Washington County is an urban county comprising 66 cities, boroughs, and townships in western Pennsylvania, just south of Pittsburgh.
In 1995 Washington County will use over $5.7 million in Community Development Block Grant (CDBG) funds, $1 million in HOME Investment Partnership (HOME) funds, and $685,000 in Emergency Shelter Grant (ESG) funds. The county has identified a number of affordable housing or public improvement projects it proposes to implement during the year.
The county held public hearings on December 8 and 12, 1994, to solicit input from citizens. The county also solicited input from social service agencies that provide housing assistance and related services to low- and moderate-income people. Separate comprehensive surveys were mailed to homeless assistance providers and affordable housing providers.
In 1990 the total population for the county was 204,584. Of that total, 196,810 were white; 6,786 were African American; 1,186 were Hispanic; 543 were Asian American or Pacific Islander; 201 were Native American; and 244 were from other racial or ethnic groups.
In 1990 the median family income (MFI) for Washington County was $31,239. Of the 78,750 county households, about 13 percent were extremely low-income (0-30 percent of MFI); 12 percent were very low-income (31-50 percent of MFI); 19 percent were low-income (51-80 percent of MFI); and 9 percent were moderate-income (81-95 percent of MFI). Low- and moderate-income households were concentrated in 37 census tracts.
Washington County's housing stock has steadily increased during the past several decades. In 1980 there were 80,921 housing units, and by 1990 there were 86,426 units. Of these, 68 percent were owner-occupied, and 22 percent were renter-occupied. The county's vacancy rate is only 1 percent for homeowner units and 7 percent for rental units. Residential structures containing two to four units account for nearly 8 percent of the occupied housing stock. About 6 percent were multifamily structures containing five or more units.
Continued high demand for owner-occupied housing could limit the supply, creating housing cost increases that would likely have the greatest impact on low-income households and first-time homebuyers.
Opportunities exist for expanding the county's affordable housing stock. Although much of the housing stock is old, the majority of the older units are suitable for rehabilitation. These units could become the housing stock for a rental rehabilitation program or a conversion to owner-occupied housing.
Overall, about 45 percent of the county's housing stock were constructed before 1950, and 36 percent were constructed before 1940. About 939 units have insufficient plumbing facilities. Most of the units are in good condition, but an estimated 609 units per year will slip into substandard condition. About 18,000 units need rehabilitation.
A great number of extremely low-income households have housing problems. More than 70 percent of renters and nearly 70 percent of owner households in this group are cost-burdened, paying more than 30 percent of their gross income for housing expenses. Furthermore, 73 percent of extremely low-income renters are severely cost-burdened, paying more than 50 percent.
Among very low-income households, more than 60 percent of renters and about 30 percent of owner households are cost-burdened. Among moderate-income households, only 19 percent of renters and 13 percent of owners are cost-burdened.
With a median housing value of $53,100 and a median monthly contract rent of $241, housing is affordable to large segments of the population, including middle-income households. However, continuing affordability problems for extremely low- and very low- income households are a concern.
The 1990 census counted 141 homeless people during the Shelter and Street Night count. No data are available on the county's unsheltered homeless population. A number of agencies provide shelters and services for the homeless. Shelter beds and affordable rental units are needed. Service providers also suggest that this population would benefit from some form of life-skill training or consumer education classes, because money management is often difficult for the homeless. Two organizations provide the homeless with financial assistance for security deposits.
The county has identified the need for a transitional housing program that addresses the multiple problems facing the homeless population and those threatened with homelessness. A transitional housing program would provide a bridge or transition to a more permanent type of housing.
The county has 1,070 public housing units. As of December 1994, 396 households appeared on the waiting list for public housing, which is always open. The Washington County Housing Authority (WCHA) administers 356 housing units for the elderly. Elderly tenants also occupy 868 of the 1,582 assisted rental housing units in the county.
WCHA administers 694 Section 8 certificates and 133 Section 8 vouchers. WCHA reports that 850 households appear on the waiting list for its Section 8 Rental Assistance Program. This list was last opened between April 1 and November 30, 1994.
An additional 1,582 housing units are owned and managed by various church or civic organizations. The county requires public housing that meets the needs of small families.
Despite the generally affordable housing stock, the major barrier to homeownership is low-wage employment. Inadequate incomes prevent households from saving money for downpayments and closing costs. Regulatory impediments are not a problem in the county.
The county will affirmatively advance fair housing by conducting an analysis of impediments to fair housing choices and taking appropriate actions to overcome the effects of any identified impediments.
The Comprehensive Housing Affordability Strategy (CHAS) Databook indicates that 12,890 rental units and 40,885 owner-occupied units potentially contain lead-based paint.
The Allegheny County Health Department (ACHD) reports that there is less incidence of lead-based paint in western Pennsylvania than in other parts of the State. Maintaining data on the locations of documented lead-based paint poisoning will help the county to identify areas that should be targeted for outreach efforts. The greatest potential for lead-based paint hazards exists in older housing units, which are occupied by low- and very low-income households who often defer housing maintenance because of limited resources.
The county will continue to fund lead-based paint abatement as part of its housing rehabilitation program, which assists populations with the greatest need. The county notifies homeowners who use CDBG funds for rehabilitation about the danger of lead-based paint.
Because the number of persons with HIV/AIDS is relatively small, no special housing exists for this population. A case manager from the county Department of Human Services assists all HIV/AIDS-infected persons who need housing. On average, about 20 to 30 people per year are diagnosed with HIV/AIDS and are seeking housing.
Based on national standards for mental illness, an estimated 81 to 450 persons with mental illness could need housing.
To determine the supportive housing needs for the developmentally disabled, the county assumed that all people living in State facilities need supportive housing, calculated their proportion of the overall State population, and compared that proportion to the county population. This method determined that the county needs 259 supportive housing units for the developmentally disabled.
The 1990 census counted 11,935 adults (between the ages 18 and 64) who reported having a work disability. If the number of mentally ill and developmentally disabled persons is deducted from that total, the actual number of disabled persons is 11,226. Of this figure, an estimated 1,123 require supportive housing.
The local chapter of Open Doors for the Handicapped conducted a survey and counted 98 housing units that are accessible to persons with disabilities. However, very few of these units were designed to accommodate families. The additional costs of making facilities accessible to person with disabilities discourage many builders and landlords from completing these upgrades. Therefore, the disabled population is looking for public funds to offset these additional costs and increase the number of housing units available to them.
The county's nonhousing public facility needs include improving parks in various communities and providing more handicapped accessibility. Public services needs include providing more services for the handicapped, the homeless, and youth. Other needs include health care services, crime awareness, fire safety, senior services, employment training, and fair housing counseling.
Infrastructure needs include street, water, sewer, and bridge reconstruction as well as sidewalk improvements. Economic development needs include helping two communities to generate commercial revitalization and constructing new business space within an existing industrial park to promote growth.
The priorities set forth in Washington County's Consolidated Plan have been determined by analyzing:
The county has identified the following housing priorities:
Because the communities are generally older and have deteriorating infrastructure and public facilities, each community's needs are very similar, including infrastructure improvements, economic development initiatives, and recreation and park improvements. After consulting with leaders from various communities, the county has developed the following short-term and long-term objectives:
Direct efforts to alleviate poverty by combining case management, social services, job training, and housing assistance have not occurred. The Single Point of Contact program requires the Department of Welfare to coordinate benefits with job placement programs using the Private Industry Council. However, housing is not included in this program.
The county, State, and U.S. Department of Housing and Urban Development (HUD) must resolve these issues. Until an official directive is received from the Federal and State agencies responsible for these entitlement programs, the county will encourage local program coordinators to discuss the matter and develop local strategies.
In addition to Federal resources, the county will have access to State programs, such as the Pennsylvania Housing Finance Agency's low-interest 30-year mortgage loans, which assist first-time homebuyers in certain low-income categories. The State has a Homestart Program that provides lower income households with closing cost and downpayment assistance. The State Office of Vocational Rehabilitation provides disabled persons with funds for accessibility improvements that enhance employment situations.
Although the county does not budget resources from its general revenues for housing assistance programs, it uses resources available through CDBG and HOME programs. No nonprofit private resources are available to assist with housing rehabilitation or development. However, the county can access for-profit funds from financial institutions, using the Federal Home Loan Bank Affordable Housing Program (FHLB). The FHLB encourages financial institutions to work with public agencies and nonprofit housing development organizations to create highly leveraged affordable housing initiatives.
The county will coordinate housing and service efforts with public agencies that provide housing resources, assisted housing providers, and private and public social service providers. The county's Redevelopment Authority will coordinate all efforts.
During 1995 Washington County will implement a number of proposed projects, including:
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).
Louis Dagostino, Jr.
Community Development Director
Washington County Redevelopment Authority
Courthouse Square, Room 603
Washington, Pennsylvania 15301
Phone: 412-228-6875
Fax: 412-228-6829
