Housing Study & Needs Assessment

Transcription

1 Housing Study & Needs Assessment Phase II Public Engagement Presentation #2 Winston-Salem, North Carolina January 25, 2018

2 MEETING OVERVIEW Welcome & Introductions Purpose & Goals Community Discussions Next Steps Presentation Topics: Housing Quality Housing Costs & Affordability Land Use & Development Costs Housing & Transit

3 Housing Assessment Approach Housing Study & Needs Assessment Plan & Timeline Phase 1 Existing & future conditions analysis October 2017 Phase 2 Housing Affordability, Costs & Transit Analysis Resource and Capacity Alignment December 2017 Phase 3 Strategy development, Recommendations & Delivery March 2018 Public & Stakeholder Engagement Page 3

4 Housing Quality & Age of Housing

5 Extremely Low Income Black Households Have More Housing Problems Compared to Other Races Extremely Low Income Households - Housing Problems by Race White Renter Households Black/African American Households Hispanic (any race) Other All Extremely Low Income Households w/ Housing Problems All Renter Units w/ Housing Problems All Renter Units Renters Number of Units 2,175 5,320 1, ,910 21,340 40,995 % With Housing Problems 24.4% 59.7% 13.0% 2.9% All Owner Units w/ Housing Problems Owners Number of Units 1, ,050 12,535 51,575 % With Housing Problems 54.1% 34.6% 7.6% 3.7% Total 3,285 6,030 1,

6 Very Low Income Black Households Have More Housing Problems Compared to Other Races Very Low Income Households - Housing Problems by Race White Renter Households Black/African American Households Hispanic (any race) Other All Very Low Income Households w/ Housing Problems All Renter Units w/ Housing Problems All Renter Units Renters Number of Units 1,510 3,285 1, ,720 21,340 40,995 % With Housing Problems 22.5% 48.9% 4.9% All Owner Units w/ Housing Problems Owners Number of Units 1, ,700 12,535 51,575 % With Housing Problems 51.5% 32.2% 15.7% 0.5% Total Units 2,900 4,155 2, ,419

7 Low Income Households - Housing Problems by Race White Renter Households Black/African American Households Hispanic (any race) Other All Low Income Households w/ Housing Problems All Renter Units w/ Housing Problems All Renter Units Renters Number of Units 1,495 2, ,325 21,340 40,995 % With Housing Problems 34.6% 49.7% 12.1% 3.6% All Owner Units w/ Housing Problems All Owner Units Owners Number of Units 1,845 1, ,554 12,535 51,575 % With Housing Problems 51.9% 34.7% 12.4% 1.0% Total Units 3,340 3, ,879 Low Income Black Households Have More Housing Problems Compared to Other Races

8 Moderate Income and Upper Households White Households Have More Housing Problems Compared to Other Races Moderate and Greater Income Households - Housing Problems by Race White Renter Households Black/African American Households Hispanic (any race) Other All Moderate Income Households w/ Housing Problems All Renter Units w/ Housing Problems All Renter Units Number of Units 835 Renters ,390 21,340 40,995 % With Housing Problems 60.1% 24.1% 14.7% 0.7% All Owner Units w/ Housing Problems Owners Number of Units 2,840 1, ,240 12,535 51,575 % With Housing Problems 67.0% 25.5% 4.5% 3.2% Total Units 3,675 1, ,630

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10 Housing Quality Snapshot What zip code areas reflect aging properties in Winston-Salem? 100% 90% 80% 70% 60% 3% 2% 9% 8% 5% 5% 7% 19% 26% 12% 19% 33% Age of Housing by Zip Code Winston-Salem 3% 2% 5% 7% 27% 38% 4% 8% 4% 8% 8% 14% 34% 28% 30% 10% 7% 7% 14% 23% 28% 50% 40% 30% 47% 42% 48% 40% 39% 47% 36% 43% 35% 40% 36% 20% 10% 0% 26% 26% 11% 13% 15% 17% 18% 12% 16% 19% 14% Yr Structure Built % Yr Structure Built % Yr Structure Built % Yr Structure Built % Yr Structure Built 1939 or Earlier %

11 Housing Quality Snapshot What zip code areas reflect aging properties in Winston-Salem? Age of Housing by Zip Code Winston-Salem 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% 1.5% 2.7% 1.7% 3.4% 6.0% 6.0% 20.0% 8.0% 7.4% 8.8% 6.0% 8.1% 10.6% 7.3% 5.7% 11.2% 8.1% 8.2% 17.6% 16.4% 16.6% 15.2% 25.9% 21.9% 16.3% 27.0% 16.9% 27.6% 21.0% 38.7% 20.7% 30.1% 31.9% 32.2% 30.4% 37.8% 35.2% 41.3% 32.6% 40.1% 28.8% 44.5% 22.2% 32.8% 28.7% 35.8% 20.4% 39.2% 17.9% 31.4% 27.1% 20.2% 15.8% 18.7% 14.6% 8.5% 8.2% 9.6% 23.9% 27.6% Yr Structure Built % Yr Structure Built % Yr Structure Built % Yr Structure Built % Yr Structure Built 1939 or Earlier %

12 Housing Quality Snapshot KEY THEMES More Black/African American low income owner & renter households have more housing problems than other races More White moderate to upper income owner & renter households have more housing problems than other races. Zip Code maintains the largest share of older properties in the City (20.0%) Largest share of properties were built in the 1960 to 1979 period; and 1980 to 1999

13 HOUSING COSTS & AFFORDABILITY

14 Which Income Groups are Cost-Burdened - Families Paying More Than 30% of Their Income on Housing Costs? Housing Cost Burden - Percent of All Occupied Housing Units, Winston-Salem, % Less than 20% of Income 20% - 29% of Income 30% or more 52.0% Overall, in Winston- Salem more than onethird of all households pay more than 30% of their income for housing % % % 0 < $20,000 $20,000 TO $34,999 $35,000 TO $49,999 $50,000 TO $74,999 $75,000 and greater Total

15 Housing Cost Burden for All Occupied Units in Winston-Salem, By Income Group, 2015 Income Group Housing Cost Burden Forsyth County Winston Salem NRSA Downtown Less than $20,000 Less than 20% 1, %-29% 2,828 2,233 1, % or More 22,979 19,247 9, $20,000 to $34,999 Less than 20% 4,874 3,437 1, %-29% 7,683 6,150 2, % or More 13,578 10,653 3, $35,000 to $49,999 Less than 20% 7,344 5,330 1, %-29% 7,665 5,808 2, % or More 4,997 3,834 1, $50,000 to $74,999 Less than 20% 13,141 9,547 2, %-29% 8,242 6,047 1, % or More 2,823 1, $75,000 and More Less than 20% 34,354 22,976 4, %-29% 5,824 3, % or More 1, Total Less than 20% 61,006 42,258 10, %-29% 32,242 23,713 8, % or More 45,672 36,333 15,280 1,147 U.S. Census Bureau, 2015 ACS Survey

16 What income group can afford a house priced at the lower quartile of $115,756 in the City? Winston Salem Homebuyer Affordability Lower Quartile House Value ($115,756) Affordability Indices >=100 Less than or Equal to 100 Affordability Indices <100 Greater than or Equal to 100 Annual Income Range Number Percent of Income Range Cumulative Number Percent of All Households Number Percent of Income Range Cumulative Number Percent of All Households <$10, % % 1, % 1, % $10,000 to $14, % % 1, % 3, % $15,000 to $19,999 1, % 2, % 1, % 4, % $20,000 to $24,999 1, % 4, % % 5, % $25,000 to $34,999 5, % 10, % % 5, % $35,000 to $49,999 8, % 18, % % 5, % $50,000 to $74,999 12, % 31, % % 6, % $75,000 to $99,999 8, % 39, % 0 0.0% 6, % $100,000 to $149,999 8, % 47, % 0 0.0% 6, % $150,000 or more 6, % 54, % 0 0.0% 6, % Total 54, % Affordable 6, % Unaffordable U.S. Census Bureau, 2015 ACS Survey

17 What income group can afford a house priced at the median of $165,343 in the City? Exhibit 49. Winston Salem Homebuyer Affordability Median House Value ($165,343) Affordability Indices Less than or Equal to 100 >=100 Percent of Percent of Income Cumulative All Number Range Number Households Affordability Indices Greater than or Equal to 100 <100 Percent of Percent of Income Cumulative All Number Range Number Households Annual Income Range <$10, % 4 0.2% 2, % 2, % $10,000 to $14, % % 2, % 4, % $15,000 to $19, % % 1, % 6, % $20,000 to $24, % 1, % 1, % 7, % $25,000 to $34,999 4, % 6, % 1, % 8, % $35,000 to $49,999 8, % 15, % % 9, % $50,000 to $74,999 12, % 27, % % 9, % $75,000 to $99,999 8, % 35, % % 9, % $100,000 to $149,999 8, % 43, % 0 0.0% 9, % $150,000 or more 6, % 50, % 0 0.0% 9, % Total 50, % Affordable 9, % Unaffordable U.S. Census Bureau, 2015 ACS Survey

18 What income group can afford a house priced at the upper quartile of $224,675 in the City? Exhibit 50. Winston Salem Homebuyer Affordability Upper Quartile House Value ($224,675) Affordability Indices Less than or Equal to 100 >=100 Percent of Income Range Percent of All Households Affordability Indices Greater than or Equal to <100 Percent of Income Range Percent of All Households Cumulative Cumulative Annual Income Range Number Number Number Number <$10, % 0 0.0% 2, % 2, % $10,000 to $14, % 0 0.0% 2, % 4, % $15,000 to $19, % % 2, % 6, % $20,000 to $24, % % 2, % 8, % $25,000 to $34,999 3, % 3, % 3, % 11, % $35,000 to $49,999 7, % 11, % 1, % 13, % $50,000 to $74,999 11, % 22, % 1, % 14, % $75,000 to $99,999 7, % 30, % % 15, % $100,000 to $149,999 7, % 38, % % 15, % $150,000 or more 6, % 45, % 0 0.0% 15, % Total 45, % Affordable 15, % Unaffordable U.S. Census Bureau, 2015 ACS Survey

19 Owner housing is relatively affordable for households at 80% AMI & Above, but unaffordable for households at 30 50% AMI. Exhibit 106. Winston Salem Homebuyer Affordability Index Indicator Median 30% of Median 50% of Median 80% of Median 120% of Median 150% of Median Household Income $46,212 $13,863 $23,106 $36,969 $55,454 $69,317 Lower Quartile House Price: $115,756 Qualifying Income $21,367 $21,367 $21,367 $21,367 $21,367 $21,367 Affordability Index Median House Price: $165,343 Qualifying Income $30,521 $30,521 $30,521 $30,521 $30,521 $30,521 Affordability Index Upper Quartile House Price: $224,675 Qualifying Income $41,473 $41,473 $41,473 $41,473 $41,473 $41,473 Affordability Index

20 Renter housing is unaffordable for households in the 30-50% AMI. Exhibit 117. Winston Salem Renter Affordability Index Indicator Median 30% of Median 50% of Median 80% of Median 120% of Median 150% of Median Household Income $46,212 $13,863 $23,106 $36,969 $55,454 $69,317 Lower Quartile Contract Rent: $461 Qualifying Income $18,428 $18,428 $18,428 $18,428 $18,428 $18,428 Affordability Index Median Contract Rent: $593 Qualifying Income $23,734 $23,734 $23,734 $23,734 $23,734 $23,734 Affordability Index Upper Quartile Contract Rent: $758 Qualifying Income $30,302 $30,302 $30,302 $30,302 $30,302 $30,302 Affordability Index

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22 LAND USE & DEVELOPMENT COSTS

23 Winston-Salem Development Costs are Below Both National and Regional Trends

24 Regional Comparisons of Construction Costs Total Construction Costs for Average Construction, 1 3 Story, 22,500 Square Foot Multifamily Development

25 Current Development Patterns: Unbalanced levels of development and investment across its neighborhoods Zoning Permit, Dept of Inspections (Z) Site Plan Special Use Approval by Permit Approval, Planning Board Board of (P) Adjustment (A) Special Use Permit Approval; Elected Body (E) % of Zoning Classifications with least restrictive approval % of Zoning Classifications where type is eligible Use Rediential Building, Single Family % 68.57% Family Group Home A % 57.14% Planned Residential Development % 54.29% Nursing Care Institution % 48.57% Residential Building, Townhouse % 45.71% Residential Building, Multifamily (Hi) % 45.71% Residential Building, Duplex % 37.14% Residential Building, Twin Home % 37.14% Manufactured Home, Class A % 34.29% Combined Use % 31.43% Family Group Home B % 31.43% Life Care Community % 28.57% Family Group Home C % 25.71% Boarding or Rooming House % 22.86% Group Care Facility (A) % 20.00% Manufactured Home, Class B (F) % 17.14% Manufactured Home, Class C % 14.29% Shelter for Homeless % 11.43% Manufactured Housing Development % 5.71% Manufactured Home Class B (W) % 2.86% Group Care Facility (B) % 2.86% Manufactured Home, Class D 0.00% 0.00% Source: City of Winston-Salem, Unified Development Ordinance: Permitted Uses

26 HOUSING & TRANSIT How do Housing and Transportation Costs in Winston-Salem Compare to Other Peer Cities?

27 How do housing and transportation costs compare to other cities? Compared to other cities with populations between 200k -300k, Winston-Salem s combined housing and transportations costs are below average. It has the 38 th highest cost out of 48 cities. Combined housing and transportation costs for the typical Winston-Salem household are $24,120 on average.

28 How do housing and transportation costs compare to other cities (with income)? But because Winston-Salem incomes are relatively low, the combined housing + transportation is above average relative to local incomes. It has the 19 th highest housing and transportation costs out of 48 comparison cities controlling for income. Combined housing + transportation costs represent 53 percent of the typical household s annual income.

29 Absolute transportation costs are average, but high relative to income The typical household spends $11,988 per year on transportationrelated costs (the 24 th highest of 48 cities) The typical household spends 25% of its income on transportation-related costs (the 14 th highest of 48 cities)

30 People Driving More is Driven by Land Use Patterns - Low Density and Limited Employment Access Winston-Salem has the 8 th lowest household density of the 48 cities, at 1.06 household per acre It also has the 7 th lowest employment access among the 48 cities (as measured by the Center for Neighborhood Technology). 63 percent of the housing stock is singlefamily detached housing, which is slightly above average.

31 Forsyth County Housing and Transportation Cost Landscape

32 Where are high and low cost areas located? The center and eastern parts of the city are lower cost, the western city and surrounding county are higher cost

33 Where are high and low cost areas located? Transportation costs increase with distance to the city center

34 Where does bus service exist? Bus service coincides with lower transportation cost areas.

35 Additional Information to Consider Alongside H+T Costs

36 Public Housing Locations Percent of Income Spent on H+T Costs for a Low Income Household (2016) with Public Housing Developments Most of the city s public housing is concentrated in the downtown and east of US 52.

37 Subsidized Housing Locations Percent of Income Spent on H+T Costs for a Low Income Household (2016) with Subsidized Housing Developments The same goes for the broader portfolio of subsidized housing, though to a lesser extent than public housing alone.

38 Evidence the Downtown and East / Northeast Winston are Changing

39 Changes in Educational Attainment The number of people with a college education is increasing in the areas downtown and east of US 52.

40 Changes in Household Income Incomes are increasing in the areas downtown and east of US 52. This does not necessarily mean households are earning more.

41 Changes in Home Values Home values in many of the neighborhoods downtown and east of US 52 have been increasing in recent years.

42 Changes in Rents Similarly, rents in many of the neighborhoods downtown and east of US 52 have been increasing in recent years.

43 Changes in Race Many, but not all neighborhoods downtown and east of US 52 have seen increases in the population that is white.

44 Changes in Race Many, but not all neighborhoods downtown and east of US 52 have seen decreases in the population of people of color.