Austin, the capital of Texas, is one of the most highly educated communities in the U. S. with 35 percent of adults having more than 16 years of education. The metropolitan area serves as a center for academic, political, research, and technological activities. Austin is recognized as the live music capital of the world and offers a wide range of music, cultural, and recreation opportunities.
The Consolidated Plan for the City of Austin serves as a blueprint for Austin's housing, economic development, and community development objectives until the year 2000. It includes a one-year Action Plan for approximately $12.9 million of Community Development Block Grant (CDBG), program income, HOME Investment Partnerships Program, Emergency Shelter Grant, and Housing Opportunities for Persons with AIDS (HOPWA) Program funds in fiscal year 1995-96. The funds will be used to benefit Austin's low and moderate income citizens by increasing the availability of affordable and accessible housing, creating or retaining jobs, and providing emergency shelter, transitional housing, and other supportive needs for homeless individuals, families, and persons with HIV/AIDS.
The Neighborhood Housing and Conservation Office (NHCO) was identified as
the lead agency in developing the Consolidated Plan. The plan was developed in
partnership with the Austin/Travis County Health and Human Services Department
and the Comprehensive HIV Planning Council. Citizen participation activities
were coordinated by the City's Community Development Commission. One public
hearing was held after notices were published in three local newspapers. A
survey to assess housing, economic development and other community needs was
widely distributed throughout the City. A summary of the draft Consolidated
Plan was published in three local newspapers, followed by a 30-day public
comment period. Copies of the draft plan were also available at NHC's office,
seven neighborhood centers, and the main public library. The Plan adopted by
City Council on August 3, 1995.
Austin, located in Travis County, comprises 80 percent of the County's population. In 1990, Austin's population was 465,622; an increase of 34 percent since 1980. The population for Travis County was 576,407 in 1990; an increase of 37 percent since 1980. Although population growth rates are expected to gradually decline over the next few years, Austin's stable employment growth will continue to generate a younger age distribution. Data from the 1990 Census shows that the median age for Travis County was 28.9 years.
Fifty-eight percent of all households in Travis County are families. The
number of nuclear families decreased, while the number and proportion of
households headed by single females increased. In 1995, the median household
income for Austin was $43,200, up from $39,400 in 1990. The low to moderate
income population represents 47.3 percent of the total. Twenty six census
tracts in Austin contained concentrations of racial/ethnic minorities.
Austin has been experiencing high rates of employment growth over the last four years. This rate is not expected to continue at the current pace, though the relative economic slow-down will not be as dramatic as other cities due to the diversified economy and strength in the manufacturing and construction industries.
Austin is expected to experience continued gradual growth in its population, though growth rates will be slower than in previous years.
Austin is a City of renters. Approximately 59 percent of Austin households rent rather than own their homes. The typical renter also has a lower income and pays a larger percentage of his or her income on housing than a home owner.
The Housing Needs section of the Consolidated Plan focuses on the needs of extremely low to moderate income households, the homeless, persons with HIV/AIDS, the disabled, persons with special needs, and persons living in housing with lead based paint.
Recent job growth and high construction costs have created a housing crisis. Occupancy is currently at 97 percent or higher. The primary reason is that job creation out paced housing production. For every four jobs created, only one housing unit was created.
Of the existing houses available for sale (i.e. resales), the vast majority were priced at levels affordable to households earning more than the Austin median family income. Only 1 percent of the units were affordable to low income families. Of the newly constructed units available for sale, fewer than one percent were affordable to moderate income families. Almost 70 percent of the new homes on the market were priced above $125,000.
Of the existing apartments or homes available for rent, the average rent was approximately $540 per month. The majority of rental units under construction are expected cost more than $860 per month.
Regardless of whether housing is rental or owner occupied, there is a mismatch between supply of affordable housing and demand. As of the date of the Consolidated Plan, the supply of affordable housing equaled only 56 percent of the demand. The vast majority of housing available in Austin is not affordable to low or moderate income households.
The City of Austin utilized population projections to determine the need for affordable housing for renters and home owners.
Renters had a much greater need for affordable housing than owners. Unlike many cities, however, the greatest need in Austin is for rental units for small households rather than for large households. From 1995 through 2000, the number of affordable rental units needed for small households is projected to be 14,986. The number of affordable rental units for large households is projected to be 3,875.
The projected need of affordable houses for home buyers is 11,601 units.
A poll of emergency shelter and transitional housing operators by the Austin Area Homeless Coalition places the number of homeless in Austin at 6,000 persons. Of these, 75 percent are single adults, 20 percent are part of a homeless family, and 5 percent are homeless youth unaccompanied by an adult.
Austin has 330 emergency shelter beds. During 1994, the shelters operated at 110 percent of capacity but still turned away 3,957 homeless persons and families due to a lack of space. Austin has 147 transitional housing units. During 1994, the agencies operating transitional housing turned away 1,800 applicants due to a lack of space.
Mental health treatment services are needed by approximately 45 percent of Austin's single homeless population and 30 percent of homeless families. There are no shelter facilities for homeless persons with serious mental illness within Austin or Travis County. In addition to mental illness, 51 percent of Austin's single adult homeless population and 22 percent of Austin's homeless families need treatment for alcohol or substance abuse.
There is a critical need for supportive and assisted housing for persons with AIDS. The Austin/Travis County Health and Human Services Homeless Clinic is currently experiencing an HIV positive test rate of 10 percent. The rate has been as high as 25 percent. The number of homeless persons with AIDS is estimated to be 300.
Austin has an inventory of approximately 7,919 housing units which have been assisted by City, State, and federal programs. Of that total, the Housing Authority of the City of Austin (AHA) operates 19 housing developments and 22 single family scattered sites amounting to 1,928 units. AHA also administers the Section 8 Rental Assistance Program for an additional 1,935 privately owned units.
Of the units owned by the AHA, 1,831 are undergoing modernization through the Comprehensive Grant Program. In addition, AHA received a HOPE VI Implementation Grant for two of its most distressed housing developments.
There is currently no reliable information indicating that any of the subsidized units will be lost during the next five years.
The City of Austin's housing market analysis indicates that the primary barrier to affordable housing is the escalating demand and the resulting increases in prices. City imposed fees and building codes also provide significant obstacles to the provision of affordable housing. The intent of the City's policies and ordinances is the preservation of the environment and safer housing units. The unfortunate result to the City's lower income households is an increase in the cost of housing.
The City's analysis of impediments to fair housing was not complete in time for the production of the Consolidated Plan.
It is estimated that 85,922 housing units in Austin built before 1979 contain lead based paint. Of the total, 47,963 were rental units and 37,959 were owner occupied units. Forty-nine percent of the total units containing lead based paint are occupied by lower income households. In 1994, there were 30 reported cases of Austin children with elevated blood lead levels.
Housing Needs of the Disabled
The 1990 Census estimated that there were 26,000 mobility impaired persons in the City of Austin. Based upon the number of disabled persons and estimates on the current number of accessible units, the City estimated that at least 5,000 additional accessible units are needed.
Housing Needs For Persons With AIDS
Currently there are 2,500 cumulative cases of AIDS in Austin and 5,000 to 8,000 people infected with HIV in the five county EMSA. Approximately 300 of the persons with AIDS are homeless. Sixty percent of the persons with AIDS are near homeless and at risk of becoming homeless.
The availability of affordable housing for persons with AIDS is compromised by unsteady funding, resulting in inadequate service delivery for those in need.
Community development needs are addressed by service providers within a comprehensive service delivery system that includes health and human services, education, economic development, criminal justice, and substance abuse services. Community development needs identified in the Consolidated Plan include: affordable child care, developing a one- stop career center, construction and rehabilitation of public facilities, development of economic development programs, neighborhood revitalization activities which target East Austin, and provision of an array of public services which meet the needs of Austin's low and moderate income citizens.
The planning process to establish priorities for housing, economic
development, community development and services for the homeless and persons
with HIV/AIDS was accomplished through consultations with nonprofit
organizations, public and private entities, other city departments and
jurisdictions, analyses of data, and citizen input.
The City of Austin's community development objectives are: 1) to preserve and rehabilitate the City's existing single family and multifamily housing stock, primarily for extremely low, low, and moderate income families; 2) to preserve, provide and improve the social services for residents with specials needs; 3) and to expand economic opportunities in the community, particularly for lower income residents.
The City of Austin has a five year goal to increase the number of affordable and livable owner occupied housing units by 5,525. The City will accomplish this goal by providing assistance to homeowners who need to rehabilitate or reconstruct their homes; providing assistance to first time home buyers; and providing emergency repairs and architectural barrier removal to eligible homeowners.
The five year goal of increasing the number of affordable and livable rental housing units is 1,056. The City will accomplish this goal by providing financial assistance to investors and nonprofit organizations to encourage the acquisition and/or rehabilitation of existing substandard units and the construction of new units.
The City of Austin will address the needs of the homeless by providing housing opportunities and essential services to prevent homelessness, providing emergency assistance and services to persons at risk of becoming homeless, and providing appropriate intervention services to homeless persons and families to enable them to obtain permanent housing and achieve self sufficiency.
The five year goal for providing housing and supportive services for person with HIV/AIDS will be accomplished by providing emergency rental and utility assistance, providing drug and alcohol abuse treatment and counseling, and providing operating expenses and funds for supportive services and capacity building.
Priorities for affordable housing include increasing the number of housing units affordable for households earning less than 80 percent of the median family income, especially those earning less than 50 percent of median family income.
Priorities for homelessness include providing emergency, transitional, and support services to the City's homeless residents in order to return these families and individuals to independent living in permanent housing.
The priority for non-homeless persons with special needs is providing for the housing needs of the disabled, the frail and disabled elderly, and persons with HIV/AIDS.
Priorities for economic development include targeting funding to those areas with minority concentrations thereby targeting those populations with the highest unemployment rates. In addition, the City has developed programs which provide financial and technical assistance to businesses.
Priorities for other community development activities include public facilities, infrastructure improvements, and the provision of public services and accessibility needs.
The City's anti-poverty strategy is to support and implement an effective economic development program which supports individual self-sufficiency by creating or retaining permanent jobs for extremely low and low income persons. In addition, a second strategy to alleviate poverty is to provide education and job skills training.
The City of Austin currently receives CDBG, HOME, ESG, and HOPWA funds from HUD. The Austin Housing Authority receives Section 8 and Comprehensive Grant Funds from HUD. Local resources include general funds money to support social services for a wide range of needs. These funds are provided to nonprofit agencies in order to enhance the level of services available. General funds, however, do not support housing. Numerous private sector entities and service providers are involved in affordable housing production, community development, economic development, and health and human services needs of the community.
Although NHCO, has been designated by HUD to administer the four grant
program covered in the Consolidated Plan, NHCO directly administers the CDBG and
HOME Programs, while the Austin/Travis County Health and Human Services
Department (HHSD) is responsible for allocating the ESG and HOPWA grants. The
City is working with community organizations, surrounding local governments, the
school district and public housing agencies, and social service agencies to
better coordinated the goals and objectives identified in the Consolidated Plan.
Information and ideas are also shared among private and public entities who
impact the social and economic environment of Austin.
The One Year Action Plan outlines the proposed uses of $12,923,693 of funding from CDBG, HOME, Emergency Shelter Grant Program (ESG), Housing Opportunities for People with AIDS Program (HOPWA), and program income. Additional non-federal sources will also be utilized to meet the housing goals. Examples include HOME match from the City of Austin, funds from the Austin Housing Finance Corporation, Travis County funds, donations, and private leverage from investors and home buyers.
The City's single family owner occupied housing programs and economic development programs direct funds to designated targeted neighborhoods. All other programs are operated on a City-wide basis to eligible clients.
The One Year Action Plan will be accomplished through a cooperative effort between the City of Austin, Travis County, Austin Housing Finance Corporation, nonprofit agencies, and the private sector.
The housing goals are listed above.
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.
Mr. Bill Cook
Director
Neighborhood Housing and Conservation
(512) 499-3170
