The Citizen Participation Plan for the Consolidated Plan Program Year 1996 - 2000 and Milwaukee County Community Development Block Grant (CDBG) Urban County Milwaukee County Home Consortium is summarized as follows:
| Total Housing Units | 27,502 | |
| Total Occupied Units | 26,797 | |
| Percent Owner Occupied | 59.4% | |
| Percent Renter Occupied | 40.6% | |
| Percent Vacant | 3.3% | |
| Median Value of a Single Family Home | $62,600 | |
| Median Monthly Rent | $283 | |
| Year Unit Built: | ||
| 1939 or Earlier | 8,744 | |
| 1940 - 1949 | 4,687 | |
| 1950 - 1959 | 5,707 | |
| 1960 - 1969 | 3,476 | |
| 1970 - 1979 | 3,110 | |
| 1980 or later | 1,666 | |
| Median Age of Unit (Year Built) | 1951 | |
| Overcrowded Households (more than 1.5 persons per room) | 60 | |
| Percent of Householders Aged 65 Years or Older | 28% | |
| Percent of Householders Below Poverty Level: | ||
| Owner Households | 2% | |
| Renter Households | 4% | |
| Median Household Income: | ||
| Owner Occupants | $35,333 | |
| Renter Occupants | $23,071 | |
| Families with Incomes between 50% and 80% of City Median | 4,459 | |
| Families with Incomes between 30% and 50% of City Median | 1,653 | |
| Families with Incomes below 30% of City Median | 797 | |
| Population by Race: | ||
| White | 61,423 | |
| Black | 187 | |
| American Indian | 297 | |
| Asian/Pacific | 395 | |
| Hispanic | 919 | |
| Total | 63,221 |
According to the 1990 Census, there were 26,797 occupied housing units in the City of West Allis. Of these, 10,880 were renter-occupied with 403 units needing rehabilitation. There were 15,917 owner-occupied units with 547 units needing rehabilitation.
The City of West Allis' current inventory of assisted housing consists of 635 units. There are also 512 units which are receiving tenant-based assistance. Of the 512, 294 are under Section 8 Certificate program, 127 are under Section 8 Voucher program and 91 are under the HCRI program.
Although the City has assisted 512 low income families with rental assistance, the need for more affordable housing is very evident. According to 1990 Census the median gross rent in West Allis was $446.00. The waiting list of the City's rent assistance program continues to grow. At the present time, the waiting list contains 1,946 families in need of rental assistance.
Since the racial populations of West Allis are statistically insignificant, the Plan did not attempt to identify geographic concentrations of minorities.
Although the housing stock in West Allis is generally in good condition, the percentage of owner-occupied units built before 1940 (40.2%) is substantially higher than the percentage for Southeastern Wisconsin region (29.9%). The City is in the process of rehabilitating the older housing stock that was built prior to 1970 using funds from: CDBG Housing Rehab, HOME Housing Rehab, Rental Rehab, HOME Rental Rehab, Home Buyer Assistance and CDBG to cover some of the administrative cost of the programs. The City will continue this effort in order to maintain viable neighborhoods.
On the other hand, the percentage of renter-occupied units built in West Allis before 1940 (29.6%) is lower than that for the region. However, the low vacancy rate suggests efforts must be made to increase the supply of affordable units through new construction.
In projecting the housing needs of West Allis into the future, there are certain trends that are noted based upon recent Census data. These trends illustrate the housing needs that require some form of public assistance.
First, there is an increased demand for elderly housing due to the city's and county's demographic profiles. According to the 1990 Census, 18 percent of the city's population was 65 years and older, as compared with 13 percent for the southeastern Wisconsin region. Assuming relatively few emigrants, the percentage of current West Allis residents who are elderly, therefore, could be estimated to be nearly 25 percent greater than for the region in the future.
Another trend is the decline in real income as a result of the shift in West Allis from a manufacturing-based local economy to a service-based local economy. A 1992 study of the employment base in West Allis, undertaken by the UWM-Urban Research Center, showed a decrease of 59 percent for manufacturing jobs between 1979 and 1989. As a result, total payroll declined 22 percent as this trend continues into the early and mid-nineties. This leads to a serious problem of housing affordability for both renters and first-time home buyers.
There are two final trends worth noting as a result of Census data. One is that while median income for West Allis residents is declining as compared to the southeastern Wisconsin region, median rent is rising. Secondly, the West Allis housing market continues to be very tight. According to the 1990 Census, 3.3 percent of units in West Allis were vacant, compared with 4.2 percent for the southeastern Wisconsin region. Current estimates by the City Housing Division see vacancy rates below 1.5 percent.
These trends indicate that there are a significant number of households that need housing assistance. Specifically, there are three demographic groups whose housing needs require great attention: very-low-income renters, very-low-income small and large families and first-time home buyers.
Overall, most (50%) of the housing need is exhibited by small families, the majority (54%) of whom are very low-income. Also a significant percentage (46%) of the housing need is exhibited by elderly households, 43% of whom are very low-income. And finally, a small amount (4%) of the housing need is exhibited by large families, of which 39% are very low-income.
As a result of these numbers and trends, there is a severe cost burden on these groups with respect to affordable housing. Because of low vacancy rates and the cost burden, monthly rents require these household groups to pay more than 50 percent of their income for rent. There are major concerns in rental housing. For very low-income elderly and families, four key issues are at work pertaining to affordable housing: availability, affordability, quality and appropriate size. If West Allis can be attuned to these issues, the cost burden on West Allis renters should be alleviated.
The City did not identify the specific housing needs of its minority population at this time because minorities represent less than 2 percent of the total population. Also, no data is currently available on the housing needs of persons with disabilities who do not require supportive services. However, the City will attempt to discover the needs in these two areas when the data presents itself.
Homelessness in West Allis is not thought to be a serious problem. This is reflected by the fact that there are not specific shelters or facilities for the homeless in West Allis. This notwithstanding, the City has obtained information on the extent of homelessness by conducting a phone survey of homeless shelters in Milwaukee County.
The "Emergency Shelter Hotline Report for 1990" indicated that 65 requests were made from the City of West Allis. Of that, 84 percent (55) were from families with children.
The report also indicated that the average number of persons in each family was 2.5 persons, so that the total number of persons in a family with children who were seeking shelter was [2.5 persons multiplied by 55 (number of families)] 13.8.
The report further showed that 16 percent of all calls were from families without children. So 16 x 65 equals 10 families without children. Overall, the estimated homeless population is West Allis is 148.
In terms of a special needs population, the Wisconsin Correctional Services and Milwaukee County Program (MOBILE) estimated that 51 percent of the 65 families that requested shelter are "victims of domestic violence"; 23 percent drug abusers, 20 percent alcohol abusers and 6 percent mentally ill.
West Allis will continue to monitor the Milwaukee County shelters in foreseeing any future needs for the homeless population and to assess the risk of homelessness that applies to very low-income families and individuals.
At this time there are no units of public housing under the jurisdiction of West Allis.
According to the 1990 census the city of West Allis has 27,502 housing units. Of these, 48.8% were built prior to 1950, and 93.5% were constructed prior to 1980. This latter date is the most convenient, available and appropriate cut-off for assumed use of lead-based paint in housing, which means that 25,714 housing units in the city probably contain lead paint to some extent.
During 1992 an intensive study was undertaken within a carefully selected area of the city to determine the extent of lead hazards from all sources. The intent of this study was to develop data from which community needs could be extrapolated. The study was funded with a grant from the State of Wisconsin-Department of Health and Social Services.
By extrapolating data from the 1992 study and the 1990 census, the City Health Department has developed the following estimate of needs relating to lead-based paint abatement:
16,959 families, with median income of $ 29,622.
Low-income residents
(Estimate)-2,536 housing units have a lead-paint hazard;
2,955 housing units have a potential lead paint hazard;
Very low-income residents
(Estimate)-935 housing units have a lead-paint hazard;
1,090 housing units have a potential lead-paint hazard;
Extremely low-income residents
(Estimate) 453 housing units have a lead paint hazard;
528 housing units have a potential lead paint hazard;
"Lead paint hazard" is defined here as a surface with high lead content paint (more than 1% lead) which is chipping or peeling or otherwise in poor condition.
"Potential lead paint hazard" is defined here as a surface to with paint with a high lead content (more than 1% lead) which is not chipping or peeling and is in good condition.
One significant factor which affects the City's ability to develop, maintain or improve affordable rental housing involves property taxes. West Allis has very little vacant land for multi-family development. Consequently, new development will require acquisition and clearance of underutilized land. The costs of acquisition, relocation and clearance are so high, however, that the new development must generate a substantially greater amount of property taxes over the existing development in order to pay for these costs via tax incremental financing. As such, the City is strongly pulled in the direction of "high end" apartment construction because of its higher tax base.
The City feels that its zoning ordinances do not constitute
any barriers to
affordable housing. Currently, single family duplexes can be
built on a 30-foot
wide lot with a minimum of 3,600 square feet of land area. In
addition,
multi-family dwellings, besides being permitted in the
appropriate multi-family
zoning districts, can be constructed in commercial districts upon
obtaining a
Special Use as prescribed in the zoning ordinance.
Need No. 1 - Loss of high wage manufacturing jobs;
For most of its 90+ year history, West Allis was one of the leading centers of heavy manufacturers in the Midwest. Companies like Allis-Chalmers, Kearney & Trecker and Wisconsin Motors enjoyed international reputations and were major sources of high-wage manufacturing jobs not only for West Allis, but also for the entire metropolitan Milwaukee area.During the 1980's, however, economic downturns caused these and other smaller manufacturers to close. These closings resulted in a net loss of over 8,800 manufacturing jobs between 1979 and 1989 -- a 59% decrease. Most of that job loss in the manufacturing sector has been offset by gains in the retail and service sectors. Total job loss between 1979 and 1989 was 1,270, or a 4% decline. However, due to the fact that wages in the retail and service sectors are typically less than wages in the manufacturing sector, average earnings for jobs in West Allis declined by 22% during this period.
Strategy No. 1 - Facilitate retention and expansion of jobs that provide family-supporting wages
The primary goal of the City's economic development efforts, therefore, as indicated in the Overall Economic Development Plan, is to facilitate the retention and growth of manufacturing jobs -- especially manufacturing jobs which provide family-supporting wages.
Need No. 2 - Abandoned, often contaminated, industrial properties;
Since West Allis is a mature, largely landlocked community, virtually the only land available for manufacturers to expand upon is that resulting from the closings of major companies during the past decade. Much of this land is severely contaminated.
Strategy No. 2 - Redevelop abandoned industrial sites;
A key strategy, therefore, for the City's goal to create and retain high-wage manufacturing jobs is to financially participate in the redevelopment and environmental cleanup of former industrial sites.
Need No. 3 - Skilled labor force;
Another major factor is the need to maintain a labor force equipped for an ever-changing manufacturing technology.
Strategy No. 3 - promote school-to-work transition and vocational training programs;
The City's strategy relative to a trained labor force is to provide local employers with information and technical assistance on available labor training programs, as well as to be a strong advocate for school-to-work transition programs and vocational technical training within the City's school district. At the same time, the City continues to search for innovative ways to facilitate the transfer of modern technology to local manufacturers to enable them to compete in a global marketplace.
Need No. 4 - Delivery and Provision of Social Services;
The City recognizes the need to provide health and social services to the community in hopes of benefiting low-moderate income and elderly persons. Another service need addresses the elimination of slums and blighting influences in providing for overall economic development.
Strategy No. 4 - maintain quality social service program while being attuned to other possible programs that could address the needs above.
The following is a list of current services financed and managed with Block Grant funds that are in line with the principal strategy:
The City's strategy for the approximately 800 households living at the poverty level involves coordination with social service agencies to delineate specific needs of persons in this group. If their economic condition is a factor of unemployment or underemployment, the City will coordinate with job-training agencies to increase their skill base and employability. If their economic condition is a factor of their age or disability, such that they are not in the labor pool, the City will work to promote opportunities for affordable housing and will work with social service delivery agencies to assure that their basic needs for food, shelter and health care are being met.
Please refer to Section II E.
The health department has for several years offered the gamut of lead-related health services, including physical assessments of residences, screening of children and pregnant women, and drinking water testing. Contacts have been made through exhibits at various public events, articles in the City newsletter, group presentations by health education staff, school- and day-care-based brochure distributions, and media releases. Referrals have come from area physicians and from the department-based WIC program.
In 1993 a local ordinance (copy attached) was passed to establish local authority to deal with lead paint hazards and childhood lead poisoning. State certification of lead paint abatement contractors strengthens this local effort by identifying a pool of abatement workers who are conversant with the issues involved in lead paint abatement and who are available to carry out abatement work in a safe and healthful manner.
Also in 1993 all City residents have been advised of a potential for elevated lead levels in drinking water. This effort is based on United States Environmental Protection Agency (USEPA) testing requirements of the Clean Drinking Water Act and the results of representative testing in the water distribution system. Notification to residents of the community has been by means of water bill enclosures and newspaper advertisements.
1994 is the first year of a three-year State-local program to remediate lead paint hazards in eight West Allis homes using a combination of grants and low-interest loans to fund the work. This program is intended, in part, to develop information about the costs and availability of lead paint abatement in the area, and is funded through the State of Wisconsin-Department of Health and Social Services.
Goals of the health department's lead program are:
The previous section identified the institutional structure that will be used to implement the Consolidated Plan. Because the City of West Allis deals with different structures, a different type and level of coordination is needed for each.
Structure 1 - Activities carried out and funded under the control of Community Block Grant Administration
The funding source is HUD funds received by the CDBG Administration. Coordination of those activities is the responsibility of the CDBG Committee, the Community Development Authority, the West Allis Economic Development Partnership and the HOLIE Group. This process involves the committee members, other City Departments, residents, recipients, subrecipients and HUD.
Structure 2 - Activities carried out by City Departments using a variety of funding sources and in cooperation with non-City organizations
There are a variety of funding sources and stakeholders, depending upon the project. These sources include the City of West Allis' tax base, the Department of Housing and Urban Development, the State of Wisconsin, and a number of other government or private funding sources. Coordination of these activities must be responsive to the particular funding source.In structuring a collaborative process, the City must integrate its needs and resources with other non-City organizations. These organizations include the Wisconsin Housing and Economic Development Authority (WHEDA), the United Way and the Fair Housing Board.
Structure 3 - Activities implemented by a non-City organization
In this respect the City will rely primarily on private developers as partners in the completion of new housing projects. The City will attempt to maintain the highest level of impact possible in these ventures to keep them in line with the City's strategic plan of providing decent housing, establish suitable living environments and expanding economic opportunities.In order to remain committed to continued and increased coordination, the City will attempt to improve coordination in a few areas:
- Attempt to receive more input from community stakeholders;
- Enter into more partnerships with non-City organizations for planning and program implementation purposes;
- Continue to solicit cooperation with other governmental bodies with a stake in the Consolidated Plan, i.e., Milwaukee County and the City of Milwaukee.
- Continue efforts for improved inter-departmental coordination
The City of West Allis is part of the HOME Consortium. As such, the City is working with its two partners in the Consortium (Milwaukee County and the City of Wauwatosa) to develop a comprehensive set of procedures and standards which will be used to monitor housing and community development activities within the jurisdiction of the Consortium, as well as to ensure long-term compliance with appropriate regulations and statutes.
The City's strategy for the approximately 800 households in our community living at or below the poverty level involves coordination with social service agencies to delineate specific needs of persons in this group. If their economic condition is a factor of unemployment or underemployment, the City will coordinate with job-training agencies to increase their skill base and employability. If their economic condition is a factor of age or disability, such that they are not in the labor pool, the City will work to promote opportunities for affordable housing within our community and will also coordinate referrals to social service agencies responsible for assisting these families/individuals to gain access to their basic needs for food, shelter and health care.
The Department of Development will act on behalf of the City of West Allis as the lead agency.
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, and proposed HUD funded projects.
TABLE (without associated map) provides information about the project(s).
