Milwaukee County is an older, slow growing cluster of 16 participating municipalities that excludes the entitlement cities of Milwaukee, Wauwatosa and West Allis. Wauwatosa and West Allis, however, are partners with the County in a HOME Investment Partnership Act consortium which enables the three to receive a formula grant. The County is situated on the west shore of Lake Michigan and consists mainly of a mix of older industrial-commercial suburbs, middle income residential communities and a cluster of middle to higher income communities and a southern tier of large rapidly growing municipalities.

Action Plan

Milwaukee County's 1995 funding consists of the following:

1.  Community Development Block Grant                    $1,864,000
2.  HOME Investment Partnership Act                      $  978,000
3.  Anticipated Program Income                           $  335,000

                                          Total          $3,177,000

Citizen Participation

Numerous hearings were held under the County's "Citizen Participation Plan for the Milwaukee County Consolidated Plan for 1996-2000." Hearings included at least one in each participating municipality conducted by a Common Council or Village Board. County- wide hearings were conducted by the Housing and Community Development Committee including at least one meeting held at a location in a lower income neighborhood.

The Milwaukee County consortium consists of the County outside of the City of Milwaukee plus consortium partners, the Cities of Wauwatosa and West Allis. Total population of the Urban County including the HOME Partnership members was 331,187 as reported in the 1990 U.S. census. Of the total, 317,150 were white, 4,175 black, 5262 Hispanic, 3,443 Asian and 1078 Native Americans. The minority populations all rose at least 30 percent each between 1980 and 1990 while white population dropped by 5,000 between 1980 and 1990.

Household incomes within the consortium are disproportionately lower for all minorities, with the highest percentage of lowest income households concentrated among Native Americans, Hispanics and Asians in that order. Blacks in the suburbs are overall slightly better off than any other group including whites. Very small percentages of housing units are substandard. Only .3 percent of homes in the Consortia area lack all plumbing, and 1 percent are overcrowded. Units are generally older with over 89 percent built prior to 1980. Rents are high and affordability levels are generally low because of high values in most of the communities.

Conditions

As noted in the profile, rents and home prices are relatively high and vacancy rates for apartments are average (4.7 percent in the Consortia area). Rents in about half the communities are below the Section 8 two bedroom Fair Market rent, but some communities have very high rents. At 63.4 percent, homeownership rates are high (the City of Milwaukee is only 42.4 percent).

Market Conditions

Availability of affordable housing is a vital need in the Consortium communities. In only five communities, can a median income household afford to purchase a median priced home. According to census data, rent increases are outstripping incomes and in nine communities median rents for two bedroom units (1990 data) exceed the Fair Market rent level. An estimated 6.4 percent of all county consortium households pay more than 50 percent of income for housing. Data also shows that communities with the lowest median rents have the lowest vacancy rates indicating that demand for lower priced apartments is very strongand competitive.

Affordable Housing Needs

There is an increasing demand for housing for senior citizens with the number of elderly, especially those over 85 rising at relatively high rates. Fifteen County communities have percentages of elderly populations that exceed the County's overall elderly population of 18 percent.

The analysis demonstrates an increasing demand for rent assistance, rehabilitation and other sources of assistance. 16.9 percent of all consortium households reported housing problems ranging from lack of facilities, overcrowding, paying more than one-half of income for housing.

Homeless Needs

It is difficult to determine how many of the homeless were formerly living in the County's Consortium participating jurisdictions. Based on the Emergency Shelter Network's annual report for 1991 (latest data available), there were 1,256 requests for assistance from zip codes partially within the Urban County, but only 63 were in areas entirely within consortium communities only. The County is a member of the Milwaukee area Continuum of Care organxization which was initiated by the City of Milwaukee as a coordination mechanism for HUD's Supportive Housing Programs for the homeless.

Public and Assisted Housing Needs

In February 1995 the County's Section 8 waiting list held 7,966 names of which 4,956 (53.7 percent) qualify under federal preferences. Only 100 new recipients a year can be accommodated as a result of turnover. The County has historically received an additional 50 new vouchers/certificates annually. West Allis' list had, as of November 1992, approximately 1,200 names, of which 719 qualify for federal preference. Based on County-wide statistics, there is a significant need for supportive housing for the frail elderly, chronically mentally ill persons, the developmentally disabled, AIDS patients, and the physically disabled.

Barriers to Affordable Housing

The County's is unable, under State law, to over-ride municipalities "home rule" powers regarding zoning, building codes and development is the primary impediment. Each city or village has the final say, with few exceptions, on what development can occur within its boundaries.

West Allis is hobbled by its high taxes, and lack of vacant developable land. Costs of acquisition, clearance and relocation would drive up costs for any new development. Wauwatosa has similar barriers such as lack of developable land. Redevelopment would be an expensive tool in Wauwatosa.

Fair Housing

The County has its own fair housing ordinance and supports fair housing efforts through use of Block Grant funds and individual municipal efforts to further fair housing. Most communities have on-going efforts to promote fair housing.

Lead-Based Paint

89.3 percent of housing in the consortium's area was built prior to 1980, indicating that lead based paint may be present. The potential for problems exists but solutions are not clear. Reduction in the hazard is addressed in the 5 year plan.

Community Development Needs (non-housing)

Three major non-housing priority needs have been identified.

1. Provision of social services to selected components of the population to maximize their potential to contribute to society.
2. Improvement and development of infrastructure to ensure adequate functioning of communities, and
3. Preparation for and provision of full-time employment that promotes self- sufficiency through economic development and job training.

These needs were determined through public hearings as well as surveys and focus groups.

Coordination

The Division of Housing and Community Development within the Department of Administration has responsibility for managing the planning and execution of the Consolidated Plan. They work with all County departments and all participating municipalities as well as the City of Milwaukee. The relationship with the City is important where both the city and county fund the same community organizations. Partnerships also exist with many social service agencies.

Vision for Change

Overall Goals - To predict change, to create change, to mitigate change. Under that vision the County's plan formulated six critical issues facing the County. They are as follows:

1. Households - Changing demographics such as the long term decline in the traditional nuclear family and the rise of single parent households as well as the sharp rise in elderly populations are key trends.
2. Economic Base - Job growth has slowed and most of the new jobs pay less than lost manufacturing jobs. Many of the new jobs are located in the outlying areas inside and outside of the County. More lower income workers are commuting to outlying jobs from Milwaukee's Central City.
3. Housing - Housing Affordability and location of affordable units are the two linchpin aspects of this issue. This is linked to job creation and the ability of workers to take jobs and of businesses to draw on the available, willing employee base. Strains on both the job market and housing markets are occurring in the County, putting pressure on transportation systems.
4. Housing Choice - Discrimination and impediments to free and full housing choice have an impact on the ability of people to move to where jobs are and the decision to locate new or existing sources of employment.
5. Preservation and Maintenance of Housing Stock - This is a growing concern as communities mature.
6. Special Needs - Reliable data is a key to assisting special needs populations as is the ability to address needs of those persons, who have "softer voices" in the debate and search for answers.

Housing and Community Development Objectives and Priorities

Assistance needs exist in all consortium communities with assistance for renters widely spread throughout the area based on both need and availability and cost of sites and buildings. Housing for the elderly and disabled should be located on bus lines unless alternative transportation is made available. Rehabilitation of owner-occupied housing should be a priority for the west central and southeastern portions of the County. Non- housing needs priorities were described previously and are detailed later on in this report.

Housing Priorities

Among the priorities cited are rental assistance for the elderly and rental assistance for families based on extensive waiting lists for Section 8 aid. Demand for new construction for elderly renters is also based on waiting list surveys.

Rehabilitation for owner occupied homes is a priority as is assistance for first time homebuyers. Specific goals for the 5 years of the plan were listed for various specific categories of need. Separate goals were listed for Wauwatosa and West Allis.

Non-Housing Community Development Priorities

Social service priorities include but are not limited to provision of health and recreational services to elderly and disadvantaged persons, child care, education, and recreation opportunities for youth and support services for lower income households seeking self- sufficiency.

Infrastructure improvements include, among others, replacement of deteriorating streets, sidewalks, bridges and sewers in lower income and blighted areas, removal of blighting influences and provision of new infrastructure as needed to serve demographic shifts within the County. Economic development goals include assisting private businesses in creating jobs, working with private non-profit organizations to develop job training for lower income persons and offering employment services to households receiving public assistance.

Anti-Poverty Strategy

Highlighting the County's anti-poverty strategy is use of Community Development Block Grant funds and other resources to assist employers in creating jobs for low income persons. Social Welfare programs and the Section 8 family self sufficiency program are also being employed to encourage greater independence.

Housing and Community Development Resources

The County will use the HUD Community Development Block Grant program, the HOME Investment Partnership Act program, Section 8 vouchers and certificates, and low income housing tax credits. Wauwatosa and West Allis also will utilize the same programs. In addition, all three will utilize the Wisconsin Housing and Economic Development Authority financing tools for home buyer financing as well as for housing rehabilitation.

Coordination of Strategic Plan

As noted earlier, the Division of Housing and Community Development is the agency coordinating the Consortium's housing programs under the HOME Investment Partnership Act. The Division will also manage relations with all municipal and non-profit subrecipients as well as with the City of Milwaukee where both fund the same or similar agencies and programs. Monitoring will be conducted by the Division's staff as it does under existing HUD programs on a routine, periodic rotating basis.

Description of Key Projects

HOME

County Home Repair Loan Program                             $373,388
(HOME funds plus matching funds)

Community Housing Development Organizations                 $146,700
(County)

Single Family Housing Rehabilitation                        $ 39,550
(West Allis)

Rental Rehabilitation                                       $100,000
(West Allis)

First Time Homebuyers                                       $ 40,000
(West Allis)

Home Repair                                                 $ 49,900
(Wauwatosa)

Community Development Block Grant

1.  Greenfield Sewer Improvements                           $ 82,200
2.  Glendale Handicap Access                                $ 54,000
3.  Milwaukee County Section 8 Family Self Sufficiency      $ 20,000
4.  St. Francis City Hall Handicapped Access                $ 39,200

Locations

Activities will be located in all Urban County participating municipalities. HOME activities will take place in various locations within the Urban County as well as within the consortium cities of Wauwatosa and West Allis. Some CDBG activities will be carried out in the City of Milwaukee, especially activities in County facilities or serving low and moderate income persons from all over the County.

Lead Agencies

The Housing and Community Development Division will manage the overall program County-wide. The Planning Division in Wauwatosa will coordinate its portion of the program with the County managing the program under contract. The West Allis Housing Department will execute its portion of the HOME program.

Housing Goals

The County expects to rehabilitate 52 dwelling units under various programs and assist 12 first time homebuyers. Wauwatosa will assist 8 home owners in renovating their dwellings and West Allis will also help 8 owners in repairing their houses. West Allis plans to assist 10 first time homebuyers and rehabilitate an unknown number of apartments.

Maps

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 neighborhood projects funded by CDBG.

Phone: (414) 278-4899
Fax: (414) 223-1366