U.S. Department of Housing and Urban Development
Office of Community Planning and Development
Consolidated Plan Contact
CITIZEN'S SUMMARY
The preparation of the draft and final version of the City of Kent's FY1995 Consolidated Plan
began in the second half of 1994 and continued through the Spring of 1995. A number of
neighborhood groups and community agencies gave time and effort to provide input to City staff
and Kent City Council to produce this document and also the City's short and medium range
planning goals.
Action Plan
The City of Kent will request $ 476,000 of FY1995 Community Development Block Grant funds
from the U.S. Department of Housing and Urban Development which will be used to fund
activities in the One Year Action Plan. In addition to the FY1995 CDBG allocation, the City
estimates that it will also receive approximately $ 36,000 in program income from the repayment
of deferred loans from the City's Owner Occupied Housing Rehabilitation program as well as the
repayment of self amortizing loans from the City's Downpayment Assistance program. Program
income received from both activities will be used to fund new loans in each respective program.
Citizen Participation
As part of the development of the FY1995 Consolidated Plan, the City of Kent has sought input
from a variety of sources, including residents, service providers, housing delivery agencies and
community leaders. In addition to the consultations held with social and community service
groups, the City has invited officials from surrounding jurisdictions to comment on the plan, both
at the onset of its preparation as well as for the final draft.
The cornerstone of the City's efforts to involve the local citizenry more in the overall planning
process (as well as the preparation of this document) is the Neighborhood Planning Initiative
(NPI).
The Neighborhood Planning Initiative has been established as a means by which community
neighborhood groups can meet with City staff to discuss concerns and ideas about their area and
the City as a whole. The City is divided into 8 planning districts and each of those areas is
encouraged to form at least one organized neighborhood committee. A smaller steering
committee works directly with the Community Development Department and conveys information
to and from neighborhood residents.
COMMUNITY PROFILE
The City of Kent is the largest city in Portage County. Located in northeastern Ohio, only a short
distance from Cleveland, Akron, Canton, and Youngstown, the City of Kent is a significant link
between several major metropolitan areas and is part of the Great Lakes Megalopolis, an
urbanized area extending from Cleveland to Pittsburgh. This location in Portage County and its
proximity to several interstate highways, railways, and airports makes the City of Kent an active
participant in the region's economy.
One of the most significant developments in the City of Kent has been the establishment of Kent
State University in 1920. The University maintains an enrollment of more than 24,000 students
and provides for the most significant tax revenue in the City.
The population in Kent is 28,835 according to the 1990 census and is predicted to grow in the
coming decades. Kent's population is 90% white, 7% black, while 3% of the population is
classified as being from other racial/ethnic groups. Results from the 1990 census also indicate
that 13,891 City of Kent residents, or approximately 48% of the total population, were employed
at the time that the census was taken.
The average medium family income is reported to have been $28,301 in 1990. Approximately
16% of all families reported to earn less than $10,000 while 18% reported between $10,000 and
$20,000 in yearly income. Approximately 44% reported earning between $20,000 and $50,000
yearly with the remaining 22% claiming to earn over $50,000.
HOUSING AND COMMUNITY DEVELOPMENT NEEDS
Conditions
Housing conditions in the City of Kent involve the expansion of City services that assist with the
provision of housing and the improvement of community welfare. Kent will work over the coming
years to increase the number of affordable dwellings for low to moderate income residents while
paying particular attention to older individuals and families that wish to own their own home. Of
all households in the City of Kent, 36% are classified as very low income, 19% other low income,
7% moderate income and 38% above average income. Minorities show a disproportionate share
of the low and very low distribution (with the exception of Hispanic households), indicating a
need to address this issue.
Housing Needs
There are several needs within the City of Kent that should be addressed within the next five
years to improve housing conditions. They are as follows:
General Needs
- To Rental Units (Small)provide decent housing to all segments of the population and especially to low and
very low income households as well as minority populations.
- To facilitate the retention of the existing affordable housing stock, including the
elimination of substandard housing units and the mitigation of lead-based paint dangers.
- To provide assistance to homeless persons in obtaining appropriate housing and
necessary support services.
- To increase the availability of permanent housing that is affordable to low and
moderate income persons.
- To provide or facilitate the provision of housing and/or related support services to
persons and populations with special needs, including the disabled, the elderly, and
persons or families at or near the poverty level. While there does not appear to be an
immediate need for housing persons with HIV / AIDS at this time, substantial increases in
the numbers of persons infected or known to be infected may require that the City re-evaluate its needs and priorities within the next five years.
Specific Needs
- To increase the availability of housing units in general and specifically those with three or
more bedrooms to large families who rent or have historically rented. This will also serve
to help reduce over-crowded living conditions experienced by some of these households.
- To increase the availability of owner occupied housing to low income households, and
especially to those households in the very low income range.
- To improve housing conditions for the elderly through the elimination of substandard
housing conditions and/or the reduction of excessive cost burden with regard to their
monthly housing costs.
- To improve housing conditions for large, related renter households through the
elimination of substandard housing conditions and/or the reduction of excessive cost
burden with regard to their monthly housing costs.
- To improve housing conditions for owner households with incomes less than 50% of
median family income through the elimination of substandard housing conditions and/or
the reduction of excessive cost burden with regard to their monthly housing costs.
- To expand facilities and support services to those persons or families experiencing
temporary homelessness and to expand facilities and support services to those persons
and families making the transition from homelessness to more permanent housing.
- To expand facilities and support services to special populations experiencing
temporary homelessness and to expand facilities and support services to those persons
and families making the transition from homelessness to more permanent housing. Such
special populations include those experiencing mental illness, drug or alcohol abuse,
domestic violence and adolescents under the age of 18 experiencing any of the problems
just mentioned or dealing with problems at home.
- To take preventive measures against potential homelessness by identifying persons and families considered to be "at-risk" to homelessness as a result of loss of
income, cost burdening, lack of available, affordable housing or as a result of their
physical and/or mental condition.
Housing Market Conditions
All housing markets are very much localized and exist in response to demands from within the
community or a neighboring city. In the case of the City of Kent, the housing supply is
characterized by a housing stock that numbers 8,860 units with almost one-third (1/3) of these
units being single-family homes, the remaining two-thirds (2/3) of Kent's housing supply is
composed of renter-occupied apartments.
Almost every residential area of the City of Kent has some housing that was built before the
1940s. In so far as affordability is concerned, over 50% of those housing units built before 1979,
with the exception of owner-occupied units built between 1960 and 1979, are the least-affordable
to the very-low or and low-income persons and households in the City of Kent.
Between January, 1992 and January, 1995 there were eighty-two (82) single family housing units
built in the City of Kent, according to statistics compiled by the City's Division of Building
Services. The average cost per single-family unit built during this time was $134,000.
An individual or family would necessarily have to command an income of at least $60,000 per
year or would have had to accumulate equity in another property if their income was less than
that amount, in order to lower their mortgage payments. According to the 1990 U.S. census
information, less than 10% of the persons or families who presently own homes in Kent can
afford to buy a home priced at $134,000. To this end, prospective buyers of these homes must
therefore come from areas outside of the City of Kent.
Approximately 55% of the housing stock in the City of Kent is renter occupied with nearly half of
that total consisting of two bedroom units. Of the remaining 35% owner-occupied units, 84%
have 3 or more bedrooms.
The very low vacancy rate of rental units of approximately 3% is indicative of rental problems in
the City of Kent. There are not many housing choices for would be renters, and persons who
wish to live within City limits are forced to look elsewhere due to the lack of options.
The vacancy rate in the City's public housing, which is 0.38%, is more acute than the 3%
vacancy rate in the private rental market. This rate indicates the typical vacancy period between
tenants of 18 days.
Affordable Housing Needs
A significant need is affordable housing for those wishing to purchase a home in the City of Kent.
The average cost of a single family unit is $134,000, and only about 10% of Kent residents can
afford to purchase a home at this price. This severely limits the choices of local home buyers.
The lack of options for minority populations is also evident as the areas within the City with the
highest percentage of minority residents are also the areas with the greatest concentration of low
and moderate income levels. This limits the options of these minority populations.
The large number of University students also affects the housing stock in the City of Kent.
Because there is such a significant number of college renters, the average rental price is higher
than in neighboring communities. The local working population competes with the student
demand and may find it difficult to obtain rental housing at an affordable price. Those most in
need of low cost housing will be further burdened by the lack of available units.
Lack of employment opportunities in the Kent area and poor public transportation also affect the
potential buyers or renters. Those wishing to work outside the city are limited by the lack of
transportation choices while remaining unable to find employment in Kent.
These issues must be addressed in the future to create an atmosphere more conducive to
buying or renting a home in Kent.
Homeless Needs
Homelessness in Kent is primarily related to persons and families seeking temporary shelter as a
result of eviction, loss of income, inability to find affordable or adequate housing and also to
persons passing through the community who can not afford short-term housing in motels or
hotels. While the City receives an occasional report that persons are known to be living in cars
or trailers/recreational vehicles, street homelessness is not considered to be indicative of the
character of homelessness in Kent.
Public and Assisted Housing Needs
According to statistics provided by the Portage County Metropolitan Housing Authority in 1994,
the City of Kent has the greatest number of residents that receive housing assistance in Portage
County. A total 43%, or 496 Section 8 families live in Kent. PMHA noted that as of April 1, 1995,
there were 1200 applicants in Portage County that were waiting for assisted housing.
Kent has 496 Section 8 units, or 42.6% of all County Section 8 housing, including moderate
rehabilitation units. The City has 38.3% of all Section 8 free standing units in Portage County,
excluding moderate rehabilitation, an increase of 67 units since 1992.
A more detailed breakdown indicates that in Kent, 793 units receive Private HUD funding, 496
units receive PMHA Section 8 assistance, and 63 units receive Public Housing funds. Of that
total, 1,014 are family units while 338 are elderly households.
Over 90% of the assisted housing units in the City of Kent are concentrated among five
apartment complexes, namely Kenwood Court apartments, Indian Valley Estates, Kentway
Apartments, Tower 43 Apartments and Cherry Estates Apartments. The largest concentration of
multifamily living units is at the Silver Meadows Apartment complex.
According to PMHA, there is potential for loss of assisted units due to possible Federal cutbacks
in funding. A proposed reduction in the Fair Market Rent will directly influence the amount of low
to moderate income housing available in the City of Kent.
Barriers to Affordable Housing
The most significant barrier to affordable housing in the community is considered by
many to be the cost of housing and land in the very aggressive real estate and rental
market found in Kent. Strategies developed by the City of Kent to lessen these barriers
must focus on the nature of the barriers, with the realization that public policy cannot
and should not attempt to take control of private market influences. Kent State
University also creates a barrier as the working population in the City of Kent competes
with University students for rental housing.
The availability (or lack thereof) of affordable transportation is also seen as a barrier to
affordable housing in that those who cannot provide their own private transportation are
limited in the market to those areas where public transportation is available or where
needed services can be readily obtained. While the Campus Bus System at Kent State
University provides public transit services in Kent and other limited areas in Portage
County, it does not provide routing to certain areas where services or jobs are
available.
Several of the community and social service agencies consulted in the preparation of
this plan noted that prejudice and bias create barriers to both the minority population as
well as those populations with special needs. The City of Kent is committed to working
both within itself and with other groups and agencies to both educate residents on the
needs of these sub-populations, the requirements of fair housing laws, an
understanding and acceptance of cultural diversity, as well as providing economic
opportunities.
Fair Housing
The City contracts with the Fair Housing Contact Service (FHCS) in Akron, Ohio for assistance in
carrying out its Fair Housing Program. FHCS investigates all housing discrimination complaints,
provides information on fair housing laws and provides technical assistance to City Staff. FHCS
also provides landlord-tenant counseling for the City.
Lead Based Paint
The City will continue its policy of evaluating structures (where children seven years of age or
younger reside) as part of its housing rehabilitation program. This same evaluation will be
conducted as part of the new rental housing rehabilitation program under the same parameters.
Each structure subject to evaluation will be checked during the initial walk-through inspection as
part of the preparation of the work specifications for the structure. Questionable, exposed
surfaces will be further evaluated and tested in order to verify the existence of lead-based
materials. Given the nature and degree of the problem, remediation actions will be included in
the work specifications so as to be factored into project cost estimates and bids.
Where such findings are made, adult members of the subject household will be provided with
information regarding the dangers of lead-based materials and actions that can be taken to avoid
such dangers and will also be asked to sign the standard HUD certification regarding lead-based
paint.
Remediation actions will be based on the specific nature of the problem and a determination of
the best way to correct the problem. Removal of adverse materials will be considered in
situations where such removal is cost effective and does not increase or enhance the presence
of such materials in the house.
In cases where removal is not appropriate, affected surfaces may be sealed with an approved
paint or similar material or encapsulated with wood or other material so as to eliminate exposure
to the adverse materials.
During the course of the rehabilitation work, contractors will be required to take whatever actions
and precautions necessary to prevent additional contamination within the structure and to
dispose of any contaminated materials as prescribed by law. In extreme conditions, the City may
also consider the temporary relocation of a household during the course of the rehabilitation work
in order to avoid dangerous incidents of exposure to young children.
Each dwelling unit to be remediated will be re-evaluated after the rehabilitation work is complete
to ensure that the adverse materials have been properly and completely abated.
Community Development Issues
The community development needs for the City of Kent are focused on the following areas:
- Public facilities, including parks and/or recreation facilities.
- Infrastructure, including water, street, sidewalk and sewer improvements.
- Public service, including employment training as well as education focusing on fair
housing training, tenant/landlord counseling and crime awareness.
- Economic development, including both micro-business assistance and technical
assistance.
HOUSING AND COMMUNITY DEVELOPMENT STRATEGY
Vision for Change
The City of Kent Community Development Department, in conjunction with other government and
local private agencies and social service groups, has developed a vision for improving
conditions for the City of Kent through the application of a strategic plan to reflect the changing
needs of the community. The following categories will guide the process by which changes can
be made.
- Expand economic opportunities to low and moderate income persons which promote
long-term economic and social viability within the community.
- Provide decent housing to Kent residents through:
- The retention of affordable housing.
- The provision of assistance to the homeless.
- The increase of the availability of permanent housing for low and moderate
income residents.
- The provision of housing for those with special needs such as persons with
HIV/AIDS, the disabled, the elderly, or persons/families at or near the poverty
level.
- Provide a suitable living environment through improvements to public safety or the
revitalization of neighborhoods.
Housing and Community Development Objectives and Priorities
- To expand economic opportunities to low and moderate income persons which promote
long-term economic and social viability within the community.
- To provide decent housing to Kent residents through:
- The retention of the affordable housing stock; or
- The provision of assistance to homeless persons so that they can obtain
appropriate housing and necessary support services; or
- Increasing the availability of permanent housing that is affordable to low and
moderate income persons; or
- The provision of housing and/or related support services to persons with
special needs including but not limited to such groups as the disabled, the
elderly, persons with HIV / AIDS, or persons / families at or near poverty
level.
- The provision of a suitable living environment through improving public safety or the
revitalization of neighborhoods. Such activities may promote access to public facilities or
services, the restoration or preservation of historic or architecturally significant properties,
or the preservation of energy / water resources.
Housing Priorities
- To assist approximately 90 rental units within the City of Kent, providing funds to improve
cost burden, physical defects and overcrowding. High priority is given to elderly rental
units and small rental units.
- To assist 100 owner occupied units within the City of Kent, providing funds to improve
cost burden, physical defects and overcrowding.
- To assist the homeless through emergency shelters, transitional shelters and outreach
assessment centers.
Non-Housing Community Development Priorities
- The economic development strategy set forth in the FY1995 Consolidated Plan is one
component of a larger economic development program established by the City of Kent.
Both the Micro-Enterprise Loan Program and the Small Business Assistance Center and
Business Incubator are programs focused on helping low and moderate income persons
plan, establish and maintain small businesses geared towards individual skills or talents
that a person may have. In addition to making loans to such businesses through the
Micro-Enterprise Loan Program or the City's Small and Minority Business Loan Program,
technical assistance is also offered to the entrepreneur in preparing a business plan,
estimating start-up costs and capital needs, seeking financing and post start-up record
keeping. This program is also one facet of the City's strategy to reduce poverty.
- Public infrastructure projects will be targeted in low and moderate income neighborhoods
where essential public services such as water, sanitary sewer, street, sidewalk or
drainage structures need to be repaired or constructed. Since most of the low and
moderate income areas of the City encompass older neighborhoods with older
infrastructure, major repairs may be needed to the infrastructure. In some cases,
facilities may even be constructed for the first time where they were never constructed
previously. In short, maintaining essential public utilities in older, low and moderate
income areas is just as important as maintaining the homes in those neighborhoods.
- The City will also work to improve and expand its park and recreation facilities into areas
where no such facilities are available to the immediate area. Several low and moderate
income areas in the City lack neighborhood park facilities for children and adults to enjoy.
Projects with a City-wide orientation will also be considered for funding since those are
more prone to be used by the entire community rather than just one neighborhood.
These projects have the greatest potential to benefit the largest number of Kent
residents, over half of which (56%) include low and moderate income persons.
- The City also sees a need to provide additional public services to neighborhoods as a
way to improve living conditions and the general environment. One such service involves
the community policing program instituted by the Kent Police Department at the Silver
Meadows Apartment complex in northwest Kent several years ago. As a result of that
program, tenants at this complex have been able to overcome significant rates of criminal
activity at the complex. Since that time, the City has extended this program to several
other "at-risk" areas in low and moderate income neighborhoods with success. The City
will also consider funding job training activities directed at helping low income persons to
develop job skills in a supervised environment in order to help prepare these persons for
full time job opportunities.
Anti-Poverty Strategy
Over a third of all households in Kent are considered to be "Very Low Income" and minority
households experience an even higher rate of occurrence in the "Very Low Income" category
than do all households in general. These statistics support the fact that a number of persons
and households are living near or below the poverty level. Income is the variable by which this
classification is established.
Based on 1995 figures, unemployment rates in Portage County are very low compared to other
areas in both the State of Ohio and across the country. While unemployment rates hovering
around 3-4 % provide a sense that unemployment is not a widespread problem, one must look
beyond this statistic as to why so many are considered to be living at or below the poverty level.
During the City's consultations with representatives from community and social service agencies,
several representatives mentioned that "under-employment" was a significant problem within the
community. This input was based on the reality that people who are employed are in fact
employed in low paying jobs or jobs just above minimum wage.
In order to address both unemployment and under-employment, the City of Kent took the lead
several years ago in working with the Kevin Coleman Center to establish the Small Business
Assistance Center and Business Incubator which is located in Kent and is the only facility of its
type in Portage County. This facility is geared toward helping lower income persons plan and
set-up their own small businesses whereby they can give themselves an opportunity to move
away from low paying jobs or public assistance.
In addition to providing both technical assistance and incubator space at this facility, the City has
just recently created a Small and Minority Business Loan Program to provide capital to new,
small businesses who may not have access to conventional capital. In addition to these
programs, the City is also planning to establish a Micro-Enterprise Loan program to provide
intensive support training and start-up capital to low income persons who show the ability but
lack the capital and expertise to set-up their own small businesses.
Through these programs, the City believes that it can provide a permanent, on-going program
that will provide long-term solutions to some of those living at or below the poverty level due to
meager incomes.
In addition to the efforts mentioned above, the housing programs being offered by the City as
well as actions to reduce homelessness are also considered strategies geared towards reducing
the incidence of poverty in that they help reduce both substandard housing conditions and the
potential for cost burdening that may result from market costs to purchase or rent adequate
housing or from having to make costly repairs to both older owner or rental housing units. By
reducing such burdens and helping those who are homeless get the services they need for a
faster recovery, the City can help control and even reduce the levels of poverty within the
community.
The City is working with PARTA (Portage Area Regional Transportation Authority) to expand
affordable and effective public transportation services within both the City of Kent as well as
Portage County. The provision of adequate and affordable transportation to both housing and
employment opportunities is also seen as a strategy that can help reduce poverty within the City.
For some, having access to decent housing and jobs can be the difference between making a
decent living and owning a home versus having to live in poverty.
Housing and Community Development resources
There are numerous resources within the City of Kent to help carry out the plan including
Federal, State, County, City and educational institutions. Kent also has a significant number of
non-profit organizations, non-profit financial institutions, builders and developers that are involved
with housing and activities related to overall community development.
Coordination of Strategic Plan
The City's Community Development Department is responsible for the administration of the City's
Community Development Block Grant program as well as other housing related activities. Each
activity funded fully or in part with Community Development Block Grant funds is monitored with
regard to its progress, payments and financial record-keeping, compliance with all applicable
local, State and Federal laws, environmental review compliance and post-activity close-out. The
City files an annual Grantee Performance Report with the Department of Housing and Urban
Development identifying program expenditures and accomplishments for the previous program
year. In addition to the Grantee Performance Report, the City also prepares an Annual
Performance Report related to housing (previously submitted as part of the Community Housing
Affordability Strategy - CHAS). Both reports are filed with the Columbus, Ohio Office of the U.S.
Department of Housing and Urban Development within 90 days of the completion of each
program year. Both reports are made available for public review and comment prior to their
submission to the U.S. Department of Housing and Urban Development.
ONE-YEAR ACTION PLAN
Description of Key Projects
There are 15 key projects planned for the coming year. They include the following:
- Using $25,000 in CDBG funds to assist homeless shelter support services. This includes
helping sheltered clients to find housing upon entry, assist clients in finding other needed
services such as health or human services, and teach preventive measures that will help
the clients avoid homelessness in the future.
- Using $23,000 in CDBG funds to assist the Kevin Coleman Job Training Program. Funds
will be provided to Kevin Coleman Center to provide jobs and job training for low and
moderate income clients who have undergone treatment and counseling for mental
disabilities and who are seeking to prepare themselves for re-entry into the work force.
- Using $57,700 in CDBG funds to create a park and recreational facility on Artemis Drive
in Kent. Funds will be used to improve a 2.7 acre parcel of land through the construction
of a baseball/softball field, picnic shelter, playground facility and other improvements.
- Using $28,317 in CDBG funds to assist he Kent / Portage Small Business Development
Center and Business Incubator. The funds will aid them with counseling and technical
assistance for persons interested in starting their own business.
- Using $40,000 in CDBG funds to assist the Micro-Enterprise Loan Program. Funds will
be used to make small loans between $300 and $3000 to lower income residents whose
business qualifies as a "micro-enterprise". Funds will also be used for counseling.
- Using $70,000 in CDBG funds to assist the Down Payment Assistance (Home
Ownership) Program. Funds will assist low and moderate income residents to purchase a
home in the City of Kent.
- Using $20,000 in CDBG funds to assist the Community Policing Program. Funds will
assist with the continuation of a program that involves drug prevention, enforcement,
education and community intervention within assisted housing complexes.
- Using $50,000 in CDBG funds to assist with Rental Rehabilitation.
- Using $50,000 in CDBG funds to assist with Owner-Occupied Housing Rehabilitation.
- Using $40,000 in CDBG funds to conduct the Pine Street Storm Sewer Improvements.
- Using $56,000 in CDBG funds to conduct the Graham Avenue Storm Sewer
Improvements.
Lead Agencies
City of Kent Community Development Department
Housing Goals
During the next fiscal year, the City of Kent will assist 89 rental units and 100 owner occupied
units to improve Kent housing conditions. The breakdown is as follows:
- Rental Units (Small)
- 16 units with a cost burden over 30% will be assisted
- 11 units with a cost burden over 50% will be assisted
- 5 units with physical defects will be assisted
- Rental Units (Large)
- 8 units with a cost burden over 30% will be assisted
- 8 units with a cost burden over 50% will be assisted
- 12 units with physical defects will be assisted
- 11 units that are considered to be overcrowded will be assisted
- Rental Units (Elderly)
- 9 units with a cost burden over 30% will be assisted
- 6 units with a cost burden over 50% will be assisted
- 3 units with physical defects will be assisted
- Owner Occupied Units
- 30 units with a cost burden over 30 % will be assisted
- 70 units with physical defects will be assisted
Maps
MAP 1 depicts Kent and its vicinity and selected points of interest.
MAP 2 depicts areas of low and moderate income concentration.
MAP 3 depicts racial distribution within Kent, Ohio.
MAP 4 depicts areas of higher unemployment in Kent, Ohio.
MAP 5 depicts project areas within the city.
For more information on the Kent, Ohio Consolidated Plan, please contact:
A. Louis Zunguze, Director
Department of Community Development
324 South Depeyster Street
Kent, Ohio 44240
Return to Ohio's Consolidated Plans.
