fairborn in 1990 was $27,558 (up 39 percent from 1980). Greene County, in contrast, saw a median family income rise of 42 percent, bringing it to $35,116. American-Indian and Hispanic per capita incomes were just over $1,000 higher than the white per capita income of $13,276, but this figure was influenced by the largely white student population. Black per capita income was $10,693 and Asian per capita income was $9,534. Ohio per capita income was $13,461.
The percentage of persons living below the poverty level increased from nearly 12 percent in 1980 to over 15 percent in 1990. While still higher than the rate among whites, the rates of poverty dropped for blacks, Hispanics, and Asians. In 1990, 20 percent of African Americans (29 percent in 1980), 23 percent of Asians (31 percent in 1980), and 6 percent of Hispanics (10 percent in 1990) lived below the poverty level. The percentage of whites living in poverty rose from 11 percent in 1980 to 15 percent in 1990.
The air force base and university, which bring in numbers of single and transitory persons, have affected the types of housing built in Fairborn. Although the university was originally conceived as a commuter campus, it has attracted increasing numbers of residential students. The university recently built dorms and, as a result, half of the 1994 freshman class had on-campus housing.
Household size has dropped, but construction trends remained unaltered. Consequently, despite the wide range of types of housing available in Fairborn, housing stock and household size are mismatched, creating need. In 1990 there were 3,309 one-person households in Fairborn, but only 649 efficiency units were available. The number of efficiency units represented a six-fold increase since 1980, but during that time the number of households had grown by 848. Even more striking, in 1990 there were 4,449 2-person households and only 1,851 1-bedroom units. In addition, 1990 census data showed that 12 percent each of renter and owner housing was in need of rehabilitation.
Reflecting the large number of single military personnel and students, single-family housing in Fairborn makes up only 55 percent of the total housing available. A number of these units are manufactured housing. Homeownership rates have declined 8 percent. Although the vacancy rate changes are comparable, homeownership rates in the city have declined more than those in the county or the State. Mean home prices rose $17,000 between 1980 and 1990, and the city has found that prospective buyers are having a difficult time assembling downpayment and closing costs.
At all income levels, renters are spending more of their incomes on housing than are owners. Of the 2,759 renter households exhibiting "housing problems" (defined by excessive cost in relation to income or substandard conditions), 44 percent were households with incomes below 30 percent of the area median family income. Low-income households at 30-50 percent of the median family income represented one-third of families with housing problems.
Homelessness does not affect a large population in Fairborn. The Greene County Domestic Violence Center, for instance, reported that it sheltered 11 women and 25 children from Fairborn in 1992. The American Red Cross Emergency Housing Program indicated that they assisted approximately 14 families from Fairborn last year. The type and number of services in Fairborn and surrounding Greene County have been judged by the city to be adequate for its needs at this time.
Based on statements from the Fairborn Salvation Army and the Greene County Board of Alcohol, Drug Addiction, and Mental Health, there is anecdotal evidence that a larger number of people (between 75 and 200) are at risk of homelessness and in need of assistance, such as rental assistance or substance abuse treatment.
The Greene Metropolitan Housing Authority (GMHA) has responsibility for 157 units of public housing in Fairborn. The majority of these are 1- or 3-bedroom units (75 and 63 respectively). Fifty-eight are reserved for elderly residents. These units are located in larger developments and in scattered sites.
The GMHA also administers HUD Section 8 vouchers and certificates. There are a total of 464 units. These consist of predominately 2- or 3-bedroom units (273 and 122). The majority of residents are families under 5 persons (399) and female-headed households (393). An overwhelming majority of the residents of public housing and Section 8 units are white. There are no vacancies. Some other assisted multifamily housing exists for special needs populations such as people who are disabled or suffer from mental illness.
Fairborn has taken steps to guarantee that it has no barriers to affordable housing. Fairborn planning and zoning regulations encourage housing at all income levels. As a result, the community has a broad mix of housing types, with single-family housing accounting for approximately half of all housing units. Lot size requirements are modest. The city reduced subdivision standards where consistent with public health, safety, and welfare. The city and county have joined forces to create a State-recognized Building Code Board of Appeals. Finally, local development fees and property taxes are in line with, and sometimes lower than, those of surrounding Miami Valley communities.
Fairborn is an active participant in the Greene County Fair Housing Consortium and plans to continue this involvement. Tenant/Landlord counseling is listed as a medium priority community development need.
The city estimates that 12 percent of homes possibly containing lead-based paint are occupied by families with children under the age of 7 who might be at risk for lead poisoning. Of that figure, only 4 percent of households are low- or moderate-income.
The city estimates that there are over 270 each of elderly and frail elderly persons who need some type of supportive housing. This may mean housing with services or housing that is accessible. There are approximately 780 persons with physical or developmental disabilities. Two small group homes for persons with AIDS are located in the adjacent Montgomery County (Dayton) AIDS Foundation of Miami Valley.
Although the strategic plan places great importance on improving housing conditions, the action plan for 1995 emphasizes nonhousing community development needs. Most of those high-priority community development needs in the Consolidated Plan are addressed in the action plan, including street improvements, flood drain improvements, commercial rehabilitation, economic technical assistance, code enforcement, and planning projects. Over the 5-year period, the city designated the following projects as medium priority: attention to public facilities, sidewalk and sewer improvements, transportation services, accessibility needs, employment training, commercial infrastructure, lead-based paint hazards, and tenant/landlord counseling.
Input from the Fairborn Housing Advisory Committee, low-income citizens, social service agencies, and private sector officials helped Fairborn develop a strategic plan for the years 1995-1999. The plan focuses heavily on housing preservation and tenant-based assistance. Changing circumstances may warrant consideration of future new construction for special needs groups or the elderly, but that is not envisioned at this time. The projects with highest priority concern are as follows:
Over the next 5 years, Fairborn will undertake the following activities connected with housing needs:
Fairborn has developed three priorities for nonhousing community development: neighborhood revitalization, downtown revitalization, and economic development. In all cases, these are targeted to areas and populations that are low- to moderate-income. In addition, the city's 5-year Capital Improvement Plan details specific structural and infrastructure repairs that will need to be accomplished.
Fairborn will seek out opportunities to attract new employment, especially for low- and moderate-income persons. As opportunities arise, CDBG funds will be reallocated from other projects, and this plan will be amended.
For its housing rehabilitation projects, Fairborn hopes to supplement CDBG with monies from the HOME program, Ohio Housing Trust Fund, and Low-Income Housing Tax Credits. Similarly, Fairborn will look for State and Federal resources such as HOME, Section 8, and Section 8 Moderate Rehabilitation for Single Room Occupancy (SRO) facilities to implement the rental assistance portion of the Consolidated Plan. Should any new construction become necessary, Fairborn will apply to Section 202, HOME, and Low-Income Housing Tax Credits to fund the projects. In this case, since Fairborn does not qualify as a HOME entitlement jurisdiction, any HOME funding would be through the State.
Avenues of coordination between agencies listed in this plan have long been established and are adequate to carry out the plan. For instance, the city has recently completed a joint venture with the Greene Metropolitan Housing Authority (GMHA) for the construction of some scattered-site units, and anticipates having GMHA continue to administer direct tenant assistance funds, if available. The Fairborn Department of Community Development is a member of Greene Linkage, an informal information exchange between private and county government health, mental health, and social service agencies. This association represents another example of strong cooperation between local groups. It is an existing means for the city and other agencies to coordinate activities listed in this plan.
The majority of projects proposed by Fairborn in the 1995 Action Plan are nonhousing community development infrastructure repairs. Fairborn plans to reconstruct a damaged street, restore 50 catch basins, construct a new section of bikeway, and purchase additional playground equipment. These projects are located in low- to moderate-income sections of town. In an area of the central business district defined by HUD as "slums/blight." Fairborn plans to use CDBG funds to study the feasibility of physical rehabilitation and preservation of that commercial area. It would create new downtown zoning categories and a streetscape design plan.
In the area of housing this year, the city will devote funds to the rehabilitation of 12 low- to moderate-income housing units in multifamily developments. In a move that the city has long desired to help preserve and rehabilitate the existing housing stock, funds will be allocated to enforce the housing and nuisance codes.
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).
