U.S. Department of Housing and Urban Development
Office of Community Planning and Development


Consolidated Plan Contact

CITIZEN'S SUMMARY

The City of Midland, located approximately midway between Fort Worth and El Paso, developed into a thriving ranching community but major oil discoveries in the Permian Basin during the 1920's led to rapid growth of a petroleum industry-based economy.

Action Plan

The City of Midland Consolidated Plan presents a strategy for housing and community development. The Action Plan is a one-year strategy for spending $1.4 million of Community Development Block Grant (CDBG) and program income funds in 1995. These funds will primarily be spent on housing, street paving and public facilities.

Citizen Participation

The city's lead agency responsible for overseeing the development of the Consolidated Plan was the CDBG Administration Division (CD) of the Department of Engineering and Development. The city CD staff held two meetings with housing and social service providers to obtain input for plan development, public facility and public service needs. The CD staff met with housing and homeless providers to discuss housing and homeless needs. Also the agencies interested in the HUD "continuum of care" program helped to update homeless and other special needs. Regardless of whether agencies or groups were able to attend any of the meetings, such groups were asked to submit in writing their needs data and priorities. Additionally, all city departments and agencies involved in economic development were asked for their input in the needs identification and priority establishment process. Specific consultation was accomplished with the Midland offices of the Texas Department of Health and the Texas Department of Protection and Regulatory Services, and the City/County Health Department on lead-based paint hazards and the incidence of lead-poisoned children in Midland.

Three public hearings were held to solicit citizen input. Citizens had an opportunity to comment on past performance of the CDBG program and to comment on the entire plan process, needs, and future objectives for community development. All public hearings and meetings were advertised in the local and legal section of the Midland Reporter Telegram and other local and minority newspapers. The plan was presented to the City Council for final approval on August 8, 1995.

COMMUNITY PROFILE

The 1990 Census population count for the City of Midland was 89,443. This represents an increase of 26.8 percent over the 1980 Census. Midland's minority population was 31.5 percent in 1990. In 1980, the minority population in Midland was 26.5 percent. Additional analyses reveal that the under 18 years of age population was 30.9 percent of the total population in 1990 (it was 29.8 percent in 1980). Midland is a young community compared to other cities. However, the percentage of the elderly (those persons 65 years of age or older) is growing.

Fourteen percent of Midland's families were female-headed households in 1990 (a significant increase from the 10.3 percent reported in 1980). Economically, households in Midland would appear to have high incomes if only gross median family income is considered. The city's median family income was $21,235 in 1980. A December 1993 estimate by HUD showed that Midland's median income was $41,600. This was the sixth highest among the 28 Metropolitan Statistical Areas in the State. Almost 40 percent of the population was considered low- and moderate-income in 1990. In 1980, 8.6 percent of Midland's population was impoverished. In 1990, the percentage of persons with federal poverty level income or less was 14.3 percent.

HOUSING AND COMMUNITY DEVELOPMENT NEEDS

Conditions

Changes in Midland's labor force are examined on a county-wide basis. In 1980, the county had a labor force of 42,600. In April 1990, it was 47,700 which is a 12 percent increase from 1980. The actual unemployment rate of Midland was 1.9 percent in 1980. Beginning with January 1994, labor and unemployment statistics for Midland were combined with those of Odessa for reporting purposes. However, it can be generalized that the unemployment rate for the area has declined. The improved employment figures are attributable to increases in retail and service jobs.

Housing Needs

Midland's general strategy for addressing its housing needs is to stabilize and strengthen existing programs that serve family households (both owners and renters) and to be innovative in providing opportunities for homeownership and new construction so that local revitalization objectives can also be addressed. Specifically, the plan identifies the following five categories of renters/owners needs: low-income renter households, large family renters, elderly family renters, low- and moderate-income homeowners and first-time homebuyers.

Housing Market Conditions

Midland's housing stock inventory was 26,947 in 1980 and 38,453 in 1990. This represented an increase of 42.7 percent, or 11,506 units. The vast majority of the housing growth occurred in the early 1980's as more than 3,500 single family units and more than 5,300 multi-family units were constructed from 1981 to 1983. The city's housing vacancy rate was 5.1 percent in 1980 and 13.7 percent in 1990. The 1990 Census vacancy rate for rental units was 20 percent and 5.0 percent for owners' units.

Ten percent of all units are substandard with 91 percent being suitable for rehabilitation.

Affordable Housing Needs

The median value of an owner-occupied housing in 1980 was $48,000 and $62,400 in 1990. The average price on a two- or fewer bedroom unit was $38,656 while a three-bedroom unit averaged $63,478.

According to the Census Bureau, the monthly cost of rental housing was $251 (the median contract rent per month) in 1980 and $285 in 1990. Because of this housing cost burden many low-income households need rental assistance and affordable housing and owners need down payment assistance.

Homeless Needs

The CD staff, along with housing and social service providers, determined that the greatest needs of the Midland homeless population are emergency and transitional housing, outreach assessment, and permanent housing.

The Salvation Army is the only emergency shelter in Midland. The facility has a 50-bed capacity and serves primarily adult males. Transitional housing is not available in Midland. A detoxification center and a rehabilitation facility for substance abusers, and an increase in the housing stock for the mentally impaired are major priorities for the special needs population. According to local social service agencies and housing providers, there is a great need for more assisted housing and Section 8 vouchers and certificates.

Public and Assisted Housing Needs

The City of Midland Public Housing Authority (PHA) operates a 100-unit low-income public housing project (Hillcrest Manor) and manages the 85-unit Section 202 - Section 8 project of Langtry Village, Incorporated. Both projects are for the elderly and handicapped, and consist of efficiency and one-bedroom units, except for four two-bedroom units which are in the Hillcrest project. Built in 1965, the Hillcrest project is in good condition and receives modernization funding periodically. Langtry Village was constructed in 1985 and is in good condition. Recently, HUD approved a Section 202 project for the elderly. Named Parker Place, this project will consist of 40 units and will be located in East Midland.

The Midland County PHA administers the Section 8 certificate and voucher programs in the city. Currently, there are 323 tenant-based units (includes 318 Section 8 vouchers and certificates, and 5 tenant-based HOME funded households). In addition, Midland County PHA has 125 units of moderate rehabilitation multi-family housing available (Chaparral Apartments) under a Section 8 project-based contract with HUD.

There are no single room occupancy (SRO) units in the PHAs' inventories.

Low interest bonds issued by the Midland Housing Finance Corporation (HFC) financed the construction of eight multi-family projects from 1981 to 1983. Of the 2,132 units constructed for these complexes, 20 percent of the units are set aside for occupancy at market rents by lower income persons. The Midland County PHA has secured two apartment complexes under the Resolution Trust Corporation disposition program.

Barriers to Affordable Housing

To counteract negative effects of zoning, the City adheres to a model neighborhood concept which allows for a variety of densities and housing types. In addition to supporting affordable housing sites, proposals to permit development of smaller residential lots will be supported where reasonable, as will mobile home occupancy permits when hardship situations exist. The use of tax abatement zones, and the promotion of affordable and fair housing will continue to ensure barriers to affordable housing do not arise.

Fair Housing

Per the certifications section of the plan, the City of Midland will affirmatively further fair housing. This means that the city will conduct an analysis of impediments to fair housing choice within the city, take appropriate actions to overcome the effects of any impediments identified through that analysis, and maintain records reflecting that analysis and actions in this regard. The analysis will be performed after the city receives guidelines from HUD on the requirements.

Lead-Based Paint

The city must outline the actions proposed or being taken to evaluate and reduce lead-based paint hazards, and describe how lead-based paint hazard reduction will be integrated into housing policies and programs. In consultation with State and local health agencies, existing data related to lead-based paint hazards and poisonings will continue to be evaluated and shared with appropriate housing and social service agencies in order to promote awareness.

The city's program will be principally directed to homes in older Midland, especially the ICTs, as these areas contain the higher percentage of housing at risk of lead-based paint.

Community Development Needs

Community development needs include a combination youth/neighborhood facility, community health clinic, public transportation system, employment training programming, child care services, and health services.

HOUSING AND COMMUNITY DEVELOPMENT STRATEGY

Vision for Change

The city has three overall goals it will work toward accomplishing: 1) to provide decent housing, especially for homeless persons and low-income persons, without discrimination; 2) to provide a suitable living environment, by improving the safety and livability of neighborhoods and increasing the access to quality facilities and services; and, 3) to expand economic opportunities through assistance to small businesses and job creation for low-income persons.

Housing and Community Development Objectives and Priorities

Housing problems in the City of Midland are primarily related to low-income and large family renters. Housing priorities reflect those conditions. Housing objectives focus on increasing the supply of affordable housing. Community development objectives include a combination youth/neighborhood facility, community health clinic, public transportation system, employment training programming, child care services, and health services.

Housing Priorities

Priorities for affordable housing include increasing the number of rental assistance units available for low-income renters, developing new large renter units for large family renters, and developing a HUD Section 202 project (40 units) for elderly renter households.

Priorities for homelessness alleviation include providing transitional housing and increasing the number of emergency shelter beds. Additionally, a pool of funds for emergency rent and house payment assistance should be expanded to aid in preventing homelessness.

The priority for non-homeless persons with special needs is supportive housing for the mentally retarded and the mentally ill.

Nonhousing Community Development Priorities

Priorities for community development include a combination youth/neighborhood facility, a community health clinic, a public transportation system, an employment training program, child care services and health care services.

Anti-Poverty Strategy

The anti-poverty strategy in Midland is centered on economic development -- jobs for people. It is based on local governments and nonprofit agencies supporting the private sector in creating and retaining jobs in the area and in training the local work force to hold those jobs. Specifically, this strategy is implemented by funding support to programs providing financial and technical assistance to the private sector. Preference to local businesses in procurement and compliance with HUD Section 3 requirements on CDBG-aided projects also contribute to having viable local businesses who hire local residents. In addition to local educational institutions, the Jobs Training Partnership Act agency addresses the training component.

Housing and Community Development Resources

The city expects to have $1,416,000 of CDBG funds available for the 1995 program. A total of $40,000 is estimated as CDBG program income for 1995. There are no matching requirements associated with the CDBG program. However, the homeownership and rehabilitation programs do involve private sector investments. Midland Neighborhood Housing Services (MNHS) will access Neighborhood Reinvestment Corporation (NRC) resources. NRC is a private corporation established by Congress to aid neighborhood redevelopment. NRC helps to establish an NHS and provides grants which can be used on a variety of neighborhood improvement and housing projects. Housing Finance Corporations' program income is available for housing programs. The Housing Trust Fund (HTF) is a newly created component of the Permian Basin Area Foundation. HTF will administer an endowment from the HFC and disperse income for affordable housing purposes.

Coordination of Strategic Plan

The city CD staff is responsible for Consolidated Plan activities, but many public and private organizations are involved in administering plan components. For example, the County PHA administers the Section 8 certificate and voucher programs in the city. Also, several nonprofits provide services for the homeless and special needs population.

ONE-YEAR ACTION PLAN

Description of Key Projects

The City of Midland's one-year action plan outlines the proposed use of $1,416,000 of CDBG funds and program income. Generally, the CDBG funds will address the following priority needs:

Locations

Generally, CDBG programs and services are available on a citywide basis to income eligible households or persons but projects are to be directed at sites within CDBG-eligible neighborhoods. A local objective is to target CDBG funding so as to achieve maximum impact in neighborhood revitalization.

Lead Agencies

Midland Neighborhood Housing Services will administer the rehabilitation and first-time homebuyer programs. Community and Senior Services will administer the senior nutrition program and the emergency housing repairs program. The YMCA conducts the child care programs, and Casa de Amigos conducts the elderly services program. The remaining projects are administered by the City of Midland.

Housing Goals

The housing goals for the first year include financial assistance for rehabilitation of low- and moderate-income, single-family, owner-occupied homes. Additionally, financial assistance for emergency housing repairs of low-income single-family owner-occupied homes and downpayment and closing cost assistance for low- and moderate-income, first-time homebuyers.

Maps

MAP 1 shows points of interest in the City of Midland.

MAP 2 shows points of interest in the City of Midland with low- and moderate-income areas shaded.

MAP 3 shows areas of minority concentration with low- and moderate-income areas outlined.

MAP 4 shows unemployment data (1990) by block group, with low- and moderate-income areas outlined.

MAP 5 shows selected CDBG projects to be funded by the City of Midland during its 1995 program year, with unemployment data shaded by block group and low- and moderate-income areas outlined.

For additional information, contact Sylvester Cantu at 914/685-7402.
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