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

Consolidated Plan Contact


The Utah Valley Consortium of Cities is comprised of nine cities, of which two are CDBG entitlement cities: Lehi, Pleasant Grove, Lindon, Orem, Provo, Springville, Mapleton, Spanish Fork, Payson, and the Unincorporated areas of Utah County. The Consolidated Plan was prepared on behalf of the citizens of these cities and areas; and for the Department of Housing and Urban Development (HLJD).


According to federal mandate, the Consolidated Plan (CP) will replace the Comprehensive Housing Affordability Strategy (CHAS) by consolidating into a single document the planning and application aspects of the Community Development Block Grant (CDBG), Emergency Shelter Grant (ESG), HOME Investment Partnerships (HOME), and Housing Opportunities for Persons with Aids (HOPWA) formula programs with the requirements of the CHAS.

The overall goal of the Consolidated Plan is to "develop viable urban communities by providing decent housing and suitable living environment and expanding economic opportunities principally for low- and moderate-income persons."

The primary means towards the development of the viable urban community is to extend and strengthen partnerships among all levels of government and the private sector, including for profit and nonprofit organizations, in the production and operation of affordable housing.

The Consolidated Plan will outline the plans to pursue these goals for all the community planning and development programs, as well as for housing programs. The Consolidated Plan serves the following functions:

The following Consortium Cities are included in the Consolidated Plan, and provided helpful information. Our thanks go to:


This document was prepared with the help and assistance of many organizations who serve, or have an interest in meeting the needs of all members of our community. Our thanks go to the following organizations:
Brigham Young University
Center for Women and Children in Crisis
City of Provo
Community Action Agency
Housing Services of Utah Valley
Mountainland Association of Governments
Neighborhood Housing Services
The Daily Harold
The Food and Care Coalition
The Housing Authority of Utah County
The Housing Authority of Provo City
The United Way of Utah County
Utah County Board of Realtors
Utah County Commissioners
Utah County Home Builders Association
Utah Housing Finance Agency
State of Utah
Wastach Mental Health

Our thanks go to the following individuals, who spent countless hours doing research during the preparation of this document:

Mr. Andy Hall, Mountainland Association of Governments
Mr. Austin Seargent, Bureau of Business and Economic Research
Mr. Brent Bluth, Provo City Redevelopment Agency
Mr. Brent Crane, Food and Care Coalition
Mr. Clark Swenson, Utah County Aids Association
Mr. Doug Carlson, Provo City Housing Authority
Mr. Doug Gail, Wasatch Mental Health
Ms. Elizabeth Beus, Staff Intern; Provo City Redevelopment Agency
Mr. Gene Carley, Utah Housing Authority
Mr. George Deemus, Alcohol Treatment Center, SLC
Mr. George Usher, Utah State Health Department
Mr. James Wood, Bureau of Business and Economic Research
Ms. Kim Miller, The Center for Women and Children in Crisis
Ms. Myla Dutton, Community Action Agency
Mr. Ott Damron, Consultant and survey team
Mi. Ron Madsen, Provo City Redevelopment Agency
Mr. Scott Gerber, Alcohol Treatment Center, Utah County
Ms. Susan Knadler, The Center for Women and Children in Crisis
Mr. Kurt Leffler, Leffler and Associates
Mr. John Anderson, State of Utah
Mr. Konrad Hildebrandt, City of Orem

This document is a public record. Copies are available for review at The Provo City Redevelopment Agency.


Housing and Homeless Needs Assessment

The rapid growth in Utah County over the past five years has left the consortium with significant housing shortages. Vacancy rates have dropped below two percent throughout the consortium cities, and projected growth rates indicate that the housing shortage will worsen before it levels out at a more comfortable level.

The increased shortage in housing has left many low-income residents homeless, or at risk of homelessness. The Consolidated Plan categorizes low-income households according to the area median family income (MFI), in order to deter-mine the extent of their housing needs. The four categories identified in the CP are: Extremely Low-Income (ELI), or households earning between 0-30 percent MFI; Low-Income, or households earning between 31-50 percent Nff 1; Moderate-Income (MI), or households earning between 51-80 percent MFI; and Middle-Income (Mdl), or households earning between 81-95 percent MFI. The Consolidated Plan will focus primarily on the three income groups earning less than 80 percent NEI.

Based on the housing and homeless needs assessment, it appears that the group of people at greatest risk of homelessness are the working poor. Because of the extreme growth in the consortium cities, the working poor find it extremely difficult to compete with the suddenly more competitive work force. People moving in from "high wage" states are generally more able to pay a higher mortgage or rental rate, forcing these rates higher than is affordable to the working poor populous. Available housing is extremely difficult to find and generally far exceeds the affordability of the lower income households. As a result, the problems with homelessness in Utah Valley Consortium have increased significantly since 1993. This will continue to be a priority concern through FY95-96.

Housing Market Analysis

Much of the housing stock of the Consortium is in the form of multi-unit dwellings. This is especially true in Provo City. Provo City is the home of Brigham Young University (BYU), and a large percentage of the population are students from BYU or Utah Valley State College (UVSC), in Orem. Rental prices differ greatly depending on whether the tenant is a student or not. Rents for students are typically much higher than those for the non-student population.

Single family homes are more prominent in the higher-income areas of Provo City, and throughout the rest of the consortium. Overall, single family unit housing is priced above the NIFI earners affordable housing range. This is due to the extremely low vacancy rates, and growing demand in a booming economy. We expect housing prices to continue to exceed affordability until the housing crunch is softened.

The quality of housing is generally very good. The consortium does not report large areas of slum or blight; nor does it have large areas with extremely high concentrations of racial minorities. Current programs will focus on continuing the high quality status, which the consortium now enjoys.

The overall market situation throughout the consortium is characterized by growth and expansion. Though this growing economic situation provides opportunities for many people, it poses difficult problems for others. Recognizing the effects of the growth is one of the purposes of the Consolidated Plan. We hope to ensure that at least those facing the most difficult times will have their housing needs met.


The Strategic Plan outlines the consortium five-year plan to combat and/or address the housing and homeless situation. Based on our analysis, priority has been given to the extremely low-income households, transitional and emergency housing service providers, and victims of abuse or domestic violence. Inherent in the transitional and emergency housing services is a continuum of care program, which serves to help homeless families achieve self-sufficiency. Such services will also continue to receive priority with available funding over the forecast period.

In addition to the general low-income households, priority will be given to persons with special needs, such as the disabled and elderly. Because of the nature of the special needs category, we expect this segment of the population to grow proportionate to the overall population.

The plan also identified what will be needed in the next three to five years for infrastructure and non-housing community development needs. With the explosive growth in the consortium areas, much of the infrastructure in the cities is being pushed to the limit. New infrastructure is needed as well as replacement of aging infrastructure.


The Action plan outlines the plans for FY95-96 to combat and/or address the housing and homeless situation in Utah Valley Consortium. Furthermore, the Action Plan outlines the uses of the Federal Community Development Block Grants (CDBG), HOME program, and the Emergency Shelter Grant (ESG) program. Again, priority will be given to the low-income and/or special needs population in all of the programs outlined in the plan.

The Action Plan also outlines those resources available, both federal and non-federal, that will be used in the next year to address housing and non-housing issues. This section also identifies those organizations who will administer many of the social service programs and the services available to the citizens of the consortium.


Again, the overall goal of the Consolidated Plan is to develop viable urban communities by providing decent housing and suitable living environment and expanding economic opportunities principally for low- and moderate-income persons.

Utah Valley Consortium will achieve this consolidated goal by working together with community service providers - both nonprofit and for-profit - to identify needs, and provide affordable housing opportunities for low-income residents, as well as to provide economic opportunities to low-income areas.

Activities to be Undertaken

Within the next year, there will be a variety of programs and projects undertaken by not only the cities in the consortium, but also the cooperative effort between nonprofits and social service providers will produce a number of projects. The projects to be undertaken will fall in three categories and are defined as follows: Housing, homeless, and non-housing community development. Those activities will be outlined respectively. Orem City's activities are listed in their Action Plan which is a part of this document.

Housing rehabilitation continues to be a major effort by most of the cities within the consortium. HOME dollars will be used extensively throughout the consortium to accomplish this objective. All cities within the consortium have active rehab programs and will include projects to correct code violation to providing infrastructure in conjunction with the rehabilitation of the residence. These funds will also be used to help overcrowding situations when encountered. Several cities and UCHA provide emergency rehabilitation and weatherization for homeowners. This activity continues to provide an essential service to those individuals who might fall through the gap and not receive any service because of their situation, such as the elderly.

Provo City also operates an active rehabilitation program funded with HOME, CDBG, and a non-federal source of funds. The rehabilitation program is operated by a revolving loan system and continues to provide an average of forty loans a year to residents. The City also operates a rental rehabilitation revolving loan fund that is the program income from the federal RRP.

Both the Provo City and Utah County Housing Authority are involved in the rehabilitation of their public housing units. PCHA is in the final year of spending is Comprehensive Grant and will have rehabed all of its 250 units. UCHA has will complete the rehabilitation of all of its units this year with CIAP money. UCHA will also complete the rehabilitation of five home they purchased last year with HOME funds. Both housing authorities are active in the development of new affordable housing units. PCHA will start and complete construction of eight-plex unit this year. UCHA will also start the construction of three duplex units for the elderly. These units will be scattered throughout the consortium in several cities. Please refer to the proposed projects section and projects map for location detail. PCHA also has a discretionary grant that will be used in the NHS neighborhood to develop single family homes and promote Homeownership.

A local CHDO, Community Action Agency, will purchase multi unit complexes to convert and rehabilitate them and place them on the market as affordable rental units. A four plex unit purchased by Community Action with '92 HOME funds will be completely rehabilitated and completed this year and will be used as transitional housing.

Homeownership is becoming less available to residents in the consortium cities. One of the CHDOs in the jurisdiction, Housing Services of Utah Valley, will start a first time homebuyers program with HOME program funds that is expected to be available in all of the consortium cities. The recapture rules and resale restrictions are listed in the Program Specific Requirements section of this document.

Acquisition of existing units and land to build units will be a vital element in maintaining affordable housing. As mentioned in the body of this document, the current economic situation is changing the market of available unit and land to purchase. All housing providers will actively be searching to acquire resources for affordable housing before the cost prohibits them from doing so. This activity will also include an active development role taken by the cities, the housing authorities, nonprofits, social service providers, and for profit groups.

Emergency Shelter Grant funds will be passed through to three local nonprofit service providers who are vital in providing services to the homeless. The majority of funds will be used to provide housing vouchers to shelter the homeless in one of several local motels. Other funds will be used to assist in the operation of two local shelters.

The City of Orem has little or no problem with the traditional homelessness. This broad statement is due to the lack of data available. The City of Orem is currently working closely with the Community Action Agency to accumulate additional homeless numbers and special needs. Therefore, very little funds have been set aside for the purpose of helping the homeless. In addition, no current projects are being organized for individuals with HIV/AIDS, because of the lack of people with this affliction in the area. If, in the future, this becomes a problem within the City of Orem, it will be addressed at that time.

(Please refer to the Utah County Consortium Consolidated Plan, Section V. for further details).

Geographic Distribution

Three areas in the Consortium have been targeted for assistance in 1995. Two of those neighborhoods are located in the City of Orem. These two neighborhoods are the Geneva 1 neighborhood and the Sharon I neighborhood. Each one of these will receive assistance at separate times. Geneva I neighborhood is receiving priority assistance at this time. Upon its completion, Sharon I will receive priority assistance. Orem has committed HOME funds and CDBG funds to service these neighborhoods. Sharon I and Geneva I are among several of the neighborhoods which Orem has chosen to target over the next three to five years. All of the neighborhoods which will receive future funding are identified as having significant need for assistance.


MAP 1 depicts points of interest in the jurisdiction.

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; in addition: a table provides information about the project(s).

MAP 6 depicts neighborhood streets and proposed HUD funded projects, as described in the table under MAP 5.

To comment on Utah Valley's Consolidated Plan, please contact:

Mr. Ron Madsen, Director
Provo City Redevelopment Agency
40 South 100 West, Suite 100
Provo, Utah 84601
(801) 379-6160

Mr. Brent Bluth, Executive Director
Utah Valley Consortium of Cities and County
40 South 100 West, Suite 100
Provo, Utah 84601
(801) 379-6160

Return to Utah's Consolidated Plans.
LehiPleasant Grove
MapletonSpanish Fork
OremSpringville Payson