ELEMENT THREE: HOUSING
TABLE OF CONTENTS:
I. BACKGROUND ...... 2
A. Homelessness ...... 5
B. Location of subsidized units ...... 6
C. Affordability ...... 7
D. Smart Growth ...... 10
E. Manufactured Housing ...... 11
II. INVENTORY & TRENDS ...... 13
A. Existing Housing Stock ...... 13
1. Age of Structure ...... 13 2. Type of Structure ...... 14
B. Value Characteristics ...... 15
1. Median Home Value ...... 15 2. Housing Costs as a Percentage of Income ...15 3. Median Rent ...... 17
C. Occupancy Characteristics ...... 18
1. Owner-occupied ...... 18 2. Seasonal Housing ...... 18
D. Demand Characteristics ...... 19
1. Median Age ...... 19 2. Persons per Household ...... 19 3. Projections ...... 19 ______Regional Comprehensive Plan Housing E. Housing-related Government Programs .....22
1. Department of Housing and Urban Development . . 22 a. Section 8 ...... 23 b. HOME ...... 23 c. CDBG...... 25 2. US Department of Agriculture – Rural Development . . 26 3. Department of Housing and Intergovernmental Relations . 26 4. Wisconsin Housing and Economic Development Authority . 27 5. Local Programs ...... 27
III. GOALS, OBJECTIVES & RECOMMENDATIONS.....28
BIBLIOGRAPHY ...... 30
TABLES:
Table 1: Subsidized Housing Units ...... 5 Table 2: Housing Units ...... 14 Table 3: Age of Structure ...... 15 Table 4: Type of Structure ...... 16 Table 5: Median Home Value ...... 17 Table 6: Median Rent ...... 18 Table 7: Owner Occupied Housing Units ...... 20 Table 8: Seasonal Housing Units ...... 21 Table 9: Median Age ...... 21 Table 10: Persons per Household ...... 22 Table 11: Housing Projections ...... 24
MAPS:
Map 1: Low Income Tax Credit Housing ...... 8
DISPLAYS:
Display 1: Age of Structure ...... 15 Display 2: Type of Structure ...... 16
______Regional Comprehensive Plan Housing ATTACHMENTS:
A: Housing Authorities ...... 32 B: Contact Information – HUD ...... 33 C: Contact Information – USDA-RD ...... 33 D: Contact Information – DHIR ...... 33 E: Contact Information — WHEDA ...... 33
______Regional Comprehensive Plan Housing
ELEMENT THREE: HOUSING
This is the third of nine elements that comprise Three other planning goals are indirectly related the Regional Comprehensive Plan. This element to providing an adequate supply of affordable is based on the statutory requirement for a housing. These goals are: “compilation of objectives, policies, goals, maps and programs of the local government unit to 1) Promotion of the redevelopment of lands provide an adequate housing supply that meets with existing infrastructure and public existing and forecasted housing demand in the services and the maintenance and local governmental unit. The element shall rehabilitation of existing residential, assess the age, structural, value and occupancy commercial and industrial structures. characteristics of the local governmental unit’s housing stock. The element shall identify specific 2) Providing an adequate infrastructure and policies and programs that promote the public services and an adequate supply development of housing for residents of the local of developable land to meet existing and governmental unit and provide a range of future market demand for residential, housing choices that meet the needs of persons commercial and industrial uses. of all income levels and of all age groups and persons with special needs, policies and 3) Planning and development of land uses programs that promote the availability of land that create or preserve varied and unique for the development or redevelopment of low- urban and rural communities. income and moderate-income housing, and policies and programs to maintain or rehabilitate The element is organized into three basic the local governmental unit’s existing housing sections: Background, Inventory & Trends, and stock.” Goals, Objectives and Recommendations. In addition to other background information a This chapter of the Regional Comprehensive Plan series of interviews with individuals with special serves as the Housing element. As such, local knowledge of housing matters were conducted units of governments are encouraged to compare to provide an overview of issues affecting their objectives, policies, goals, and programs housing within the Region. There is also a to those within this regional comprehensive plan. survey of programs available to help local communities to meet their housing needs. The Comprehensive Planning Legislation also Because housing is a central component of daily establishes 14 state planning goals. Of these life, many other aspects of comprehensive 14 goals, one relates directly to this element. planning affect development of housing in any This goals is: community.
1) Providing an adequate supply of affordable housing for individuals of all income levels throughout each community. ______Regional Comprehensive Plan Page 1 Housing I. BACKGROUND seeks the adoption of new policies and practices that, as a package, Housing is a basic need for everyone. The provide better housing, availability of good housing is a central concern transportation, economic of any comprehensive planning effort. The expansion, and environmental housing component of A Development Guide outcomes than do traditional for North Central Wisconsin states: approaches to development.” “Identification and assessment of housing needs (Arigoni) is basic to developing effective planning policies and programs”. Much has changed in the way Moderately priced housing available to middle- that government, especially the federal income, working families is important to the government, deals with housing in the twenty needs of the poor, elderly, and disabled. The years since that was written, but the basic point availability of housing for workers can be an is still as true as it was then. From its high important factor in economic development. And point in the 1960s federal involvement in housing costs can involve more than purchase housing has declined in recent decades and has price. Transportation costs and the price of taken the form of greater local initiatives, and extending infrastructure to serve housing in involvement by non-governmental entities and undeveloped areas also impacts the overall cost the private sector. Beyond the reduction in of housing. The loss of open-space, funding levels, the emphasis has changed from environmental degradation, and the decline of centralized, top-down programs to locality- existing commercial districts can be a loss to all centered efforts focused on providing housing citizens. Compact development practices that through market forces. maximize the use of existing infrastructure, encourage a mix of land-uses, offer a range of Planning for the future of the Region requires a transportation options, and include housing comprehensive approach to assure that the affordable to residents of every income level housing needs of all segments of the population are all a part of Smart Growth. “Policies that are addressed. For low-income and special- reduce housing affordability are not smart. With needs populations, the disabled, homeless, its focus on the effect of development patterns victims of domestic abuse, this can involve and practices on the quantity and quality of programs that make housing available at below affordable housing, smart growth is a critical market rates. But there is more to affordable part of the solution” (Ibid). housing than meeting the needs of particular segments of society. Comprehensive planning There is a tension inherent between restrictions requires an integrated approach to housing; an on development patterns and limiting increases approach that provides housing opportunities in the cost of housing, but the tensions do not for all citizens without curtailing choice or necessarily preclude these two goals from economic development. coexisting. There are a number of policy approaches that can combine the goals of “Smart growth is development compact development with affordable housing. that serves the economy, the Land-use policies that encourage mixed use, community, and the environment. allowing employment, shopping and housing to In other words, smart growth locate in a single area, or that permit a range of housing types within a neighborhood can ______Regional Comprehensive Plan Page 2 Housing increase the availability of housing and reduce and tenancy information such as percentage of overall costs. Building codes that encourage owner occupied and seasonal properties. It will rehabilitation can increase the supply of also examine factors that will affect demand moderately priced housing in convenient for housing in the future such as age locations. Development in locations and at characteristics of the population, income levels density levels that support transportation and number of households. Special needs alternatives can make mixed use development populations, including the elderly and disabled, possible. will be noted. Factors affecting affordability will be highlighted. “To the extent that new job growth takes place on the A series of informal interviews with people who suburban fringe, rather than in have special knowledge of housing issues in the central business district, a the Region was conducted in order to gain the regional mismatch emerges that perspective of those most involved in the distances many workers from problem of providing affordable housing, and jobs, thereby increasing emphasizing the role of local government. commuting costs and creating an Professionals at the State level who administer added challenge for businesses, programs directed at fostering housing particularly when attempting to affordability were asked about their programs hire during times of low and how they have affected the housing supply unemployment. At the household in the Region, but the emphasis was on local level today, the cost associated actors, both within and outside of government. with longer commutes and A total of 33 interviews with people, in both growing reliance on private state and local government, and in the private transportation are at their highest and non-profit sectors, involved in providing ever, constituting the second housing through a number of government largest household expense, after programs, several goals were pursued: housing” (Arigoni) z To ascertain the number and type of So affordable housing is one aspect of how housing programs being implemented planning can become a comprehensive strategy currently within the Region; to improve economic opportunity, mobility, z To determine the number of subsidized environmental quality, and quality of life for a housing units, and clients receiving community. But it is only by looking at all the housing vouchers in the Region; and parts together that the proper mix of goals and z To poll those directly involved in housing policies can emerge to foster efficient, equitable, programs on a number of questions and economically sustainable development in related to comprehensive planning and the future. providing affordable housing.
A needs assessment is the first step in any Among those interviewed were the executive examination of housing policy. This element directors of the seventeen active housing will look at number, age and type of housing authorities in the Region (six county, eight city, units throughout the Region, the median home one town, one tribal, and one unaffiliated non- value, median rent, the monthly cost of housing, profit housing association). Also interviewed ______Regional Comprehensive Plan Page 3 Housing were five State employees involved in housing that have received Low-Income administering housing-related programs, two Housing Tax Credits (LIHTC), and 616 units district agents of the Wisconsin Housing and developed under HUD-sponsored loan Economic Development Agency (WHEDA), three guarantees. agents from the US Department of Agriculture, Rural Development (USDA-RD), two Community Table 1 offers a listing of the number and type Action Programs (CAP) that administer federal of designated subsidized housing units within programs under contract from counties in the Region (excluding tenant-based Section 8 addition to other housing-related activities, and and LIHTC units). Map 1 shows the location of four individuals from non-profit organizations LIHTC units in the region. involved in providing housing-related services to special-needs populations. Several interviewees mentioned that there is a tendency for elderly, low-income housing to be There are a total of 5,389 federally assisted less objectionable to communities, and housing units in the Region that receive some therefore, more easily built. As a result, they sort of federal subsidy to support low-income felt that many low-income families were people. The largest single program is project- underserved. Where in the Region, elderly units based Section 8 which accounts for 2,492, or constitute 53.5 percent of the total and 50 46 percent of the subsidized housing units. percent of the total in the central sub-region, These units are specifically reserved for low- in the southern sub-region elderly units are 52.7 income residents for an agreed period of time, percent of the total, and in the northern sub- usually twenty years. The next largest program region 60.9 percent of all subsidized units are is tenant-based Section 8, also known as designated for the elderly. The highest housing vouchers. This aid is not tied to percentages of elderly units occur in Vilas and particular housing units but instead allows Lincoln Counties (73.5 and 72.6 percent, clients to arrange with any landlord who agrees respectively). Housing units for the disabled to participate in the program, to rent an constitute five percent of all units in the north, apartment at market rates. The tenant is but less than three percent of all units in the required to pay a portion of the rent, usually south. conforming to thirty percent of gross income, and present a voucher for the remainder that In addition to directly subsidized housing units is subsidized. There are 1,635 client families and indirect subsidies, such as tenant-based receiving Section 8 housing vouchers. Section 8 or LIHTC, meant to reduce the cost of rental housing to low-income residents, there The next largest program is USDA-RD’s Section are also a number of programs focused on 515, which provides low-interest loans for low- rehabilitation and reducing the cost of income rental units in rural areas and cities with homeownership. Four of the city housing populations under 10,000. There are 1,368 authorities and two of the county housing units financed under this program in the Region. authorities administered these kinds of There are 1,204 units of public housing, programs, with funding from various federal primarily in the form of elderly housing sources including CDBG and USDA-RD. In Antigo complexes and scattered site family housing. and Langlade County (where the separate There are also 1,118 units of privately owned housing authorities share an executive irector)
______Regional Comprehensive Plan Page 4 Housing Table 1: Subsidized Housing Units
County Family Elderly Disabled Total Units Population/Unit
Adams 54 91 6 151 123.5 Forest 72 132 7 211 47.5 Juneau 229 246 13 488 49.8 Langlade 183 154 8 345 60.1 Lincoln 100 321 21 442 67.1 Marathon 426 721 57 1,204 104.5 Oneida 155 242 33 430 85.5 Portage 300 341 17 658 102.1 Vilas 33 122 11 166 126.7 Wood 737 514 43 1,294 58.4
Region 2,289 2,884 216 5,389 79.7
North 543 971 80 1,594 74.2 Central 1,463 1,576 117 3,156 85.1 South 283 337 19 639 67.2 Source: Wisconsin Housing & Economic Development Authority, 2000
utilizing funding from a number of sources assistance, which is paid back when the (HOME, CDBG, HRCI) they have implemented property is resold and then re-loaned to new housing rehabilitation, homeownership, and borrowers. So far, 126 loans amounting to revolving loan programs. The City of Wausau, $270,000 have leveraged $7.5 million in where the housing authority, an autonomous investment. See Attachment A: Contact entity, operates in conjunction with the City’s Information - Housing Authorities. Community Development Department, a number of rental rehab and homeownership A. Homelessness assistance programs are carried out. In addition to program information, At the Stevens Point Housing Authority, in interviewees were asked questions on a addition to homeownership and rental number of issues relating to housing and assistance programs they have implemented a affordability. Homelessness was one of those housing trust fund. By refinancing the equity issues. Of twenty-two people asked if there is that had been built up in one of the senior citizen a homelessness problem in the Region, nine complexes owned by the authority they were replied that they were not aware of any able to endow the trust funds with a combined problem; four said they were aware of some total of two million dollars. One program has problem, and eight said that there definitely is provided 169 loans for rehabilitation of low- a problem. None of the housing authorities in income, owner-occupied and rental units. the Region receive homelessness-related $863,000 in loans have leveraged nearly seven funding, so it is not surprising that they are not million dollars in investments, using a “but for” as aware of the problem, but all four of the this financing program test to determine non-profit organization representatives appropriate recipients. The other program interviewed believed that homelessness exists provides zero percent deferred down-payment here. ______Regional Comprehensive Plan Page 5 Housing As described by one interviewee the problem a home of their own. A network of support is is one of being “under-housed”, that is: not often required to assist those who have having a home of one’s own, but depending on experienced even temporary homelessness to a series of friends and relatives for housing; get back on their feet. Unemployment, mental sleeping on couches or floors. As one CAP illness, medical emergencies, domestic abuse, director put it, “fifteen percent of our actions or addiction can all lead to the loss of shelter, are for the homeless, eighty-five percent are and each requires a different type of help. That toward preventing homelessness, by helping is why an integrated web of assistance is so people avoid eviction.” The extent of the important to effectively dealing with the problem problem is hard to assess. A report compiled of providing emergency shelter. by the United Way of Marathon County puts it this way. B. Location of subsidized units
“The exact number of homeless Another question suggested by the need to people is not known. National make affordable housing and Smart Growth statistics predict one percent of goals work together is how public funding of the United States population is housing programs might be enlisted to foster homeless. Applying that estimate the kind of compact development that is so to Marathon County Census 2000 central to making Smart Growth work. population indicates as many as Returning to A Development Guide, an 1,258 people may be in need of important consideration in the location of shelter.” publicly funded housing, especially in light of Smart Growth, is the level of services available. There is no way to verify this estimate, but 719 “Subsidized housing cannot and should not be individuals were provided with 10,902 nights located in areas lacking basic services” (p. 34). of lodging in the year 2000 in Marathon County. The primary focus of this concern is sewer This includes programs designed to serve the service, but other considerations are equally homeless, domestic abuse victims, and others important. “Elderly and handicapped housing in need of emergency housing. Anecdotal in particular will require a different level or evidence from several people who work in the location of services, because proximity to field indicates that the incidence of people in shopping, healthcare facilities, and need of temporary shelter has increased during transportation is crucial to those persons”. the recent economic downturn. This conforms to the Marathon County information to the Housing policies that foster sprawl by extent that the number of individuals seeking subsidizing development of housing in locations shelter has increased in recent years, after going not served by existing infrastructure allow these down nearly by half through the mid-1990s. programs to become part of the centrifugal forces spreading development randomly across As one director of a non-profit service provider the landscape. The form that such a preference put it, “there’s more to helping the homeless might take is best illustrated by the way WHEDA than putting a roof over their head.” assesses LIHTC projects. These standards are Homelessness is often a symptom of much updated annually, and consist of a 400-point deeper problems and requires a range of social scale on which projects are judged. In the services in order to reestablish an individual in 2001 Tax Credit Qualified Allocation Plan a ______Regional Comprehensive Plan Page 6 Housing fifteen-point credit is awarded to “developments should have to spend more than thirty percent that maximize land-use efficiency through of pre-tax income for housing. development within established urban service areas”. The emphasis put on affordability by the new law provides a focus for planning efforts. When asked if there should be a preference Affordable housing in the context of given to publicly supported housing projects comprehensive planning can mean different located in existing utility service areas (primarily things in different areas. An “adequate supply” sewerage and water service) ten respondents for “all income levels” means that affordability said that there should be such a preference, is more than subsidized housing units for low- eight had no opinion, and only four respondents income families, the disabled, or elderly. It said that there should not be a preference. Most means that working families, single people, of those who opposed a preference for retirees, and the more well-to-do should all be development of subsidized housing mentioned able to find housing that meets their needs in that need should primarily guide the location a suitable location. of affordable housing units. One respondent pointed out that people who lived in rural areas should not be forced to relocate in order to find housing. It may be that assistance that allows a low-income family to rehabilitate its housing and stay in a rural area is the best use of public resources, but a program that creates new housing, dependant on septic and groundwater utilities and requiring long commutes to reach employment centers, is not a prudent public expenditure.
C. Affordability
Affordable housing is a key concept in comprehensive planning. The law calls for a plan to “identify specific policies and programs Village of Wonewoc that promote the development of housing …and provide a range of housing choices that meet the needs of persons of all income levels and The question of what is a standard for all age groups and persons with special needs.” affordability elicited a range of responses from [s66.1001(2)(b)]. The planning goals that the interviewees. Eight of 24 responses to this govern the General Planning Grant program question were couched in terms of a specific require that plans must consider, “providing an price, either the sale price of homes or monthly adequate supply of affordable housing for rent. Seven responses mentioned a percentage individuals of all income levels throughout each of income, and nine used a combination or community.” A number of federal housing some other standards. Seven respondents programs, most notably the Section 8 program, specifically mentioned the thirty percent of use the standard that no individual or family income standard. State employees involved in ______Regional Comprehensive Plan Page 7 Housing Map 1 Low Income Tax Credit Housing
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# This map is neither a legally recorded map nor a survey North Central and is not intended to be used as one. This drawing is a compilation of records, information and data used for reference purposes only. NCWRPC is not responsible for Wisconsin Regional any inaccuracies herein contained. NCWRPC Planning Commission # SOURCE: WI DNR, HUD 210 McClellan Street, Suite 210, Wausau, Wisconsin 54403 (715) 849-5510 www.ncwrpc.org ______Regional Comprehensive Plan Page 8 Housing the administration of the comprehensive densities and a mix of housing types growth planning process confirmed that there is no management can allow a range of housing single standard in law for the concept of options without requiring increasing use of “affordable housing.” undeveloped land. Regulations that rely on lot- size requirements to control growth are A meaningful definition of the term affordable especially likely to increase the cost of housing, housing must take into consideration more than and have been shown in many cases to be whether people of a certain income level spend deliberately exclusionary. Growth management, a certain percentage of their income on housing. on the other hand can increase home values Affordability is a function of how all the parts of without necessarily restricting affordability or the housing picture fit together. Comprehensive housing choice. planning requires that a mix of housing choices be available at a range of prices in locations “Many growth management that do not require long commutes, or that policies improve the supply and degrade agricultural and open-space values or location of affordable housing environmental assets. How policies that foster and accommodate other such an outcome are developed is the real development needs, thereby measure of affordability. increasing the desirability of the community… Adequate public The issue has been raised that the goals of facilities ordinances, too, can compact development and discouraging urban raise density and thereby expansion into rural areas might have the effect encourage more affordable types of increasing the cost of housing, and work at of housing, while limiting the cross-purposes with the stated goal of need for local governments to protecting housing affordability. By reducing raise property taxes that are the amount of undeveloped land available for passed along to all households, housing, this line of thinking goes, the price is whether owners or renters.” raised for everyone seeking shelter. If policy is directed at stopping all growth then such an Attaining these goals, however, is not a simple effect is likely; if policies are put in place that matter. Protecting property values and providing seek to shape growth and maximize the use of affordable housing calls for a balanced approach: existing infrastructure it can actually have the “stemming housing price inflation requires effect of increasing the supply of affordable planners to enact proactive measures to housing. guarantee affordability as well as to ensure an adequate supply of land and housing”. Among A recent study by the Brookings Institution the strategies for improving the environment examines the literature on this question (Nelson for affordable housing are flexible approaches et al, 2002). According to this research housing to land-use regulations, building codes that costs are primarily a result of market demand promote rehabilitation, process incentives, infill and the elasticity of the local housing market. development, efforts that preserve the existing What the authors call growth management1 housing stock, and land trusts. does not necessarily increase housing costs, and can have the effect of increasing the supply of affordable housing. By permitting higher ______Regional Comprehensive Plan Page 9 Housing Another approach that has worked in certain Traditional zoning standards can increase the markets where demand is high is known as cost of housing by requiring minimum lot sizes inclusive zoning. This requires that a certain and setbacks, parking requirements, and percentage of development be set aside for restricting accessory dwelling units. These affordable housing. In exchange for requiring standards are totally appropriate in many a certain number of affordable housing units cases, but by adjusting them housing be set-aside, a density bonus is given the affordability can be improved in selected areas. developer. Generally, this requirement is limited “A reduction in the land required for to development of a certain size, and there are construction, shorter or no setback usually provisions for the requirements to be requirements, and flexible parking satisfied by allowing affordable units to be requirements…significantly lower the cost of located elsewhere or for the developer to pay land acquisition and housing construction for into a trust fund to construct affordable housing. developers…and do not require public subsidy” Most often the affordable units are included as part of the development. “Linking affordable Often the most affordable housing already exists housing to market-rate, private development, and merely needs to be renovated, but building inclusionary zoning increases the chance that codes designed for new construction can prove low- and moderate-income families will live in to be a major obstacle by imposing significant healthy communities that appeal to people with costs meeting standards that are not necessarily resources and choice” (Brown, 2001, p. 1) appropriate to existing structures. “The creation and adoption of separate codes to monitor As previously noted, inclusionary zoning rehabilitation of older buildings encourages their programs depend on strong demand to be renovation, an important new source of successful, but it is in situations of high housing potentially affordable housing and investment demand that affordability becomes a problem. in existing neighborhoods”. This, in turn, can In this Region it is in towns and cities that have further efforts by community-based groups and seen the highest levels of growth resulting from local governments to protect the integrity of tourist- and recreation-related industries where existing neighborhoods. Existing housing with the service workers, crucial to the success of in-place infrastructure, nearby services and these industries, may have the most difficulty transportation facilities are a resource that in securing affordable housing. “When the should be shepherded as the most cost-effective supply of affordable housing is limited…(it) means of providing affordable housing. forces moderate income families, who do not want to live in distressed areas yet cannot afford D. Smart Growth to live in high priced areas, to move further out in search of desirable housing and Nearly all interviewees were asked for their communities”. opinion on the meaning of Smart Growth concepts in a rural area. Much of the literature In many of these areas there is also high on Smart Growth is focused on urban and demand for development property, so a policy suburban areas. Most of the North Central to require the inclusion of affordable housing Region is rural, so translating these policies and as part of new development may be feasible. ideas to the rural context is important if these ideas are to be of any use to local decision-
______Regional Comprehensive Plan Page 10 Housing in rural areas because affordable housing is not available.” All of these answers point to the complexity of applying Smart Growth principles to rural conditions. What may be most significant may be the fact that a third of respondents, all housing professionals, were not sufficiently familiar with the concept of Smart Growth to venture an opinion. This points to a significant educational task that lies ahead if these principles are to be translated to policies.
City Hall, City of Merrill makers here. This is perhaps not directly related to housing, but the responses are illuminating because of what they say about the consciousness of Smart Growth as a way of making planning a vehicle for fostering affordable housing, economic development and environmental protection. Little Chicago, Town of Berlin Of thirty respondents asked this question, eleven had no opinion or were not familiar with E. Manufactured Housing the term. Three mentioned infrastructure; three mentioned sprawl; three mentioned planning; One of the most widely used and easily available three mentioned jobs and economic forms of affordable housing is the manufactured development; three mentioned farming and home. Generally known as “mobile homes” or rural character; two mentioned transportation; “trailer homes”, manufactured housing has 2 and two mentioned housing. Perhaps the most been subject to regulation by the Federal succinct came from a housing authority director Government since the implementation of the who said, “it’s about affordable housing with “Manufactured Home Construction and Safety economic opportunity.” Another housing Standards” or “HUD-Code” in 1976. authority director described it this way, “growth Manufactured housing has evolved from the should occur on existing infrastructure, “travel trailer”, which is built primarily to be extending sewer service to green-field towed behind vehicles they were lightweight development is dumb growth.” Another said and compact, generally metal clad, and intended simply that it meant “orderly development”, to be moved repeatedly from place to place. and another referred to “subdivisions going up Over time these structures became larger and ______Regional Comprehensive Plan Page 11 Housing often located permanently, either in a mobile- This is not to say, however, that local home park or on an individual lot. governments cannot regulate manufactured housing to ensure that it compare favorably to The passage of the federal legislation site-built housing. Such characteristics as roof mentioned above, which took effect June 15, pitch, overhangs, roofing and siding materials, 1976, established the preeminence of federal and building area can be regulated. Permanent authority in the regulation of what have come installation on a foundation can be required. to be known as manufactured housing. Under Design standards can be fairly specific, but are this legislation the federal government more likely to be upheld by the courts if they established standards and inspection apply equally to all housing within a district. A mechanisms for all factory-built housing, and Michigan court has upheld a standard requiring dictated that after its effective date all a minimum width of 24 feet. Mobile homes regulation of manufactured housing must (built before June 15, 1976) may still be conform to those standards. The inspection of restricted to mobile home parks only. the manufacturing process is meant to ensure the quality of housing built “on a chassis”. Since Because of the economies of scale, savings in adoption of the HUD-Code a series of court labor costs and process efficiencies possible for rulings have established the preeminence of the manufactured housing, “the most affordable federal standards. housing on the market today, square foot for square foot, may be the factory-built house.” In Wisconsin, the case of Collins v City of Beloit1 (APA) There are three basic types of factory- is the most important precedent. In this case built housing: panalized, where windows and the City denied Collins a permit to install a other building components are included in flat manufactured home on a lot he owned, at first wall sections transported to the building site citing the Uniform Dwelling Code (UDC) and and assembled there; modular, where three- then the local zoning ordinance which required dimensional components are assembled on-site; that all “mobile homes” be located in designated and manufactured housing, where the entire mobile home parks. The court overruled the house is assembled on a chassis in the factory City on both counts, stating that after June 15, and towed, in one or more parts, over the road 1976 any manufactured home was specifically and installed on a permanent foundation. exempt from the provisions of the UDC, and Panalized and modular construction is subject could not be described as a mobile home. It to the UDC; manufactured housing is under the had been a specific provision of the federal act HUD-Code. that any home manufactured after June 15, 1976 was not a mobile home and all references In recent years “developer series” manufactured in federal law were to be changed to homes have been developed that are virtually manufactured homes, and that local regulation indistinguishable from site-built housing, but can of such units must conform exactly to the HUD- be constructed for roughly 75 percent of the Code. The court found that there was no cost. Land-lease communities, which operate inherent characteristic of manufactured housing very much like the traditional mobile home park, that distinguished them from site-built housing, where residents own the house, which is taxed and thus there was no reasonable basis under as personal property not real estate, and rent the police powers for justifying their exclusion the site and which can include many shared from residential zoning districts. amenities, are another option. Manufactured ______Regional Comprehensive Plan Page 12 Housing housing offers a realistic alternative for providing number of housing units grew by 23.5 percent affordable homes that can fit well with existing compared to 24.5 percent for the state. neighborhoods or be developed as new Number of households for the state grew by communities. Because of the federal oversight just over 26 percent, while in the Region of the construction process today’s number of households grew by 29.4 percent; manufactured homes meet the highest quality meaning that the number of households grew standards while allowing for significant cost- nearly six percent faster than the number of savings that can make inroads into a housing units: in short, a tightening housing community’s affordable housing problems. market. Table 2 shows the number of housing units in the region by county. II. INVENTORY & TRENDS Only four of the ten counties in the Region were A. Existing Housing Stock above the state rate for the growth in the number of housing units. Adams County had The Regional housing stock consists of a total the highest growth rate (40 percent), but this of 218,347 units. The total number of units was well short of the 63 percent growth in the has increased over 23 percent since 1980. The number of households. The central sub-region overall Regional growth has followed state lagged only slightly behind the growth in growth levels, with some variation from county households. In the south, number of housing to county and among the sub-regions. Over units grew by 32.3 percent since 1980 while two-thirds of all the housing units in the Region the number of households grew by 41.5 are more than twenty years old. Three quarters percent. It is in the north where there is the of all the housing units in the Region are single- largest gap. Households grew by nearly 31 family structures. Duplexes and mobile homes percent but number of housing units grew by represent over thirteen percent of the total, and only 17.4 percent. This disparity would indicate multi-family structures with three or more units a tighten housing market. In Oneida County account for 8.5 percent of all housing unit in there was a 15 percent growth in housing units the Region. against a 34 percent growth in households. In Vilas County housing units grew by 21.8 percent Median rents and home values were below state while households grew by 45 percent. By levels. Owner occupancy levels were above contrast in Marathon County housing units those for the state. New construction of housing increased over the twenty years by 26.7 percent units was relatively higher in the north and south while households increased by 26.5 percent. sub-regions than in the center. There is significant variation in housing type between 1. Age of Structure the sub-regions. As one would expect the highest ratio of multi-family residences are in The housing stock in the North Central Region the central sub-region. There is a substantial is generally newer than in the state as a whole. seasonal housing market in the northern The difference is most notable in the oldest counties, while in the southern counties there houses, 19.3 percent of the houses in the is a substantial percentage of mobile homes. Region were built before 1940 while 23.4 The Region tracked closely, though slightly percent for the state are that old. Likewise below, the state in growth in the number of among the newest houses, 32.6 percent in the 2 housing units. Over the past twenty years the Region were built between 1980 and 2000 . ______Regional Comprehensive Plan Page 13 Housing In the state 27.5 percent were built in this 2. Type of Structure period. The highest percentage of new housing is in Adams County where 45.9 percent of The most notable difference between the houses have been built in 1980-2000 and 83.3 Region and the state in terms of the type of percent of housing has been built since 1960. structures is the predominance of single-family Generally the newest housing stock is in the homes. Single-family dwellings represent 69.3 South sub-region with 74.3 percent built since percent of the total housing stock for the state 1960, and the oldest housing stock is in the while they are 77.4 percent of the total for the Central sub-region where 60.5 percent of Region. Multiple dwellings (two or more units) houses were built after 1960 and 21.6 percent represent over 26 percent of the state’s housing were built before 1940. In the North 62.1 stock, but only 13.2 percent of the Region. percent of the housing stock has been built Mobile homes represent only 4.3 percent of since 1960. Marathon County illustrates the the state total, while in the Region they are older housing stock in the Central sub-region: 8.8 percent of the total housing stock. Here 22.8 percent of the houses were built before the difference in the sub-region is noteworthy. 1940 and 57.9 percent has been built since In the Central sub-region mobile homes are 1960. Table 3 shows the number and age of 5.6 percent of the total housing stock; in the residential structures by county and Display 1 North they are 8.1 percent of the total, but in shows the distribution by sub-region. the South sub-region mobile homes are 24.4 percent of the housing stock. Multi-family units are highest in the Central sub-region: 19.1 percent of the total, and single-family are highest in the North: 83.3 percent of all housing units. Display 2 shows the distribution of housing types by sub-region.
Table 2: Housing Units
County 1980 1990 2000 1980 - 2000 Total
Adams 10,084 12,418 14,123 40.1% 4,039 Forest 6,749 7,203 8,322 23.3% 1,573 Juneau 9,938 11,422 12,370 24.5% 2,432 Langlade 9,821 10,825 11,187 13.9% 1,366 Lincoln 12,780 13,256 14,681 14.9% 1,901 Marathon 39,752 43,774 50,360 26.7% 10,608 Oneida 23,157 25,173 26,627 15.0% 3,470 Portage 19,901 22,910 26,589 33.6% 6,688 Vilas 18,388 20,225 22,397 21.8% 4,009 Wood 26,186 28,839 31,691 21.0% 5,505
Region 176,756 196,045 218,347 23.5% 41,591
North 70,895 76,682 83,214 17.4% 12,319 Central 85,839 95,523 108,640 26.6% 22,801 South 20,022 23,840 26,493 32.3% 6,471
State 1,863,897 2,055,744 2,321,144 24.5% 457,247 Source: U.S. Census ______Regional Comprehensive Plan Page 14 Housing Table 3: Age of Structures (Year Built) for a home statewide, in the northern sub-
County Before 1940 1940 to 1959 1960 to 1979 1980-2000 region jumped from 76 percent to 84 percent. Median home values in the central sub-region Adams 1,281 1,073 5,285 6,484 Forest 1,524 1,608 2,245 2,945 dropped from 87 percent of the state median Juneau 2,842 1,610 3,633 4,285 to 82 percent between 1990 and 2000. In the Langlade 3,088 2,134 2,835 3,130 Lincoln 3,758 3,179 4,098 3,646 southern sub-region median home values as a Marathon 11,504 9,662 14,793 14,401 percentage of the state median went up only Oneida 3,806 5,176 9,114 8,531 Portage 5,435 3,258 8,563 9,333 slightly from 66.3 percent to 68 percent. Vilas 2,375 4,889 6,219 8,914 Wood 6,585 6,416 10,259 8,431 The largest increases in value, when adjusted Region 42,198 39,005 67,044 70,100 for inflation, all took place in the northern
North 14,551 16,986 24,511 27,166 counties. Vilas County had the largest increase, Central 23,524 19,336 33,615 32,165 followed by Forest, Oneida and Lincoln Counties. South 4,123 2,683 8,918 10,769 Even though the median home price in Wood State 543,164 470,862 667,537 639,581 County went up by more than $43,000 during Source: U.S. Census the period, when adjusted for inflation the median home value actually declined slightly. Display 1 Age of Strutures Inflation adjusted median values in the central
40,000 sub-region were less than a third the increase 35,000 for the state. Only Vilas County, with a median 30,000 25,000 Before 1940 home value of $120,200, exceeds the state 1940 to 1959 20,000 1960 to 1979 median, and during the 1990s the northern sub- 15,000 1980-2000 region passed the central sub-region for the 10,000 5,000 highest median home value. Table 5 shows 0 North Central South median home value by county. Sub-Regions 2. Housing Costs as a Percentage of Income
B. Value Characteristics The most commonly applied standard for housing affordability, as discussed above, is 1. Median Home Value spending no more than thirty percent of income on housing. This is a calculation that has only The median value of a home in the Region was been made in the last two censuses for below the home value for the state as a whole homeowners and only in the most recent census over the last two decades. The home value in for renters, but that can provide a significant the Region represented 83 percent of the state indicator in combination particularly with the median in 1980 and at $91,452 was 81.5 information contained in Tables 5 and 6. percent in 2000. This is as would be expected, Although below the state for both renters and considering the largely rural nature of the homeowners, the percentage of those who Region, but there are differences between the spend over thirty percent of their income for counties that express larger trends within the housing is highest in the northern counties. real-estate market. During the 1990s the value Oneida County is a two percent above the state of a home, as a percentage of the median value for owners and exactly even with the state for renters, and Vilas County is over three percent ______Regional Comprehensive Plan Page 15 Housing Table 4: Type of Structure
County Single Duplex 3 to 19 units Over 20 units Mobile Home Other
Adams 9,724 76 267 75 3,748 233 Forest 6,807 67 290 35 1,055 68 Juneau 8,386 361 702 110 2,742 69 Langlade 8,906 431 582 287 954 27 Lincoln 11,310 797 790 353 1,407 24 Marathon 38,299 4,000 4,306 1,263 2,482 10 Oneida 22,156 660 1,013 388 2,179 231 Portage 19,164 1,699 3,134 772 1,788 32 Vilas 20,189 306 541 115 1,197 49 Wood 24,241 1,963 2,099 1,536 1,838 14
Region 169,182 10,360 13,724 4,934 19,390 757
North 69,368 2,261 3,216 1,178 6,792 399 Central 81,704 7,662 9,539 3,571 6,108 56 South 18,110 437 969 185 6,490 302
State 1,609,407 190,889 273,183 143,497 101,465 2,703 Source: U.S. Census
Display 2 Type of Structures Central Sub-Region South Sub-Region North Sub-Region
0.5% 1% 8% 6% 0.05% 5% 12% 24% 3% Single Single Single Duplex 7% Duplex Duplex 3 or More Units 3 or More Units 3 or More Units 4% Mobile Home 2% Mobile Home Mobile Home 69% Other Other Other 75% 84%
above the state in the percentage of counties of those who spend more than thirty homeowners who spend more than thirty percent of income on housing. Perhaps most percent of their income on housing. By contrast interesting is Portage County, with the third in Forest County the rate for homeowners is lowest rate for homeowners and the third one percent below that state, but for renters it highest rate for renters. This is probably a is ten percent less. reflection of the large student population, with its low income. Similarly in Langlade County The other two sub-regions show great similarity, the percentage of homeowners spending more but this masks some interesting differences. than thirty percent of income is relatively low, Generally the southern and central counties are but a third of renters do. There is no easy most affordable for homeowners, but there is explanation, but one factor might be that from some variation in affordability for renters. 1980 to 2000 Langlade County had the smallest Adams County has the highest percent of increase of any county in the number of housing homeowners and the fourth highest rate among units. ______Regional Comprehensive Plan Page 16 Housing Table 5: Median Home Value
County 1980 1990 2000 1980 - 2000 Total
Adams 34,700 46,500 83,600 140.9% 48,900 Forest 30,900 38,400 77,400 150.5% 46,500 Juneau 30,600 40,700 71,200 132.7% 40,600 Langlade 31,300 37,600 68,600 119.2% 37,300 Lincoln 34,900 43,200 86,500 147.9% 51,600 Marathon 43,900 54,800 95,800 118.2% 51,900 Oneida 42,600 52,900 106,200 149.3% 63,600 Portage 45,200 58,800 98,300 117.5% 53,100 Vilas 46,400 58,900 120,200 159.1% 73,800 Wood 39,100 50,500 81,400 108.2% 42,300
Region 40,425 51,397 91,430 126.2% 51,005
North 38,192 47,554 95,129 149.1% 56,937 Central 42,710 54,436 92,190 115.9% 49,480 South 32,196 43,133 76,767 138.4% 44,571
State 48,600 62,500 112,200 130.9% 63,600 Source: U.S. Census
3. Median Rent state median. A similar pattern held in the southern sub-region, only more marked. In Rents are generally lower throughout the Region 1980 median rents in the south were 74.5 than in the state as a whole during the period. percent of the state median. In 1990 this rate For the Region the level of contract rent, when dropped to 69.7 percent and then in 2000 adjusted for inflation, grew at nearly the same jumped to 81.5 percent of the state median. rate as for the state. Median rents in the Region Adjusted for inflation, rents in the southern sub- were 80 percent of the state median in 1980 region rose by 44.7 percent during the 1990s. and, at $434 per month, only a slightly higher The lowest rate of increase for the period was fraction (80.3 percent) of the state median of in Wood County at 26.6 percent, and rents in $540 per month in 2000, but dipped significantly all three central counties grew at the lowest in 1990 to 71.9 percent. The rate of growth in rates of all counties. Langlade County, with a median rents was slowest in the central sub- median rent of $405 per month, led the region at 28.6 percent, and fastest in the south northern counties with a growth rate of 44.6 at 52.8 percent. Median rents in the central percent. But it was the southern counties that sub-region have declined steadily over the showed the strongest growth in median rent, period from 94.5 percent of the state median with Juneau County showing the highest in 1980 to 87.2 percent in 2000. Over the growth rate at 74.1 percent. Table 6 shows period median rent in the northern sub-region the historic trends in median rents by county. went from 78.3 percent of the state median in 1980 to 79.1 percent in 2000, however, in 1990 median rents were only 69.7 percent of the ______Regional Comprehensive Plan Page 17 Housing C. Occupancy Characteristics declines were in owner-occupied units as a percentage of all occupied units. In absolute 1. Owner-occupied terms the number of owner-occupied units increased though out the period, including the Homeownership in the Region is higher than in 1990 census. Table 7 shows the rate of owner- the state as a whole. After a slight decline in occupancy by county. 1990, every county experienced an increase in homeownership during the last decade, 2. Seasonal Housing although four of ten counties have seen a decline since 1980. The greatest decline in the Seasonal dwellings are a crucial component of rate of homeownership has taken place in the housing mix in the Region, this is especially Portage County, where the rate has gone down true in the northern sub-region. More than one by nearly two percent. The biggest increase, fifth of all the seasonal residences in the state and the highest overall rate of homeownership are in the northern sub-region. The allure of is in Adams County. All three counties in the the northwoods has drawn people there for central sub-region saw a decline in the rate of years. As far back as the 1920s they have homeownership during the period. Only built weekend “cabins,” rustic buildings with few, Juneau County, of the counties outside the if any, amenities. As the summers have passed central area, experienced a decline in these building have been added to and homeownership. It should be noted that these improved. In recent years the quality of these
Table 6: Median Rent
County 1980 1990 2000 1980 1990 Total
Adams $146 $235 $443 45.2% $297 Forest $118 $183 $325 34.3% $207 Juneau $119 $224 $433 74.1% $314 Langlade $131 $227 $405 44.6% $274 Lincoln $144 $222 $433 43.9% $289 Marathon $177 $301 $484 30.1% $307 Oneida $161 $258 $460 36.9% $299 Portage $176 $309 $477 29.7% $301 Vilas $158 $222 $434 42.3% $276 Wood $167 $272 $442 26.6% $275
Region $151 $238 $434 40.5% $283
North $149 $231 $427 40.8% $278 Central $174 $296 $471 28.6% $296 South $138 $231 $440 52.8% $302
State $185 $331 $540 39.5% $355 Source: U.S. Census ______Regional Comprehensive Plan Page 18 Housing recreational structures has increased, and as percent against 22.4 percent), so even where their owners have retired many have been the median age tracks the state it can be safely converted to year-round retirement homes. In projected that at the next census it will be the last decade only Forest and Vilas Counties notably higher. The need for housing for the have increased in the number of seasonal elderly will become more important in this sub- dwellings. 65 percent of all seasonal dwellings region over time. In the other two sub-region, are in the northern sub-district, and 31 percent where the median age is five and a half years are in the south, only four percent are in the higher than the state median, demand for central sub-region. “Second homes” are a minor elderly housing will continue to be an issue. factor in the housing picture in the central sub- Table 9 shows median age by county. region and are a growing consideration in the south, where they have increased by 44 percent 2. Persons per Household in twenty years. In the north sub-region seasonal dwellings are 37 percent of all housing The trend in persons per household is consistent units. Above all this indicates the central role throughout the period and throughout the of recreational uses in the economy of the north. Region, and mirrors the trend in the state. It further highlights the possibility that the Households are getting smaller, and as noted housing needs of service workers in the tourist/ elsewhere (Element 1, Table 4), more recreational industry may not be met. Table 8 numerous. In 1980 half the counties showed a shows the number of seasonal dwellings by higher level of persons per household than the county. state, by the end of the period only two counties (Marathon and Portage) had levels higher than D. Demand Characteristics the state, and the rate of decrease exceeded the rate for the state in all except one (Juneau 1. Median Age County). The central sub-region, with 2.55 persons per household is above the state The Region’s population is aging. As expressed average, while the other two sub-regions are by the median age, it is aging considerably faster well below. The greatest shift came in Forest than the state as a whole. The median age in County, that went from 2.87 persons per unit the Region is 38, while the state is only 36, but in 1980 to 2.39 in 2000. Table 10 shows persons this varies considerable among the counties. per household by county. Portage County, home to UW Stevens Point, as one would expect, has the lowest median age 3. Projections at 33, but even here the rate of increase has surpassed the state rate. In fact Portage County By projecting forward the trends in housing type has the second highest rate of increase of any over the last twenty years it is possible to county (Wood County, at 31.5 percent, has the estimate the likely demand for certain types of highest rate). The highest median age, as in housing. Overall, the Region will add over 1980, is in Vilas County, and this is the county 52,000 new housing units. Assuming the with the lowest rate of increase. The second proportion of single-family dwellings remains highest median age is in Adams County. The the same at 77 percent, this means that by median age for the central sub-region matches 2020 there will be more than 39,000 new single- the state median, but the rate of increase is family homes. The next largest class of considerably ahead of the state rate (28.7 dwelling structures would be nearly 5,000 new ______Regional Comprehensive Plan Page 19 Housing Table 7: Owner Occupied Housing Units
County 1980 1990 2000 1980 - 2000 Total Change
Adams 81.4% 66.6% 85.3% 27.9% 1,880 Forest 76.9% 72.5% 78.9% 20.6% 658 Juneau 75.9% 71.5% 77.0% 15.9% 1,188 Langlade 77.5% 73.7% 79.0% 12.2% 811 Lincoln 76.3% 71.9% 78.2% 15.4% 1,411 Marathon 74.7% 68.9% 75.7% 14.0% 5,037 Oneida 78.4% 71.8% 79.7% 19.7% 2,409 Portage 70.3% 62.5% 70.9% 15.6% 2,766 Vilas 79.2% 69.8% 81.8% 22.1% 1,637 Wood 73.3% 68.3% 74.3% 10.1% 2,258
Region 75.0% 68.7% 76.3% 15.5% 20,055
North 77.7% 71.9% 79.5% 17.9% 6,926 Central 73.3% 67.2% 74.1% 13.2% 10,061 South 78.2% 69.4% 80.7% 21.6% 3,068
State 66.7% 61.9% 68.4% 14.8% 211,011 Source: U.S. Census
“mobile-homes”3 that will be added in the not at all certain. Currently manufactured/ Region during that time. Based on differing mobile homes are 24 percent of housing units growth rates and the different mix of housing in the South sub-region. It is not clear that this types in the counties this would translate to type of housing will continue to constitute such more than ten times as many new a large segment of housing. Multi-family units, manufactured/mobile homes in Adams County which now make up nearly a fifth of all housing as in Langlade County. Similarly, each of the in the Central sub-region, may increase if the central counties would add more housing units urbanized areas in those counties adopt policies in complexes of twenty units or more than the fostering compact development. Several of the other seven counties combined. northern counties with affordable housing issues may increase the percentage of manufactured/ If current trends hold, then over the next twenty mobile homes or multi-family units, currently years the two southern counties will add nearly each representing eight percent of the housing twice as many manufactured/mobile homes as stock. Table 11 shows projections of demand the five northern counties. The central counties for housing units by county in five year will add over 3,500 multi-family units, while the increments through the planning period. Please other seven counties will add just over 1,000 note that projected units are added to the units. Whether the mix will stay the same is existing units in the table. ______Regional Comprehensive Plan Page 20 Housing Table 8: Seasonal Housing Units
County 1980 1990 2000 1980 - 2000 Total Change
Adams 3,644 5,949 5,637 54.7% 1,993 Forest 2,792 3,576 3,856 38.1% 1,064 Juneau 1,698 2,436 2,043 20.3% 345 Langlade 2,115 2,594 2,158 2.0% 43 Lincoln 2,721 2,521 1,949 -28.4% (772) Marathon 409 725 554 35.5% 145 Oneida 8,987 11,263 10,429 16.0% 1,442 Portage 479 685 557 16.3% 78 Vilas 9,548 11,632 12,587 31.8% 3,039 Wood 188 400 244 29.8% 56
Region 32,581 41,781 40,014 22.8% 7,433
North 26,163 31,586 30,979 18.4% 4,816 Central 1,076 1,810 1,355 25.9% 279 South 5,342 8,385 7,680 43.8% 2,338
State 110,928 150,601 142,313 28.3% 31,385 Source: U.S. Census
Table 9: Median Age
County 1980 1990 2000 1980 - 2000 Total
Adams 35.8 40.1 44.5 24.3% 8.7 Forest 31.0 35.7 39.9 28.7% 8.9 Juneau 32.6 35.5 39.4 20.9% 6.8 Langlade 32.1 36.6 40.5 26.2% 8.4 Lincoln 31.7 34.9 38.9 22.7% 7.2 Marathon 28.6 32.7 36.3 26.9% 7.7 Oneida 33.3 38.7 42.4 27.3% 9.1 Portage 25.4 29.3 33.0 29.9% 7.6 Vilas 38.8 42.9 45.8 18.0% 7.0 Wood 28.8 33.3 38.0 31.9% 9.2
Region 29.9 34.1 38.1 27% 8.1
North 33.3 37.8 41.6 24.7% 8.2 Central 27.9 32.0 36.0 28.9% 8.1 South 26.7 31.8 36.4 36.4% 9.7
State 29.4 32.9 36.0 22.4% 6.6 Source: U.S. Census
______Regional Comprehensive Plan Page 21 Housing E. Housing-related Government Consolidated Plan provides the framework for Programs a planning process used by States and localities to identify housing, homeless, community and A number of federal and state government economic development needs and resources programs are available to assist local and to tailor a strategic plan for meeting those jurisdictions address housing issues. Perhaps needs.” This is how the Department of Housing the most basic governmental tool for improving and Urban Development (HUD) website affordable housing opportunities is the local (www.HUD.gov) describes the Consolidated housing authority. There are currently Plan. Consisting of a 3 to 5-year strategic plan, seventeen active housing authorities in the annual action plans, and annual performance Region. These semi-autonomous bodies reports, the Plan must be updated annually. operate in conjunction with local governments Eligibility for certain federal programs (CBDG, but do not use any local taxes to finance their HOME, ESG) requires the preparation of a Plan, operation, instead acting a conduit for state and which consists of three parts: (1) a housing, federal funding. Below is a general inventory homeless, community and economic of the most prominent sources. development needs assessment; (2) a housing market analysis; and (3) long-term strategies 1. Department of Housing and Urban to meet priority needs. In order for a state to Development receive funding from the above or a number of other programs they must conform to the The first step in securing a significant portion provisions of the Consolidated Plan. The of federal housing aid is the preparation of a Division of Housing and Intergovernmental State Consolidated Housing Plan. “The Relations (DHIR) prepares the Wisconsin
Table 10: Persons Per Household
County 1980 1990 2000 1980 - 2000 Total Change
Adams 2.63 2.44 2.33 -11.4% -0.3 Forest 2.87 2.56 2.39 -16.7% -0.5 Juneau 2.79 2.59 2.47 -11.5% -0.3 Langlade 2.94 2.55 2.42 -17.7% -0.5 Lincoln 2.80 2.61 2.46 -12.1% -0.3 Marathon 2.85 2.75 2.60 -8.8% -0.3 Oneida 2.68 2.44 2.34 -12.7% -0.3 Portage 2.80 2.71 2.54 -9.3% -0.3 Vilas 2.62 2.40 2.29 -12.6% -0.3 Wood 2.87 2.65 2.47 -13.9% -0.4
Region 2.81 2.63 2.48 -11.6% -0.3
North 2.77 2.50 2.38 -14.0% -0.4 Central 2.84 2.71 2.55 -10.5% -0.3 South 2.73 2.53 2.41 -11.8% -0.3
State 2.77 2.61 2.50 -9.7% -0.3 Source: U.S. Census ______Regional Comprehensive Plan Page 22 Housing Consolidated Housing Plan, and is focused on participate and where the unit satisfies the low-income and special needs populations. standards set by the local PHA. Municipalities that are part of a Standard Metropolitan Statistical Area (SMSA) that file a a. Section 8 Consolidated Housing Plan with HUD can become a Participating Jurisdiction (PJ) and Although Section 8 subsidies can be applied to receive funding directly from HUD. In this any housing unit that meets the standards and Region only the City of Wausau qualifies. where the owner agrees to participate in the program (tenant-based), there are also project- There are a number of programs available based programs. Generally these project-based through HUD that can assist local communities programs involve financial aids to new in addressing their housing problems, but the construction or renovation projects or some two most prominent are Section 8 and HOME, form of federal mortgage guarantee, and carried both are directed at low-income residents and with them a contract requiring that a certain provide aid to states and local governments to number of units be set-aside for very low income satisfy their housing needs. See attachment families for a set period of years, usually twenty. B: Contact Information - HUD. This program was largely discontinued in 1983. In recent years many contracts from the period Since it was first authorized by Congress in when project-based subsidies were being 1974, the housing choice voucher program, granted have expired, causing substantial commonly known as Section 8, has been a restructuring of the program. Procedures have major federal program for assisting very low- been developed for the renewal and income families, the elderly, and the disabled renegotiation of contracts securing a certain afford housing in the private market. number of housing units for voucher-holding Administered locally by public housing agencies families. (PHAs), eligible families are issued vouchers that they can use to secure housing in the private b. HOME market. Having found a suitable housing unit, which meets minimum health and safety The other major housing program for low- standards, where the owner has agreed to rent income families in the open market is the Home under the program, the eligible family uses its Investment Partnership Program (HOME), the voucher to cover the part of the rent beyond largest federal block-grant program to state and the portion it pays, usually 30 percent of its local governments designed exclusively to income. The landlord receives a subsidy directly create affordable housing for low-income from the PHA for the portion of the Fair Market households. HOME is designed to be flexible. Rent not paid by the tenant. The voucher-holder PJs are required to match twenty five percent signs a lease for a term of, at least, one year of the grant total and can use HOME funds for and the landlord signs a contract with the PHA, four types of affordable housing activities: running concurrently with the lease. Eligibility rental housing development (acquisition, for the program is generally limited to families rehabilitation, and new construction); with incomes below 50 percent of the median rehabilitation of owner-occupied properties; for the county or metropolitan area in which homeowner assistance; and tenant-based they reside. The program is open to any rental assistance. Rental housing development housing unit where the owner agrees to funds are available in exchange for agreement ______Regional Comprehensive Plan Page 23 Housing TABLE 11: Housing Projections
2005 County Single Double 3 to 19 Over 20 Mobile Home Other Totals Adams 10,698 84 294 83 4,123 256 15,537 Forest 7,204 71 307 37 1,116 72 8,807 Juneau 8,899 383 745 117 2,910 73 13,127 Langlade 9,216 446 602 297 987 28 11,576 Lincoln 11,731 827 819 366 1,459 25 15,227 Marathon 40,854 4,267 4,593 1,347 2,648 11 53,720 Oneida 22,986 685 1,051 403 2,261 240 27,624 Portage 20,774 1,842 3,397 837 1,938 35 28,823 Vilas 21,290 323 570 121 1,262 52 23,618 Wood 25,515 2,066 2,209 1,617 1,935 15 33,357 Region 180,275 10,729 11,324 3,598 21,969 3,519 231,415 North 72,425 2,351 3,350 1,224 7,086 416 86,852 Central 87,144 8,175 10,200 3,801 6,520 59 115,899 South 19,597 467 1,039 199 7,033 330 28,664 2010 Adams 11,671 91 320 90 4,499 280 16,951 Forest 7,600 75 324 39 1,178 76 9,292 Juneau 9,412 405 788 123 3,078 77 13,884 Langlade 9,525 461 622 307 1,020 29 11,965 Lincoln 12,151 856 849 379 1,512 26 15,773 Marathon 43,409 4,534 4,881 1,432 2,813 11 57,079 Oneida 23,816 709 1,089 417 2,342 248 28,622 Portage 22,384 1,984 3,661 902 2,088 37 31,057 Vilas 22,390 339 600 128 1,328 54 24,839 Wood 26,789 2,169 2,320 1,697 2,031 15 35,022 Region 189,149 11,625 15,453 5,514 21,889 855 244,484 North 75,483 2,441 3,484 1,270 7,380 432 90,490 Central 92,582 8,688 10,861 4,031 6,933 64 123,158 South 21,084 496 1,108 213 7,576 357 30,835 2015 Adams 12,645 99 347 98 4,874 303 18,366 Forest 7,997 79 341 41 1,239 80 9,777 Juneau 9,925 427 831 130 3,245 82 14,640 Langlade 9,835 476 643 317 1,054 30 12,354 Lincoln 12,572 886 878 392 1,564 27 16,319 Marathon 45,964 4,801 5,168 1,516 2,979 12 60,439 Oneida 24,646 734 1,127 432 2,424 257 29,619 Portage 23,994 2,127 3,924 967 2,239 40 33,291 Vilas 23,490 356 629 134 1,393 57 26,059 Wood 28,063 2,273 2,430 1,778 2,128 16 36,688 Region 199,132 12,257 16,318 5,804 23,138 903 257,552 North 78,540 2,531 3,618 1,316 7,674 450 94,128 Central 98,022 9,200 11,522 4,261 7,345 68 130,418 South 22,570 526 1,178 228 8,119 385 33,006 2020 Adams 13,619 106 374 105 5,249 326 19,780 Forest 8,394 83 358 43 1,301 84 10,262 Juneau 10,438 449 874 137 3,413 86 15,397 Langlade 10,145 491 663 327 1,087 31 12,743 Lincoln 12,993 916 908 406 1,616 28 16,865 Marathon 48,519 5,067 5,455 1,600 3,144 13 63,799 Oneida 25,476 759 1,165 446 2,506 266 30,617 Portage 25,605 2,270 4,187 1,031 2,389 43 35,525 Vilas 24,591 373 659 140 1,458 60 27,280 Wood 29,337 2,376 2,540 1,859 2,224 17 38,353 Region 209,116 12,890 17,182 6,094 24,387 951 270,620 North 81,598 2,621 3,752 1,362 7,967 466 97,766 Central 103,461 9,713 12,183 4,490 7,758 72 137,677 South 24,057 556 1,248 242 8,662 412 35,177 Source: NCWRPC ______Regional Comprehensive Plan Page 24 Housing to provide a set number of affordable units homes, and currently insures seven million within the project according to a formula based loans. This program also allows aid for low to on the number and kind of units created with moderate income home buyers to reduce down- the funds, and the amount of funding. Units payment requirements, closing costs and fees are committed to low-income housing for a fixed paid. Another program, Section 203(k), covers number of years. Income restrictions apply to renovation costs along with acquisition. Section eligibility requirements for HOME funded 207 is directed at multi-family housing housing units. The PJ is required to award a consisting of five or more units, and Section certain amount of HOME funding to Community 231 provides mortgage insurance for elderly and Housing Development Organizations, local non- disabled housing. Both of these programs have profits that develop affordable housing within been eclipsed in recent years by Section the community. 221(d)(3) (non-profit) and Section (d)(4) (for- profit) that provide mortgage insurance for c. CDBG multi-family housing at more favorable terms. Section 241(a) provides mortgage insurance for Community Development Block Grants (CDBG) repairs and addition, including health care also can be used to provide affordable housing. facilities, and Section 251 insures adjustable Larger cities and counties receive CDBG funding rate mortgages. directly from HUD, but cities with fewer than 50,000 residents and non-urban counties can There are also programs to provide aid to receive grants through DHIR if their requests special-needs populations. Section 202 and conform to the State Consolidated Housing Plan. Section 811 provide funding assistance for States set their own standards for awarding supportive housing for the elderly and the CDBG funding, but are required to award at disabled. The SHP program provides funding least 70 percent of these funds for activities for supportive housing for the homeless, and that will benefit low-and-moderate-income ESG supports emergency housing. The SRO persons. Communities are allowed great program provides Section 8 rental assistance latitude in how CDBG funds can be used, for single-room-occupancy housing. Title V including land acquisition, housing provides that surplus federal property be made rehabilitation, and in certain circumstances new available where possible to serve the needs of construction, direct assistance to homeowners the homeless. The Shelter Plus Care program such as down-payment assistance or revolving creates housing for the disabled homeless loan funds for first-time buyers, concentrated including other social services tailored to their building code enforcement, and planning and needs. administrative expenses. The Low Income Housing Tax Credit, created A number of other programs are available that by the Tax Reform Act of 1986, has been one of foster affordable housing through providing the major sources of financial aid for low- mortgage insurance for qualified projects. By income housing. Projects that meet the insuring lenders against loss these programs program standards can receive a tax credit for seek to increase the supply of housing for low up to nine percent of the cost of providing and moderate income families. Among the most affordable housing for 15 years. Since 1987 prominent of these programs is the Section over 19,000 units of rental housing have been 203(b), which is directed at single-family developed in Wisconsin for seniors, families, ______Regional Comprehensive Plan Page 25 Housing and persons with special needs under this tenants are displaced as a result. Also available program. To foster multi-family development through this program is rental assistance similar targeting low-income residents, incentives are to project-based Section 8 available to tenants provided for development in rural counties and in Section 515 financed buildings. with fewer than 24 units. Another prominent program of USDA-RD is the 2. US Department of Agriculture – Rural Section 502 Direct Loans. Under this program Development qualified applicants may obtain 100 percent financing to purchase an existing dwelling, The U.S. Department of Agriculture (USDA) purchase a site and construct a dwelling, or acting through its Rural Development program purchase newly constructed dwellings located operates the Rural Housing Service that in rural areas. Section 502 loans are primarily distributes more than $4 billion in loans and used to help low-income individuals or grants annually, generally in communities with households purchase homes in rural areas and population under 10,000. USDA-RD offers a to provide financing at reasonable rates and number of programs including loan guarantees, terms with no down payment. Families must grants, and direct loans to foster single-family be without adequate housing, but be able to and multi-family housing, affordable to low- afford the mortgage payments, including taxes income residents. Funding is available for site and insurance. These payments are typically acquisition, renovations, technical assistance, within 22 to 26 percent of an applicant’s income. housing preservation, and rental assistance. In addition, applicants must be unable to obtain Also available is aid for community facilities, credit elsewhere, yet have reasonable credit housing for farm labor, and technical assistance histories. See Attachment C: Contact for what is known as mutual self-help projects Information - USDA - RD. where residents provide “sweat equity” on affordable housing projects. Most programs 3. Department of Housing and are limited to low-income persons. USDA-RD Intergovernmental Relations is also involved in a number of economic development efforts through its OCD program The Division of Housing and Intergovernmental Relations (DHIR) and its Bureau of Housing act The single most prominent program as the State’s housing authority. It administers administered under USDA-RD is the Section 515 the State portion of such federal programs as program that supports the construction of multi- CDBG – Small City Housing, HOME, SHP, ESG, family housing for low-income residents. Under Transitional Housing, and Housing the program, which has been in operation in Opportunities for Persons with AIDS (HOPWA). Wisconsin since 1969, USDA underwrites fifty- DHIR also is responsible for State programs year mortgages at a one percent interest rate such as State Shelter Subsidy Grants, that in exchange for an agreement to provide provide up to one half of the operating budget housing for low and very, low-income residents. of an emergency homeless shelter. Local Unlike Section 8, the commitment to provide Housing Organization Grants (LHOG) are also low-income housing runs for the life of the available to enable a community-based mortgage, and although owners can buy-out organization, tribe, and housing authority to the mortgage, they can do so only if they meet increase its capacity to provide affordable certain conditions, including ensuring that no housing. The Housing Cost Reduction Initiative ______Regional Comprehensive Plan Page 26 Housing (HCRI) offers grants to local housing entities 5. Local Programs (governmental, tribal, or nonprofit) for activities including rental aid, down payment assistance, A number of local initiatives are also possible homelessness prevention, and related housing to help meet housing goals. A housing trust initiatives. See Attachment D: Contact fund can be established to fill financial gaps Information - DHIR. and make projects feasible. This can be funded by means of a single endowment, a revolving 4. Wisconsin Housing and Economic loan program, or recurring appropriations. The Development Authority City of Stevens Point has such a trust fund. Housing linkage programs, also known as According to its mission statement, “The inclusionary zoning, encourage developers of Wisconsin Housing and Economic Development office, commercial, retail or institutional projects Authority (WHEDA) serves Wisconsin residents to provide an affordable housing component and communities by working with others to as part of their projects on the theory that these provide creative financing resources and developments increase the need for affordable information to stimulate and preserve affordable housing by attracting new employees to the housing, small business, and agribusiness.” area. These programs are voluntary and provide Created in 1972 as the Wisconsin Housing incentives such as density bonuses, reduced Finance Authority, it issued its first bond of $27 setbacks or parking requirements. Non-profit million in 1974 to provide funding to public housing development corporations can be housing authorities, nonprofits, and private established by various charitable and limited dividend entities. The name was community groups to provide affordable changed to WHEDA in 1983, and in 1987 it housing. These organizations are eligible to began to administer the Low Income Housing receive funding from a number of governmental Tax Credit and the Section 8 voucher program and foundation sources. in 1989. In 1993 WHEDA set up the Wisconsin Preservation Trust, a nonprofit corporation whose mission is to preserve Section 8 units as affordable housing in perpetuity. WHEDA holds over $2 billion in assets and has made more than $52 million in multi-family housing loans. In addition to housing programs WHEDA administers programs to foster agriculture and small business. See Attachment E: Contact Information - WHEDA.
______Regional Comprehensive Plan Page 27 Housing III. GOALS, OBJECTIVES & Recommendation 1: RECOMMENDATIONS Coordinate new residential development with the availability of such services as sanitary Goal 1: sewer, water and storm water facilities, police Providing and adequate supply of affordable and fire protection, recreation facilities, schools, housing for individuals of all income levels transportation facilities, and solid waste throughout each community. disposal.
Objective 1: Recommendation 2: Encourage units of government adopt and Locate multi-family units for the elderly and enforce housing development policies and handicapped within easy and safe access to regulations which promote a variety of housing medical care, shopping, transportation facilities, types and cost ranges, and which do not unduly and other necessary services. Situate multi- restrict housing choice for any segment of the family housing units for lower-income families population. with proximity to employment opportunities and transportation facilities. Recommendation 1: Encourage counties and municipalities that do Objective 2: not currently have them to establish housing Encourage units of government to establish authorities, as a vehicle for increasing the clear policies regarding costs, limitations, availability of State and Federal funding to requirements, and priority areas for provision address local problems. of water and sewer and other facilities and services. Recommendation 2: Encourage manufactured housing to provide a Recommendation 1: low-cost housing alternative in areas where it Coordinate federally assisted home loan and is determined to be appropriate. sewer and water programs with local and regional plans and policies so that haphazard Recommendation 3: and potentially expensive development in In areas experiencing significant growth in previously undeveloped, rural areas does not business, make efforts to ensure that sufficient occur. affordable housing, especially rental units, is available to the service workers who are Goal 3: necessary to make those businesses successful Encourage the production of new units and the rehabilitation of existing units, including the Goal 2: development of large family units and elderly Encourage compact housing development housing with accompanying support services patterns, where appropriate. Objective 1: Objective 1: Encourage “life-cycle” housing that provides for Locate multi-family rental housing only in areas, adaptability as the population ages and/or which are served or can readily be served by changes. sanitary sewer.
______Regional Comprehensive Plan Page 28 Housing Recommendation 1: As the population within the Region ages, especially in counties experiencing significant in-migration of retirees, care should be taken to adjust the housing mix and provide services required by older residents.
Objective 2: Preserve and increase the availability of safe, sanitary housing for low- and moderate-income owners and renters to include lead based paint hazard reduction and enhanced training and resources for these activities
Objective 3: Land-use practices and development plans at the state, regional, and local levels should encourage the preservation of historically and architecturally significant homes, buildings, structures, objects, districts, and sites.
Recommendation 1: Conserved and improved existing housing stock and neighborhoods through available housing rehabilitation programs and through public and private improvements to neighborhood facilities and services.
Goal 4: Continue policies and activities that promote fairness and accessibility for all housing consumers, including enforcement and compliance with fair housing laws
Recommendation 1: Encourage units of government to adopt or strengthen local open housing ordinances which provide for investigative and enforcement powers, and adequate funding and personnel for administration.
______Regional Comprehensive Plan Page 29 Housing BIBLIOGRAPHY:
American Planning Association, Planning for Affordable Single-Family Housing, PAS # 385, 1982, Chicago
Arigoni, Danielle, 2001, Affordable Housing and Smart Growth: Making the Connection, Washington D.C., National Neighborhhood Coalition
Bair, Frederick H., Regulation of Modular Housing, With Special Emphasis on Mobile Homes, American Planning Association, PAS #271, 1971, Chicago
Bair, Frederick H., Regulating Mobile Homes, American Planning Association, PAS # 360, 1981, Chicago
Brown, Karen Destorel, 2001, Expanding Affordable Housing Through Inclusionary Zoning: Lessons from the Washington Metropolitan Area, Washington D.C., Brookings Institution, Center on Urban and Metropolitan Policy
CORPO (Wisconsin Council of Regional Planning Organizations, now Association of Wisconsin Regional Planning Commissions), Manufactured Homes (Case Law Developments), prepared by Scott Slattery, Government Affairs Director, Wisconsin Manufactured Housing Association, 1994, Madison
Focus 2001: LIFE in Marathon County, 2001, Wausau, Community Planning Council of Marathon County, United Way of Marathon County
Nelson, Arthur C., Rolf Pendal, Casey Dawkins, Gerrit Knaap, 2002, The Link Between Growth Management and Affordable Housing:The Academic Evidence, Washington D.C., The Brookings Institution, Center on Urban and Metropolitan Policy
North Central Wisconsin Regional Planning Commission, “Housing: Policies and a Program, 1981, Development Guide for North Central Wisconsin, Wausau: NCWRPC
Sanders, Welford, Manufactured Housing Site Development Guide, American Planning Association, PAS # 445, 1993, Chicago
Endnotes: 1 Growth controls are characterized as measures designed to prevent growth. “We define urban growth management as the deliberate and integrated use of planning, regulatory, and fiscal authority of state and local governments to influence the pattern of growth and development in order to meet projected needs.”
2 This is a count of terms that recurred in more than one interview, most respondents mentioned more than one factor, and many included other factors. ______Regional Comprehensive Plan Page 30 Housing 3 Case No. 92-CV-80, decided February 15, 1993
4 These numbers all come from the U.S. Census, and therefore, do not include housing built since 2000.
5 The Census defines mobile-home as: “a housing unit that was originally constructed to be towed on its own chassis.” This definition is at issue with the federal definition of mobile-homes (see p. 11-12) that describes factory-built housing constructed after June 15, 1976 as “manufactured housing.” Since this type of housing is built “on a chassis” to be transported over the highway we must assume that the Census designation of mobile home includes what is defined elsewhere in federal law as manufactured housing.
______Regional Comprehensive Plan Page 31 Housing ATTACHMENT A: Housing Authorities
Adams, County of Antigo, City of P.O. Box 48 (Langlade County) Adams, WI 53910-0048 535 Third Avenue (608) 339-6996 Antigo, WI 54409-2262 Helmer Lecy, Chairperson (715) 623-5768 Herbert Rieckmann, Executive Director Benjamin Zelazoski, Chairperson Paul Walter, Executive Director Crandon, City of Forest, County of Juneau, County of (Forest County) P.O. Box 335 717 East State Street City Hall Crandon, WI 54520 Mauston, WI 53948-1766 601 West Washington Street (715) 478-2400 (608) 847-7309 Box 335 Pat DeWitt, Mayor Helmi Mehus, Chairperson Crandon, WI 54520 Julie Oleson, Executive Director (715) 478-2400
Lac Du Flambeau Chippewa, Tribal Langlade, County of Lincoln, County of (Iron and Vilas Counties) 535 Third Avenue 15 North Marinette Street, Box 213 P.O. Box 187 Antigo, WI 54409-2262 Tomahawk, WI 54487-0213 Lac Du Flambeau, WI 54538-0187 (715) 623-5768 (715) 453-4233 Fax: (715) 453-7511 (715) 588-3348 Robert Girod, Chairperson Frances Buedingen, Chairperson David Vetterneck, Chairperson Paul Walter, Executive Director Rosalie Wiedow, Executive Director Natalie Poupart, Executive Director Marathon, County Housing Association Marshfield, City of Mauston, City of Kenneth Dix (Wood County) (Juneau County) (715) 223-2712 601 South Cedar Avenue 208 West Monroe Street Kathy Richards, Managing Agent Community Development Authority Mauston, WI 53948-1132 P.O. Box 467 Marshfield, WI 54449-4272 (608) 847-4379 Ironwood, MI (715) 387-0528 Rita Hamm, Chairperson Joseph Ousley, M.D., Chairperson Joretta Hansen, Executive Director Shirley Mook, Executive Director Merrill, City of Oneida, County of Portage, County of (Lincoln County) Box 782 1100 Centerpoint Drive, Suite 201B 215 Grand Avenue Woodruff, WI 54568-0782 Stevens Point, WI 54481-2849 Merrill, WI 54452-2216 (715) 356-2209 (715) 346-1392 (715) 536-7386 Francis Almekinder, Chairperson Robert Underly, Chairperson T. J. Young, Chairperson Sue Dollard Stacy Cieslewisc, Executive Director Wayne Zimmerman, Executive Director Rhinelander, City of Stevens Poin,t City of Wausau, City of (Oneida County) (Portage County) (Marathon County) 411 West Phillip Street 1300 Briggs Court Community Development Authority Rhinelander, WI 54501-3066 Stevens Point, WI 54481-2866 550 E. Thomas Street (715) 369-4737 (715) 341-3444 Fax: (715) 341-4656 Wausau, WI 54403 Donald Schuelke, Chairperson Russell M. Krupnow, Chairperson (715) 845-4144 Nancy McKenzie, Executive Director James R. Hamilton, Executive Director Christine Freiberg, Chairperson Michael Morrissey, Executive Director Wendy Jasurda, Public Housing Manager Wisconsin Rapids, City of Wisconsin Housing and Economic Development St. Germain, Town of Authority (WHEDA (Wood County) 201 W. Washington Avenue, Suite 700 2521 Tenth Street South P.O. Box 1728 St. Germain, WI Wisconsin Rapids, WI 54494-6341 Madison, WI 53701-1728 (715) 542-2188 (715) 423-7288 (608) 266-7884 or 1-800-362-2767 Francine Burn, Executive Director Orva Schmick, Chairperson Edward J. Zagzebski, Chairperson Jeffrey Raasch, Executive Director Fritz Ruf, Executive Director
______Regional Comprehensive Plan Page 32 Housing ATTACHMENT B: Contact Information - HUD
Henry Ruess Federal Plaza Ste. 1380 (414) 297-3214 310 W. Wisconsin Ave. Michael [email protected] Milwaukee, WI 53203-2289
ATTACHMENT C: Contact Information – USDA-RD
Single-family housing Multi-family housing Counties Office to contact 625 E County Y, Ste. 400 (Adams) 2912 Red Fox Rd. Portage, WI 53901 Oshkosh, WI 54901 (608) 742-5361 [email protected] (920) 424-0329 (Juneau) 311 County A, Black River Falls, WI 54615 [email protected] (715) 284-4515 [email protected] (Forest, Langlade 603B Lakeland Rd., Schawno, WI 54166 Community development Oneida, Vilas) (715) 524-8522 [email protected] 4949 Kirschling Ct. (Lincoln, Marathon, 1462 Strongs Ave., Stevens Point, WI 54481 Stevens Point, WI 54481 Portage, Wood) (715) 346-1313 [email protected] (715) 345-7615 ext. 172 [email protected]
ATTACHMENT D: Contact Information – DHIR
DHIR Bureau of Housing P.O. Box 8944 Marty Evanson, Director Madison, WI 53708-8944 (608) 267 - 2713 (608) 266 - 0288 [email protected]
ATTACHMENT E: Contact Information – WHEDA
Madison office Northern counties Central & south counties 210 W. Washington Ave. (Langlade, Lincoln, Forest (Adams, Juneau, Marathon, Ste. 700 Oneida, Vilas) Portage, Wood) Madison, WI 53701-1728 Roger Day Arlene Scalzo 1-800-334-6873 1-800-334-6873 1-800-334-6873 www.wheda.com ext. 617 ext. 623 [email protected] [email protected]
______Regional Comprehensive Plan Page 33 Housing