The city of Galveston is located on a barrier island on the Texas coast at the mouth of Galveston Bay, about 42 miles southeast of Houston. The city's southern limit is its beach on the Gulf of Mexico, while in its northern sector, the Galveston Ship Channel provides access to the Gulf from the city's docks, shipyards, and industrial areas. With a population of about 59,000, Galveston has a warm, pleasant climate and is a regional resort and hospitality center. Both the University of Texas and Texas A&M University have satellite campuses in Galveston.
In its Consolidated Plan, Galveston describes its housing and community development needs and priorities as well as a 5-year strategy for addressing these needs. For the first year of the plan, Galveston is requesting $2 million in Community Development Block Grant (CDBG) program funds and $547,000 in HOME Investment Partnership (HOME) program funds. These funds will be used to finance the 67 housing, community development, and service activities planned for Fiscal Year 1995–1996.
The staff of the city's Department of Housing and Community Services and the Department of Grants and Management began developing Galveston's Consolidated Plan by consulting with community service organizations and other public agencies. A focus group comprised of representatives from 11 nonprofit organizations and neighborhood associations met to help identify goals, objectives, and strategies to address Galveston's housing and community development needs.
To obtain citizen input on the development of a comprehensive community development plan, the city held public hearings on May 17 and November 22, 1994, and on March 2, 1995.
MAP 1 depicts points of interest in the jurisdiction.
During the previous decade, Galveston's population decreased by 4.6 percent, dropping from 61,902 in 1980 to 59,070 in 1990. The census showed a 12-percent decline in the white population and a 21-percent increase in the Hispanic population. Racial/ethnic subpopulations among Galveston's 59,070 residents include:
The 1990 median family income (MFI) for the area was $30,250. Of the 24,130 households in Galveston, 55 percent are considered low-income because they earn 80 percent or less of MFI. Census data show the following levels of low- and moderate-income households:
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.
Galveston's prime housing need is to rehabilitate the existing housing stock owned by low- to moderate-income, handicapped, and elderly persons.
Other important needs are to help lower income families buy homes, to prevent further deterioration of lower income neighborhoods, and to enforce housing codes to eliminate unsafe housing conditions.
According to the 1990 census, the city's housing stock totaled 30,661 units. Of the 24,164 occupied units, 14,029 were occupied by renters, and 10,135 were occupied by owners. The overall vacancy rate was 21 percent. However, of the 6,497 vacant units, 3,433 were "held for occasional use," reflecting the high concentration of second homes and vacation homes in this resort area.
Local survey data report 9,918 substandard housing units in Galveston, including both renter- and owner-occupied units as well as vacant units and units for sale or rent. Substandard is defined as a unit that does not comply with local building codes and ordinances because of structural, health, or safety hazards. The Code Enforcement Division of the Department of Housing and Community Services estimates that about 90 percent of the substandard units are suitable for rehabilitation. The remaining units are unsuitable because rehabilitation is either structurally or financially unfeasible.
In 1990 the median price of a home sold in Galveston was $57,200, which was 47 percent higher than the 1980 median price of $38,900.
Average rental rates in the city have also risen significantly. In 1990 the median rent was $308 per month, which was 73 percent higher than the 1980 median of $178 per month.
A large proportion of lower income households are cost burdened, paying more than 30 percent of their gross income for housing expenses, including utilities. Some are severely cost burdened, paying more than 50 percent.
Of Galveston's 6,337 extremely low-income (0-30 percent of MFI) renter households, 53 percent are severely cost burdened. Of the 1,448 extremely low-income owner households, 45 percent are severely cost burdened.
For a city of its size, Galveston has a surprisingly large homeless population. The United Way conducted a comprehensive study of the homeless and found the following possible reasons for homelessness:
Estimates of the number of homeless persons in Galveston vary from about 200 (the number currently living on the streets) to thousands (the total number living without a permanent and adequate nighttime residence). Because people constantly move in and out of homelessness, the homeless population fluctuates.
One tally reported 2,582 homeless persons in Galveston. This figure included 423 persons in 141 families with children as well as 830 youths (age 17 or younger) and 1,329 adults (age 18 or older) who are not members of families. Of these, 37 individual adults remained unsheltered, while the remaining individuals were housed in emergency shelters or transitional housing.
Subpopulations of homeless persons with special needs are estimated as follows:
The Galveston Public Housing Authority (PHA) owns and manages 1,393 public housing units. Of these, 12 units will be lost because of a State highway project, but they will be replaced with scattered-site housing. In another community, 210 units are scheduled to be demolished or converted for homeownership, and these units will be replaced with 125 scattered-site housing units and 84 Section 8 units.
The Galveston PHA administers a Section 8 tenant-based rental assistance program with 612 certificates and 145 vouchers. The housing authority also has 28 Section 8 moderate rehabilitation units. Private owners, who contract directly with the U.S. Department of Housing and Urban Development (HUD), also offer 324 Section 8 units located in apartment communities.
The waiting list for housing in the PHA's 4 family developments contains 298 families. These communities have been modernized, or are in the process of being modernized, with funds from HUD's 1992–1994 Comprehensive Grant Program.
The Galveston PHA has 695 households on the waiting list for Section 8 housing. Analysis of the waiting list reflects the need for housing units that contain more bedrooms.
Galveston reviewed the impact of its public policies and did not find any building codes or ordinances that limited the maintenance, improvement, or development of affordable housing in the city. No public policies concentrated racial or ethnic minorities into certain areas of the city.
Galveston will affirmatively advance fair housing and prepare an analysis of impediments.
About 67 percent of Galveston's housing stock was constructed before 1979, when lead- based paint was banned for residential use. Based on the age of housing units, an estimated 12,800 units occupied by lower income families may contain lead-based paint hazards. These hazards seem to be prevalent throughout the city. Since blood-lead level testing began in July 1991, nearly 80 percent of the 286 Galveston County children who tested positive for elevated blood-lead levels lived in Galveston.
Galveston plans to continue abatement and education programs, while working to coordinate public and private efforts.
There are also housing and supportive needs for the elderly, the mentally disabled, the mentally ill, the physically disabled, substance abusers, and victims of domestic violence. Although each group generally has similar needs, such as affordable and accessible housing, the groups differ somewhat in the mix of supportive services they need.
Galveston's community development needs include:
Galveston's housing and community development objectives include:
The majority of funds available for housing assistance will be targeted to extremely low- income households. Less attention will be given to other low-income segments of the population, except for first-time homebuyers. The priority is to provide decent, safe, and affordable rental units for extremely low-, very-low, and low-income persons. Despite a high vacancy rate, only a few standard units available for rent are affordable to those with very low-incomes.
High priorities for public facilities and infrastructure include:
For public services, the priority is to assist the agencies that provide aid to the city's most needy residents.
Other priorities for low- to moderate-income neighborhoods include:
As of 1990 about 20 percent of Galveston's families were living below the poverty level, which the Federal Government set at $12,674 or less for a family of four. Programs that reduce the number of city households with incomes below the poverty line include:
The financial resources to implement the 5-year plan include $2.7 million in CDBG and HOME funds that will be received this year. Galveston anticipates that similar levels of HUD community development and housing funds will be available during the remaining 4 years of the 5-year plan. Other funding available to help the city implement its strategic plan includes a variety of Federal and State programs.
Galveston also has numerous organizational resources that contribute positively to the city's community development efforts. These include 41 nonprofit agencies, community groups, foundations, and city and county councils and committees.
Galveston's Grants and Management Department and Department of Housing and Community Services are designated as the lead agencies for coordinating and implementing the Consolidated Plan. The city will collaborate with various service providers to unite housing, social service, and mental and other health-care resources.
Intergovernmental cooperation will be maintained through the Houston/Galveston Area Council.
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 project(s) from a street level
vantage point; in addition, a table provides information about the project(s)
depicted.
For the 1995–1996 program year, Galveston will use $2.8 million in CDBG, HOME, program income, and unused funds from previous years for 67 activities that address specific housing, community development, and human services needs.
The allocation for housing is $1 million. Planned activities include: the rehabilitation of substandard housing; acquisition, rehabilitation, and resale of units by a community housing development organization; loans and grants for renovation; and affordable housing initiatives.
For public facilities and improvements, the 1995 budget includes $632,150. These improvements will include street reconstruction, traffic signs, parks, sidewalks, and handicapped accessibility work. Other projects will involve revitalization or improvements for targeted neighborhoods and repairs or improvements to youth, child care, and community centers.
For public services activities, 33 agencies, mostly nonprofit organizations and two Galveston Housing Authority programs, will receive a portion of the allotted $296,850.
For neighborhood and economic development planning, $90,000 is designated for two projects by Galveston's Planning Department and the Downtown Revitalization Committee.
The focus of the city's Consolidated Plan will generally be citywide. However, during the upcoming year, some services will be concentrated in CDBG target areas, specifically Target Area 1.
Housing activities included in this year's Action Plan are expected to construct or rehabilitate 49 housing units. Housing related projects, especially code enforcement efforts on rental properties, are expected to directly benefit more than 5,000 households.
