HomeMy WebLinkAbout911295.tiff RESOLUTION
RE: APPROVE GREELEY/WELD COMPREHENSIVE HOUSING AFFORDABIILTY STRATEGY
WHEREAS, the Board of County Commissioners of Weld County, Colorado,
pursuant to Colorado statute and the Weld County Home Rule Charter, is vested
with the authority of administering the affairs of Weld County, Colorado, and
WHEREAS, the Board has been presented with a Greeley/Weld Comprehensive
Housing Affordability Strategy, and
WHEREAS, said plan, a copy of which is attached hereto and incorporated
herein by reference, has been jointly developed by the City of Greeley and Weld
County, to be revised on a yearly basis hereafter.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld
County, Colorado, that the Greeley/Weld Comprehensive Housing Affordability
Strategy be, and hereby is, approved.
The above and foregoing Resolution was, on motion duly made and seconded,
adopted by the following vote on the 28th day of October, A.D. , 1991.
BOARD OF COUNTY COMMISSIONERS
ATTEST: WELD WELD COU TY, OLORADO
Weld County Clerk to the Board/`
Go a , .rman
By:
Deputy Clerk to the Bo Geo Kenne y, Pro-Tem
APPROVED AS 0 FORM: i��24f�ieli
onstance L. Harbert
County Attorney C. (Kirby
10a
W. H. Webster
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DEPART ,v ENT OF SOCIAL SERVICES
P.O. BOX
GREELEY,COLORADO 806322
Administration and Public Assistance(303)3521551
Child Support(303)3526933
Child Protection and Day Care(303)3521923
Food Stamps(303)3583850
C.
COLORADO
TO: Gordon E. Lacy, Chairman
FROM: Judy Griego, Director
RE: Comprehensive Housing Afr lity Strategies
DATE: Octohor 22, 1991 CCCC//�)II
Enclosed for Board approval is a yearly planning document under the
Comprehensive Housing Affordability Strategies.
The City of Greeley and Weld County jointly developed the plan this
year and will revise it on a yearly basis thereafter.
Although the plan is comprehensive, it does not ccumit resources
through the City of Greeley or Weld County.
If you have any questions, please telephone me at extension 6200.
Please note that the Clerk to the Board has a copy of the entire document
on file.
911.'9
Jim Sh an
315 vor�n 11th Avenue
Greeley, CO 80631
Greeley/Weld
Comprehensive 1iousing Affordability Strategy
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Draft
August 9,.1991
F-.i ,-------t,. f
GREELEY/WELD
COMPREHENSIVE HOUSING ASSISTANCE STRATEGY
(CHAS)
August 9 , 1991
Please forward any written comments
on or before October 9, 1991, to:
Terrie McKellar
Planner I
City of Greeley
Community Development Department
1000 10th Street
Greeley, CO 80631
CHAS PROCESS SUMMARY
1 SUMMARY OF CHAS PROCESS
The City of Greeley, as an entitlement city, became the lead
agency in the development of the CHAS. To assure a more thorough
document, the City worked with many county agencies in developing
the CHAS, including the Greeley Housing Authority, the Weld County
Housing Authority, United Way of Weld County, Weld County Housing
Coalition, Weld County Social Services, and many nonprofit
` agencies.
A series of public meetings was held to receive public input
regarding the housing needs throughout our community. For a
listing of the hearings, people in attendance, and agencies
represented, please refer to Exhibits I-III.
Due to the time limitations, as well as the lack of 1990 census
information, the CHAS which is being submitted for approval by the
Department of Housing and Urban Development is very general in its
discussion of housing needs. Much of the documentation is taken
directly from the City's previously approved Housing Assistance
Plan (HAP) . The primary housing needs identified focus on the
City of Greeley's housing needs at the neighborhood level; however,
because we are the county seat, many of the housing needs of our
clients also overlap with services delivered at the county level.
Thus, where appropriate, county needs are also prioritized in the
CHAS. Data have been provided on the required tables at both the
city and county level as available. As more data become available,
the City anticipates updates to the CHAS which describe with
greater accuracy the housing need throughout the City of Greeley
and Weld County.
fThe CHAS has been made available for public review and comment at
the following locations: The City of Greeley Community Development
Department, the Fort Lupton Housing Authority, the Greeley Housing
Authority, the Weld County Housing Authority, and the Weld County
is
Library District's two branch libraries.
The Greeley Urban Renewal Authority will hold a public hearing
on Wednesday, September 11, 1991, to review the proposed plan and
receive public comment.
A public hearing will be held by the City of Greeley's City Council
in early October.
A public comment regarding the proposed Comprehensive Housing
Affordability Strategy will be forwarded to the Department of
Housing and Urban Development as part of the CHAS.
i
li TABLE OF CONTENTS
li SECTION I - COMMUNITY PROFILE
Part 1 - Needs Assessment
1
li General Housing Needs
2
Current Estimates
liCost Burden
5
11 Five-Year Projections
Supportive Housing Needs of Homeless Persons
5
illCurrent Estimates
Supportive Housing Needs for Others with Special Needs
7
CHAS Table 1A, Housing Assistance Needs of Low & Moderate 12 .
Income Households--Weld County All
I1 CHAS Table 1A, Housing Assistance Needs of Low & Moderate 13
@i Income Households--Greeley All
mil CHAS Table 1A, Housing Assistance Needs of Low & Moderate Income Households--Greeley, Black, Not Hispanic 14
CHAS Table 1A, Housing Assistance Needs of Low & Moderate 15
Income Households--Greeley, Asian or Pacific Islander .
CHAS Table 1A, Housing Assistance Needs of Low & Moderate
Income Households--Greeley, American Indian/Alaska Native . 16
CHAS Table 1A, Housing Assistance Needs of Low & Moderateill 17
Income Households--Greeley, Hispanic
CHAS Tables 1B, Homeless Population--Greeley/Weld County
18
Part 2 - Market and Inventory Conditions
General Overview of Tables 2A and 2B
19
20
Housing Conditions
Concentrations of Racial/Ethnic Minorities and 23
illLow-Income Families
Inventory of Facilities and Services for Homeless Persons 24
ri
I� 1 oil
Inventory of Facilities and Services for Persons with 25
Other Special Needs
CHAS Table 2A, Population and Minority
Data--Weld County . . 28
CHAS Table 2A, Population and Minority Data--Greeley
29
CHAS Table 2B, Market and Inventory Conditions, Housing
30
Stock Inventory--Weld County
CHAS Table 2B, Market and Inventory Conditions, Housing 31
Stock Inventory--Greeley
CHAS Table 2C, Assisted Housing Inventory--Weld County 32
and Greeley
SECTION II - FIVE-YEAR STRATEGY
Part 3 - Strategies •
Priorities for Allocating Investment 33
34
Narrative for Weld County
34
Moderate Rehabilitation/Acquisition
New Construction/Substantial Rehab/Related Infrastructure 34
35
Rental Assistance
35
Home Buyers' Assistance
35
Support Facilities and Services
36
Narrative for the City of Greeley
37
Rental Assistance
38
Home Buyer Assistance
New Construction/Substantial Rehab/Related Infrastructure 39
39
Support Facilities and Services
40
Relevant Public Policies
44
Programs and Services for Affordable Housing 46
Institutional Structures 47
Coordination of Resources
01 «-,e
t: . .. ",
II
CHAS Table 3, Priorities for Assistance, 5-Year Plan--
Weld County 48
CHAS Table 3, Priorities for Assistance, 5-Year Plan--
Greeley 49
SECTION III - ONE-YEAR PLAN/ANNUAL UPDATE
Part 4 - Resources
Table 4/5A - Weld County Narrative 50
Table 4/5A - City of Greeley Narrative 50
CHAS Table 4/5A, Anticipated Resources & Plan for
Investment--Weld County 52
CHAS Table 4/5A, Anticipated Resources & Plan for
Investment--Greeley 55
Part 5 - Implementation
Weld County Implementation Plan 58
Affordable Housing 60
Monitoring 61
Conclusion 61
CHAS Table 5B, Goals for Families to be Assisted with
Housing--Weld County 63
CHAS Table 5B, Goals for Families to be Assisted with
Housing--Greeley 64
APPENDIX
Exhibit I, Public Hearing Held June 6, 1991 65
Exhibit II, Public Hearing Held July 23, 1991 66
Exhibit III, CHAS Meeting Held August 6, 1991 67
Exhibit IV, Greeley Area Census Tracts 68
171 oi
1
1 SECTION I - COMMUNITY PROFILE
PART 1 - NEEDS ASSESSMENT
GENERAL HOUSING NEEDS
Housing, which is a basic need in our community, is also a strong
indicator of a community's well-being. The need to develop a plan
for housing is critical in that housing is and will continue to be
the predominant land use and an important physical resource for our ti community.
Throughout the City of Greeley, as well as Weld County, there is
a growing need for safe, decent, and sanitary housing for varied
populations. There is also a continuing pressure to maintain
11 the current levels of housing stock that we can make available
to low- and moderate-income families and individuals living
' hborhoods. There are a variety
4 within designated target neig
facing housing needs in the Greeley-Weld area,
of populations chronically
including single-parent families, single male veterans,
mentally ill, battered women,
substance abusers, developmentally
and physically disabled, migrants, unemployed, underemployed,
frail and older elderly, youth, and monolingual Spanish-speaking
161 individuals.
Current housing conditions being realized by these populations
include overcrowding, living in substandard units, inability to pay
for standard housing, and distance from services.
CA T ^ _ 1
r,irrPnt Est�ipates
As evidenced by Table 1A, within the City of Greeley there are
2,960 very-low-income renters. This includes 352 elderly, 2, 337
small families, and 271 large households. For other low-income
renters, there is a total of 1, 158, including 190 elderly, 878
small families, and 90 large households.
Within the City of Greeley there are only small percentages of
Blacks, Asians, Pacific Islanders, and American Indian-Alaskan
Natives. Current estimates for the needs of these low-income and
very-low-income individuals and families are less than 10 in each
category. The most significant minority in terms of numbers with
the City of Greeley needing rental assistance are Hispanics. A
total of 748 families are in need, comprised of 106 elderly, 572
small families, and 70 large households. (The source for this data
is the City's Housing Assistance Plan submitted and approved by the
Department of Housing and Urban Development. )
Throughout Weld County, there are 7, 840 households in need of
assistance, including 1, 090 elderly, 6, 000 small families, and 750
large households. (This data is from 1980 census materials. )
In addition, according to information based on the 1986 CHFA
Housing Needs Analysis, as updated by the Colorado Division of
Housing, 20. 11 percent, or 9, 544 all households, in Weld County
were in need of assistance.
2
Cost Burden
Currently, the clients on the Greeley Housing Authority's waiting
list who meet the federal preference for priority admission to
rental assistance programs are predominantly people who are paying
more than half of their income for rent; the remainder live in
substandard housing, and none of the clients with preference for
priority admission have been displaced. The breakdown follows:
1 Bedroom - 91 (Elderly and Disabled)
2 Bedroom - 101
3 Bedroom - 102
4 Bedroom - 19
5 Bedroom - 7
In addition to the housing needs of the low- and very-low-income
households, there are also special housing needs of the elderly
and persons with disabilities who do not require supportive
housing services. According to the 1980 census, disabled persons
constitute approximately 10 percent of the city's population.
Easily, the majority of these persons fall into the lower-income
TA category; however there are no local data available describing the
number of low-income disabled individuals who are members of low-
or very-low-income small or large families. Most single disabled
persons have no independent living quarters and are forced to
reside in institutional (nursing home) setups. There is a need
in our community for an estimated 100 wheelchair-accessible units,
either through new construction of units or rehabilitation of
existing units. Community Development Block Grant funds have
been used over the years for housing modifications for disabled
El
- J
3
n
individuals. This assistance, which will contii a in the future,
has been primarily to modify existing conditions, including
lowering countertops and light switches, widening doors, and
providing wheelchair-accessible showers. Elderly low- and
very-low-income households also have a need for housing
rehabilitation. Many of these people, while perhaps owning their
homes, are on fixed incomes and cannot afford such items as a new
furnace or hot water heater. Elderly individuals residing within
the city's urban renewal target neighborhoods can also receive
housing rehabilitation through our Community Development Block
Grant Program at both the city and county levels.
The housing needs of low- and very-low-income households are also
evidenced by the number of families requesting assistance from the
American Red Cross to meet emergency needs. From January 1 through
December 31, 1990, the Weld County Chapter assisted 1, 206 families
with their Greeley Gas Company bills through the Colorado Natural
Gas Assistance Program. During the first five months of 1991,
319 families were helped with their Greeley Gas deposits, and six
families were assisted with the purchase of new furnaces. During
this period, $14, 845 was given in deposit assistance. Also,
$10, 345 was received in deposit refunds, indicating that 65% of
those assisted during an emergency have responded in good faith by
being responsible consumers and paying their bills.
4
01
Five-Year Projections
Currently, the City of Greeley does not believe there will be
significant changes in its current estimate of needs.
SUPPORTIVE HOUSING NEEDS OF HOMELESS PERSONS
Current Estimates
Weld Information and Referral Service (WIRS) compiled the data
for Table 1B of the CHAS. These data are based on shelter input
reports submitted monthly from the following agencies: A Woman's
Place, Catholic Community Services, Disabled American Veterans,
Salvation Army, Transitional House, Weld County Social Services,
and WIRS. The number of unduplicated individuals either homeless
or at risk of becoming homeless was 3 , 521. This number represents
2 ,582 households in Weld County in 1990. Of that total, there were
870 households representing 1, 190 individuals who were homeless
and sought shelter with one of the area's providers. Weld County
agencies provided 12, 651 total nights of shelter in 1990, with
an average stay of 8 .9 nights. In addition, there were 1,712
households representing 2, 331 individuals at risk of becoming
homeless. Characteristics of the homeless population include:
• 798 families; 218 individuals.
• Average age of 32. 5 years.
a 508 of the families were headed by single parents.
a 308 were employed, 448 were unemployed, 198 received social
service benefits, and 78 received social security benefits.
5
Ll
Currently, there a no specific numbers for hibit IC, Special
Needs Populations; however, a general discussion can be provided.
According to the Island Grove Regional Treatment Center, in 1990
the Center treated 3,000 individuals; about 1,700 of those were
detoxification clients. Also, 160 out of the 320 female clients
treated in the detox clinic were victims of domestic violence.
There is also a lack of housing and supportive housing for the
chronically mentally ill. Many wind up in forensic systems with
overcrowding, coming back into a system which could not deal with
them originally. It is estimated by agencies throughout Weld
County that serve the disabled that there is a need for an
additional 300 HUD vouchers, 100 wheelchair-accessible units, and
increased flexibility. These agencies serving the disabled have
also commented that, because Weld County is accessible and does
have services and is surrounded by states and counties not having
the extent of services, Weld County ends up with a large disabled
population.
The school district serves a variety of students, including young
families who are homeless. This includes young mothers and babies,
the majority being under the age of 18, and not eligible for
transitional housing. (They do not meet the definition of
a "family. ") This past year the school district assisted 20
students, but there are also many who simply slip through the
cracks.
1 6
SUPPORTIVE HOUSING NEEDS FOR OTHERS WITH SPEC. NEEDS
As previously mentioned, Weld Information and Referral Services
(WIRS) estimates that in 1990 there were 2, 331 individuals at risk
of becoming homeless. The biggest problem identified by WIRS is
finding affordable housing, particularly for large families.
A
According to Weld County Human Resources, this agency is receiving
20 new cases each month. Many of their clients are coming through
the shelter system in need of immediate employment. The agency
also has a difficult time keeping in contact with the client (e.g. ,
people move before receiving benefits or do not have a phone) .
Their clients also lack transportation and are dependent on the
city bus. They also have a lack of dollars to start a job (e.g. ,
buying clothes, gas money) as well as job-seeking skills.
10 The Weld County Social Services Department serves 10, 000 people
each month. The majority (99%) of their clients, which include
the elderly and disabled, are not self-sufficient. Because of the
11 increase in the number of people, they are unable to provide case
management. Clients also need assistance for a much longer period
of time. Again, due to the high mobility of this population, it
is difficult for Social Services to keep track of them in order to
provide benefits, particularly medical. As noted by a Weld County
Social Services representative, funding for many agencies' programs
is based on how many people are in the program. The system needs
to move from being reactive to proactive.
rim
Cag� 7
The Greeley Housing Authority did initiate a self-sufficiency
program in Greeley in cooperation with the Human Resources Job
Diversion program. Clients who registered .for the Job Diversion
program received priority for housing. However, as soon as the
clients received housing, many would immediately drop out of the
Job Diversion program. The program provided no control to ensure
follow-through on the job.
All of the emergency and transitional shelters throughout the
county are seeing more clients each year. The majority have left
their last residence due to unemployment (56%) , followed by those
who moved to seek work (15%) , and those unable to pay rent and
evicted (10%) . According to Catholic Community Services, the
Guadalupe Center served 650 people in 1990. In addition, the
agency is seeing more families, with an average stay of five
nights. A majority (86%) are unemployed.
The Greeley Transitional House serves approximately 60 families
each year. In 1990 the Transitional House provided 4, 918 nights of
temporary housing and case management to 59 families representing
175 individuals. Although the number of families was less than
1989, this was primarily due to difficulty in finding affordable
housing and, thus, families staying longer. In the last quarter
of 1990, the shelter provided a total of 1, 640 nights of temporary
housing. At this rate, the total nights for 1991 would be 6, 560.
Of the 60 families who participated in the program in 1990, 71
percent secured permanent affordable housing, 53 percent secured
8
employment, 19 percent were participating in a vocational
educational program, and nine percent began a G.E.D. program, of
which five percent completed their G.E.D. 's while in the program.
There are currently 22 families in their follow-up program.
A Woman's Place provides shelter for battered women. This agency
has noted that there is a problem with limiting the stay of their
clients to 30 days. Many of their clients are needing support
services for a longer time period, but federal regulations tied
to funding prohibit longer stays at this time. (Statistics
forthcoming) .
According to the Weld County Area Agency on Aging, the elderly
are still very unaware of the housing options that are available.
There needs to be better knowledge of what those options are. For
example, there are elderly housing facilities with openings, while
at the same time other facilities have long waiting lists. A
better communication system, such as a clearinghouse or data base
for service providers, should be considered being developed. There
is also the lack of knowledge on the part of some elderly about how
to utilize housing rehabilitation programs, both at the county and
city level. Often, the elderly are afraid to learn further about
rehabilitation because of their distrust in governmental programs.
"Aging in place" is also a problem. Subsidized senior housing is
built with little consideration given to the support services that
are needed when an elderly person becomes frail and needs personal
9
care. Alternatives between institutionalization and independent
living are also a need for the elderly.
Migrant and farm workers are another special group identified as
having housing needs. It is hard to determine the number of people
4 in need, but county agencies estimate that there are 3 , 400 families
and 1,700 single workers. Many of the migrants need emergency
housing (one to two weeks) and still others need housing through-
out the growing season (three to six months) . Due to OSHA require-
ments, many of the units on farms have been eliminated and a
number of migrants are moving into Greeley in search of housing and
support services. Over the next five years it is estimated that
100 family and 150 solo units will be needed for emergency housing,
300 solo and 125 family units for transitional housing, and an
.11 additional 200 multifamily units will be needed within the City
of Greeley for migrants who are "settling out" or remaining in the
community.
11 A general need in emergency housing voiced by a number of agencies
is another phase of housing before people receive assisted housing
or are able to rent in the private rental market.
There are also a number of middle class families who are in the
process of facing foreclosure. Many are too proud to ask for help
and thus become "at risk" of losing their homes. These individuals
are unaware of financial assistance through such funds as FEMA.
People tend to get too far behind before requesting assistance.
10
O4
`" '`7
There needs to be sntervention much sooner (e • , assistance with
utility bills) .
In concluding Section I of the CHAS, it can be stated that there
are a number of special populations needing assistance both in
housing and support services throughout the county. If there are
federal or state funds in the future for groups serving special
housing needs, those funds must also include maintenance and
operational dollars. Because of the tight economy, people are in
jobs either part-time or full-time with little, if any, benefits.
14 This could reflect a potential growth in dysfunctional families in
need of housing and "survival" services.
114
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I
4 _. _
HAS Tables 1111 & 1C U.S.Department of Housing at Jrban Development
Office of Community Planning and Development '
JUN i 5 1991
Inmeless Population . Comprehensive Housing Affordability Strategy(CHAS)
a
Ma we: Fritts Prod:(enter fiscal yrs.)
,ri,umoaq«Cidnedreheih: t All Homolesi FY: trough FY:
Greeley/Weld County ElRaciaVEthnic Group(speaty) 1991 I 1996 '
Category iota! Sheitered Unsheltered
Table 1 B _ I (A) (Bt (c)
Totals 1. Number of Families with 899 509 I 390
Children
2. Number of Persons in 2,698 1,730 I 968 -
families with Children
3. Number of Individuals not 823 683 140 s
in Families with Children
4. Total Persons/Individuals 3,521 I 2,413 I 1,108
(tines 2+3) i
Table 1C Number of Families with Children' Number of In6viduais
Category Shelved Unsheltered Sheltered I Unsheltered i
Special Needs a) (B) (C) (D)
1. Mentally III I I
2. Drug Abuse c1 Aft I
3. Alcohol Abuse {
4. Victims of Domestic
Violence •
5 _
5. Runaway/Abandoned //�Q Si���i
Youth ��
6. Other(weary) I I 1
I
I • I
' Include famdies with head of household or spouse having the characteristics ad
SOURCE: Weld Information and Referral Service (WIRS) . Data is available at the
county level only.
. tThl ` .enn ::9 18
Corm HUD-40090 (6114.'9"1
PART 2 - MARKET AND INVENTORY CONDITIONS
G
This part summarizes local housing market and inventory conditions,
including population, household formation, and information in
assisted housing.
GENERAL OVERVIEW OP TABLES 2A AND 2B
The information provided on Table 2A is provided at both the city
and county level.
Since 1980, the City of Greeley's population has grown 14 percent
from 53 ,006 to 60, 536. Persons of Hispanic origin, the most
significant minority in the Greeley area, have grown from 8,260 in
1980 to 12,327 in 1990, representing a growth rate of 49 percent
over the last 10 years. The Hispanic population in 1990 represents
20.4 percent of the city's population. The number of households
within the city has grown 24 percent from 19,408 to 23 ,991. The
average household size for 1990 is 2 .5 persons.
Weld County census data, which includes the City of Greeley, shows
a population growth rate for the county of 7 percent from 123,438
to 131,821. Persons of Hispanic origin have grown from 21,017
in 1980 to 27 ,502 in 1990, representing a growth rate county-wide
of 30 percent. The Hispanic population currently represents 20.9
percent of the county's population. The number of households has
grown 10 percent from 46,475 to 51, 138. The average household size
for 1990 is 2.7 persons.
19
� 4 �.�,
pi
The information provided on Table 2B for the City of Greeley is
HAP) , which
based on data from the City's Housing Assistance Plan
was submitted to and approved by the Department of Housing and
Urban Development for the period between 1988 and 1990. The data
for Table 2B were not available from thCensus
f r Weld County.the
Department of Housing and Urban Development
Table 2C provides information at the county level on the assisted
housing inventory. Information, at this time, is not available
from HUD at the jurisdictional level.
Housin Conditions
1, The local housing authorities have a number of persons on
their waiting lists for both Section 8 and public housing. The
following provides information taken from a survey conducted
recently by the Weld County Housing Authority.
400
Housing Authority 462
Weld County Authority 19
Greeley Housing 16
Kersey Housing Authority 60
Eaton Housing Authority 200
Fort Lupton Housing Authority
artments (Greeley) 4
Island Grove AP (Greeley)
12
9 Immaculata Plaza ( 5
Pine Meadows (Greeley) 37
University Plaza (Greeley) 7
Centennial (Evans) 20
Governor's Farm (Windsor) 244
Broadview (Greeley) 20
7 Woodside (Greeley) 7
'1 Adams Park Authority
Windsor Housing
The Greeley Housing Authority and the Weld County Housing
IIAuthority do not anticipate loss of assisted housing inventory
,41
X14 e :r
20
r�._ ... �T-
including loss through public housing demolition or conversion
to home ownership.
2. Retirement Housing - According to a recent publication,
"Metropolitan Area Housing Market Summaries," produced by HUD
in April 1991, the retirement housing market remains soft in
} Greeley. Currently,
there is insufficient demand to justify
new projects. It has taken several years to achieve sustaining
occupancy in retirement service center housing. Existing board
and care facilities remain full. Although elderly housing is
apparent, informing elderly clients of its availability remains
ia problem.
3 , Rental Housing - The rental market within Greeley has improved
in the past ten months with vacancy rates continuing to
Itighten. The current vacancy rate for apartments is 4 .5
percent. For single-family homes it is less than two percent.
Enrollment at the University of Northern Colorado has increased
: past three years and is expected to increase again in
{ for the p
the fall of 1991. This puts an additional burden on the rental
14 market each autumn. Students for nine months of the year may
displace other lower-income groups from affordable housing,ill thereby contributing to the overall housing shortage for all
ill lower-income households. Lower-income households headed by
single individuals with dependent children are most widely
illrepresented by displaced homemakers. This group's special
housing needs include the provision of affordable housing 11 Li
21
1 _ _ .
through public housing units, rental subsidies, and
rehabilitation assistance.
A typical two-bedroom unit rents between $335-$360 a month.
Currently, there are virtually no new apartments being built
because it is financially infeasible.
Specific data for the rental market throughout Weld County was
not available from HUD. However, according to the 1990 census,
the rental vacancy for Weld County was 6.4 percent, which
reflects a tight rental market being realized throughout the
county with similar conditions to those described in Greeley.
4 . Sales Market - The sales market for the City of Greeley
improved in 1990. HUD economic analysts have indicated that it
should remain strong throughout 1991. In the past 12 months,
412 homes sold as compared to 372 for the previous 12-month
period, showing a 10.8 percent increase. The average time on
the market also declined for the same time period from 139 days
to 116 days. Average home prices increased by 6.8 percent,
going from $67,700 to $72,300 over the past 12 months. The
number of listings dropped from 1, 078 to 938, a 13 percent
decline. Although there is not a shortage of homes for sale,
realtors are having a harder time locating desirable homes,
particularly affordable homes for the first-time homeowner.
According to local realtors, there needs to be more housing
available in the $25, 000-$50, 000 range. New home construction
has been reasonably steady during the past four years, but the
22
r-<,
is
iavailability of new, affordable homes for the first-time home
buyer is at a premium.
llCounty-wide information for the housing sales market was
il not available. Again, the 1990 census information shows the
homeowner vacancy rate at 2.3 percent, which reflects a tighter
11 market for possible home ownership throughout the county.
liConcentrations of Racial/Ethnic Minorities and Low-Income Families
11 Within the City of Greeley, concentrations of racial/ethnic
minorities and low-income families is evidenced predominantly in
the northeast quadrant of the city. The following chart provides
li
this information by census tract, based on 1980 census data.
liPlease refer to Exhibit IV for location by census tract of these
concentrations.
11
Census Total of Persons of Low-Income
Tract Minority Population Spanish Origin Families
Ss 32$ 83$
1 19$ 7$ 68$
2 11$ 5$ UNC
li 3 11$ 4$ 23$
4 . 1 3$ 8$ 37$
4. 2 5$ 40$ 58$
5 26$ 87$ 82$
6 41$ 51$ 65$
7 . 1 34$il 37$ 66$
7 .2 19$ 9$ 56$
8 8$ 7$ 25$
9 4$II 11$ 42$
10 12$ 7$ 23$
11 5$ 9$ 31$
12 . 1 6$ 7$ 12$
12. 2 3$ 19$ 43$
ill 13 11$ 0$ 0$
14 . 1 0$ 9$ 15$
14 . 2 4$ill 5$ 4$
14 . 3 lig 23
0
t�g , --- '
Invento of Facili es and Services or Homel 3 Persons
' The following describes the facilities and services for homeless
persons and persons at risk of becoming homeless.
1. There are provisions for emergency shelters through the
Guadalupe Center (capacity 23) , the Disabled American Veterans
(capacity 12) , A Woman's Place for abused women and children
(capacity 9 women and 21 children) , Transitional House
(capacity 6 families) . All of these shelters are experiencing
overcrowding and have waiting lists which continually exceed
their abilities to provide housing.
2 . The Salvation Army also works with the various social agencies
to find temporary overnight emergency housing for individuals
at local motels.
3 . The Weld Information and Referral Services (WIRS) has set up
a case management system to assist the homeless. In addition,
WIRS will supply vouchers for food and assist individuals in
finding shelter.
4 . Many of the programs which have been designed through Social
Services to assist the homeless and "at risk" is realized
through Federal Emergency Management Agency (FEMA) dollars
which are distributed to all Weld County agencies through
United Way.
11.1
24
_.
5. WIRS also works with the various housing authorities to assist
individuals who are at imminent risk of becoming homeless apply
for assisted housing.
Inventory of Facilities and Services for Persons with Other Special
Needs
The Weld County Area Agency on Aging provides services to the
elderly throughout Weld County, including senior nutrition,
employment counseling, legal services, transportation, and case
management.
The following provides a listing of subsidized units within Greeley
and outside of Greeley having subsidized units for the elderly.
No. of No. on
Subsidized Waiting
Facility Name Units List Comments
Benjamin Square 60 14 None
Prairie View 20 3 None
Villa 14 30 1 None
Centennial Housing 48 39 3-6-Year Waiting List
Columbine Court 30 12 2-Year Waiting List
Crane Court 20 12
Timberwood 20 11 Need more senior units.
Latham Manor 17 4 Many seniors prefer to
live in Greeley rather
than rural areas because
they want to be closer
to shopping and their
doctors.
�� ""),.� 25
71
id
v^.
No. of No. on
Subsidized Waiting
Facility Name Units List Comments
Century III 12 60 on list but most
have their names on list
for security and aren't
ready to move to units;
therefore, actual number
is 12 .
Prairie Village 2 --
Columbine Complex 0 0 4 vacancies but are
upstairs units; seniors
don't want to walk
upstairs.
Adams Park 40 0 Vacancies
Governor's Farm 20 4 23 out of 48 are subsi-
dized units. More
subsidized units are
needed. Manager came
across people from Ft.
Morgan and Wiggins with
a need for housing in
those rural areas.
Birchwood 161 0 None
Broadview 100 12 Need more units; could
easily fill 20.
Cedaridge West 167 30 The elderly and disabled
have a need for housing.
Their waiting list
hasn't moved for a year.
University Plaza 34 3 None
Greeley Manor 76 0 None
Bonnell Good Samaritan 0 20 Need More Housing
Greeley Place 0 0 Need more one-bedroom
apartments.
The Villa 50 0 20 Vacancies
Immaculata Plaza 25 4 Only 25 units; need for
more units.
No. of No. on
Subsidized Waiting
Facility Name Units List Comments
Longmeadow Apartments 0 30 Apartments for elderly;
mostly retirees. Need
for more units.
New Colony Apartments 0 --
Kenton Manor 0 7 Sometimes up to 12 on
waiting list. Many in
nursing homes could be
placed in board and care
homes. Lack of housing
for elderly.
Island Grove Village 200 Only 4-5 seniors.
There because they have
relatives there. Only
20 one-bedroom units
and they usually go to
seniors, disabled, and
single, pregnant women.
Assistance to the disabled residents of Weld County is provided
through Island Grove Treatment Center, Weld Mental Health, Triangle
Cross Ranch, Camelot I and II, Centennial Developmental Services,
and Greeley Resources for Independent People.
This concludes the analysis of current market and inventory
conditions in Weld County. In future years this section will
include more data as it becomes available through 1990 census, HUD,
and local sources.
0' �� 27
QQ I.,_i U.S.Bep s
,N t � artmant of Sousing and Urban Dev+fopment k
HAS Table 2A CM°,at Community Planning art/'Lwlopment
°potation and Minority Data Comprehensive Housing Affordability Strategy (CHAS)
I Fn.Year Pined:(enter Lot yrs.)a at.Junsd�aoMsl or Conaoraum: FY: trvagn FY: .
1992 1996
W- d County
.. 1980 Census Cue 1990 Census Bata
or Current Estimate
Category (Al (8)
t. Total Population 123,438 I 131,821
12. White (Non-Hispanic) I 109,794
117,247
3. Black(Nan-Hispanic) 597 .
567
I4. Hispanic(All racas) 21,017 27,502
iat
5. Native American 785
6. Asian and Pacific Islanders 820 1 ,133
7. Group Quarters I 4,063 4,160
18. Institutional 995 1, 162
I9. Nan-Institutional 3,068 2,998
'
i10. Household Population 46,475 : 51,138.
SOURCE 1980 DATA: Weld County Planning Department
SOURCE 1990 DATA: Census Bureau
28
of
CHAS Table 2A 1. i 5 1991 U.S.Department of Housing. Urban Development
OIRrA of Community Planning and Development
copulation and Minority Data Comprehensive Housing Affordability Strategy (CHAS)
five Year Pend:isms/ilsal yrs.)
Jwseiaon(sl Of Consortium: enou�
dry of Greeley 1992 1996
I - 1980 Census Data 1990 Census Data
Category 1I unent or C Esmnate
(A) (a)
1. Total Population 53,006 60,536
2. White (Non•Hispanic) • 47,386 53,936
3. Black(Non-Hispanic) 445 408
lest �
4. Hispanic(All races) 8,260 e i12,327
5. Native American 1 I 366
i
6. Asian and Pacific Islanders 326 607 .
i
I7. Groupthartars 3,774 3,808
I I
8. Institutional 708 902
I
9. Non•Instrtutional 3,066 2,906
.
I j
110. Housahold Population 19,408 23,991
SOURCE 1980 DATA: Census Bureau
SOURCE 1990 DATA: Census Bureau
c,.� ^d p 29
ionn HU0.10090 (6'16'91
i _�
I
CHAS Table 2B N + 5 /cc; US.Gurtm�nt of H! usln9 and Urban Gvnbommt
CYa of G7mmwrry Plamm�q aro GMbomsnt
i! Market and Inventory Conditions
.ousing Stock Inventory Comprehensive Housing Affordability Strategy (CHAS)
Hama at JurramOamal ar Canna:te: Free Year Pro::;.Haw 1aa Yzt
iFr: 1992 !&cur Pe: 1996
Weld County
1 cu.a=on.:
x 19 80 Cansus
Currant?samus as at:I.nn.cane
Caagcry Taal 0 ar t 7.aoama 2 oaaooms J or more'o.cooms
(AI81 SCI r0)
p 1. Total Yut-Hound Housing
46,475 "
1 — t €
7_ Total C=.:aad limns 47,470 •-. =enter Ccatx Units 18,430 �' w
..t. r� ₹ . -a _ 1 a-er : .c
��yS� h O _ .C q = i
h. Noosing Ronan 6,383 ;��'`�a=�> r = s� _� -'�'��"'K�` "� "^a;+"s
w
E. Ns: Otenaccasa 281 r *"
«�
- Owner C,c:clx Unns + .-.- '-'�• _
29,040
:. NBx n^y Renan
2,282 w
Nct Rena:casa e''`;
•
174
h r f
.o:a. ,cr: Jn.^s 3,668 -
T.• [ .
3
,. -drRar., 1>360
Nexirg Ronan 1 844 .,;;,., c z �`�_,., , r, � -
r,
a atil •`i r.�a..
•
c _ , 7. {.
72. NCn RanaDClnla 106 �`,,,", a k.a c� 3+ S
S X Y ��
n '.w.
_. For Sala 578 -.r r f� 1Y- n „' :'s` '
f . -
• Needing Ranan 80
! !�.
_. NCI Rona:Carla 10 p -
taz
•.. ,swarti^g Cc_pancy or Ma,c •—�
f. e ,
{ E
t -
SOURCE: HUD Data from 1980 Census
•
• C;1 . . „1,., 30
CHAS Table 2S JuN 15 ICCI U.S. Detartment of Housing and Urban Development
Office of Community Planrung and Davuoomem
'4arket and Inventory Conditions
,ousing Stock Inventory Comprehensive Housing Affordability Strategy (CHAS)
Name of JuC4a=ontsl or CJnaCrJUrn: ;Fve Vest Pwroo:(enter Mau y,1.1
!FY: 1992 im'°wnrr:1996
Cvar or*:
City of Greeley 19_Canaua
CJnsrit?somata ai ar::anar anal
10/01/88
Category Tow 0 or t oeaxrna 2 osataoma J or Tore Dennis
(A) (B) (Cl iD1
t. Total Year-Round Housing 21,871
_. Total CaDciad Una: 20,995
' Samar Cc::clac I n;s 9,517 r k r
t .
_, Neacinr, Horan 599 �'"_-���� `' � � 1..i�t"�M- ti •".ni•t
wroy -. a. -7ry_
:, Nct Rerancacw 300
•
1. CwrarCcuolacUnrs 11,478
•
Naacirg ;era: 655
Net RahanDa:la 300
.al Unrs 1,876
;Dr =art 475
•
k3 v�
Naac-g Carte 30 t 3 ti
Net -ana-canto 15
_. =or Sail 401
Nutting .Ronan 23 a
a r
SOURCE: City of Greeley's 1988 Housing Assistance Plan
SOURCE for No's. 3, 8, 12, & 17: City of Greeley Building Inspection Department
CHAS Table 2C JUN i U.S,Department of Repaint !Urban Development
Jl: 1901 Office of Community Planning and Development
Assisted Housing Inventory Comprehensive Housing Affordability Strategy (CHAS)
of Junction*s)or Consortium: Five Yaw Paned:(enter Real yrs.)
FY: I trough FY:
Weld County Current Erato as of:(enter bats) '
Total Stock and Inventory
Category Total SRO 0 or 1 bectooms 2 bedrooms 3 or more bedrooms
(A) (el (0) (D) (E)
1. Project Based
Tenant Assistance
2. Public Housing 116 0 0 40 76
3. Section 202 25 0 25 0 0
S. Section 8 427 6 160 195 66
5. Other HUD 221/236 204 I 0 52 131 111
o. FmHA 312 0 247 1;4(129 6 .
7. Tenant BasedII/�
Tenant Assistancei1�'�_
3. Section 8 753 0 3 377 143
.
9. Other State/Local .
Hcmeovmer FraliA i502
HUD 739 183 N/A N/A N/A N/A
u
lsalstan
Loans Unavailable
*Information in this table is for all of Weld County, including Greeley.
SOURCE: Weld County Housing Authority
•
•
F.:.l
�_ ._ . "�' 32
form HUD-40090 1576911
SECTION II - FIVE-YEAR STRATEGY
PART 3 - STRATEGIES
The following section describes the five-year action plan for
addressing housing needs.
Priorities for Allocating Investment
In determining priorities for allocating available federal, state,
and local resources, as summarized in Table 3, the priorities were
set separately for the City of Greeley and the County of Weld.
This separation of priorities is again due to methods used by HUD
in allocating funds to entitlement cities, nonentitlement counties,
and nonprofit organizations.
33
TABLE III
NARRATIVE FOR WELD COUNTY
Moderate Rehabilitation/Acquisition
Moderate rehabilitation activity through Weld County has been
conducted through the Small Cities CDBG Program for owner-occupied
housing and through the State Rental Rehabilitation program.
The owner-occupied program has been administered since 1983
in designated target areas of the county. It has been a very
popular program with local officials, the business community, and
the program participants. The program continues to be a high
priority. Occasionally, units are identified which cannot justify
rehabilitation. In these instances, alternative replacement
housing is considered the most practical solution and has been used
on these occasions.
Rental rehabilitation has been administered in targeted areas
of the county since 1985. Funding for the program has decreased
in recent years and has not been as high a priority as the
owner-occupied rehabilitation program.
New Construction/Substantial Rehab/Related Infrastructure
New construction of housing is a third priority item for the
jurisdiction for rental housing as well as for homeowners. New
construction is not planned for the homeless population.
?. .."n."
34
Rental Assistance
Due to the high number of families in the county faced with the
affordable housing issues, rental assistance continues to represent
a number one priority. Without rental assistance, many families
would undoubtedly face homelessness.
Home Buyers' Assistance
Assistance for first-time home buyers has been conducted by CHFA
and through County-sponsored mortgage revenue bonds. This approach
will continue during the next five years. In addition, Weld County
anticipates providing assistance, possibly through the HOPE III
program, to permit participants of the Section 8 program make
the transition from renting to owning. This will be a level two
priority, contingent upon funding availability.
Support Facilities and Services
Weld County has supported a variety of support facilities and
services, including the Island Grove Treatment Center, Weld Mental
Health, United Way, and the homeless shelters, including Guadalupe
Center, Greeley Transitional House, Triangle Cross Ranch,
Centennial Development Services, and Greeley Resources for
Independent People, to name a few. Any approach to housing
must encompass a holistic approach. The activity is a level two
priority for the County with the emphasis on the maintenance of the
current network already established.
35
TABLE III
NARRATIVE FOR THE CITY OF GREELEY
1 The number one priority for the City of Greeley for both the
very-low-income and other low-income persons will remain moderate
rehabilitation and acquisition. The City will continue to
vigorously pursue the creation of decent housing for low- and
moderate-income persons. To that end, the City will continue to
devote the majority of its Community Development Block Grant to
the rehabilitation of the City's existing housing stock. To assure
that the City's activities primarily assist low-income households,
rehabilitation efforts are concentrated within target neighborhoods
composed of at least 51% low- and moderate-income persons.
Within these neighborhoods, funds are made available on a priority
basis to low- and moderate-income persons who are income-eligible
and reside in owner-occupied dwelling units. Under the program's
guidelines, a person whose income is 50 percent of median may
qualify for a housing rehabilitation grant totaling $12 , 500. If
a household does not financially qualify for a full grant, it
may qualify for a half-grant not to exceed $6, 250 and a
half-five-percent loan not to exceed $6, 250. Approximately 25
units are rehabilitated annually through this program.
In 1986, the State of Colorado awarded funds to the Urban Renewal
Authority. The funds are used in combination with CDBG and rental
rehabilitation funds specifically to weatherize homes which are
being rehabilitated. A maximum loan of $1, 600 is set up at a
36
zero-percent payback over a ten-year period. Consequently, the
program income will allow weatherization projects to continue.
The City of Greeley also sees the continued support of emergency
housing and transitional housing for the homeless and other persons
with special needs as a number one priority over the next five
years for the City. In addition, the City will continue to support
independent living for the disabled of our community through the
use of CDBG funds for housing rehabilitation.
Another first priority for the City of Greeley, through the Greeley
T Urban Renewal Authority (GURA) , will be with the acquisition
is
of property which is in blighted and/or deteriorated condition
in previously mentioned target neighborhoods housing low-
and moderate-income individuals. In addition to eliminating
nonfunctional and dangerous housing stock, the acquisition
activities will provide developable sites to either:
1. Offer at a land write-down to private developers for
redevelopment into standard housing stock for low- and
moderate-income households, or
2. Offer to the Greeley Housing Authority in order to facilitate
the development of assisted housing.
Rental Assistance
Rental assistance to both the very-low- and other low-income
persons is a second priority within the City of Greeley. Once the
" � i. 37
current housing stock is upgraded, opportunities for additional
rental as well as home buying assistance will be reached. Also, as
the housing stock is upgraded, the City will work with the Housing
Authority to ensure that rehabilitated units are made available to
qualified applicants.
Home Buyer Assistance
Home buyer assistance is currently a second priority for the City
of Greeley. Assistance for first-time home buyers has, as is the
case with the County, been administered through CHFA. Depending
on the availability or levels of funding from HUD for first-time
home buyers, the City plans on participating in the HOME and HOPE
programs.
The City of Greeley, through the Urban Renewal Authority in 1986,
initiated a housing replacement program in the City's North Greeley
neighborhood. Many property owners in the area had requested
housing rehabilitation. Upon inspection, it was determined that
the cost of rehabilitation was not cost-effective. (Rehab costs
exceeded the value of the home. ) In order to address this concern,
the Urban Renewal Authority initiated the housing replacement
program. Acquisition dollars are used to purchase the current home
and then Urban Renewal pays off the existing mortgage. Equity, and
relocation dollars are then used on the down payment for the new
home.
38
24 71
I
New Construction/Substantial Rehab/Related Infrastructure
New construction, substantial rehab, and related infrastructure
is a third priority for the City. There is a sufficient amount
of existing housing stock requiring rehabilitation to ensure safe,
decent, and sanitary housing for low- and moderate-income families.
Other than the previously mentioned housing replacement program in
North Greeley, no new low-to-moderate, single-family construction
is planned at this time. No new multifamily construction is
planned by the City. Should funding become available in the
future through "Fanny May" or "Freddy Mac, " the likelihood for new,
affordable multifamily housing would become a higher priority.
1 Support Facilities and Services
i
y Support services are housed and being met by Weld County Social
/ Services and United Way of Weld County through their various
agencies. This activity received a "0" ranking by the City for
the next five years. However, the City of Greeley, in cooperation
with the Greeley Housing Authority, will become more involved in
support services based on any new programs being initiated by HUD,
particularly if the program is funded through a specific agency.
(e.g. , the proposed HUD program "Youth Sports Program, " which is
funded specifically through public housing authorities. )
As in the past, the City of Greeley will continue to support
Social Service agencies, with the focus being on acquisition and
rehabilitation of structures housing their programs.
�,,� 39
A
Relevant Public Policies
1 On July 23, 1991, the City of Greeley, Greeley Housing Authority,
United Way, and Weld County Housing Authority sponsored a meeting
1 to determine rental needs and obstacles to those needs evidenced
j in our communities. According to property owners of rentals
! throughout Weld County, these units are not a good investment
anymore. The current depreciation schedule for properties does not
provide the needed incentive for investment.
Another barrier to private investment is the competition being
realized from government low-income housing programs, such as
Veterans' Administration (VA) , Department of Housing and Urban
Development (HUD) , and Residential Trust Corporation (RTC) .
Still another deterrent is in the ability for investors to obtain
financing for multifamily projects. Financing is particularly
difficult in the secondary market for financing duplexes and
eight-plexes.
In addition, the University of Northern Colorado overflow each
fall creates a lopsided market. The University's Board of Trustees
is currently researching the possibility of constructing student
multifamily housing on University property. There are federal
loans available to universities for housing.
Property managers and owners believe there should be more
flexibility in zoning and incentive packets for redevelopment of
properties, particularly in commercial areas. Housing interests
40
e�a.-'."''k 9
should be brought together to advocate with the community for
zoning flexibility. There are buildings all throughout Weld
County, from Fort Lupton to Greeley, which could be suitable for
low-income housing, assuming that incentives existed.
Another need defined by property managers and rental owners is a
request for definitions of HUD standard housing by the City. For
example, a potential rental applicant may not understand why a
one-bedroom property cannot be rented to a family of eight.
t
r According to the Area Agency on Aging, there should be an increase
in housing options, such as the following:
1. Board and Care - A small group living arrangement, not strictly
for older people, providing room, meals, housekeeping, and
personal care services for its residents. A staff looks after
the well-being of the tenants. Usually these homes are located
in older homes or hotels.
2 . Home Sharing Match-Up Programs - A nonprofit or for-profit
organization providing screening, matching, and possibly
counseling services, for home seekers and home providers
who want to share a house or apartment. Some programs help
negotiate home sharing agreements and provide assistance if
problems arise between the parties once the arrangement has
been made.
3 . Echo Housing - Permanently constructed buildings, about the
size of a double garage, placed temporarily on the property of
c l 'k 41
1
1 a home, hospital, or nursing home. The Elder Cottage Housing
Opportunity (ECHO) home has one or two bedrooms, a bathroom,
1 living room, kitchen, and eating area. ECHO units are
connected to the utilities of the home. They are built to be
adaptable to the needs of older persons and disabled, as well
as to match or complement the existing home. The ECHO unit is
designed to be removed when no longer needed. The ECHO units
may also be referred to as "granny flats" (Australian term) .
Again, the type of affordable housing will need more flexible
! zoning ordinances to allow existence in local neighborhoods.
1
Based on current information from the banking community, there has
been an effort through the Community Reinvestment Act (CRA) to make
loans to those on the low end of the economic ladder. However,
there still seems to be a need for area banks to coordinate
information and activities about how effectively they are utilizing
the CRA within Weld County. Many low- and moderate-income people
do not know how to "tap into" their local banks.
The City of Greeley has tried to ameliorate some of these concerns
voiced by property managers and owners of rental units.
The City of Greeley created a "Redevelopment District Area" within
the city. This district was established to encourage greater
development incentives in the older "core" of the city in order to
maximize the public investment already in place. Benefits include
it ! _
_._ 42
'I waiver of park fees, fire protection fees, drainage fees and
i
reports, and half-waiver of park fees per residential unit.
i
In 1989, the City of Greeley, in cooperation with the Federal
Housing Administration and the Home Builders' Association of
Northern Colorado, reviewed the City's building and development
standards to determine both cost-effectiveness and consistency with
federal and state requirements. As a result of that study, it was
determined that the City currently allows most of the cost savings
techniques suggested by HUD and the Home Builders' Association.
The City was awarded recognition through HUD's Joint Venture for
Affordable Housing.
In addition, the city council recently passed an ordinance to
encourage multifamily development. The ordinance, which is
applicable to complexes having 25 units or more, allows a deferred
payment of fees until the units are ready for occupancy. This
includes building, water, sewer, drainage, and street fees and
sales tax.
The City of Greeley is also seriously considering the initiation
of a home registration requirement. This proposed program would
require absentee property owners to register their properties
with a local agent. The agent would be anyone 18 years or older
who would be the local contact should any code concerns develop
regarding the property. There would be no fee associated with
the registration; however, failure to register the property would
result in a monetary fine.
c�`� " 43
PROGRAM AND SERVICES FOR AFFORDABLE HOUSING
The City of Greeley, through the Urban Renewal Authority, will
continue its housing rehabilitation program throughout the Urban
Renewal boundaries and its housing replacement program in north
Greeley.
The weatherization program, which is part of the Urban Renewal's
rehabilitation efforts, has been in place since 1986 and will
continue over the next five years.
i
The City will also cooperate with the Greeley Board of Realtors
1 in its implementation of a new plan to utilize private dollars in
order to increase home opportunities from emergency housing to home
ownership. Recently, the Colorado House of Representatives, in
cooperation with local banks, gave approval for the Colorado Board
of Realtors to collect interest on escrow accounts (from earnest
money) which had previously been interest-free accounts. The
interest rates for these escrow accounts will be set at 6-7
percent. The interest earned on these accounts will be utilized to
address local housing affordability issues. Funds may be used to
assist first-time home buyers with down payments, construction,
or to help purchase lots and required tap fees for Habitat for
Humanity or to provide temporary housing for migrant workers.
Basically, funds will be used to get people into housing. Funds
for projects will be reviewed by the local Board of Realtors
with all funds being administered through the Colorado Board
of Realtors. The Greeley Board of Realtors has taken an active
em �_� , 44
leadership role in our community and believes that the program will
be in place within the next year for Weld County.
• In 1986, the City of Greeley, through the Greeley Urban
Renewal Authority, adopted a displacement policy which protects
moderate-income persons from displacement due to housing
rehabilitation or displacement related to any other CDBG
activities.
• As previously mentioned, within the City of Greeley there is a
racial/ethnic minority concentration in the northeast quadrant of
the city. Through the City's housing rehabilitation efforts and
the Greeley Housing Authority's rental assistance to home owners,
additional standard housing is being made available, not only in
these areas, but throughout the Urban Renewal boundaries for all
low- and moderate-income families.
• The Greeley and Weld County housing authorities will not be
disposing of any housing units over the next five years. Any
public housing stock that will be lost through the proposed HOPE
or HOME federal programs would be replaced with additional rental
assistance through the Section 8 programs or through further
acquisition of scattered-site public housing.
• Presently, the City of Greeley and the Housing Authority have
a high level of commitment in addressing the living environment
of the low- and very-low-income families in our community.
Improvements through greater coordination with other public
o` ."s..`'n. 45
agencies must continue to evolve. As in the past, every effort
will be made in behalf of the Housing Authority to continue to
encourage residents to play a more active part in the management
of their public housing. As funding becomes available, home
ownership opportunities for public housing residents will be
pursued by the Housing Authority.
! Institutional Structures
The City of Greeley will continue to strengthen the structure
through which it will carry out its affordable and supportive
housing strategies. In an effort to complete its first CHAS,
the City is already coordinating efforts with the Greeley
Housing Authority, Weld County Housing Authority, Greeley Housing
Authority, and United Way in identifying housing needs throughout
the community. Ties are being strengthened with the Greeley Board
of Realtors and the local banking community to ensure that public
funds for affordable housing are leveraged with dollars from such
programs as the Community Reinvestment Act and the new initiatives
being proposed by the Greeley Board of Realtors.
The gaps in delivery of housing services from emergency housing to
foreclosure prevention appear to be caused primarily by the strict
regulations which agencies are required to follow in operating
their programs, and most importantly, there appears to be a need
for a comprehensive housing resource center, which would be a
clearinghouse for information from emergency housing availability,
46
rental vacancies, assistance in purchasing a new home to assistance
with foreclosure prevention.
Coordination of Resources
Currently, on an individual level, each agency pursues funding
for the programs that can best be used by those specific entities.
The City of Greeley annually applies for CDBG entitlement funds
and Weld County applies directly to the state for CDBG funds.
Weatherization funds are provided to the City through the Colorado
1
Office of Energy Conservation. The Greeley Housing Authority and
the Weld County Housing Authority apply directly to the federal
government for their funds. Other funds, such as FEMA, ESG, and
McKenney funds, are provided to nonprofit agencies through both
United Way and Weld County Social Services. Through the Weld
County Housing Coalition, these various governmental agencies, as
well as nonprofit agencies, have determined that there is a need
for greater coordination in meeting the housing needs of our
community which intensify continually at every level from emergency
housing to counseling on how to maintain one's home. Agencies and
governments throughout the county realize that this coordination
will need to continue in the future, particularly should future
funding from the federal HOPE and HOME programs become available.
;: 's n1-s 47
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SECTION III - ONE-YEAR PLAN/ANNUAL UPDATE
PART 4 - RESOURCES
TABLE 4/5A - WELD COUNTY NARRATIVE
Over the next year, Weld County is expected to commit $400,000
of state CDBG funds, an Emergency Shelter Grant of $35, 000, an
Emergency Community Services Homeless Grant for $20,000, a Public
Housing CIAP Grant for $120,000, a Farmers' Home Administration
project totaling $2,274,000, an infrastructure grant for $165, 000,
1 $90,000 for rental vouchers, and $30,000 from the Colorado Division
of Housing.
TABLE 4/5A - CITY OF GREELEY NARRATIVE
The City of Greeley is expected to commit in fiscal year 1992 ,
$692,000 in Community Development Block Grant funds, $60, 000 in
rental rehabilitation funds, and $48, 000 in weatherization funds
a from the Colorado Office of Energy Conservation. The Greeley
Housing Authority is expected to commit $1, 297, 645 for rental
vouchers.
As evidenced from Table 4/5A, the majority of both Weld County and
the City of Greeley funds will be used for meeting rehabilitation,
acquisition, and tenant assistance, which were determined as
priorities in Table 3 .
The City will continue to work with other governmental service
agencies, such as Weld County Social Services and United Way,
and to support their efforts in applying for funds for affordable
r, i
50
and supportive housing, under programs for which the City is not
eligible to apply. The City will work closely with Weld County
l to apply for HOPE and HOME funds upon their availability. The „
City will continue to work with the private sector in developing
stronger bridges between the public and private sector in meeting
the housing needs of our community. The dialogue already being
initiated at the public meetings is evidence that awareness
of problems is being discussed and answers are starting to be
addressed in a more coordinated manner.
51
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11 Part 5 - Implementation
WELD COUNTY IMPLEMENTATION PLAN
ib
Over the next year, Weld County is expected to commit $400, 000 of
CDBG funds for rehabilitation ($200,000) , acquisition ($100,000)
111 and new construction ($100, 000) throughout Weld County. An
Emergency Shelter Grant for $35,000 is also expected to be
committed in 1992 with $33,000 going to tenant assistance and the
remainder for operational costs. An Emergency Community Services
Homeless Grant for $20,000 will go toward operating homeless
shelters in Weld County. The Weld County Housing Authority is � k://g74
expected to commit $90,000 for rental vouchers in 1992 and $120, 000
1 for a Public Housing Comprehensive Improvement Assistance Program.
In addition, a Farmers' Home Administration grant of $2, 274,000
which will be administered through the Colorado Rural Housing
j Corporation, a nonprofit agency, will be utilizing the funding for
the construction of a 40-unit structure to house farm workers in
1 the Fort Lupton area. Also, a $165, 000 grant has been awarded
to the Town of Galeton for improvements to their water and sewer
1 infrastructure. Weld County is also expected to commit $30,000 for
rehabilitation and acquisition from Colorado state funds.
Through these programs, the County expects to assist 498
very-low-income individuals and 22 other low-income individuals.
Four hundred thirty very-low-income individuals will receive rental
assistance and two other low-income individuals will receive rental .
assistance. Moderate rehabilitation and acquisition will benefit
m.-
43 very-low-income and 10 other low-income households. Thus, the
goals' of assisting families with housing is consistent with the
County's five-year strategy.
As previously mentioned, the City of Greeley is expected to commit
in fiscal year 1992, $692,000 in Community Development Block Grant
1 funds. These funds will be targeted to assist families within the
Urban Renewal boundaries of the City of Greeley. Of the amount,
$435,000 is committed for housing rehabilitation and an additional
$85, 000 for acquisition. The Urban Renewal Authority expects to
commit an additional $48,000 for weatherization in homes as part of
its rehabilitation projects. These funds are provided by a grant
from the Colorado Office of Energy Conservation.
The City will also commit its remaining rental rehabilitation funds
of $60,000 to leverage with CDBG dollars to rehabilitate a 108-unit
t� multifamily complex for low- and moderate-income residents of
i Greeley. These federal dollars are being further leveraged
with other private funds from the Colorado Equity Fund through
the Colorado Natural Gas Assistance Foundation to realize the
( completion of a $1.3 million project.
The Greeley Housing Authority is expected to commit $1, 297, 645 for
rental vouchers in 1992 .
Through these programs, the City expects to assist 472
very-low-income individuals and one other low-income individual.
In addition, 472 very-low income households will receive rental
E,7 ^ , ' 59
Iassistance, and 15 of these families will receive moderate housing
rehabilitation assistance. One other low-income family will
receive rental assistance and 15 other low-income families will
receive housing rehabilitation assistance.
Affordable Housing
In addition to devoting the majority of its Community Development
Block Grant funds at both the County and City levels to the
rehabilitation of homes for low- and moderate-income persons and
rental assistance, the following actions will be taken to preserve
or expand the ability for affordable housing:
• The City will provide technical advice to low- and
moderate-income persons interested in purchasing vacant
properties that may be available in the community through other
agencies such as VA or HUD.
• The City will seek to encourage affordable development of vacant
land parcels within the residential neighborhoods targeted for
rehabilitation.
• Upon availability of funding from HUD, the City, in cooperation
with the County and private sector, will research the feasibility
of initiating projects through the HOPE and HOME programs, which
allow for home ownership of affordable housing for single-family
and multifamily homes.
E .4 '71 "j
60
• The City, in cooperation with the County and the Weld County
Housing Coalition, will research a means of developing
a comprehensive housing resource information center or
clearinghouse to better serve the housing needs of our community.
The clearinghouse should afford better communication, not only
between agencies but, more importantly, the agent's clients.
Monitoring
The CHAS will be reviewed on an annual basis through the Weld
County Housing Coalition, the Weld County Social Services
Department, the Greeley Housing Authority, the Weld County Housing
•
Authority, the City of Greeley, interested parties in the private
sector, and HUD Regional Office VIII.
1 In developing a stronger CHAS, as more data becomes available,
I greater coordination will also be realized on a statewide basis.
J The CHAS will be forwarded to the state for its review and comment
on an annual basis.
Conclusion
t
This is the City of Greeley's and Weld County's initial attempt
at collecting, prioritizing, and including significant data to be
included in the CHAS. This experience has been profitable in that
jurisdictions and agencies within those jurisdictions have started
a promising dialogue to coordinate efforts to meet the housing
needs o£ all communities in Weld County.
This first year is a starting point in beginning to reach some
of those goals. This is also the first draft of the CHAS; staff
welcomes any additions, corrections, or comments that should be
incorporated into our final draft for CHAS: Year I.
•
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III
Exhibit I
III>
PUBLIC HEARING HELD GUNS 6, 1991
iliF .
lil Name Organization Address
ill . Kevin Chambers Weld Co. Housing Auth. PO Box A, Greeley
Janine Haug US Dept. of HUD 1405 Curtis, Denver
ill Gene Haffner Morrell & Associates 801 8th St. , Greeley
Cloyd Artford WIRS
Mary Orleans Catholic Comm. Svcs. 1311 11th St. , Greeley
IIHeidi Gaiser HOPE 827 12th St. , Greeley
, Richard Rowe Social Services PO Box A, Greeley
-
Dora Lara Weld Co. Human Res. PO Box 1805, Greeley
Pat Campbell A Woman's Place, Inc. PO Box 71, Greeley
IL Rebecca White WIRS PO Box 2404, Greeley
Linda Glendenning American Red Cross 804 23rd Ave. , Greeley
Karan Arnold Greeley Housing Auth. 2448 1st Ave. , Greeley
Terrie McKellar City of Greeley 1000 10th St. , Greeley
Ruth: Higley Greeley Interfaith Assn. 2421 24th St. , Greeley
Dick-Maxfield Maxfield Svcs. Corp. 1715 12th Ave. , Greeley
Marlene Stieber Ft. Lupton Housing Auth. 400 2nd St. , Ft. Lupton
Bridget Durham Catholic Comm. Svcs. 1311 11th St. , Greeley
Judy Griego Weld Co. Social Svcs. PO Box A, Greeley
Warren Holm AAA, AARP-RSVP, CHISS 1802 24th Ave. P1. , Greeley
Beverly Reid AAA PO Box 1805, Greeley
Dorothy E. AAA PO Box 1805, Greeley
Renee Printz St. Theresa's Church 436 5th St. , Frederick
Olga_Lopez Job Service PO Box 1805, Greeley
Judy Yamaguchi House of Neighborly Svc. 13141 WCR 21, Platteville
Dana Alonzo Plan de Salud del Valle 1115 2nd St. , Ft. Lupton
Sonny Subia City of Greeley 651 10th Ave. , Greeley
Lisa Lundgren Catholic Comm. Svcs. 1311 11th St. , Greeley
Mark Welch Colo. Rural.Hsg. Devel. Denver
Jim Sheehan Weld. Co.- Housing Auth. PO Box A, Greeley
I Patricia Lease Lease Associates 6 S. Harrison, Denver
Julie Liggett Greeley Interfaith Assn. 3366O WCR:. 15, Windsor
Representative Centennial Dev: Svcs. 3819 St. Vrain, Evans
B. J. Dean Island Grove Center PO Box 51, Greeley
Bill Crabbe Weld Mental. Health 510 13th Ave. , Greeley
Dale Peterson Weld Mental Health 510 13th Ave. , Greeley
Linda Pierre Choices for Ind. Living 1020 9th St. , Greeley
j Hope Cassidy Center for Ind. Living 1734 8th Ave. , Greeley
SI
i
`C':1.. ..7711,-; 65
41 Exhibit II
41
PUBLIC HEARING HELD JULY 23, 1991
li
MI Organization }Address
l Ralph Kreitler Habitat for Humanity/ Box 1423, Greeley
GURA/1st Colorado Bank
Bob Hinderaker Greeley National Bank PO Box 1098, Greeley
II Art Reynolds Greeley National Bank PO Box 1098, Greeley
Clyde Abbett Property Owner Platteville
Steve Reed Property Technica 519 11th Ave. Greeley
Harold Baldwin Gateway Place Apts. . 3750 W 24th, Greeley
IIAnn Garrison UNC Economics Dept. Greeley
Gene Haffner Morrell & Associates 317 43rd Ave. Ct. , Greeley
Bridget Durham Catholic Comm. Svcs. 1311 11th St. , Greeley
Marla DeJohn DeJohn Invest. Co./ PO Box 5218, Greeley
Weld Co. Apt. Assn.
Michael Muskin Transitional House 1202 6th St. , Greeley
ji Rebecca White WIRE PO Box 2404, Greeley .
- - Jerry- Tanner UNC University Center, Greeley
Ivan Gilbaugh Gilbaugh Agency 1312 9th Ave. , Greeley
JoAnn Mitchell Columbia Savings 1229 10th Ave. , Greeley
Dick Maxfield Maxfield Svcs. Corp. 1715 12th Ave. , Greeley
Dick. Williamson The Villa 1750 6th Ave. , Greeley
Paul. Sacco Planning Commission
Dan Correll City Building Insp.
Karan Arnold Greeley Housing Auth. 2448 1st Ave. , Greeley
Dave Gottenborg CNGAF 621 17th St. , Denver 80293
Katie Sorenson City of Greeley Vol. 1647 35th Ave. Ct. , Greeley;
Robb Casseday Planning Commission 921 38th Ave. Ct. , Greeley ?;
Gary Arndt A & R Investment 3500 Myrtle, Evans 80620
Woody Riggs Biggs/Riggs Rentals 1411 6th Ave. , Greeley
Judy Kron United Way
Terrie McKellar City of Greeley 1000 10th St. , Greeley
I
1
I
1
1
i
11
Exhibit III
CHAS MEETING HELD AUGUST 6, 1991
Name Organization Address
Terrie McKellar City of Greeley 1000 10th St. , Greeley
Margaret Renner Greeley Board of Realtors 918 11th Ave. , Greeley
Steve Reed Property Technica 519 11th Ave. , Greeley
Art Reynolds Greeley National Bank 1812 25th St. , Greeley
Linda Piper Area Agency of Aging PO Box 1805, Greeley
Kevin Chambers Weld County Housing PO Box A, Greeley
Dick Maxfield Maxfield Services/ 1715 12th Ave. , Greeley
Catholic Comm. Svcs.
Judy Kron United Way PO Box 1944, Greeley
Jim Sheehan Weld County Housing PO Box A, Greeley
Karan Arnold Greeley Housing Authority 2448 1st Ave. , Greeley
Ross Spalding Larimer Co. Human Develop. 1635 Blue Spruce, Ft. Collins
Suan Pierson Larimer Co. Human Develop. 1635 Blue Spruce, Ft. Collins
Gary Arndt A & R Investment Co. 3500 Myrtle St. , Evans
N
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