Even though Florence, South Carolina, has suffered from a depressed economy for the past few years, things are changing for the better. New industries, increased commercial development, and expanded medical facilities have contributed significantly to Florence's population growth and housing demands.
The Consolidated Plan for Florence will be implemented with a first-year budget of $568,000, most of which comes from Community Development Block Grant (CDBG) funding. Program income accounts for $13,000 of the budget. Housing rehabilitation and repayment of a Section 8 loan account for most of the planned use. Street improvements are the second largest planned use.
Working in cooperation with many neighborhood leaders, staff from the city Planning and Economic Development Department, and the Police, Codes Enforcement, and Public Works departments, Florence held four public meetings and two hearings before the City Council. In addition, it has encouraged open communications through surveys and published materials and offered technical assistance to its residents.
In order to maintain public participation, the city has placed
special emphasis on neighborhood-based organizations,
particularly in low-income areas. There are currently 11 Resident
Councils within the Housing Authority of Florence who meet
monthly to provide planning input. As part of the city's Citizen
Participation Plan, a newly established Resident Advisory Task
Force was formed which will make recommendations on the needs and
concerns of housing communities throughout the city.
Located in the northeastern part of South Carolina, Florence has a population of 29,813. Although manufacturing remains the primary industry, the medical professions are growing at a rapid pace. There are 5 hospitals in the city which employ over 7,000 people. Recent population projections anticipate that Florence will continue to grow at an annual rate of 1.2 percent.
The 1990 census found that 53 percent of the residents in
Florence were white, 47 percent were African American and 0.1
percent were other minorities. The northern and southeastern
sections of the city have the highest concentration of African
Americans. These two areas also have the highest concentrations
of very low-, low-, and moderate-income households. About 39
percent of the African-American population lives below the
poverty level.
Although the city has been dealing with a depressed economy over the past few years, there are signs that this is changing. The unemployment rate has declined from 8.6 percent in 1994 to 6.6 percent in 1995. It is expected that this figure will change further with the introduction of new industry, a Hoffman-LaRoche plant and Sam's Wholesale Club, into the area by the end of 1995. Because of this new growth, it is projected that the number of persons with low incomes will decline slightly as the economy expands.
Because of the growth in the area, the population is changing. The numbers of retirees and transfers into the area for employment is affecting the housing market in Florence by creating a demand for more expensive homes. Since emphasis has been placed on providing housing for this new population, the housing needs of low- and moderate-income households have not been addressed.
One possible solution to this dilemma is the construction of multifamily housing units. At present, there are 73 apartment complexes in Florence.
Even though new residential housing construction meets the needs of higher income households that are moving into the area for employment, there continues to be a lack of affordable housing. Because tax and profit considerations have encouraged the construction of larger, more expensive homes, builders have little incentive to produce lower priced housing.
The 1990 census found that 29 percent of the households in the city have a housing problem (defined as substandard condition, overcrowded, or burdened by costs in excess of 30 percent of income), with twice as many renters as owners having problems. Median family income is $28,718 and moderate-income families have limited homeownership opportunities due to lack of availability, choice of areas, and difficulties with financing. Families with low incomes experience even more severe housing problems.
Not surprisingly, the percentage of households having housing problems decreases with increasing income. Three-quarters of very low-income households (0 to 30 percent of area median income -- MFI) had housing problems, especially renters. Very low-income elderly-owner households also had frequent housing problems. Fifty-nine percent of low-income households (with 31 to 50 percent of MFI) were reported as having housing problems, most often elderly renters. Among households with 51 to 80 percent MFI, 44 percent had housing problems, usually including cost burdens over 30 percent of income. There were more owners than renters in the last two groups.
Retirees and transfers to the area find housing costs comparatively reasonable. Therefore, tax considerations have encouraged the construction of large, expensive homes. For persons with moderate and higher incomes, the housing stock in Florence continues to show significant improvement in condition and availability. Growth within the city has increased the housing supply for middle- and upper-income residents. Coupled with this has been a decline in mortgage rates, which has increased the demand for new higher priced homes. The economy in Florence appears to be headed for an upswing over the next 5 years.
However, persons with very low and low incomes have seen relatively few improvements in their housing market. Even though the number of new housing starts has doubled within the past 10 years, starts in low- and moderate-income minority neighborhoods have been minimal.
In the Florence area, the majority of low- and moderate-income households are minorities who need more ownership and rental units that are in standard condition. Builders are discouraged from building housing when they know that conventional financing will be difficult for potential buyers to obtain. New construction of moderately-priced housing has been almost entirely in apartment complexes, with little construction of single-family houses. Those houses that have been built are in the $70,000 and higher price range and are not available to low- and moderate-income families. Those few affordable housing units that have been erected were built by nonprofit organizations. According to Florence's 1994 Multi-Family Study, the rental housing market vacancy rate is a low 3 to 4 percent. There has been no new construction of assisted rental units in the last few years due to a lack of Federal funding.
Three census tracts have the highest concentration of minorities and low-income households. They contain 85 percent of the city's African-American population. These neighborhoods also have the majority of vacant residential lots (770 lots in 1988). The quality of the housing stock is declining in these neighborhoods. The 1990 census showed that 74 percent of all lower income households had housing problems.
The pattern of housing need is not expected to change significantly over the next 5 years.
A 1990 census found that there are 100 homeless people living in abandoned buildings in Florence. Most of the homeless are victims of domestic violence and/or substance abusers. The 1990-91 Florence County Alcohol and Drug Abuse Plan found a need for a public detoxification facility, as Florence is located in the only region in the State lacking such services. Temporary housing is needed for victims of domestic violence, runaway and abandoned youth, and substance abusers.
Even though the low numbers of homeless persons do not make this a critical problem in Florence, the city has adopted a continuum of care approach by enlisting the aid of social service agencies to address the special needs of this population.
Florence has 1,002 rent subsidized apartments located in complexes of four or more units. These make up 29 percent of all multifamily units in the community.
Approximately 1,997 persons living in public housing and 484 families receive rental assistance through Section 8 certificates and vouchers. The waiting list for Section 8 assistance is 735 persons/families, and 139 families are on the waiting list for public housing. Although local priorities have been established for the chronically mentally ill, the Housing Authority estimates that approximately 50 percent of those who qualify for assisted housing are not being helped.
Overall, housing assistance is available for 1,493 households, but approximately 2,410 have incomes lower than eligibility level. One-third of these households own homes.
The city must address the gaps in the service delivery and management system caused by limited amount of participation by the private sector and struggling nonprofits. Other barriers to affordable housing in Florence are:
According to the 1990 census, there were 9,927 housing units built prior to 1980. The Department of Health and Environmental Control estimated that three-fourths of them contain lead-based paint. The Housing Authority made abatement of lead-based paint hazards in its units a top priority and completed an abatement program in the last year.
Pee Dee Mental Health Center serves 1,000 mentally-ill persons annually and has a file of 185 housing applications. Mentally-ill persons often have only $4,800 in Supplemental Security Income annually, so affordable housing with support services is important, although very little is available. These persons also need access to transportation.
The Consolidated Plan of Florence is targeted at providing decent affordable housing for ownership or rent for low- and moderate-income families. It also seeks to improve the physical infrastructure in neighborhoods, provide community services in low-income areas, offer shelter to the homeless, and eliminate conditions that are detrimental to health, safety, and public welfare.
Florence's Consolidated Plan identifies the following as housing priorities and goals:
In addition, the city will work with social service agencies and community organizations to reach out to homeless persons and those at risk of becoming homeless.
The city will explore ways to soften the impact of sewer and water fees, and will seek to expedite the permit and review process.
To reduce lead-based paint hazards, Florence plans to:
Since the safety and well-being of its residents is the city's highest community development priority, Florence has budgeted $213,000 for street improvements, $246,400 for flood drainage improvements, and $73,200 for improving sidewalks. In addition, $61,000 has been budgeted for recreational facilities. Neighborhoods where low-income persons live will be a priority.
Among the support programs included in the Consolidated Plan are a substance abuse program ($40,000), a youth program ($10,000), and a crime awareness program ($10,000). To assist low-income individuals out of poverty through employment, the Consolidated Plan has allocated $60,000 for employment training and $220,000 for the establishment of small businesses.
One facility improvement under consideration is the renovation of a building close to Mt. Zion Apartments which would be used to train disabled persons to become more independent. This building would also be used as a police substation.
In 1990, 6,266 individuals in Florence lived below poverty level. City housing programs directly affect 30 to 40 families every year. Ten neighborhoods benefit from community development projects. Through a unified approach of city departments with service agencies, the city hopes to help 60 families each year move out of poverty.
By providing affordable housing for families under the poverty level, Florence achieves two of its anti-poverty goals by: 1) creating a nurturing environment so that families can concentrate on improving their lives and 2) removing the excess cost burden of housing. The approach of upgrading the quality of neighborhoods is also seen in the city's commitment to repairing infrastructure and recreational areas as a way of bringing back neighborhood residents' sense of pride.
To serve the needs of the community, Florence works with such agencies as the American Red Cross, Pee Dee Coalition Against Domestic & Sexual Assault, the Community Action Agency, the Council on Aging, the Pee Dee Housing Development Corporation, the Florence County Disabilities and Special Needs Board, Circle Park Associates, and the county Department of Social Services.
The city Planning and Economic Development Department is the lead
agency in the development and implementation of the housing and
community development strategy. It works in collaboration with
the Public Housing Authority, Disabilities and Special Needs
Board, Community Action Agency, the Florence Affordable Housing
Corporation, Department of Social Services, Health Departments,
and the Housing Development Corporation.
Some of the projects planned for the first year of this plan include:
The key projects targeted to low- and moderate-income neighborhoods in Florence are:
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).
