Greenville County is located in the northwestern corner of South Carolina, with the Blue Ridge chain of the Appalachian mountains as its prominent geographic feature. It is South Carolina's most populous county, and its Metropolitan Statistical Area (MSA) is one of the fastest growing in the Nation. During the past 50 years, the county has evolved from an early textile community to a high-technology zone. The concentration of foreign investment is the largest of any metropolitan area in the United States.
During the first year the Consolidated Plan focuses funding uses on housing needs. The county will receive $2.7 million in Community Development Block Grant (CDBG) funds, an estimated $1,586,000 in CDBG program income, $101,000 in Emergency Shelter Grant (ESG) funds, and $917,369 in HOME Investment Partnerships (HOME) Program funds, including program income.
The Greenville County Redevelopment Authority (GCRA) was the lead agency for developing the Greenville County Consolidated Plan. In March 1995, GCRA consulted with service providers from the Judson community, the county's most active target area. GCRA also met with groups concerned with the needs of the homeless and with homelessness prevention. The meetings attracted housing professionals, social service workers, health department staff, and various agencies, including homeless service providers, Judson service providers, and affordable housing providers.
During March 1995 public hearings for the municipal elements of the Consolidated Plan were held in six communities -- City View, Fountain Inn, Greer, Mauldin, Simpsonville, and Travelers Rest. To address concerns in the Judson community, special outreach was provided on April 8, 1995, as part of a neighborhood festival held in the community.
In mid-April the Greenville Piedmont printed a summary of the Consolidated Plan and announced that the draft plan was available for public comment. Copies of the plan were placed at the GCRA office, the Greenville County Main Library, and the clerk's office in each of the six municipalities. Following a 30-day public comment period, the Greenville County Council adopted the final Consolidated Plan, which included recommendations by the GCRA Board.
The Consolidated Plan area comprises the county's unincorporated areas as well as the six cooperating municipalities, including the Spartanburg County portions of Greer and the Laurens County portion of Fountain Inn. The city of Greenville is excluded from the plan area because it is a separate entitlement area that will prepare its own Consolidated Plan.
Since 1950 the population of the Consolidated Plan area has been steadily increasing. Between 1970 and 1980, it increased by nearly 27 percent, and between 1980 and 1990, it increased by another 14 percent, rising to a total of 266,376. This growth trend is expected to continue.
In 1990 approximately 21 percent of the population were under the age of 15; about 35 percent were under the age of 25; and slightly more than 11 percent were age 65 or older. The elderly population was concentrated in lower-income areas of the county, which were developed prior to the 1930s.
The 1990 median family income (MFI) for the Consolidated Plan area was $34,560, which compared favorably with the statewide MFI of $30,797. Among the six municipalities, Mauldin and Simpsonville had the highest MFI figures -- $45,990 and $40,059, respectively. The remaining four municipalities had incomes lower than the area MFI. Fountain Inn had an MFI of $30,525; Travelers Rest had an MFI of $28,321; Greer had an MFI of $22,957; and City View had an MFI of $18,973. Because of their low median incomes, Greer and City View residents qualify for low- and moderate-income benefits.
The plan area's households can be classified into the following income categories:
Low- and extremely low-income households comprise 22 percent of the total household population, while moderate-income households comprise 17 percent.
In 1990 the Consolidated Plan area's per capita income (PCI) was $13,645, which was 15 percent higher than the State's PCI. However, although the PCI for white households was $15,188, the PCI for African-American households was $8,294. In census tracts where African Americans comprise more than 30 percent of the total number of households, the PCI was $9,757, which was 28.5 percent lower than the area's PCI. Overall, 52 percent of all African-American households were low- to moderate-income, while only 34 percent of white households were low- to moderate-income.
Greenville County's racial and ethnic composition had changed in 1990 from the previous decade. Although the white population still comprised 84 percent of the overall population, other ethnic groups grew rapidly. Between 1980 and 1990, the Hispanic population increased by 41 percent, and the African-American population increased by 21 percent, while the white population increased by only 12 percent.
Cost burdens (paying more than 30 percent of gross income for housing expenses) cause serious housing problems for lower-income renter and owner households. Overcrowding and substandard conditions, such as insufficient plumbing, also cause significant housing problems for moderate-income renters, accounting for 47 percent of reported problems.
Although overcrowding does not cause major housing problems, the 1990 census counted 2,309 overcrowded units in the plan area. As can be expected, certain populations are affected more than others. Among extremely low-income large-family renters, 57 percent are overcrowded.
The 1990 census counted 105,192 year-round housing units in the plan area, and nearly 94 percent of them were occupied. Of all year-round units, 27 percent were renter-occupied, while 67 percent were owner-occupied. Between 1990 and 1994, 17,036 new dwellings were constructed. Many of the housing units contained three or more bedrooms, and most of these larger homes were owner-occupied.
Growing demand for homeownership has reduced some of the demand for rental housing. However, this increased demand has slowed the development of new multifamily rental units. Between 1992 and 1994, the construction rate for multifamily units was lower than it had been in 15 years.
Historically high mortgage interest rates governed occupancy and ownership patterns during the 1980s. However, during the early-1990s interest rates declined significantly. Because interest rates remain low, many families that could not afford to purchase a home during the 1980s now are buying single-family conventional homes.
Since 1980 the number of manufactured housing units, such as mobile homes, also has increased. In 1990 nearly 11 percent of the county's dwellings were manufactured homes, and by 1994 slightly more than 30 percent of all newly permitted dwellings were manufactured homes.
The Greenville County Planning Commission (GCPC) estimates that between 1990 and 1995 the county population increased by 4 percent. To reflect this increase, GCPC has adjusted all 1990 data used to determine community needs.
In 1990 there were 71,556 owner households in the plan area, and 24 percent of them were elderly households. The number of owner households is estimated to be 74,667 in 1995 and 77,631 in 2000. Nearly 30 percent of these households are expected to earn less than 80 percent of MFI, qualifying them for the CDBG and HOME programs.
For both renter and owner households, housing problems occur disproportionately among low-income minority groups. Among renters, extremely low-income households are most likely to have problems, while among owners, low-income elderly and large households are most likely to have problems.
A homeless survey conducted during a 24-hour period in September 1993 counted fewer than 300 homeless persons living in Greenville County, including Greenville City. Nearly half were unsheltered. The majority of homeless, 139 individuals, were served by emergency shelters. In addition to those persons, 14 were served by day centers, and 11 were served by transitional housing. This survey also identified the following subpopulations:
Shelter providers and Greenville Homeless Coalition members identified the need for a reliable transportation program and the need for transitional housing for several homeless subpopulations. A transportation program would enable homeless people to access services and to secure employment. The homeless also need rental assistance, including help with deposits and first month's rent.
Most public and Section 8 housing units are located in the city of Greenville. There are 269 public housing units within the Consolidated Plan area. Of these, 112 are one-bedroom units; 72 are two-bedroom units; 77 are three-bedroom units; and 8 are four-bedroom units. The majority of these units are located in Greer and Fountain Inn, and they are operated by the Greer Public Housing Authority and the Laurens County Regional Housing Authority. Because Greenville County does not have a housing agency, the city of Greenville's housing agency operates 20 scattered-site units within the plan area.
The county does not expect to lose any of its public housing stock, because none of the available public housing units are scheduled to be converted for homeownership.
The Greer and Greenville housing agencies also administer 701 Section 8 certificates and vouchers. Of these, the vast majority are used in the county's unincorporated areas. Greer will construct a 48-unit senior housing complex, with half of the units being reserved for Section 8.
Greenville County will cooperate with the Greenville Housing Authority initiative to develop new scattered-site public housing in unincorporated areas.
The GCPC has identified the following barriers to affordable housing:
The Greenville County Human Relations Commission administers fair housing and fair employment activities. The commission investigates housing discrimination complaints and makes referrals. It also conducts educational programs about fair housing and related issues, such as substandard housing and tenant-landlord relations.
Although community education efforts provide fair housing counseling, particularly in unincorporated areas, no long-term objectives have been established. However, before any goals can be set, the impediments to fair housing must be thoroughly analyzed.
Although 66 percent of Greenville County's occupied housing stock were built between 1940 and 1979, 66 percent of these units were built after 1960. Only 6,975 housing units were built before 1940, and in 1990, 93 percent of all housing units were less than 50 years old. Consequently, Greenville County should have fewer lead-based paint hazards than other areas of South Carolina.
Because persons with special needs require various services, Greenville County supports these populations by cooperating with agencies experienced in the needs of the disabled. Specific arrangements for these individuals include the development of group home structures and modifications to individual housing units. The county has placed a priority on adapting individual dwellings to improve accessibility.
The county also will support applications by nonprofit providers for the construction of new or renovated group homes for persons with mental illness; help to provide transitional housing for women with addictions, including those who would otherwise be homeless; and consider supportive housing programs for the frail elderly as well as planned service locations for the entire elderly population.
After reviewing the nonhousing needs of the municipalities and unincorporated areas, the county has identified the following community development needs:
GCRA will support the new housing providers forum, which was convened by Greenville Housing Futures. This relationship will enable GCRA to increase understanding and encourage cooperation among affordable housing providers. Furthermore, GCRA will cooperate with the Community Planning Council, which taps private community leadership and attempts to formulate unified strategies for meeting social needs. The Community Planning Council fosters communication between GCRA and private charities concerning community needs that could be addressed using a mix of public and private resources. GCRA also will support the Judson community service providers group.
GCRA routinely seeks opportunities that improve rental housing and its affordability. The main priority for affordable rental housing is to acquire locations that have high concentrations of jobs for low- or moderate-income persons. These jobs are increasingly available on the Greenville County's east side and in the Golden Strip communities, where few affordable rental dwellings exist. GCRA will consider new construction in these areas and will examine the feasibility of a direct rental assistance program.
High priority was assigned to extremely low- and low-income owner-occupied houses displaying physical defects and to extremely low-income owner households experiencing cost burdens greater than 50 percent of their income. Medium priority was assigned to all large-family renters living in overcrowded conditions.
Among homeless needs, high priority was assigned to assessing the outreach needs of homeless individuals and providing them with transitional shelters. High priority also was assigned to providing transitional shelters for homeless families and persons with special needs.
The county identified the following nonhousing community development priorities:
Poverty in Greenville County appears to be increasing. In an average year, GCRA provides 100 to 150 low- and moderate-income households with assistance. Of these, nearly half are very low-income. While GCRA has traditionally addressed neighborhood revitalization problems on a systematic basis, its board has recognized the limited effectiveness of purely physical strategies. Consequently, GCRA has broadened its agency mission statement to include "revitalization of the social and economic infrastructure necessary to the well-being of communities." With this new commitment, the county will have a greater opportunity to address the many dimensions of poverty.
Key strategies that create opportunities to escape poverty will use the following resources and programs: the Parker Child Care Center, the Women's Transitional Residence, and the Place of Hope Day Shelter for the Homeless.
Resources available to the Consolidated Plan area include public, private, and nonprofit organizations that offer: case management, education, health screening, legal counseling, youth needs, life skills, recreational outreach, social services, and Medicaid/Medicare services. Additional nonprofit organizations are engaged in special needs housing development. Currently, no agencies are concerned with rental housing needs.
The public agencies involved in activities covered by the Consolidated Plan include numerous departments within the Greenville County general government. As the lead agency, GCRA will work closely with assisted housing and service providers. GCRA develops and administers CDBG, HOME Affordable Housing Grant, and ESG programs. GCRA advises the Greenville County Council on other housing and public works activities. It also may administer funds under those programs and funds for Appalachian Regional Commission grants.
The GCPC administers the county's zoning and subdivision regulations, while preparing zoning plans for the cities of Greenville, Fountain Inn, Greer, Mauldin, Simpsonville, and Travelers Rest. Furthermore, the county now cooperates with the Greenville County Health Department to develop neighborhood-level services, such as health activities at Hollis Elementary School.
For Fiscal Year 1995, CDBG activities will consist of comprehensive neighborhood revitalization programs in the Judson and Renfrew areas; supportive services for neighborhoods, homeless persons, and special needs groups; and CDBG programs in cooperating municipalities.
ESG funds will be used to provide a continuum of care for homeless persons. This continuum includes: Greenville shelters for battered and pregnant women and a homeless day shelter; organizations that provide employment readiness, life skills, medical education and prescriptions, and commodity foods; and Greer City homeless prevention activities.
HOME program funds will be used for moderate and substantial housing rehabilitation, site improvements, and property acquisition for the construction of new homes and the placement of new modular homes.
Key housing programs planned for the first year of the Consolidated Plan include:
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).
