Pharr, Texas is located in the Rio Grande Valley and is widely known as the "hub" of the Valley because it rests at the intersection of U.S. Highway 281 and Expressway 83. The original townsite of Pharr, one square mile, was laid out in January, 1909, by John C. Kelly and Henry N. Pharr. Kelly and Pharr, both impressed by the rich valley soil, wanted to produce sugar cane in the area. Kelly and Pharr jointly purchased 20,000 acres for $17.50 per acre and began cultivating the land. Trails were cut through the brush which later became Cage Boulevard (U.S. 281) and Expressway 83. Pharr has progressed from a one-mile townsite to a city of approximately 40,000 people today.
The Pharr Consolidated Plan presents a strategic vision for housing and community development in this unique area. It includes a One-Year Action Plan for spending approximately $1.403 million of Community Development Block Grant (CDBG) in 1995. These funds will primarily be spent on infrastructure improvement activities.
A task force established by the Pharr City Commission was responsible for
initiating formal consultation with public and private organizations and
individuals concerned with various aspects of the Consolidated Plan. Five public
hearings were heavily advertised but not well- attended by the public. The Pharr
Public Housing Authority, the City's Community Development Council and several
public service agencies that receive CDBG funding as subrecipients were
instrumental for organization and dissemination of information gathered. Public
Service Agency and General Public Questionnaires were assembled, distributed and
received by Community Development Staff in order to give those unable to be
present at the public hearings a chance to be heard and their concerns
recognized.
The City of Pharr is located in Hidalgo County, one of the fastest growing Metropolitan areas in the country according to the 1990 census. In 1980, Pharr's population was 21,381 and in 1990, the population soared to 32,921, a growth rate of 54% over a ten year period. There are many possible reasons for this incredible growth rate; immigrants from neighboring Mexico; a healthy economy; "Winter Texans" establishing permanent residence.
In 1990 median family income (MFI) was $22,000. Sixty-seven percent (67%) of
all households in Pharr were low- and moderate-income (with incomes below 80
percent of MFI) in 1990. Hispanics were disproportionately represented in the
very-low income category (incomes between 31 and 50 percent of MFI). One-hundred
percent of the census tracts in Pharr contained concentrations of racial/ethnic
minorities. These areas were largely grouped in the southern areas of Pharr
commonly referred to as "Las Milpas."
Hidalgo County has one of the highest unemployment rates in the nation, exceeding 16%. Most residents of Pharr are employed in manufacturing and are paid minimum wage. The McAllen Foreign Trade Zone is home to many large manufacturing plants and warehousing. Many of the residents are migrants as well. They travel during the spring and summer months north where field labor is needed.
Two critical housing needs are identified in the Consolidated Plan: increasing the affordability of housing and rehabilitating the existing housing stock. To address affordable housing needs, owner occupied assistance is needed to reduce cost burdens. To address housing quality/condition problems, funds are needed to help low-income persons maintain and repair their homes. Overcrowding is a problem as well. "Extended families" are a common occurrence and as many as eight people can be living in a two room house.
Of low-income owner households (incomes 50 percent or less), large families have the greatest housing need, followed by minority households, small families, and the elderly. Among renter households in the same income category, large families again have the greatest need, followed by minority households.
The jurisdiction of the City of Pharr had 8,640 year round housing units in 1990, 92 percent of which were occupied. Of the occupied units, 27 percent were rental units and 73 percent were owner-occupied.
In the past three years, residential subdivision construction has increased dramatically with over 200 acres being made available for sale for residential construction. These lots are available with a small down payment and affordable monthly payments. This is not being done through a nonprofit fair hoising corporation, but through private developers and investors that are satisfying a demand. The City of Pharr is hopeful that this will help ease the cost-burden and overcrowding situation.
About 18% of housing units in the City of Pharr were classified as substandard in 1990, and 45% of these units were suitable for rehabilitation.
Large renter households (more than 1.5 persons per room) have the greatest housing needs according to the dissemination of 1990 census figures. Over 42% of all households in Pharr fall into that category. The next classification with housing needs is the large owner- occupied household. These comprise over 35% of all Pharr households.
According to the paragraph above, overcrowding is a significant problem in Pharr. Of all renter households in Pharr, 52.8% are considered overcrowded and 23.4% of all owner- occupied households are overcrowded.
The City of Pharr does not have a significant homeless population. The 1990 U.S. Census counted a total of three homeless persons. Due to these figures, the City does not provide funding for homeless shelters. However, housing-related services for potentially homeless persons and provided. The City has funded several nonprofit organizations that assist persons with taking control of their lives, such as the Palmer Drug Abuse Program, Women Together (Spousal Abuse Prevention and Shelters), Project Arise (Self-Sufficiency) and many others.
Nashville has over 712 housing units with some type of Federal assistance. Of those units, 365 are public housing and 347 are Section 8 rental units.
Roughly 75 public housing units are scheduled for demolition; and will likely be relocated to more acceptable surroundings. The vacancy rate for public housing was 12 percent in late 1994, and nearly 300 persons are on the public housing waiting list. Among public housing units, bedroom sizes are evenly distributed: 28.5 percent are one-bedroom, 31.7 percent are two-bedroom, 27.7 percent are three-bedroom, and 16.4 percent have four or more bedrooms.
Lack of affordable housing is one of the most critical housing problems in Pharr. The City of Pharr has studied their tax policies, land use controls, zoning ordinances and subdivision regulations, growth limits, building codes, building fees, and charges and found that these practices did not pose significant barriers to affordable housing development.
The City of Pharr as well as several other participating jurisdictions in Hidalgo County are preparing the required "Analysis of Fair Housing Impediments". When complete, this document will provide a guideline for all those associated with providing housing so that housing discrimination can be eliminated.
The City of Pharr is a participating jurisdiction with the Texas Department of Housing and Community Affairs HOME Program. Approximately 40 houses are reconstructed or rehabilitated each year and each of those are tested for lead-based paint. As of this date, none have been found to contain lead-based paint. The Pharr Housing Authority does not test for lead-based paint.
Pharr, being situated in Hidalgo County, experiences an unemployment rate of
12-14%, therefore, 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 include employment for the at-risk population, adult
education and vocational training programs, self-sufficiency programs and
intensive case management, affordable child care, educational and development
programs for children before first grade, retraining for displaced workers,
emergency assistance for at-risk families and individuals, and affordable and
accessible transportation, and infrastructure improvements.
Although specific subgroups (large families or elderly households) may have problems that are unique to their populations, housing problems in Pharr are primarily related to low income and an aging housing stock. Housing priorities and strategies reflect those conditions. Housing objectives focus on the supply of affordable housing. Community development objectives are to revitalize residential and neighborhood areas, provide economic development opportunities for low- and moderate-income citizens, and provide safe, decent, affordable housing for low and moderate income citizens.
Priorities for affordable housing include increasing the supply of affordable housing and reducing housing cost burdens for low-income households, improving the living environments of lower income residents, assisting public housing residents to become more self-sufficient, increasing housing choice for low-income and minority residents, and addressing the unique needs of large families, the elderly, and persons with disabilities.
The priority for non-homeless persons with special needs is supportive housing or housing linked to supportive services for the frail elderly, persons with HIV/AIDS, and other persons with special needs.
The southern area of Pharr, known as "Las Milpas" was annexed over ten years ago and has an estimated population of 12,000. This area is extremely low income and many streets are unpaved and drainage in non-existent. Paving the streets, platting the unplatted areas and providing drainage for these areas is one of the highest community priorities.
Priorities for other community development activities include public facilities improvements (parks, recreation, and youth centers), infrastructure improvements (street, sidewalk, and sewer), and public services provision for those agencies that provide counseling and temporary housing for underprivileged persons.
Attempting to assist those that are under/uneducated or under/unemployed gain independence and have an equal chance to pursue the American Dream is the City's anti- poverty strategy. The City is trying to bring all areas within the city into compliance with model state subdivision regulations. Instilling pride in every person and help those people become valuable members of the community.
As mentioned earlier, the City of Pharr is a participating jurisdiction with the Texas Department of Housing and Community Affairs HOME Program. With these funds, the city reconstructs or rehabilitates approximately 30 homes per year. The City is also an entitlement city and receives approximately $1.4 million every year in Community Development Block Grant (CDBG) funds from HUD. With these funds, the City, as mentioned earlier, concentrates on infrastructure improvements. This has been established as a priority by the public.
The goals of the strategic plan are met by several agencies. The Pharr
Housing Authority administers and assists those needing special housing
assistance. Public service agencies provide a variety of specialized services
to those in need and the city tries to coordinate these activities.
The City of Pharr's One-Year Action Plan outlines the proposed use of approximately $1.4 million in CDBG funds, in addition to program income. These funds will be spent mainly on infrastructure activities, including:
Roughly half of the projects in the One-Year Plan are dedicated to a targeted residential area, known as Las Milpas. The total amount spent for infrastructure improvements is split in half and the funding is divided up between Las Milpas and the rest of Pharr. The total amount of funding spent is typically 85 - 90% of the entire CDBG entitlement amount.
Highlights of the City of Pharr's housing goals for the first year include increasing the supply of affordable housing for 30 households through rehabilitation and new construction. This will be accomplished using state HOME funds.
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 depicts Neighborhood Segments and proposed HUD funded projects.
MAP 7 depicts Neighborhood Segments and streets with proposed HUD funded projects.
MAP 8 depicts Neighborhood Segments and streets with proposed HUD funded projects.
Ms. Dala Jones
Community Development Coordinator
PH: (210) 702-5356
