The City of Bryan is located in the heart of Texas. The city has a current population estimate of 60,737 and is the county seat of historic Brazos County. A main attraction for the area is Texas A&M University (http://www.tamu.edu/), home of the Fightin' Texas Aggies. The area is also the future home of the George Bush Presidential Library (http://www.rtis.com/reg/bcs/org/bush/), scheduled to open in 1997. An additional attraction is historic downtown Bryan which features antiques, restaurants, retail sales, entertainment, and a cultural atmosphere. The economic base of Bryan features manufacturing, health care, retail, service, and government opportunities. For more information about Bryan, visit any one of multiple sites located on the Internet (http://www.city.net/countries/united_states/texas/bryan_college_station/).
The City of Bryan's Consolidated Plan (CP) presents a strategic vision for housing and community development. The plan includes a one-year action plan for spending $1,131,000 of Community Development Block Grant (CDBG) funds for the 1995 program year. These funds will primarily be spent on housing, public services, special community projects, and providing economic opportunity.
The Citizen Participation process was built upon the 1994-1998 Bryan-College Station Consolidated Five-Year Comprehensive Housing Affordability Strategy (CHAS). Previous consultation with local entities was used and, where needed and appropriate, follow-up consultation was directly made by Community Development staff either by personal visit, direct mail, or telephone.
The Consolidated Plan was developed in the following manner. The citizen committees held public hearings in January 1995. The hearings were moved out into the community to encourage citizen participation. Notice of the hearings was published in the local newspaper, broadcast on local television and radio news programs, feature stories were published in the newspaper, and fliers were handed out to local elementary school students. Both the fliers and radio announcements were in English and Spanish. The hearings were held to help establish the Consolidated Plan priority needs.
In March of 1995, the citizen committees held a special meeting to set priority need levels for the Consolidated Plan. Community Development staff provided a recommendation for both housing and non-housing needs and the citizen committees amended these needs according to their expertise and knowledge of the community. Based upon these priority needs, the Community Development staff established the strategies for meeting the housing and non-housing needs.
At special meetings of the citizen committees in March and April, the
committees heard comments and reviewed applications from entities regarding
funding of special projects, services and activities; determined which projects
the committees would recommend to the City Council for funding; and the level of
those funding recommendations. In May of 1995, the summary of the proposed
Consolidated Plan was published and a public hearing was held on the proposed
plan. Citizen comments were reviewed. The proposed Consolidated Plan was
amended and submitted to the Bryan City Council at a regularly scheduled city
council meeting for approval on June 27, 1995. The Consolidated Plan was
approved by council and published again in the local newspaper on July 23, 1995.
The plan was submitted to the HUD Fort Worth Field Office in August 1995.
The City of Bryan was incorporated in 1871, originally prospering as a regional agricultural and banking center. As the city grew, its economy diversified to include oil production and other forms of light industry. By 1990, the City of Bryan had grown to include 32.3 square miles and 55,002 persons. For 1995, the estimated population is 60,737. Since 1980, Bryan's total population has increased 37 percent. Based on local projections, the city anticipates the current population growth rate to continue. The general population of Bryan will increase by approximately 5,850 persons in the next five years. The 1990 Census indicated that the Black population continued to be a significant minority category (9,227 persons, 16.78 percent of total). However, the growth rate of the Black population (21 percent) was less than the overall Bryan growth rate (24 percent). The Hispanic population increased 63 percent during the last decade to 10,892 persons or 19.8 percent of the total 1990 population.
Based on the 1990 Census, the Median Family Income for the Bryan-College
Station Metropolitan Statistical Area (MSA) was $31,057. This figure is
approximately 14 percent below the National Median Family Income of $35,939. At
the present time, the Median Family Income for Bryan-College Station has
increased to $35,900. High concentrations of low- and moderate-income families
can generally be found in the older neighborhoods located in the northern
portion of Bryan. According to 91.205 (b)(2) of the Consolidated Plan Final
Rule, "... disproportionately greater need exists when the percentage of
persons in a category of need who are members of a particular racial or ethnic
group is at least ten percentage points higher than the percentage of persons in
the category as a whole." In examining concentrations of minority
residents and concentrations of low-income persons, it was discovered that there
are no disproportionate needs as defined by HUD in the City of Bryan. However,
the city recognizes that the city contains significant numbers of both low- and
moderate-income persons and minorities and the city considers these factors when
making public policy and funding decisions.
Texas A&M University is the major employer in the Bryan-College Station area with approximately 19,000 employees. Local governments ( the two cities, school districts, Blinn Junior College, and Brazos County) employ approximately 5,039 workers, the three major medical institutions employ 1,930 workers, and eight of the top manufactures employ approximately 2,109 workers. The economy is rounded out by retail and service opportunities. The local unemployment (an average of less than 4 percent) has remained well below the national average for the past five years.
The City of Bryan performed a "windshield" survey of the existing housing stock in 1987. The survey reviewed 4,739 dwelling units within the study area. The structural condition of each unit was classified into one of the four following categories: excellent, conservable, substandard, or dilapidated. "Excellent" structures had no visible signs of damage or deterioration, or had only slight defects correctable by minimal non-professional maintenance. "Conservable" structures needed more repair than would be provided in the course of regular maintenance. "Substandard" housing units had one or more code violations requiring professional maintenance or replacement. Finally, "dilapidated" structures did not provide safe and adequate shelter. "Excellent" and "conservable" structures, those requiring little or no maintenance, comprised 32 percent of the reviewed housing units. However, "substandard" units alone comprised a majority (57 percent) of the total examined structures. Approximately 10 percent of the structures within the study area were classified as "dilapidated." As a result of this finding, the two most critical housing needs in Bryan are (1) to provide affordable housing and (2) to improve and eliminate substandard and dilapidated housing.
In 1990, Bryan had a total of 55,002 persons living in 22,323 dwelling units (du). Hence, Bryan averaged 2.46 persons per du. in 1990. In 1995, the population for Bryan has increased by approximately 5,735 persons to 60,737. During this same period, the dwelling units increased by 608, based on local building permits. Accordingly, the persons/du ratio increased to 2.65 persons/du during that growth period. Also, based on reports from the Inspections Division, there were 101 permits issued for demolition from January 1993 to March 1995. This increase in dwelling unit density can be interpreted as an increase in demand for more adequate local housing. The supply of decent local housing has marginally kept pace with the area's recent population increase, causing the shelter costs in the local housing market to rise in the last five years. This rise in housing costs burdens the area's low- and moderate-income citizens more severely than other income groups.
Based on data provided by the Texas A&M Real Estate Center, sales prices on existing homes have increased significantly between 1993 and 1994. In 1993, the average sale price for an existing home in the Bryan/College Station area was $77,600. In 1994, that price increased to $81,500 which represented a 5 percent increase from 1993. The increase in cost of existing homes and the availability of new homes in the Bryan/College Station area apparently had a negative affect on the number of existing homes sold. The number of homes sold in 1994 decreased 9 percent from the 1993 level.
In 1993, there were 153 new homes constructed at an average price of approximately $135,000. In 1994, there were 205 new homes constructed averaging the same as 1993 homes in price. Because of the relatively stable price of new homes constructed, new home sales increased 34% from 1993 to 1994.
Because of the demand for more expensive housing in the Bryan/College Station area, developers are concentrating their resources on this market. Based on City of Bryan permits issued in the first quarter of 1995 compared to the same quarter in 1994, the trend in price of new homes is expected to remain the same as the 1993 and 1994 levels. As a result, the market for affordable housing has been somewhat overlooked by local developers because of the high profits generated by custom homes.
Estimating the need for facilities and services for the homeless in the Bryan-College Station community is difficult because many homeless persons do not use shelters. Local service providers estimate that most of the area's homeless either temporarily move in with friends or relatives or live in automobiles. Most local service providers believe the 1990 Census data on sheltered and unsheltered homeless persons in Bryan and College Station was an underestimate of a growing problem.
The result of a city staff survey is that there is a total of 136 homeless persons. Six are unsheltered - all adult. Ninety are in emergency shelters - 68 adults, 4 youths, and 18 persons who are members of families. Forty are in transitional shelters - 18 youths and 22 persons who are members of families. Among the highest needs in Bryan for the homeless are emergency and transitional housing for families and persons with special needs. Equally important is the need for permanent supportive housing for persons with special needs.
Bryan's Public Housing Authority has 300 housing units that consist of 26 one-bedroom, 125 two-bedroom, and 149 three-bedroom units. No units require demolition, but they are in need of upgrading. No units are anticipated to be lost due to demolition, conversion, or home ownership. All units meet or exceed Housing Quality Standards. Two units per year will be modified to accommodate persons with disabilities. Currently, there are 61 persons, or families, on the waiting list for housing assistance, seven of who claim to be disabled. There are 58 active residents claiming disabilities.
The Brazos Valley Development Council (BVDC) has primary responsibility for the administration of Section 8 tenant-based certificates and vouchers and the Moderate Rehabilitation Program. On May 17, 1995, the BVDC reported 820 utilized Section 8 tenant based certificates and vouchers and 16 moderate rehabilitation for Bryan. The BVDC's total budget for housing certificates in Brazos County is $3,967,968. The budget for housing vouchers in Brazos County is $3,179,916. The BVDC administers four contracts for moderate rehabilitation in Brazos County with a budget total of $289,296. All budgets are for the fiscal year beginning October 1, 1994, and ending September 30, 1995.
There are 235 project based units in the City of Bryan. Of these units, 200 are located in Mockingbird Run Apartments. Of these 200, Mockingbird Run Apartment management has indicated that 30 units are dilapidated and boarded-up, with most of the remaining units in substandard condition.
Obviously there is a great need for more quality rental units to service low-income persons in Bryan. Additionally, there is great community concern regarding Mockingbird Run Apartments and the need to either eliminate and replace the complex or improve the existing units to meet decent and safe living standards.
The purpose of development regulations is to protect the health, safety and welfare of the community. In determining strategies for reducing housing affordability conflicts, an effective balance must be established between protecting other societal and environmental goals and achieving housing affordability. In analyzing the effects of public policy as barriers to affordable housing in Bryan, no significant barriers were found to exist. Construction of new housing or the renovation of existing housing is very inexpensive in terms of development, building, and inspection expenses. Development standards are made as flexible as possible. Few additional requirements are needed to the national building codes. However, as previously mentioned, developers are currently concentrating their resources on the higher end of the housing market. As a result, the market for affordable housing has been somewhat impeded by local developers pursuing the high profits generated by the custom home market.
No impediments to housing choice were found to exist which were created by City of Bryan policies and procedures. Furthermore, the City of Bryan has adopted a fair housing ordinance. Complaints regarding violation of this ordinance can be filed in the City Attorney's Office or the Bryan Police Department. A copy of the ordinance can be obtained from the City Attorney's Office or the Public Library. The ordinance is contained in Chapter 13, Article III, Sections 13-46 through 13-55 of the Bryan City Code of Ordinances.
Mr. Alexis A. "Tripp" Walter
City Attorney
P.O. Box 1000
300 S. Texas Ave.
Bryan, Texas 77805
Telephone: (409) 361-3604
The City will review annually the number and type of complaints filed with the City Attorney. The city has conducted an analysis of impediments contained in sub-sections 91.200 through 91.210 of this Plan. The city will continue to take actions to affirmatively further fair housing and will conduct annual reviews of complaints filed with the City Attorney's Office.
According to the results of the Housing Stock Inventory Survey, a significant number of houses reviewed (2,536 units) were built prior to 1970. Approximately 1,471 of these homes could contain some amount of lead-based paint. Nationally, 74 percent of all occupied housing units built before 1980 have lead-based paint somewhere in the building. Of these pre-1980 housing units, nationally 71 percent are occupied by families with children under the age of 7. In the South, these figures are not as high. For example, 58 percent of all occupied housing units built before 1980 contain some amount of lead-based paint. Of the 1,471 homes built prior to 1970 which are suspected to have been painted with lead paint, it is estimated that approximately 75 percent (or 1,103 units) are occupied by low-income persons.
In 1994 (1995 figures are not currently available), the Texas Department of Health (Bureau of Women & Children - Childhood Lead Poisoning Prevention Program) reported 39 cases of children (7 years old and younger) with elevated blood levels in Bryan. However, the Texas Department of Health staff informed city staff that records do not indicate the source of lead poisoning. The source may or may not be lead-based paint.
The City of Bryan is fortunate to have a low unemployment rate.
Nevertheless, developing the skills of low-income persons to meet the
requirements of a changing economy will remain an important long term need.
Community development needs also include youth centers and services, health
facilities and services for low-income persons, employment
training, increased crime awareness/prevention innovations in low-income
neighborhoods, and technical/financial assistance to low-income persons wanting
to own and operate their own businesses.
Goals:
Objectives:
Priorities for housing include the promotion of an adequate and affordable supply of rental residential property through the rehabilitation of existing residential property and tenant rental assistance; the expansion of decent, safe and affordable housing through the development of new single-family residential property; expanding the supply of decent, safe, and affordable housing through the rehabilitation of existing residential property; the expansion of home ownership opportunities for very low-, low-, and moderate-income persons; and the promotion of housing and supportive services for special needs populations.
Priorities for the homeless include assisting low-income families to avoid becoming homeless; providing outreach to homeless persons and assessing their individual needs; addressing the emergency shelter and transitional housing needs of homeless persons; and helping homeless persons make the transition to permanent housing and independent living.
Priorities for persons with special needs include assisting the elderly and frail elderly with their supportive housing and service needs; assisting persons with disabilities (mental, physical, and developmental) with their supportive housing and service needs; assisting persons with alcohol and other drug addictions with their service needs; assisting persons with HIV/AIDS and their families with their supportive housing and service needs; and assisting public housing residents with their service needs.
Priorities for non-housing and community development needs include the expansion, improvement, and/or addition of public facilities when and where needed for very low-, low-, and moderate-income individuals; the expansion, improvement, and/or addition of public services when and where needed for very low-, low-, and moderate-income individuals; and the expansion economic opportunities for very low-, low-, and moderate- income individuals.
The city's strategy is to promote affordable, decent, and safe housing, the expansion of economic opportunities, and quality of life to the extent possible with available resources for low-income residents. The City will (a) expand the inventory of shelter available to low- income residents which is affordable, decent, and safe; (b) fund public service activities that allow low- income residents to have services needed so they can maintain a quality of life that encourages them to become self-sufficient; (c) create employment opportunities that allow low-income residents to become economically self-sufficient members of the community by providing assistance to businesses targeting jobs for very low-, low-, and moderate-income persons; and, (d) promote and fund activities that will allow children to develop their maximum potential and leave the "poverty" environment.
The primary federal resource for the City of Bryan is the Community Development Block Grant (CDBG). The primary resource from the Texas Department of Housing and Community Affairs is the State HOME program. Local resources include support for the affordable housing program and various contributions to nonprofits from general revenue funds. Private programs include local lending instititions' affordable housing programs and the willingness of the institutions to take part in local economic development initiatives. Additionally, a wide range of nonprofit initiatives take place each year.
The City of Bryan Community Development Division will be the principle coordinating entity in implementing the city's 1995 Consolidated Plan, but a variety of public and private organizations are involved in administering plan components. For example, the Bryan Police Department will implement the Resident Officer Policing Program (ROPP) and the Parks and Recreation Division will manage the park improvement programs.
Although the city feels that it has a well developed network of government
agencies, nonprofits, and private organizations to carry out its Consolidated
Plan, it has noted some gaps in the delivery of services. Private nonprofit
organizations have been collaborated with to maximize production of affordable
housing locally. While some of these nonprofits have CHDO potential, none (with
the exception of Habitat for Humanity) have adequate staff and experience in
development of housing. Additionally, the need for supervised shelter for
mentally disabled persons and victims of AIDS has not been adequately addressed.
Some progress has been made in recent years (Martin Luther Homes, and BVCAA),
but the need for these services continue to grow.
The City of Bryan one-year action plan outlines the proposed use of approximately $1.13 million in CDBG funds in addition to program income. These funds will be spent on an array of activities, including:
The majority of programs are targeted toward assisting low income persons. Many of the programs and projects are located in the Community Development Block Grant Target Area. The Target Area in Bryan is defined as all of census tract block groups where 51 percent or more of the households in the areas do not exceed 80 percent of the median household income. However, the city recognizes that low-income persons live throughout the city and many of the programs and projects are available city-wide.
Highlights of the City of Bryan's housing goals include the beginning of phase one of a 45 unit housing development for low-income, elderly handicapped citizens; the replacement of three or more dilapidated homes for low-income persons; and implementation of a HOME grant from the Texas Department of Housing and Community Affairs, which would provide for the rehabilitation of 25 substandard homes for low-income special needs persons.
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.
