Anderson County, situated on the Piedmont Plateau in northwestern South Carolina, contains 749 square miles, or 496,640 acres. The county is located half-way between Atlanta, Georgia and Charlotte, North Carolina. Anderson County provides a variety of land uses that range from agricultural to industrial. The largest City in the county is Anderson with a population of 27,313 or 20% of the total county population. The City of Anderson is located in the center of the county and is 116 miles from Columbia, the capital of South Carolina and 30 miles from Greenville, the largest city in the Carolina Up Country.
In addition to Anderson, there are eight other incorporated municipalities in Anderson County: Belton, Honea Path, Iva, Pelzer, Pendleton (one of the most historic towns in the state), Starr, West Pelzer, Williamston, and part of the City of Clemson.
The City of Anderson's Consolidated Plan presents a strategic vision for housing and economic development activities in this metropolitan area. It includes a One-Year Action Plan for spending $1, 140,000 of Community Development Block grant (CDBG), HOME Investment Partnership Program, and program income funds in 1995. These funds will primarily be spent on housing and economic development activities.
The City of Anderson Economic and Community Development Department was the lead agency in the development of the consolidated planning process. As the local governmental entity, the City has the staff and support resources to ensure wide spread citizen involvement in the process and the inclusion of all relevant agencies and organizations. The process used to develop the Consolidated plan involved interaction among private citizens, various local, county and state agencies concerned with housing and social services, non-profit housing providers and other members of the local institutions involved in the delivery of housing.
A meeting was held March 23, 1995, to discuss with many agencies and
organizations the development of the Consolidated Plan. Various organizations
were contacted after the meeting to obtain information for the completion of the
Consolidated Plan. The City Council approved a Citizen Participation Plan for
the City of Anderson on March 13, 1995. A public notice was placed in the
Anderson Independent Mail on March 14, 1995 for citizens to review and make
comments regarding this plan. The Citizen Participation Plan was made available
to the public at City Hall, City of Anderson Economic and Community Development
Department, and Anderson County Library. Citizens were provided thirty (30)
days to make comments regarding this plan. Also, a public hearing was held
March 21, 1995, at the Coleman Recreation Center at 6:00 p.m. A public hearing
notice was advertised in the Anderson Independent Newspaper on March 14, 1995,
regarding the development of the Consolidated Plan.
The largest city in the county is Anderson with a population of 26,184 or 20% of the total county population. The City of Anderson is located in the center of the county and is 16 miles from Columbia, the capital of South Carolina and 30 miles from Greenville, the largest city in the Carolina Up Country. According to 1990 census, the population was 26,184, down 4 percent from 1980.The total population of white persons decreased by eleven (11) percent between 1980 and 1990. The percentage of white persons in the City's overall population was 70 percent in 1980, and dropped to 65 percent in 1990. The total population of black persons increased eleven (11) percent between 1980 and 1990. The percentage of black persons in the City of Anderson's overall population increased over this same period of time from 29 percent in 1980 to 34 percent in 1990.
According to 1990 census data, Black percentages of the population is 34.
The 1990 Census data was used to determine all census tracts with a Black
population of 30 percent or more. These Census Tracts are CT 6 with 72.4
percent black and CT 7 with 56.4 percent Black. Census Tract 6 and 7
represented the highest concentration of the Black population.
Government, manufacturing, wholesale, and retail are the top four employers in the area. Government and the service sector dominate the downtown area of Anderson. Unemployment levels in Anderson have remained well below the national average for the past 10 years.
The Consolidated Plan identified as critical housing needs those families in need of housing assistance for extremely low, low-income families, renters, and owners, for elderly persons, large families and persons with disabilities. Rental assistance in the form of Section 8 Vouchers/Certificates is needed to reduce cost burdens. Funds to provide low interest loans and grants to eligible applicants are needed to address housing quality/conditions of existing housing stock. Availability and need for facilities and services for homeless individuals and families is also a concern expressed .
Statistics indicate large-related family households accounted for 94 percent of households with housing problems. Renters which are very low income were selected as a major priority due to the large numbers in need of assistance (small related) and the difficulty in housing (large related). Also, with the increase in the elderly population there is a need to provide supportive housing for the elderly.
There is a total of 10, 509 occupied housing units in the City of Anderson, representing 91.4 percent of the City's total units. Of these, 47.7 percent are renter-occupied and 52.3 percent are owner-occupied units. The Census reported 994 vacant units in the City of Anderson in 1990. There is a high percentage of families living in rental units. The condition of 85% of all rental units and 17% of owner-occupied units was identified as substandard with 75% suitable for rehabilitation.
The total inventory in the City of Anderson increased by 5.9 percent from 1980 to 1990. The number of one-unit structures increased a similar percentage during this time period. Significant increases were experienced in the inventory of 5-to-9 unit structures in the category of mobile homes/trailers. The category of ten or more units experienced a decline of nearly 21 percent during this period.
Changes in property values represent a 68% increase in the cost of purchasing a home with contract rents increasing approximately 122% during the 1980-90 census period. When comparing contract rents to owner-estimated housing values, rents in the City of Anderson have increased nearly twice as fast as similar increases in owner values.
Purchase of single family homes by low/moderate income persons in Anderson appears to be a major cost burden as income to realistic home purchase is 2.5 times normal rate. This figure represents underwriting guideline ratios used in assessing realistic affordability levels. This ratio is also reflective of a minimum down payment requirement of 5%.
Very low income households represent the largest segment with housing problems. They require rental assistance, affordable housing options, and owners needing rehabilitation assistance. Low income first-time homebuyers need down payment assistance and home counseling training.
We are seeing more families and children being homeless more than ever before in our nation. It is a priority of the City of Anderson to assist area providers in addressing the needs of homeless individuals, families and others with special needs. Currently the City is not a direct provider of housing and supportive services for the homeless and other special needs populations. However, the City has applied for Emergency Shelter Grants which will be made available to all qualified applicants. The City will assist in efforts by supporting transitional and/or supportive and permanent housing for homeless individuals/families and those at-risk of homelessness. The basis for the City priorities is derived from the urgent need for transitional, supportive, and permanent housing in the Anderson area. Both homeless providers and those serving the special needs populations are continually expressing a need for more housing and supportive services.
Anderson has 102 emergency shelter beds, of which 55 percent are devoted to single male adults with forty-five beds available for single women and families. There are six agencies in the Anderson area offering transitional housing for homeless persons. There is a critical need for housing to serve special needs populations such as persons with mental illness and individuals with substance abuse problems. A critical need has been identified for permanent housing and related services for the homeless and those non-homeless but with special needs such as the elderly, persons with mental/physical disabilities, and those persons with HIV/AIDS.
There is a total of 927 assisted housing units within the City of Anderson. Public Housing units account for 239 units; 343 are Section 8 rental units (Certificates/Vouchers); and the remaining 345 units received assistance from a variety of other Federal programs.
There are 310 units needed by the Anderson Housing Authority to fulfill their waiting list. A breakdown of the need consists of 50-one-bedroom units, 221 two-bedroom units, 33 three-bedroom units, and 6 four-bedroom units. The Section 8 Program's waiting list consists of a need for 336 units. The Section 8 waiting list was reopened in January, 1995. There are no vacancies or units expected to be lost from assisted housing inventory for any reason. Due to regulation changes, applications are selected by date of application not bedroom size.
Service providers for special needs populations indicated the following needs in addition to affordable housing:
Presently, the City of Anderson does not have a policy relating to removing barriers to affordable housing. However, the City, by HUD regulations, is having an Impediment to Fair Housing Assessment study done to determine what barriers exist and actions to alleviate such barriers.
Presently, the City of Anderson does not have a policy relating to removing barriers to affordable housing. However, the City, by HUD regulations, is having an Impediment to Fair Housing Assessment study done to determine what barriers exist and actions to alleviate such barriers. There are no current court orders, consent decrees, or HUD- imposed sanctions that affect the provision of fair housing remedies.
Further review of Fair Housing needs in Anderson will be done after completion of the Fair Housing Assessment Study.
The City of Anderson will work with health, housing, environmental, and social service departments to develop effective solutions to health and housing problems resulting from lead-based paint hazards. Formation of a collective agency is one step the City of Anderson can easily take. This group will discuss problems, develop a planned approach and coordinate efforts among all involved agencies to address lead-based paint abatement.
Since 1992, the Anderson Housing Authority has incorporated lead-based paint abatement as part of the public housing modernization. The Economic and Community Development Department through its use of HUD and SC State Housing Finance Development Authority funds to rehabilitate dilapidated structures has also included lead-based paint abatement.
In Anderson there is a concern regarding economic development,
transportation and human services. There is a need to stimulate growth within
the Downtown area and throughout the City. In providing assistance to business
owners and potential business, there is a lack of entrepreneur skills, start-up
capital, and business opportunities. Transportation is necessary for economic
development and health care services. The availability of accessible and
affordable public transportation is essential to carry residents to and from
jobs, child care centers, education sites and health care facilities. The
Anderson County Health Department and Social Services provides services to
assist families in the form AFDC, Medicaid, food stamps, and a significant
number of area residents have no health insurance. Even though others provide
these services, advocacy and educational efforts must be intensified and
outreach methods must be sought.
Although specific subgroups (small families/large families/elderly households) may have problems that are unique to their populations, housing problems in the City of Anderson are primarily related to low income and an aging housing stock. Housing priorities and strategies reflect those conditions. Housing objectives focus on supply of affordable housing. Community development objectives are to revitalize residential neighborhoods, remove blight in the central business district, and provide economic development opportunities for low- and moderate-income citizens.
Priorities for affordable housing include increasing the supply of affordable housing and reducing housing cost burdens for low-income households, improving the living environments of lower income residents, assisting public housing residents to become more self-sufficient, increasing housing choice for low-income and minority residents, and addressing the unique needs of large families, the elderly, and persons with disabilities.
Priorities for homelessness alleviation include adequate emergency shelter, ensuring transitional and permanent housing alternatives for homeless persons, creating supportive services for homeless persons not capable of independent living, and providing support networks and services to persons at risk of homelessness.
The priority for non-homeless persons with special needs is supportive housing or housing linked to supportive services for the frail elderly, persons with HIV/AIDS, and other persons with special needs.
Priorities for other community development activities include public facilities improvements (arks, recreation, and youth centers), infrastructure improvements (street, sidewalk, and sewer), and public services provision (including fair housing counseling and planning).
Priorities for economic development activities include proving commercial-industrial rehabilitation, commercial-industrial infrastructure, andother economic development needs through funding of the Anderson Development Corporation.
Priorities for Non-Residential Historic Preservation needs include funding of the Facade Improvement Program regarding the Central Business District.
The City of Anderson recognizes the need to prioritize antipoverty programs over the next few years, and intends to continue supporting existing programs. A number of social service organizations administer programs such as Head Start, Anderson Housing Authority's Family Self-sufficiency Program, Job Training Partnership Act activities, and housing and mortgage counseling.
The federal resources expected to be available to the City of Anderson are Community Development Block Grant (CDBG); Home Investment Partnership Program (HOME; and their program incomes.
The City of Anderson's Economic and Community Development Department is
responsible for Consolidated Plan activity. However a variety of public and
private organizations are involved. For example: the Anderson Housing
Authority, SHARE, local lending institutions as well as other non-profits that
provide additional essential consolidated plan activities.
The City of Anderson One-Year Action Plan outlines the proposed use of approximately $1.5 million in CDBG and HOME funds including program income. These funds will be spent mainly on an array of housing activities, including:
All of the projects in the One-Year Plan are dedicated to targeted residential areas, known as Census Tracts 1, 6, 7, and 9. Most of our funds are spent on preservation or housing rehabilitation.
The goals for the City of Anderson are to provide affordable housing through rehabilitation, acquisition, and new construction; provide rental assistance and family self-sufficiency through the Anderson Housing Authority, provider supporter services where people are at risk of becoming homeless.
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.
Willie J. Day, Jr.
City of Anderson, S.C.
Phone Number: (803) 231-2223
