SECTION 4:
Housing Element
4.1
SUMMARY
Wisconsin's new "Smart Growth" initiative
calls for the creation of a housing element containing; S. 66.0295(b) Wis.
Stats. A compilation of objectives, policies, goals, maps and programs of the
local governmental unit to provide an adequate housing supply that meets
existing and forecasted housing demand in the local governmental unit. The
element shall assess the age, structural, value and occupancy characteristics
of the local governmental unit’s housing stock. The element shall also identify
specific policies and programs that promote the development of housing for
residents of the local governmental unit and provide a range of housing choices
that meet the needs of persons of all income levels and of all age groups and
persons with special needs, policies and programs that promote the availability
of land for the development or redevelopment of low–income and moderate–income
housing, and policies and programs to maintain or rehabilitate the local
governmental unit’s existing housing stock.
In addition, it is also a specific goal of the state
for the element to address; S. 16.965(4),
Wis. Stats.: Goal #9 - “Providing an adequate supply of affordable housing for
individuals of all income levels throughout each community.”
"Housing is very important
for Wisconsin and the people who live here. Housing costs are the single
largest expenditure for most Wisconsin residents. In fact, according to the Consumer Expenditure Survey prepared by
the Bureau of Labor Statistics, U.S. Department of Labor (1997), Midwest
households spend an average of 31% of their incomes on housing, compared with
19% for transportation and 14% for food.
Over two-thirds of Wisconsin
households are homeowners and it is likely that their home is their most
valuable asset and largest investment. Appreciation in home value continues to
be a major source of wealth in the United States, and nearly 60% of the net
worth of the typical homeowner is equity in the home.
While many Wisconsinites enjoy
good housing situations, other Wisconsinites are struggling. According to the
State of Wisconsin's 2000 Consolidated
Plan: For the State's Housing and Community Development Needs, households
in the low-income range have great difficulty finding adequate housing within
their means and that can accommodate their needs, despite the State's stable
economic health. Families that can not afford housing frequently become
homeless and must face all the disruptions this can bring. The federal
government has cut back drastically on housing assistance, leaving state and
local communities to grapple with these problems.
The social benefits of housing
are important but difficult to quantify. In addition to being a place to sleep,
relax, raise a family, store possessions, receive mail and telephone calls,
decent shelter is important for one's self-respect. Furthermore, as people
develop responsibility and pride in their homes, it is likely that they will
participate more frequently in community activities, attend church, and vote.
In addition to its importance
for social reasons, housing plays a critical role in the state and local
economies. It is likely that housing is the largest land use in the community
and the community's largest capital asset. According to a study entitled Housing's Contribution to Wisconsin's
Economy, prepared by the Wisconsin Realtors Foundation in 1992, The value
of the state's housing stock was worth nearly $1 trillion dollars. In 1990, the
construction industry employed 83,000 workers (not including lawyers, real
estate, financial, and insurance workers), making it the state's second leading
industry in employment. The study estimated that housing contributed about 12%
to the state's gross product. Housing is also a major source of revenue for
local communities in the form of property taxes"[i].
The Widening Gap: New Findings on Housing Affordability in
America[ii]
The number of houses and apartments that families with
low-wage incomes can afford to rent is shrinking, burdening more families with
high housing costs and threatening many with homelessness, according to a
Department of Housing and Urban Development report.
The new report - called The Widening Gap: New Findings on Housing Affordability in America
- has four main findings, based primarily on new data from the U.S. Census
Bureau's latest American Housing Survey:
·
Despite a period of robust economic expansion,
the housing stock affordable to struggling families continues to shrink. The
number of such affordable rental units decreased by 372,000 units - a 5 percent
drop - from 1991 to 1997. Struggling families are defined as those with incomes
at or below 30 percent of the area median.
·
Rents are rising at twice the rate of general
inflation. According to U.S. Bureau of Labor Statistics data, in 1997 rents
increased 3.1 percent while the overall Consumer Price Index (CPI) increased by
only 1.6 percent. In 1998, rents increased 3.4 percent while the overall CPI
increased 1.7 percent.
·
As the affordable housing stock shrinks, the
number of renters at or below 30 percent of median income continues to grow.
Between 1995 and 1997, the number of struggling renter households increased by
3 percent, from 8.61 million to 8.87 million - one of every four renter
households in America.
·
The gap between the number of struggling
Americans and the number of rental units affordable to them is large and
growing. In 1997 for every 100 households at or below 30 percent of median
income, there were only 36 units both affordable and available for rent.
"A Housing Element within a
Comprehensive Plan should not be confused with the Consolidated Housing Plan required by the U.S. Department of
Housing and Urban Development (HUD). The consolidated plan is designed to consolidate the application procedures
for HUD's housing programs. Consolidated plans are required by HUD for the
state, cities with populations over 50,000, as well as designated urban
counties"[iii]. For the
State of Wisconsin, HUD's strategic objectives include;
OVERVIEW OF HUD ACTIVITIES IN WISCONSIN
Strategic Objectives
"This Report of activities for Fiscal Year (FY)
1999 is organized to correspond with HUD's six Strategic Objectives set by
Secretary Andrew Cuomo:
1. Fighting for Fair Housing:
HUD's efforts to enforce fair housing rights and to promote equal housing
opportunities emphasize partnering both within the Department and with HUD's
program recipients and others who have a major stake in helping to create a
nation of open communities. We are also focusing in a more coordinated manner
to achieve greater housing mobility and choice for all, especially lower
income, disabled and minority families.
2. Increasing Affordable Housing and
Homeownership: A fundamental role of HUD is to ensure that Americans
of all income levels have access to decent, quality housing at a cost that does
not eliminate adequate resources for food, clothing, and other necessities. A
sizable number of low and very low income renter households in Wisconsin pay a
significant portion of their income for rent or live in substandard housing,
while thousands of others in Wisconsin who also have lower incomes are
dependent upon HUD to maintain the public and assisted housing programs. In
addition, through increasing homeownership opportunities, more families can
acquire a place to live and raise children, with an asset that can grow in
value and finance future needs of the family.
3. Reducing Homelessness: HUD
is committed to alleviating homelessness through a community-based process that
responds comprehensively to the varying needs of homeless individuals and
families and helps communities to build a coordinated housing and service
delivery approach, the "Continuum of Care" concept. Utilizing this
concept, the communities can design a strategy that ensures the creation of
linkages and that works best locally to assist homeless persons and families
achieve permanent housing and self-sufficiency.
4. Promoting Jobs and Economic Opportunity: HUD
has had notable success in developing programs and initiatives designed, in
whole or in part, for creating new jobs and retaining existing jobs,
principally for low and moderate income persons, through revitalizing
physically and economically distressed areas. These activities can include
financial assistance for business development or needed infrastructure, job
training and education, environmental clean-up, transportation, day care, and
other services which prepare citizens, including youth, for economic
opportunities.
5. Empowering People and Communities: HUD
has committed to strengthen planning and development capacities of State and
local governments to revitalize distressed communities, and by including
citizen and community organization participation in the process, to share Best
Practices, to increase Public Housing resident families moving toward self-sufficiency;
and to increase community outreach efforts.
6. Restoring Public Trust: A
primary challenge for restoring public trust is to demonstrate competency in
the effective management of HUD's programs and services. This is accomplished
by establishing a strong oversight system that identifies non-performers;
strengthening technical oversight and support for troubled program operations;
and establishing clear standards for effective management, utilizing data and
assessment systems and internal and external consultations"[iv].
The HUD consolidated plan is a useful source document
for addressing and discussing low income and special needs housing issues.
Building on this important information, the Town of Rushford seeks an
understanding of all housing related issues within its jurisdiction. Beyond the
strategic objectives of Wisconsin's consolidated housing and community
development plan it should be noted that two specific state agencies implement
HUD and other local housing related programs. The State of Wisconsin Department
of Administration, Division of Housing and Intergovernmental Relations
administers the majority of HUD programs within the State of Wisconsin. Also,
the Wisconsin Housing and Economic Development Authority implements a number of
housing and economic development related programs.
WIDOA Division of Housing &
Intergovernmental Relations Program Summary
Community
Development Block Grant-Small Cities Housing (CDBG)
CDBG funds may be used for various housing revitalization efforts. Any Wisconsin
city, village or town with a population of less than 50,000 and not eligible
for a direct federal CDBG grant, or any county not defined as "urban"
by the U.S. Department of Housing and Urban Development (HUD), may apply.
Approximately $9 million is awarded annually.
Home
Investment Partnerships Program (HOME)
A variety of affordable housing activities may be supported by federal HOME
awards including down payment assistance for home buyers, rental
rehabilitation, weatherization related repairs, accessibility improvements and
rental housing development. Approximately $13 million is awarded annually.
Homeless
Programs
The Division administers three programs specifically designed to help homeless
people:
HUD Emergency Shelter Grants -- funds may be used for
homelessness prevention, essential services, rehabilitation of shelters and
operating costs. Approximately $1.4 million is awarded each year. State Shelter
Subsidy Grants -- provides up to one-half of an emergency homeless shelter's
operating budget. Approximately $1.1 million is awarded each year.
Transitional Housing -- provides housing and
counseling to formerly homeless households so that they may become
self-sufficient. Biennial awards totaling $800,000 are made.
Housing
Cost Reduction Initiative (HCRI)
Local sponsors compete for $2.6 million in state grants annually to reduce the
housing costs of low-income renters or home buyers. Eligible applicants include
local units of government, American Indian tribes or bands in Wisconsin,
housing authorities and nonprofit housing organizations. Eligible activities
are emergency rental aid, home buying down payment assistance, homeless
prevention efforts and related housing initiatives.
Housing Opportunities For Persons With AIDS
(HOPWA)
Organizations assist persons who have AIDS or HIV diagnoses with housing
counseling and financial assistance. HOPWA's goal is to prevent people with
AIDS and HIV from becoming homeless. Approximately $700,000 is awarded
annually.
Local
Housing Organization Grant (LHOG)
State grants are available to enable community-based organizations, tribes and
housing authorities to increase their capacity to provide affordable housing
opportunities and services. Approximately $630,000 is awarded annually.
|
WHEDA's Mission & Vision Mission The Wisconsin Housing and Economic Development
Authority serves Wisconsin residents and communities by working with others
to provide creative financing resources and information to stimulate and
preserve affordable housing, small business, and agribusiness. Vision Wisconsin citizens and businesses recognize and
value the Wisconsin Housing and Economic Development Authority as a visionary
leader in the financial industry. They are attracted to our services because
we are: Mission
Driven - Firmly committed to mission. Customer
Focused - Consistently exceed customer expectations. Financially
Sound - Continually strengthen financial position. Innovative -
Continually adapt to capitalize on new opportunities. Experienced -
Willing to share knowledge. |
|
1999 and beyond
Emergency
Agriculture Program. Wisconsin pork producers began 1999 faced
with the lowest commodity prices since Reconstruction. WHEDA was called upon
by the Governor and Legislature to develop a financing program to help hog
farmers through this period of economic crisis. CROP-HOG was created as an
emergency loan guarantee program and has already leveraged more than $1
million for struggling producers. Senior
Housing. An echo of the baby boom will soon increase
Wisconsin’s senior population to historically high levels. WHEDA is
developing financing models that will create special multifamily housing for
this market. Low-cost mortgages, housing credits, subsidies and operational
moneys will be packaged to finance assisted living housing as an alternative
to nursing care. Rural
Development. WHEDA has made impressive progress in creating
housing opportunities in central city neighborhoods. However, rural Wisconsin
continues to have housing needs that are as acute as any found in urban
areas. In 1999, WHEDA will examine and adapt its products to ensure they are
well suited to rural areas. From Abbotsford to Yuba, and Elroy to Leland, all
Wisconsin families deserve a safe, comfortable place to call home. Web Site Expansion. WHEDA’s presence on the
World Wide Web–wheda.com–will receive a major makeover in 1999. A growing
library of information and interactive features help customers more easily
access programs. In addition, an internal intranet links WHEDA’s workforce
with important news and resources. |
Understanding these service providers and the programs
they implement, the Town of Rushford seeks to blend its local housing goals
with appropriate service providers and programs. Prior to determining these
specific local goals, further understanding of local housing conditions is
needed. In the 1990's, Winnebago County has seen a substantial change in the
number of new housing units constructed, especially along the eastern half of
the county. The Town of Rushford can be noted as being in the 3rd
quartile of change, with between 54-132 new units having been created over the
period[v].
“Despite
falling short of 1999, sales of existing single-family homes in Wisconsin for
2000 was the third highest yearly total in state history, according to the most
recent report from the Wisconsin REALTORS® Association (WRA) on the statewide
home resale market.
Preliminary estimates by the National Association of REALTORS® show 94,600*
existing homes were sold in Wisconsin during 2000; down 6.2% from the 1999
sales figure of 100,800 units sold. The shortfall was attributed in part to a
2000 fourth quarter that produced 7.4% fewer sales than the previous year's
fourth quarter. Nationally, home sales on the year were down 1.2%, while the
Midwest saw a decrease of 2.2% over 1999's yearly total.
Preliminary percentage changes in multiple
listing service sales for the year-end 2000 vs. 1999 for selected counties
around Wisconsin include:
|
Southeast Wisconsin |
Increases in: |
Kenosha County +5.3% |
|
|
Decreases in: |
Ozaukee County -19.9% |
|
South-central
Wisconsin |
Decreases in: |
Dane County -7.4% |
|
Northeast
Wisconsin |
Increase in: |
Outagamie County +0.8% |
|
|
Decreases in: |
Brown County -1.6% |
|
Western
Wisconsin |
Increases in |
St. Croix County +10.6% |
|
|
Decrease in: |
Eau Claire County -3.2% |
|
Central
Wisconsin |
Decreases in: |
Marathon County -3.5% |
|
Northern
Wisconsin |
Increase in: |
Douglas County +9.2% |
|
|
Decreases in: |
Oneida County -3.0% |
Based on MLS summary data, the estimated median price
of an existing single-family home (including condo's) in Wisconsin for 2000 was
$118,400; a 5.1% increase over the 1999 figure of $112,700.
Comparative percentage changes in median
price for 2000 vs.1999 by selected counties around Wisconsin include:
|
Southeast Wisconsin |
Increases in: |
Kenosha County +4.8% to $116,700 |
|
South-central
Wisconsin |
Increases in: |
Dane County +6.2% to $149,800 |
|
Northeast
Wisconsin |
Increases in: |
Brown County +3.6% to $116,200 |
|
Western
Wisconsin |
Increases in: |
Eau Claire County +10.7% to $105,700 |
|
Central
Wisconsin |
Increases in: |
Marathon County +10.4% to $106,000 |
|
Northern
Wisconsin |
Increases in: |
Douglas County +4.9% to $64,300 |
The Wisconsin REALTORS® Association is one of the
largest trade associations in the state, representing over 12,000 real estate
brokers, sales people and affiliates statewide.
*Note: Sales estimates for the state are provided by the National Association
of REALTORS®.
Over the past 20 years, the housing stock in the Town
of Rushford has included three basic types of units: Single-family homes,
Duplex homes, and Mobile Home, Trailer, etc.
Recognizing the different types of housing that exists within a
community is important because it provides insight to present and future
housing options for prospective residents.
This analysis also lends support to the demographic structure of a
community.
As a rural Wisconsin township, the Town of Rushford
can be considered a microcosm of the National trend in relation to the mix of
new housing unit types being constructed within the community. A recent HUD
study found that " During the decade of the 1990’s, the United States has
seen dramatic changes in the production of single family homes. The decade began with the housing industry
approaching a cyclical trough that was reached in 1991 when single-family
starts fell to a low of 840,000. As of
1996 starts had risen to 1,160,000 in a sustained period of recovery for the
industry and strong growth throughout the economy.
But conventional site-built
housing is only part of the story. An
even more dramatic development over the same period of time has been the
growing production of industrialized housing, most notably factory-built
“manufactured homes” that are produced under a federal regulatory system and
shipped throughout the U.S. Evolution in
the manufactured housing or “HUD-Code” sector has been particularly rapid. There are many signs of this:
·
Shipments of HUD-Code homes more than doubled
from 171,000 units in 1991 to over 363,000 units in 1996. Output per firm and per plant are at
historical highs.
·
When HUD-Code and conventional homes are
considered together, HUD-Code homes constituted over 24 percent of U.S. total
housing starts and almost 32 percent of all new homes sold in the U.S. in 1996.
·
Prices of HUD-Code homes have risen but remain
well below prices of new site-built homes even after adjusting for house size,
foundation and lot costs.
·
HUD-Code homes are growing in floor area,
double-section units are now more common than single-section units, and the
share of new units placed in rental communities is declining.
·
HUD-Code homes are increasingly being placed on
permanent foundations and financed with 30-year mortgages rather than personal
property loans.
·
Technological innovations have made it possible
to integrate the chassis with the floor system, and 2-story HUD-Code homes are
now being built.
·
Large conventional home building firms are
becoming active in the HUD-Code sector through acquisitions or joint ventures[vi]".
Serving as a microcosm to these trends, the Town of
Rushford wishes to continue to allow for great flexibility in the verity of
construction types of new homes built throughout the community. It fully
recognizes that manufactured housing in particular, has recently been a housing
construction choice of predominance in the rural and un-urbanized areas of the
country.
Location of Manufactured Housing, Owner-Occupied
Housing and All Occupied Housing Inside and Outside Urbanized Areas, 1995
Source: American Housing Survey, 1995
Allowing all types of home construction, the town will
partially be addressing and recognizing the need of housing affordability.
Evidence of this can be found in looking at the average selling price of new
homes by type. By encouraging the allowance of all types of new home
construction, the Town of Rushford will ensure that as broad a range of new
construction affordability is maintained throughout the community.
Average Selling Prices of New Homes by Type of Home in
Nominal Dollars and 1996 Constant Dollars, 1980-1996
Source: Bureau
of the Census, Current Construction Reports C25, Characteristics of New Housing, various years.
The 1990 Census reports that within Winnebago
County 16,217 housing units are in excess of 50 years of age - representing 28%
of all housing units in the county. It can also be noted that another 34% of
housing units where built in the county between 1960 and 1979. Between these
two periods 62% of all housing units in the county where constructed.
With a large percentage of aged units existing within
the county, local Town of Rushford residents recognize the need for the
provision of assistance programs in the areas of home repair, up keep and
weatherization. Recognizing these needs the Town of Rushford currently sees an
opportunity to participate in and foster the use of these types of programs locally.
It is important to local residents that the towns character and appearance is
maintained. By implementing programs of this type the objective can be
achieved.
While housing age distribution in the town
mirrors that of the county distribution it should also be noted that
significant increases in new development pressure have been occurring over the
last eight years. During the period of 1900 to 1998 the Town of Rushford saw
the construction of fifty (50) new Units. This is an average of 6.25 a year.
The
distribution of home values in the Town of Rushford also speaks towards the
issue of housing affordability. Local housing construction cost data, provided
by the Wisconsin Realtors Association indicate that within Winnebago County
townships the average cost of a newly constructed home in 2000 was $99,700.00. An initial determination of housing affordability based on
the 1999 average value might assume the following:
Your Interest Rate: 8 %
Your Loan Duration: 30 Year(s)
Your Loan Amount: $ 94,536.00
Your Monthly Payment
(Principal/Interest): $ 693.67
Your Total Payments: $ 249,721.20
Total Interest Paid: $
155,185.20
With $ 693.67 a month
in loan payments it should also be recognized that on average an additional $
30.00 a month will be required for insurance payments and another $90.00 a
month will be required for taxes, bringing the total to $ 813.67 a month. With
a 1998 median household income of $26,500 dollars a year a yearly housing expenditure of $9,764.04
would represent 32% of total median household income.
An additional consideration of the need of affordable housing within the Town of Rushford looks at the ratio of income to the poverty level within the township. In 1989, according to the U.S. Census of Population & Housing, 36% of the town's population was at or below 200% of the level of poverty. With over one quarter of the town's population needing affordable housing, it is clear that specific goals and programs must be set forth within the context of this Comprehensive Plan to meet these needs.
|
RATIO OF
INCOME IN 1989 TO POVERTY LEVEL |
|
|
Universe:
Persons for whom poverty status is determined |
|
|
Under .50 |
42 |
|
.50 to .74 |
57 |
|
.75 to .99 |
42 |
|
1.00 to 1.24 |
74 |
|
1.25 to 1.49 |
136 |
|
1.50 to 1.74 |
46 |
|
1.75 to 1.84 |
61 |
|
1.85 to 1.99 |
36 |
|
2.00 and over |
861 |
1999/2000 fair market rent rates
in Winnebago County, as established by the WIDOA, Division of Housing and
Intergovernmental Relations for Section 8 requirements, indicate that a three
bedroom unit should rent for $509 a month. A closer look at the Economic
Development element of this Comprehensive Plan speaks to the affordability of
these rent ranges.
|
|
Bedrooms
per unit |
|||||||||||||||||||||||
|
County |
0 |
1 |
2 |
3 |
4 |
5 |
6 |
|||||||||||||||||
|
Winnebago |
$325 |
$400 |
$509 |
$641 |
$740 |
$851 |
$962 |
|||||||||||||||||
|
Outagamie |
$325 |
$400 |
$509 |
$641 |
$740 |
$851 |
$962 |
|||||||||||||||||
|
Fond du Lac |
$324 |
$439 |
$520 |
$707 |
$729 |
$838 |
$948 |
|
||||||||||||||||
|
Waushura |
$279 |
$326 |
$415 |
$529 |
$597 |
$687 |
$776 |
|
|||||||||||||||||
Another core consideration of housing in the Town of
Rushford is the location and availability of existing infrastructure needed to
provide services to new units. As a rural Wisconsin township, the Town of
Rushford currently provides no traditional municipal services to its residents
beyond road maintenance, garbage collection, police and fire safety, etc. No
sewer or water utilities or Districts currently exist within the Town.
Along with infrastructure as one component of
consideration, the Town of Rushford set about a specific process of identifying
and planning its "Smart Growth" areas. This process also took into
account the existing physical conditions and limitations within the township.
These considerations may be reviewed in the Agricultural, Cultural &
Natural Resources element of this Comprehensive Plan. The resulting future land
use map, identifying "Smart Growth" areas for all types of
development throughout the town can be reviewed in the Land Use element of this
Comprehensive Plan. By combining the analysis of were development is
appropriate within the town with that of the projected housing needs for the
town, the Town of Rushford has designated appropriate and sufficient acreage
for all types of new housing development throughout the town meeting the
projected demand for the next twenty years.
Some final initial considerations and observations of
housing trends look at the issuance of new building permits within Winnebago
County Townships and the Town of Rushford specifically. With data provided by
the Winnebago County Zoning Department it can be observed that the Town of
Rushford has been experiencing 6.25 new housing starts a year over the last 8
years. While some fluctuation exists over the period, it can generally be said
that new housing starts have been on the rise. This rate of growth has not held
true for all townships within Winnebago County. Considering location, proximity
and aesthetic appeal it can be conservatively assumed, without full
consideration of interest rates and the economy, that Rushford's rate of growth
will continue at a rate of 8-14 new units a year. This would mean that demand
for new housing over the next twenty years will be between 160 & 280 new
units.
In 1990, according to the U.S. Census of Population
& Housing, there were 552 total housing units in the town of Rushford. The
rate of vacancy is an important measure of whether the housing supply is adequate
to meet demand. Some amount of vacancies are necessary for a healthy housing
market. "According to HUD, an overall vacancy rate of roughly 3% is
considered best. This rate allows consumers adequate choice. For owner occupied
housing, an acceptable rate is 1.5%, while for rental housing it is 5%[vii]".
The 1990 vacancy rate in the Town of Rushford was at approximately 10%, well
above the recommended HUD standard. The census also indicates that the
distribution of units was 18.6% being considered "farm" units and the
remaining 81.4% being "nonfarm". Of the total approximately 80% of
the units were owner occupied while the remaining units, were occupied by
renters.
To adequately plan for future housing needs an
understanding of population trends and household composition is needed.
According to the U.S. Census population projections, also available for review
in the Issues & Opportunities Element of this Comprehensive Plan, the Town
of Rushford was to experience a slow decline in population out to the year 2015.
|
U.S.
Census |
1990 |
1995 |
2000 |
2005 |
2010 |
2015 |
|
Population
Projection |
1,361 |
1,383 |
1,393 |
1,388 |
1,382 |
1,366 |
In contrast to these initial projections, local
official estimates by the WiDOA indicate that the town's population is growing
at a significant rate. In fact the Town of Rushford has an official WiDOA
population growth rate of 6.25% between 1990 and 2000. When compared to its
neighbors, the Town of Rushford can be seen as part of a significant growth
trend, occurring along the northern tier of Winnebago County. The county
housing growth map reviewed earlier in this element further evidences this
trend.
Based on this housing analysis Town of Rushford
resident's face a number of key questions. Namely, is 8 to 14 new housing units
a year an acceptable rate of housing growth in the township? Are their
opportunities to plan the location of these units? Can input be given to the
type and quality of these units? Additional questions include, is there a need
to implement rehabilitation programs? Is there an adequate land supply, What
should the mix of owner occupied to renter housing be? Is they're a demand for
senior or special needs housing that is currently not being met?
Some of the answers to these questions in terms of
local opinion can once more be found within the three individual vision
statements that where created during the "Town Hall" meeting.
1. "Township
should preserve rural character of agriculture land, limiting driveways and
clustering development".
2. "We
would like more business, yet reduce light pollution and keep out unattractive
mobile home parks".
3. "There
is controlled growth with a variety of housing (no trashy housing allowed) that
has good subdivision and cluster housing plans limiting the number of driveways
intersecting highways".
These statements of opinion clearly indicate local
desire to work on a verity of housing issues. Affordability, quality, quantity,
location, etc., want to all be addressed.
GOALS, OBJECTIVES & POLICIES
Goal #1
The Town of Rushford will provide adequate lands to
meet the needs of projected housing demands.
Objective:
Visually represent the location and density of acceptable areas
for new housing development within the town for the next twenty years in this
plans future land use map.
Objective:
distinguish between types of housing, i.e. single family,
multi-family, rural residential, etc., on the town’s future land use map.
Objective:
Strengthen existing established neighborhoods by finding new uses
for abandon or under used land.
Objective:
Encourage the wise use of development lands by advocating the use
of development concepts such as cluster development techniques and Conservation
design.
Goal #2
The Town of Rushford will provide for the allowance of safe and affordable housing in a variety of types and locations throughout its community.
Objective:
Amend the Towns Current Zoning ordinance to create minimum safety
standards for all housing units such as a minimum width, appropriate lot size
standards, etc. Use these standards in the development review process in the
granting of approvals.
Objective:
Consider the local adoption and enforcement of the State Uniform
Dwelling Code.
Objective:
Aggressively pursue payment of delinquent property taxes to
pressure owners of abandon or under used property to sell.
Objective:
Encourage the development of housing for peoples of all ages and
income levels in appropriate locations throughout the township.
Objective:
Actively recruit for the development of a senior housing complex
to be located in or near Eureka or Waukau by talking to local hospitals and
other developers.
Objective:
Assure that the fair housing rights of all citizens are protected.
Objective:
Advocate the use of existing state and federal housing programs
throughout the community. Educate residents on their availability.