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City of Page 2018 Comprehensive Housing Study

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City of Page 2018 Comprehensive Housing Study CITY OF PAGE 2018 COMPREHENSIVE HOUSING STUDY July 2018 Sponsored by: Salt River Project Prepared by: Michael Baker International CITY OF PAGE 2018 COMPREHENSIVE HOUSING STUDY TABLE OF CONTENTS CHAPTER 1 - INTRODUCTION 1-1 Overview 1-1 Content 1-3 CHAPTER 2 - STUDY OVERVIEW AND METHODOLOGY 2-1 Data Sources 2-1 Outreach Process 2-3 Analysis and Recommendations 2-5 CHAPTER 3 - BACKGROUND AND EXISTING CONDITIONS 3-1 History of Page 3-1 Housing Trends in Page 3-3 Economic Trends in Page 3-14 Future Challenges 3-20 CHAPTER 4 - DEMOGRAPHIC, ECONOMIC, AND HOUSING ANALYSIS 4-1 Introduction 4-1 Demographic Data and Trends Analysis 4-2 Overview of Existing Housing Supply 4-35 CHAPTER 5 - CURRENT AND FUTURE HOUSING NEEDS 5-1 Retiree, Senior, and Accessible Housing Needs 5-1 Housing Needs for Families with Children 5-3 Tourism Sector Labor Housing Needs 5-4 City of Page - 2018 Comprehensive Housing Study TOC-1 TABLE OF CONTENTS Workforce Housing Needs 5-5 Gaps Analysis 5-9 Barrier Analyses 5-11 CHAPTER 6 - RECOMMENDATIONS 6-1 Economic and Land-Use Recommendations 6-2 Housing Recommendations 6-6 Opportunities for Intermediate Action 6-9 APPENDIX - COMMUNITY OUTREACH SUMMARY A-1 Community Workshop A-1 Focus Groups A-4 Online Survey A-6 TOC-2 City of Page - 2018 Comprehensive Housing Study CITY OF PAGE 2018 COMPREHENSIVE HOUSING STUDY LIST OF MAPS, TABLES, AND FIGURES MAPS Map 1 – The City of Page ......................................................................................................................................1-2 Map 2 – Former Bureau Housing ..........................................................................................................................3-5 Map 3 – Active Subdivisions and Housing Tracts ....................................................................................................3-8 Map 4 – Mobile Home Parks ............................................................................................................................... 3-12 Map 5 – Property Owned by California or Phoenix Residents ............................................................................... 3-15 Map 6 – Property Owned by Out-of-State Residents ............................................................................................ 3-16 Map 7 – Page Neighborhoods ............................................................................................................................ 4-37 Map 8 – Vacant Parcels, All ................................................................................................................................ 4-62 Map 9 – Vacant Residential ................................................................................................................................ 4-64 TABLES Table 1 – Housing Units By Type ...........................................................................................................................3-3 Table 2 – Per Capita Income and Median Household Income (2010–2016) ........................................................... 4-13 Table 3 – Median and Mean Incomes .................................................................................................................. 4-15 Table 4 – HAMFI Income Ranges, Coconino County .............................................................................................. 4-16 Table 5 – Major Employers ................................................................................................................................. 4-23 Table 6 – Cost of Living Comparison ................................................................................................................... 4-32 Table 7 – Median Hourly Wage Comparison ........................................................................................................ 4-34 Table 8 – Median Hourly Wage Comparison ........................................................................................................ 4-40 Table 9 – Housing Tenure ................................................................................................................................... 4-45 Table 10 – Tenure and Overcrowding .................................................................................................................. 4-46 Table 11 – Housing Size by Tenure ...................................................................................................................... 4-48 Table 12 – Homeowner and Rental Vacancy Rates in Page (2010 and 2016) .......................................................... 4-51 City of Page - 2018 Comprehensive Housing Study MTF-1 LIST OF MAPS, TABLES, AND FIGURES Table 13 – Remaining Vacant Land by District ..................................................................................................... 4-60 Table 14 – Vacant Acreage by Land Use ............................................................................................................... 4-60 Table 15 – Vacant Residential Land by Zoning District ......................................................................................... 4-63 FIGURES Figure 1 – Population Trends (2007–2016) ...........................................................................................................4-3 Figure 2 – Population Projections (2010–2050) ....................................................................................................4-4 Figure 3 – Households by Age of Householder .......................................................................................................4-6 Figure 4 – Race and Ethnic Composition ...............................................................................................................4-8 Figure 5 – Population with a Disability .................................................................................................................4-9 Figure 6 – Disability by Type .............................................................................................................................. 4-10 Figure 7 – Households by Income ....................................................................................................................... 4-13 Figure 8 – Household Income by Cohort ............................................................................................................. 4-14 Figure 9 – Low- and Moderate-Income Households as a Percentage of the Total Population.................................. 4-16 Figure 10 – Vulnerable Age Cohorts as a Percentage of Income Category ............................................................. 4-17 Figure 11 – All Individuals with Incomes Below Poverty Levels ............................................................................ 4-17 Figure 12 – Industry Categories by Percent of Total Industry ................................................................................ 4-19 Figure 13 – Employment Trends for Population 16 Years and Over ........................................................................ 4-21 Figure 14 – Occupational Change (2010–2016) ................................................................................................... 4-22 Figure 15 – Travel Time to Work ......................................................................................................................... 4-25 Figure 16 – Type of Transportation ..................................................................................................................... 4-25 Figure 17 – Vehicle Occupancy ........................................................................................................................... 4-26 Figure 18 – Jobs to Housing Balance ................................................................................................................... 4-27 Figure 19 – Jobs to Household Ratio Comparison ................................................................................................ 4-27 Figure 20 – Comparison of Household Income and Housing Costs Locally and Regionally ...................................... 4-28 Figure 21 – Monthly Housing Costs for Households Earning Less Than $20,000 ..................................................... 4-29 Figure 22 – Monthly Housing Costs for Households Earning $20,000 to $34,999 ................................................... 4-30 Figure 23 – Monthly Housing Costs for Households Earning $35,000 to 49,999 ..................................................... 4-30 Figure 24 – Monthly Housing Costs for Households Earning $50,000 to $74,999 ................................................... 4-31 Figure 25 – Age of Housing Stock ....................................................................................................................... 4-35 Figure 26 – Most Common Housing Condition Issues ........................................................................................... 4-38 Figure 27 – Individual Housing Condition Issues ................................................................................................. 4-39 Figure 28 – Mobile Home Repairs ....................................................................................................................... 4-41 Figure 29 – Modular Unit Repairs ....................................................................................................................... 4-42 MTF-2 City of Page - 2018 Comprehensive Housing Study LIST OF MAPS, TABLES, AND FIGURES Figure 30 – Stick-Built Home Repairs.................................................................................................................
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