Kettering's 1995 Action Plan outlines activities that will be funded using CDBG funds received directly from the U.S. Department of Housing and Urban Development (HUD) and HOME funds received from the Montgomery County/City of Kettering Consortium. Kettering will utilize $451,000 in new CDBG funds and $172,650 in HOME grant funds. The city will also generate and expend program income during FY 1995.
To ensure citizen participation in the Consolidated Plan process the city followed it's existing Citizen Participation Plan and sponsored three public meetings during the preparation of the draft plan and one public hearing while the document was available for public review and comment. Two of the hearings were held in low- to moderate-income areas--the Kettering Square Apartments and a local church. The final hearing was held in the Kettering Government Center. Special care was taken to offer accommodations for any individual with special needs.
To ensure attendance at the public meetings, flyers were developed and distributed to the children at two local elementary schools serving low- and moderate-income neighborhoods to take home to their parents. Flyers were also distributed to each of the 165 units in the assisted housing development, Kettering Square Apartments. Flyers were also mailed to the Planning Commission, the Board of Zoning Appeals members, the Board of Community Relations, the Neighborhood Watch Coordinators. Finally a notice was placed in the Kettering Oakwood Times.
After the Plan was drafted, an advertisement was placed in the Kettering Oakwood Times summarizing the report and announcing where the Plan was available for review, the date and time for a public hearing to discuss the plan, and the process for submitting comments to the city. All comments received at the public hearing and from the public who reviewed the document were addressed before the submittal to HUD.
Kettering completed a Demographic Trends Report after the 1990 census, which disclosed several general trends:
The 1990 census information shows that the Kettering median value of a home increased from $51,600 to $77,900 while rents increased from $195 to $381. Median family income (MFI) rose 67 percent from 1980 to 1990, reaching $34,506. The vacancy rate of rental units for Kettering was 6 percent. Kettering is dominated by single family dwelling units (7 of every 10 units), although multifamily units increased during the last 10 years.
The city expects its strong base of health related industries will grow as the population ages and that high technology industries will continue to prosper. Its employment base consists of a combination of traditional manufacturing, health care, and retail employment. In 1990 Kettering had one of the lowest employment rates for a city of its size in Ohio.
The needs that surfaced during the preparation of the Consolidated Plan were preserving Kettering's housing stock and relieving housing problems for low-income homeowners through a low-interest Housing Rehabilitation Program; providing financial assistance to low income first-time homebuyers; and providing financial assistance to low income elderly and all other low income-renter households.
The city also identified the need to assist non-homeless persons with special needs, coordinate social service programs with housing programs, begin a new program to provide additional homeownership opportunities, and provide assistance to those individuals in need of housing or in danger of becoming homeless.
The number of total housing units in Kettering--27,106--has increased steadily since 1970. Vacant housing units have remained constant at 3.7 percent since 1980. To optimize Kettering's undeveloped land, most new structures built since 1970 have been multifamily units rather than single family units. In 1990 single family homes comprised 71.3 percent of the total housing units, a drop from 74 percent in 1980 and 78 percent in 1970. Two to four-unit structures made up 11.7 percent, and structures with more than five units made up 16.7 percent of total housing units in 1990. During 1994, the city approved a 114-unit subdivision consisting of single family detached units that will sell in the $120,000 to $180,000 price range. The city is also working with a developer to devise a plan to create a minimum of 24 housing units in place of the now demolished Rose E. Miller School.
More than 63 percent of Kettering's housing units were built from 1950-1969, with the highest percentage (36.1 percent) in the 1950's - the period surrounding Kettering's incorporation. Since then, new construction has slowed. Just over 7 percent of Kettering's housing stock or 1912 new units were built from 1980 to 1990.
As expected, median value and rents have increased since 1970. Over the 20-year period, median value increased by 240 percent and median rent increased by 195 percent. Median rent has increased from $195 to $381 in Kettering over the past decade. The median value of an owner-occupied home in Kettering jumped 51 percent from $51,600 to $77,900.
Sixty-six percent of all housing units are owner-occupied with a overall 16 percent increase of housing units over the past decade. Renter-occupied units in Kettering number 8,892. The rental vacancy rate is 6 percent. Kettering's rental market consists of single family detached units, four unit structures, and complexes with over 100 multiple family units.
In Kettering, the number of low income households totals approximately 8,000 with the percentage of renters at 52 percent.
The available statistical data on the lower income households in the city of Kettering shows a total of 2,092 renters and 1,648 owners. These figures reflect a disproportionate percentage of renter households in the lower income category (24 percent of all renters compared to 10 percent of all owners). The 0-31 percent MFI level (extremely low-income) contains 1,002 renter households and 541 owner households. The 31-50 percent MFI level (very low-income) shows more owner households (1,007) and fewer renter households (335). Minorities, which make up less than 3 percent of the total population, are over represented in the very low-income category.
All extremely low-income large renter families indicate they have experienced housing problems and have a severe cost burden, and 87 percent of small renter families reported a cost burden over 30 percent of their income. Fewer very low-income large renter families exhibited housing problems (42 percent) and a lower percentage of small elderly families reported cost burdens than the average in both income levels. Small elderly families represent the largest segment of very-low income renter households.
In addition, elderly households are 71 percent of owner-occupied households, with 399 reporting extremely low-incomes and 770 reporting very low-incomes. Of all extremely low-income owner households, 70 percent have housing problems, including 55 percent having cost burdens over 30 percent of their income. The same percentage had a severe cost burden. In the very low-income category, owners with housing problems and cost burden dropped to 36 percent. Fourteen percent experienced severe cost burden.
As the income level rises to the 51-80 percent MFI (low-income), the data for Kettering shows a total of more owner households (2,076) and fewer renter households (2,008). These figures represent 24 percent of all renters as compared to 12 percent of all owners.
About one-fourth of the renter households were elderly, but they reported the greatest needs. Sixty-seven percent of the elderly renters reported housing problems and a cost burden greater than 30 percent of their income. In comparison, of the 667 small family households, 44 percent reported housing problems and 39 percent indicated cost burden. The severe cost burden experienced by 13 percent of the elderly is disproportionate to the figure of 3 percent for total renter households. None of the small and large family households have a severe cost burden.
Over half of the owner-occupied households are elderly. As opposed to the elderly renters, the elderly owners are below the total households average in housing problems and cost burden. Thirty-six percent of all other households have housing problems and 33 percent experience cost burden, compared to 23 percent and 21 percent of the total owner households, respectively.
Of the 873 moderate-income renter households, 18 percent are small elderly households, 31 percent are small family households, 9 percent are large family households, and the other households comprise 42 percent. Of the large family households, 44 percent experience housing problems and 10 percent have a cost burden over 30 percent of their income. The small elderly households have the most severe cost burden, and 35 percent of these households have housing problems. None of the small and large family or other households have a severe cost burden.
Of the total, 1427 moderate-income owner-occupied households, 608 are elderly and 819 are all other households. These elderly households have low occurrences of housing problems and cost burden (4 percent). All other owner-occupied households are slightly above the total owner household average of housing problems and cost burden, with 18 percent compared to 12 percent.
Because of the transient and infrequent nature of homeless in the city of Kettering (an estimated 56 individuals), there is little need for an extensive strategy to provide additional emergency shelter. However, the need does exist to provide assistance to low-income families in danger of becoming homeless, including young adults facing substantial barriers to economic independence, the elderly, and the unemployed. The city works with local agencies such as Dayton Power & Light, food banks, and the senior citizen center to help at-risk persons. The city will continue to increase the awareness of available support services to decrease the number of residents requiring emergency shelter.
Although Kettering does not have properties owned by the Dayton Metropolitan Housing Authority, 357 privately assisted housing units are located there. The city works closely with private providers of assisted housing complexes to meet needs. The city does have several Section 8 certificate holders and works with the Section 8 Program operated by Dayton's housing authority.
Kettering city staff reviewed the local policies to determine if any of the rules and regulations or administrative procedures and processes include any excessive, exclusionary, discriminatory or duplicative policies, rules or regulations that may constitute barriers to affordable housing. Additionally in 1991, the city, in cooperation with Montgomery County and the city of Dayton, surveyed members of the Greater Dayton Homebuilders Association, the Dayton Area Board of Realtors and the Greater Dayton Apartment Association to determine their perception of current policies that affect the opportunities for affordable housing. The consensus was that Kettering rules, regulations, and policies do not encourage barriers to affordable housing.
Kettering's support for fair housing programs is visible through the city's Board of Community Relations and it's participation in the countywide Miami Valley Fair Housing Center. The Board of Community Relations was organized by the city council in 1969 to promote fair housing through educational programs and enforcement provisions. The Miami Valley Fair Housing Center recently organized an educational and enforcement program through committee work.
The city of Kettering, Montgomery County, and the city of Dayton are in the process of undertaking a joint analysis of impediments to fair housing choices. The analysis will be prepared in 1996.
To address the lead-based paint issues throughout the community, the city will be working with Montgomery County and Dayton to implement a lead-based paint program. Montgomery County recently received notification of the receipt of grant award from the Lead-Based Paint Competitive Grant Program ($4.9 million). The three jurisdictions will map out the schedule and process for implementing this program. The award of this grant will enable the county and cities of Dayton and Kettering to address the lead-based paint problem throughout Montgomery County.
Kettering needs to improve local awareness of available social service programs.
Annually Kettering reviews the community development criteria for identifying areas of slum and blight. The definition includes areas lacking one or more parts of the infrastructure system, i.e. curbs, gutters and sidewalks, and street surface improvements. As the city began preparing the Consolidated Plan, an inventory of census tracts and/or blocks were examined to determine the needs of the various communities.
Residents also had an opportunity through public hearings to comment on community development needs. Two meetings were held in low- and moderate-income neighborhoods, and one at the Kettering Government Center. From the meetings held, the following general needs were formulated:
In addition, the city needs to create economic opportunities for local businesses and provide job training opportunities for the low- and moderate-income citizens.
The city of Kettering's housing priorities include:
The City of Kettering's non-housing Community Development priorities include:
The city of Kettering (through the city/county consortium) follows the Montgomery County Board of County Commissioners Anti-Poverty strategy. In an effort to promote economic self-sufficiency, it established an Employment Opportunities Work Group (EOWG), based on a model successfully implemented over 6 years in Kenosha, Wisconsin. The EOWG is a public and private (nonprofit) joint venture charged with developing a program model for residents to change the current welfare system, effectively utilize existing employment and training resources, and reduce the number of public assisted cases. Key elements of the model include the following:
Kettering's coordination efforts between public and assisted housing providers and private and governmental health, mental health and service agencies are centered in the housing staff and pertinent committees and boards. Through the Montgomery County Housing Advisory Board, the public housing authority, the community action agency, COUNTY CORP, representatives of city and county governments, union, realtor, and builder representatives meet on a regular basis to share information and coordinate efforts.
City housing staff is regularly in contact with all agencies and organizations at the local, State, and Federal levels that deal with housing for low-income households. Networking and coordination will continue as the city implements its housing priorities in the most effective way.
Kettering's 1-year action plan outlines the activities that will be funded using CDBG and also HOME funds (received from the Montgomery County/City of Kettering Consortium). Following are some of those activities:
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 project(s) from a street level vantage point; in addition, a table provides information about the project(s).
