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1997 LICKING COUNTY HOUSING FORUM: Conclusions
Growth:
Licking County lies in the path of tremendous growth as it enters the new millennium. Although we have provided population projections that are, in themselves, very pleasant or very scary, depending on your point of view, they may sorely underestimate the growth that may occur. Licking County is very accessible. It lies adjacent to a major metropolitan area, itself experiencing significant growth. The direction of the major growth of that metropolitan area is toward Licking County. The county has a great deal of open space suitable for development and its infrastructure can accommodate new growth.
However, the provision of new schools, of more and wider streets, of sewer, water and drainage systems, of recreational opportunities, of city and county services, all lag behind growth as it occurs. Systems are overburdened until these improvements can be made. Local governments often impose impact fees on developers to defray the costs of these improvements.
Land costs rise. The cost of developing new housing rises. These are not a problem for most developers because most homebuyers in the market are searching for homes that will cost upwards of $125,000. But there will remain a need for housing for those who are living in substandard housing now, who are paying too much of their income for housing now, who are overcrowded now, who are homeless now. The numbers are contained herein.
But rapid growth also tends to eliminate housing opportunities for the poor. Single family houses that formerly were rented to those of low and moderate income are bought and converted by young families and professionals for their own homes.
So expect the problem to get worse.
These problems will constitute a drag on growth rates. The unemployment rate in Licking County is below that which is considered full employment Even if the poor, largely made up of the elderly, the physically and mentally disabled, and female-headed households with children, could be brought into the labor market, which has time and again met with failure, there still will soon be more jobs than employees to fill them in Licking County, probably early in the next decade. New development in eastern Franklin County will compete for employees living in Licking County. Efforts to include housing affordable by those in service industries and those starting their careers must be a part of an overall development strategy.
Gaps in the Provision of Housing:
Recent studies have found that the household type most discriminated against in this nation is the female headed household with children Not only are they not wanted, but they also tend to be poorer and therefore not able to compete effectively for decent housing. Local initiatives and preferences should highlight this group. Daycare services need to be substituted for welfare to bring these women into training programs and the labor market.
Alcohol and drug dependency treatment/residential programs need to be expanded. And these households can no longer be permitted to overwhelm existing federally-assisted housing projects, especially those which were built for the elderly.
Shelters and transitional housing for homeless individuals and families are needed to get the homeless off the street and provide them with safe and healthy places to stay, and hope that they one day may again provide themselves and their families with stable lifestyles. Operation of these facilities will require long-term governmental funding.
Affordable housing for first-time homebuyers represents an enormous need that can only be met by major builders devoting a large portion of their annual production to this need.
Trends:
Unfortunately, the trends in funding for these programs at the national level are trailing off Fortunately, there appears to be a willingness at the local level to vote for programs, which benefit dependent populations, and an increase in charitable aid is also apparent.
New housing for low and moderate income renters will be a function of the operation of the Low Income Housing Tax Credit Program, attracting equity statewide and nationwide to projects in Licking County, largely for families, driving rents down to more affordable levels.
Employers desperately seeking employees are, in many parts of the country, providing incentives such as signing bonuses, moving expenses, and daycare services, all of which can relate to improving an employee's housing choices. Expect to hear of these incentives in eastern Franklin County as well as in Licking County.
Technologically, housing is increasingly being mass-produced, either in its component parts or in the whole house. Many of us think of the cheap half of houses we see on the interstates when we think of mass-produced housing. But this housing will be better, more technologically advanced, and certainly less expensive than stick-built housing. It will be healthier to live in, less costly to maintain, use less hard-to-renew or non-renewable resources, and will be more energy efficient A consortium of construction, chemical and steel companies in central Ohio will begin developing these units soon, suitable for first-time home buyers, for a market that includes Licking County.
Conclusions:
Expect things to get worse before they get better, for all identified categories of need. If things are to get better, expect to advocate for programs for the homeless, for residential/treatment programs for alcohol and drug dependent populations, for an end to discrimination in zoning land for low and moderate income housing, and for training. Programs for men and women, but especially women, formerly or now receiving Aid to Families with Dependent Children.
Expect to encourage major builders to build affordable housing for first-time homebuyers, and expect to provide them with financial incentives because they are quite happy meeting the demand for higher priced housing.
Expect to meet with major employers to negotiate services and incentives for new employees. And if you are going to attract new employers, and you haven't provided low and moderate income and first-time homebuyers with places to live, expect to explain to them where their work force will come from.
Pleasant, prosperous communities don't just happen. Sound leadership creates the environment that attracts the forces that create and sustain them.
Licking County appears to have sound and effective leadership.
Respectfully submitted,
Bruce Burns, Vice President Burns, Bertsch and Harris, Inc.
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