HOUSING ELEMENT
Town of Sand Lake Comprehensive Plan
HOUSING ELEMENT 2.1
INTRODUCTION
Housing characteristics are largely related to social and economic conditions and are an important element of a comprehensive plan. Information in this element will provide data about the current housing stock, as well as identify significant changes in the number of housing units and other housing characteristics. The ability of a community to provide an adequate housing supply for all persons and income levels is key to its economic prosperity and the well being of its inhabitants.
2.2
EXISTING HOUSING CHARACTERISTICS
Table 2.1 addresses the number and type of housing units for the period 1980-2000. In the two decades since 1980, total housing units increased by 209 structures, or 22 percent, with the largest gain occurring from 1980 to 1990. Occupied housing units (households) continued to gain during that time frame, but the number of vacant units became fewer by year 2000 for a decrease of roughly 58 percent (24 units). The number of seasonal, recreational, or occasional use housing units increased considerably by 2000, particularly during the decade from 19801990, for a gain of approximately 29 percent (175 units). Table 2.1: Housing Stock 1980-2000 1980
1990
2000
Change 1980-1990
Change 1990-2000
Total Housing Units
938
1125
1147
187
22
Total Occupied Housing Units (Households)
289
336
347
47
11
Owner-Occupied Units
244
286
292
42
6
Renter Occupied Units
45
50
55
5
5
Vacant Units
41
45
17
4
-28
Seasonal or Occasional Use Units
608
744
783
136
39
Average Household Size
2.66
2.44
2.23
-0.22
-0.21
Town of Sand Lake
Source: US Census Bureau 1980, 1990, 2000
A gradual decline of inhabitants per occupied household (average household size) is occurring throughout Sawyer County and northern Wisconsin. The central trends causing this decline include the out migration of inhabitants over the age of 18 for work or school, overall smaller family sizes, fewer families with children moving into the town, and fewer children being born to town residents. Additionally, many households are composed of retired couples or are single person households. Table 2.1 indicates that in 2000 the Town of Sand Lake had an average of 2.23 persons per household, representing a decline from both 1980 and 1990 levels.
2-1
Housing
Town of Sand Lake Comprehensive Plan
Occupancy Characteristics Table 2.2 compares in detail the occupancy and tenure characteristics for the Town of Sand Lake, Sawyer County, and the State of Wisconsin. As referenced in the table, 800 (69.7%) of all housing units in the town were identified as vacant with 97.9 percent of those vacant units reported as seasonal, leaving a “true” vacancy rate of 1.5 percent. In comparison, Sawyer County had 51.6 percent of housing units vacant (94% seasonal) for a “true” vacancy rate of 3.1 percent. High seasonal housing levels in the town and the county cause the housing vacancy rates to be much higher than the state rate. According to Census 2000, renter-occupied units comprised 15.9 percent of all occupied housing units in the Town of Sand Lake. Compared to 22.9 percent for the county and 31.6 percent for the state, the percentage of renters is considerably less in the town. Table 2.2: Total Housing Units, Occupancy, and Tenure; Town of Sand Lake, Sawyer County, and State of Wisconsin, 2000 Housing Units
Town of Sand Lake
Sawyer County Percent
Number
Percent
Number
1,147
100.0%
13,722
Occupied
347
30.3%
Owner
292
Renter
55
State of Wisconsin Number
Percent
100.0%
2,321,144
100.0%
6,640
48.4%
2,084,544
89.8%
84.1%
5,120
77.1%
1,426,361
68.4%
15.9%
1,520
22.9%
658,183
31.6%
800
69.7%
7,082
51.6%
236,600
10.2%
For Rent
1
0.1%
111
1.6%
38,714
16.4%
For Sale
5
0.6%
114
1.6%
17,172
7.3%
Seasonal
783
97.9%
6,658
94.0%
142,313
60.1%
Other
11
1.4%
199
2.8%
38,401
16.2%
Total Units
Vacant
Source: U.S. Census 2000, SF1
Table 2.3 compares selected housing characteristics for the Town of Sand Lake with surrounding communities and Sawyer County. Compared to the other areas, the Town of Sand Lake had the highest rate of seasonal, recreational, or occasional use housing units. The town’s median housing value in 2000, as reported by specified owner-occupied units, was $96,700, which was lower than the Town of Edgewater, but higher than the county and the other surrounding towns. Table 2.3: Comparison of Housing Characteristics Town of Sand Lake
Town of Edgewater
Town of Bass Lake
Town of Stone Lake
Sawyer County
Total Housing Units
1,147
640
1,836
362
13,722
% Occupied Housing Units
30.3%
38.3%
45.2%
61.0%
48.4%
% Seasonal
68.3%
59.1%
51.8%
35.4%
48.5%
$96,700
$111,500
$89,900
$95,000
$94,300
*Median Housing Value
Source: U.S. Census 2000, SF1 and SF3 * Specified owner-occupied units
Housing
2-2
Town of Sand Lake Comprehensive Plan Value Characteristics Some statistical data represented in this chapter is based on long form census data. Specified owner occupied housing units is defined by the U.S. Census Bureau as the following: Total number of owner occupied housing units described as either a one family home detached from any other house or a one family house attached to one or more houses on less than 10 acres with no business on the property. A significant increase occurred in the median value of specified owner-occupied housing units in the Town of Sand Lake from 1990 to 2000. The median value was $96,700 in 2000 compared to $59,400 in 1990 and $39,500 in 1980. According to Census 2000, the value of housing units (specified owner-occupied) covered a broad range from less than $10,000 to $749,999. Figure 2.1 shows a detailed breakdown of existing housing values in the Town of Sand Lake. Of the reporting sample of 210 specified owner-occupied housing units in the town, roughly 33 percent (70 units) are valued between $50,000 and $99,999. Only 19 percent (40 units) are valued less than $50,000 and 8 percent are valued at greater than $300,000. Figure 2.1: Value of Specified Owner Occupied Housing Units, 2000
0
$1,000,000 or more
3
$500,000 - $999,999
14
$300,000 - $499,999
25
$200,000 - $299,999
27
$150,000 - $199,999
31
$100,000 - $149,999
70
$50,000 - $99,999 40
Less than $50,000 0
10
20
30
40
50
60
70
Number of Housing Units Source: U.S. Census 2000, SF3
Affordability of owner and renter occupied units is critical to sustaining population and employment levels for local businesses. According to the U.S. Department of Housing and Urban Development (HUD), affordable housing costs including utilities, taxes, mortgage or rent payments, and insurance should not be greater than 30 percent of the total household income. Table 2.4 shows the monthly owner costs as a percent of household income in 1999 as reported by Census 2000. In the Town of Sand Lake, roughly 22 percent of the specified owner-occupied units exceeded 30 percent of their household income.
2-3
Housing
Town of Sand Lake Comprehensive Plan
Table 2.4: Monthly Owner Costs as a Percent of Household Income – 1999 Percent of Household Income Less than 15 Percent 15.0 to 19.9 Percent 20.0 to 24.9 Percent 25 to 29.9 Percent 30.0 to 34.9 Percent 35.0 Percent or More Not Computed Total Specified Units
Units 94 35 19 13 14 33 2 210
Percent of Specified Units 44.8% 16.7% 9.0% 6.2% 6.7% 15.7% 1.0% 100.0%
Source: U.S. Census 2000, SF3
Rental costs vary based on many factors, including the quality of housing, number of bedrooms, and overall size of the housing unit. In 2000, there were 55 renter-occupied housing units identified within the Town of Sand Lake. Table 2.5 gives the number of specified renteroccupied units by amount of gross rent. According to census data, $375 was the median gross rent. Table 2.5: Renter- Occupied Housing Units by Gross Rent – 2000 Gross Rent Less than $200 $200 - $299 $300 - $499 $500 - $749 $750 - $999 $1,000 - $1,499 $1,500 or more No Cash Rent Total Specified Units
Units
Percent of Specified Units
4 5 13 4 2 0 0 12 40
10.0% 12.5% 32.5% 10.0% 5.0% 0.0% 0.0% 30.0% 100.0%
Source: U.S. Census 2000, SF3
Although only 15.9 percent of households are identified as renters, rental costs can significantly impact affordability on the percent of costs associated with housing. Following the recommended guidelines from HUD, affordable rental costs (rent and utilities) should not be greater than 30 percent of the total household income. Table 2.6 shows that approximately 25 percent of specified renter-occupied units have rental costs exceeding 30 percent of household income. Table 2.6: Gross Rent as a Percent of Household Income – 1999 Percent of Household Income Less than 15% 15.0 to 19.9 Percent 20.0 to 24.9 Percent 25 to 29.9 Percent 30.0 to 34.9 Percent 35.0 Percent or More Not Computed Total Specified Units
Units
Percent of Specified Units
10 0 6 2 2 8 12 40
25.0% 0.0% 15.0% 5.0% 5.0% 20.0% 30.0% 100.0%
Source: U.S. Census 2000, SF3
Housing
2-4
Town of Sand Lake Comprehensive Plan Age Characteristics Understanding the relative age of the housing stock is a good indicator of the condition of the available housing units. Table 2.7 lists the percent of the town’s total housing stock by the decade in which it was built. Figure 2.2 depicts the age of the housing units by year built with a more detailed breakdown of quantity of units for the decade from 1990 to March 2000. As indicated by the table and the graph, the decade of the 1990s brought 41 percent of all housing starts to the town. In fact, 35 percent of all housing structures were built between 1995 and 2000.
Table 2.7: Age of Housing Stock Town of Sand Lake Year Structure Built 1990 to March 2000
Percent of Total Housing Stock 40.8%
1980 to 1989
8.8%
1970 to 1979
9.0%
1960 to 1969
12.2%
1940 to 1959
13.4%
1939 or earlier
15.8%
Total
100%
Source: U.S. Census 2000, SF3
Figure 2.2: Age of Housing Stock 300 250 200 150 100 50 0
# of Housing Units
1999 to March 2000
1995 to 1998
1990 to 1994
1980 to 1989
1970 to 1979
1960 to 1969
1940 to 1959
1939 or earlier
173
265
72
110
112
152
168
198
Source: U.S Census 2000, SF3
Structural Characteristics Table 2.8 references the type of structural housing units in the Town of Sand Lake as reported by the U.S. Census Bureau in 1980, 1990, and 2000. Approximately 93 percent of town housing units were 1-unit detached dwellings, 1 percent was a multi-family units, and 5.5 percent were mobile homes in 2000, which is a significant change from 1980 for 1-unit detached and multifamily units. Overall, structure density is most prominent along area lakes and in the unincorporated area of Stone Lake (Map 2.1).
2-5
Housing
Town of Sand Lake Comprehensive Plan
Table 2.8: Units in Structure 1980-2000 1-Unit Detached 1-Unit Attached 2-4 Unit (multi-family) 5 or more Unit (multi-family) Mobile Home or Trailer Boat, RV, Van, Other
1980
1990
2000
693
1017
1167
0 79 100 59 0
2 12 0 84 10
6 8 0 69 0
Source: U.S. Census Bureau: 1980 STF3A, 1990 STF1, 2000 SF3
Table 2.9 shows the number of rooms in all housing units for the Town of Sand Lake as reported by the U.S. Census Bureau for the years 1990 and 2000. In the decade from 1990 to 2000, the percent of representation in each size of housing unit has been fairly consistent. Numerically, the largest changes were in 5-room and 7-room housing units.
Table 2.9: Number of Rooms in Housing Units Rooms 1 room 2 rooms 3 rooms 4 rooms 5 rooms 6 rooms 7 rooms 8 rooms 9 or more rooms
1990
2000
5 21 87 268 294 236 123 45 46
27 19 103 285 354 253 89 57 63
Source: U. S. Census Bureau: 1990 STF1, 2000 SF 3
Comprehensive Plan Survey Results on Housing Approximately 82 percent of Town of Sand Lake survey respondents believe that the town should adopt policies and standards for future subdivision development. Table 2.8 summarizes the results from the survey with regard to the kinds of housing development they would like to see encouraged by the town. Overall, the responses to the survey indicated a desire for singlefamily homes and senior housing/assisted living. Table 2.10: Type of Housing Needed in Town Town of Sand Lake Single-Family Homes
407
Apartments Subdivisions
Resident
Non-resident
85.0%
126
32.3%
264
67.7%
57
11.9%
25
45.5%
30
54.5%
59
12.3%
13
22.8%
44
77.2%
Condominiums
94
19.6%
23
24.7%
70
75.3%
Mobile Home Parks Clustered/planned unit developments
25
5.2%
11
47.8%
12
52.2%
82
17.1%
21
26.3%
59
73.8%
Two family units/duplexes
100
20.9%
39
41.1%
56
58.9%
Low-income housing
69
14.4%
38
57.6%
28
42.4%
Senior housing/assisted living
251
52.4%
102
42.3%
139
57.7%
Source: Town of Sand Lake Comprehensive Plan Survey, Town Responses = 479
Housing
2-6
Town of Sand Lake Comprehensive Plan
2.3
PROJECTED HOUSING CHARACTERISTICS
Since 1980, the Town of Sand Lake experienced a 22 percent increase in total housing units, which amounted to 209 new housing units and is shown in Table 2.1. Table 2.11 indicates that based on population and household projections, continued housing growth is expected for the town through the year 2025. Projections indicate that by 2025 the number of town’s housing units will grow 29 percent, or 332 units, from the 2000 figure of 1,147. Table 2.11: Projected Housing Characteristics 2005-2025 Town of Sand Lake
2000
2005
2010
2015
2020
2025
Total Housing Units
1,147
1,221
1,295
1,356
1,417
1,479
347
370
391
410
428
447
292
311
329
345
360
376
55
59
62
65
68
71
800
851
904
946
989
1,032
783
833
884
926
968
1,010
2.23
2.18
2.10
2.04
2.00
1.97
Total Occupied Housing Units (Households) Owner-Occupied Units Renter Occupied Units Vacant Units Seasonal Units Average Household Size
Source: US Census Bureau, Northwest Regional Planning Commission Projections
Projected housing units were derived using known housing trends and making future assumptions based on past trends. Based on data regarding projected population and number of households, it was assumed that a decline in the average household size to the year 2025 would continue. An assumption was also made that the ratio between seasonal units and occupied units would remain the same as that represented in 2000 to the year 2025. Household (total occupied housing units) projections published by the Wisconsin Department of Administration (DOA) differ from the projections done by the Northwest Regional Planning Commission and shown in Table 2.11. DOA household projections indicate moderate growth until 2015 and then a small decline for a net gain of only 20 households by 2025. However, DOA projections show continued strong growth in households for Sawyer County through 2025.
2.4
HOUSING PROGRAMS
The Wisconsin comprehensive planning legislation requires the Town of Sand Lake to compile a list of programs to provide an adequate housing supply that meets existing and forecasted housing demand. Below are housing programs available to developers or the town. WHEDA (Wisconsin Housing and Economic Development Authority) The Wisconsin Housing and Economic Development Authority serves Wisconsin residents and communities by working with others to provide creative financing resources and information to stimulate and preserve affordable housing, small business, and agribusiness.
2-7
Housing
Town of Sand Lake Comprehensive Plan
USDA-Rural Development Rural Development administers federal funds to help secure loan options to assist low- to moderate-income families with home purchase and rehabilitation. Rural Development generally funds individuals who cannot obtain conventional financing. Community Development Block Grant (CDBG) Housing Rehabilitation Housing rehabilitation funds are made available through the Department of Housing and Urban Development, Washington, DC as a pass through to the State of Wisconsin. CDBG housing rehabilitation funds are available to municipalities to help offset rehabilitation costs by eligible homeowners, renters, and landlords. Community Development Block Grant Emergency Assistance Program (CDBG-EAP) Emergency assistance funds are available to assist local governments in responding to emergency housing needs. The funds are provided to low to moderate-income families who are homeless due to natural disasters, as well as family groups who meet the state definition of homeless. Northwest Affordable Housing Inc. Northwest Affordable Housing Inc. is a 501(C)(3) non-profit organization that is able to obtain funds that are not available to the general public for the purpose of promoting affordable and accessible housing for low- and moderate-income persons. Housing Organization and Direct Assistance Program (HODAP) HODAP funds provide financial assistance to reduce the housing costs of low- and moderateincome households. Funds may be used for housing assistance that includes rent and security deposits, foreclosure prevention, and down payment and closing costs for homebuyers. Indianhead Community Action Agency This agency provides construction of rental units and weatherization (insulation, windows, doors, energy efficient furnaces, etc.) or anything that helps homeowners with even the most modest or extensive home repairs.
2.5
HOUSING GOALS, OBJECTIVES, AND ACTIONS
A set of recommended goals, objectives, and actions steps has been developed to assist the Town of Sand Lake in the area of housing. Implementation of the identified actions will assist in achieving the overall goal that an adequate range of housing opportunities are available to meet the needs of existing and future community residents while maintaining a predominantly rural atmosphere. Goal: Provide an adequate range of housing opportunities to meet the need of existing and future community residents while maintaining a predominantly rural atmosphere Objective 1:
Housing
Maintain a Sand Lake Uniform Dwelling Code (UDC) process.
2-8
Town of Sand Lake Comprehensive Plan a. Continue coordination with adjoining towns to process the UDC requirements. Objective 2.
Guide new housing development into areas that minimize impacts on vulnerable natural resources. a. Inventory and map vulnerable areas in the town. b. Maintain the northwoods atmosphere by retaining natural vegetation. c. Investigate the development of a subdivision ordinance and land use ordinance specific to the Town of Sand Lake. d. Encourage new developments to identify tree and plant removal that will occur prior to plan approval. e. Encourage development in the area on the future land use map identified as rural residential.
Objective 3.
Encourage development in areas that will not result in property or environmental damage. a. Provide property owners with information on proper conservation of property. (Preservation of vegetation and trees on property before and after building.) b. Encourage landscaping and natural screening between building sites. c. Prevent land erosion between building sites. d. Enforce restrictions on unkempt properties. (Junk vehicles, trash, etc.) e. Direct high-density residential development to areas where municipal sewer and water is available.
Objective 4.
Encourage development of housing, including owner- and renter-occupied units, to accommodate all income levels, ages, and special needs including low-income and energy-efficient housing. a. Locate mobile homes in “mobile home parks”. b. Utilize Sawyer County Zoning Ordinance definition for description of a mobile home. MOBILE HOME: Any structure manufactured or assembled prior to June 15, 1976, and originally designed to be capable of transportation by any motor vehicle upon public highway that does not require substantial onsite fabrication; which is intended for occupancy as a year round resident. Mobile homes shall not be located in any zone district unless located in a mobile home park.
c. Any mobile home is to be placed on an enclosed foundation. Objective 5.
Develop a program to improve area housing throughout the town. a. Survey area residents for improvement needs to assist in targeting state and federal funds b. Develop a housing rehabilitation program utilizing low or no-interest loan program funds from local, state, or federal programs by seeking funding through Community Development Block Grants (CDBG), Indianhead Community Action Program, or U.S. Department of
2-9
Housing
Town of Sand Lake Comprehensive Plan
Housing & Urban Development for owner- and renter-occupied housing rehabilitation. Objective 6.
Encourage the county to strengthen the process of monitoring all septic systems. a. Follow state and county regulations relating to permitting and upgrading facilities. b. Encourage the county to send a septic system post card to all parcels with improved assessed values.
The private sector is encouraged to address the needs of all income levels, age groups, and persons with special needs in the development of safe, affordable, and quality housing. While it is unlikely the town will develop residential housing units itself. It encourages the private sector to make available residential housing. Although the town has an abundance of developable lands, redevelopment of vacant or dilapidated buildings before the development of green space is encouraged, when possible. Affordable housing developments, including those for low- to moderate-income, are encouraged to ensure all ranges of family incomes have an opportunity to live, work, and raise a family in the area.
Housing
2-10
HOUSING ELEMENT 2.1
INTRODUCTION
Housing characteristics are largely related to social and economic conditions and are an important element of a comprehensive plan. Information in this element will provide data about the current housing stock, as well as identify significant changes in the number of housing units and other housing characteristics. The ability of a community to provide an adequate housing supply for all persons and income levels is key to its economic prosperity and the well being of its inhabitants.
2.2
EXISTING HOUSING CHARACTERISTICS
Table 2.1 addresses the number and type of housing units for the period 1980-2000. In the two decades since 1980, total housing units increased by 209 structures, or 22 percent, with the largest gain occurring from 1980 to 1990. Occupied housing units (households) continued to gain during that time frame, but the number of vacant units became fewer by year 2000 for a decrease of roughly 58 percent (24 units). The number of seasonal, recreational, or occasional use housing units increased considerably by 2000, particularly during the decade from 19801990, for a gain of approximately 29 percent (175 units). Table 2.1: Housing Stock 1980-2000 1980
1990
2000
Change 1980-1990
Change 1990-2000
Total Housing Units
938
1125
1147
187
22
Total Occupied Housing Units (Households)
289
336
347
47
11
Owner-Occupied Units
244
286
292
42
6
Renter Occupied Units
45
50
55
5
5
Vacant Units
41
45
17
4
-28
Seasonal or Occasional Use Units
608
744
783
136
39
Average Household Size
2.66
2.44
2.23
-0.22
-0.21
Town of Sand Lake
Source: US Census Bureau 1980, 1990, 2000
A gradual decline of inhabitants per occupied household (average household size) is occurring throughout Sawyer County and northern Wisconsin. The central trends causing this decline include the out migration of inhabitants over the age of 18 for work or school, overall smaller family sizes, fewer families with children moving into the town, and fewer children being born to town residents. Additionally, many households are composed of retired couples or are single person households. Table 2.1 indicates that in 2000 the Town of Sand Lake had an average of 2.23 persons per household, representing a decline from both 1980 and 1990 levels.
2-1
Housing
Town of Sand Lake Comprehensive Plan
Occupancy Characteristics Table 2.2 compares in detail the occupancy and tenure characteristics for the Town of Sand Lake, Sawyer County, and the State of Wisconsin. As referenced in the table, 800 (69.7%) of all housing units in the town were identified as vacant with 97.9 percent of those vacant units reported as seasonal, leaving a “true” vacancy rate of 1.5 percent. In comparison, Sawyer County had 51.6 percent of housing units vacant (94% seasonal) for a “true” vacancy rate of 3.1 percent. High seasonal housing levels in the town and the county cause the housing vacancy rates to be much higher than the state rate. According to Census 2000, renter-occupied units comprised 15.9 percent of all occupied housing units in the Town of Sand Lake. Compared to 22.9 percent for the county and 31.6 percent for the state, the percentage of renters is considerably less in the town. Table 2.2: Total Housing Units, Occupancy, and Tenure; Town of Sand Lake, Sawyer County, and State of Wisconsin, 2000 Housing Units
Town of Sand Lake
Sawyer County Percent
Number
Percent
Number
1,147
100.0%
13,722
Occupied
347
30.3%
Owner
292
Renter
55
State of Wisconsin Number
Percent
100.0%
2,321,144
100.0%
6,640
48.4%
2,084,544
89.8%
84.1%
5,120
77.1%
1,426,361
68.4%
15.9%
1,520
22.9%
658,183
31.6%
800
69.7%
7,082
51.6%
236,600
10.2%
For Rent
1
0.1%
111
1.6%
38,714
16.4%
For Sale
5
0.6%
114
1.6%
17,172
7.3%
Seasonal
783
97.9%
6,658
94.0%
142,313
60.1%
Other
11
1.4%
199
2.8%
38,401
16.2%
Total Units
Vacant
Source: U.S. Census 2000, SF1
Table 2.3 compares selected housing characteristics for the Town of Sand Lake with surrounding communities and Sawyer County. Compared to the other areas, the Town of Sand Lake had the highest rate of seasonal, recreational, or occasional use housing units. The town’s median housing value in 2000, as reported by specified owner-occupied units, was $96,700, which was lower than the Town of Edgewater, but higher than the county and the other surrounding towns. Table 2.3: Comparison of Housing Characteristics Town of Sand Lake
Town of Edgewater
Town of Bass Lake
Town of Stone Lake
Sawyer County
Total Housing Units
1,147
640
1,836
362
13,722
% Occupied Housing Units
30.3%
38.3%
45.2%
61.0%
48.4%
% Seasonal
68.3%
59.1%
51.8%
35.4%
48.5%
$96,700
$111,500
$89,900
$95,000
$94,300
*Median Housing Value
Source: U.S. Census 2000, SF1 and SF3 * Specified owner-occupied units
Housing
2-2
Town of Sand Lake Comprehensive Plan Value Characteristics Some statistical data represented in this chapter is based on long form census data. Specified owner occupied housing units is defined by the U.S. Census Bureau as the following: Total number of owner occupied housing units described as either a one family home detached from any other house or a one family house attached to one or more houses on less than 10 acres with no business on the property. A significant increase occurred in the median value of specified owner-occupied housing units in the Town of Sand Lake from 1990 to 2000. The median value was $96,700 in 2000 compared to $59,400 in 1990 and $39,500 in 1980. According to Census 2000, the value of housing units (specified owner-occupied) covered a broad range from less than $10,000 to $749,999. Figure 2.1 shows a detailed breakdown of existing housing values in the Town of Sand Lake. Of the reporting sample of 210 specified owner-occupied housing units in the town, roughly 33 percent (70 units) are valued between $50,000 and $99,999. Only 19 percent (40 units) are valued less than $50,000 and 8 percent are valued at greater than $300,000. Figure 2.1: Value of Specified Owner Occupied Housing Units, 2000
0
$1,000,000 or more
3
$500,000 - $999,999
14
$300,000 - $499,999
25
$200,000 - $299,999
27
$150,000 - $199,999
31
$100,000 - $149,999
70
$50,000 - $99,999 40
Less than $50,000 0
10
20
30
40
50
60
70
Number of Housing Units Source: U.S. Census 2000, SF3
Affordability of owner and renter occupied units is critical to sustaining population and employment levels for local businesses. According to the U.S. Department of Housing and Urban Development (HUD), affordable housing costs including utilities, taxes, mortgage or rent payments, and insurance should not be greater than 30 percent of the total household income. Table 2.4 shows the monthly owner costs as a percent of household income in 1999 as reported by Census 2000. In the Town of Sand Lake, roughly 22 percent of the specified owner-occupied units exceeded 30 percent of their household income.
2-3
Housing
Town of Sand Lake Comprehensive Plan
Table 2.4: Monthly Owner Costs as a Percent of Household Income – 1999 Percent of Household Income Less than 15 Percent 15.0 to 19.9 Percent 20.0 to 24.9 Percent 25 to 29.9 Percent 30.0 to 34.9 Percent 35.0 Percent or More Not Computed Total Specified Units
Units 94 35 19 13 14 33 2 210
Percent of Specified Units 44.8% 16.7% 9.0% 6.2% 6.7% 15.7% 1.0% 100.0%
Source: U.S. Census 2000, SF3
Rental costs vary based on many factors, including the quality of housing, number of bedrooms, and overall size of the housing unit. In 2000, there were 55 renter-occupied housing units identified within the Town of Sand Lake. Table 2.5 gives the number of specified renteroccupied units by amount of gross rent. According to census data, $375 was the median gross rent. Table 2.5: Renter- Occupied Housing Units by Gross Rent – 2000 Gross Rent Less than $200 $200 - $299 $300 - $499 $500 - $749 $750 - $999 $1,000 - $1,499 $1,500 or more No Cash Rent Total Specified Units
Units
Percent of Specified Units
4 5 13 4 2 0 0 12 40
10.0% 12.5% 32.5% 10.0% 5.0% 0.0% 0.0% 30.0% 100.0%
Source: U.S. Census 2000, SF3
Although only 15.9 percent of households are identified as renters, rental costs can significantly impact affordability on the percent of costs associated with housing. Following the recommended guidelines from HUD, affordable rental costs (rent and utilities) should not be greater than 30 percent of the total household income. Table 2.6 shows that approximately 25 percent of specified renter-occupied units have rental costs exceeding 30 percent of household income. Table 2.6: Gross Rent as a Percent of Household Income – 1999 Percent of Household Income Less than 15% 15.0 to 19.9 Percent 20.0 to 24.9 Percent 25 to 29.9 Percent 30.0 to 34.9 Percent 35.0 Percent or More Not Computed Total Specified Units
Units
Percent of Specified Units
10 0 6 2 2 8 12 40
25.0% 0.0% 15.0% 5.0% 5.0% 20.0% 30.0% 100.0%
Source: U.S. Census 2000, SF3
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Town of Sand Lake Comprehensive Plan Age Characteristics Understanding the relative age of the housing stock is a good indicator of the condition of the available housing units. Table 2.7 lists the percent of the town’s total housing stock by the decade in which it was built. Figure 2.2 depicts the age of the housing units by year built with a more detailed breakdown of quantity of units for the decade from 1990 to March 2000. As indicated by the table and the graph, the decade of the 1990s brought 41 percent of all housing starts to the town. In fact, 35 percent of all housing structures were built between 1995 and 2000.
Table 2.7: Age of Housing Stock Town of Sand Lake Year Structure Built 1990 to March 2000
Percent of Total Housing Stock 40.8%
1980 to 1989
8.8%
1970 to 1979
9.0%
1960 to 1969
12.2%
1940 to 1959
13.4%
1939 or earlier
15.8%
Total
100%
Source: U.S. Census 2000, SF3
Figure 2.2: Age of Housing Stock 300 250 200 150 100 50 0
# of Housing Units
1999 to March 2000
1995 to 1998
1990 to 1994
1980 to 1989
1970 to 1979
1960 to 1969
1940 to 1959
1939 or earlier
173
265
72
110
112
152
168
198
Source: U.S Census 2000, SF3
Structural Characteristics Table 2.8 references the type of structural housing units in the Town of Sand Lake as reported by the U.S. Census Bureau in 1980, 1990, and 2000. Approximately 93 percent of town housing units were 1-unit detached dwellings, 1 percent was a multi-family units, and 5.5 percent were mobile homes in 2000, which is a significant change from 1980 for 1-unit detached and multifamily units. Overall, structure density is most prominent along area lakes and in the unincorporated area of Stone Lake (Map 2.1).
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Town of Sand Lake Comprehensive Plan
Table 2.8: Units in Structure 1980-2000 1-Unit Detached 1-Unit Attached 2-4 Unit (multi-family) 5 or more Unit (multi-family) Mobile Home or Trailer Boat, RV, Van, Other
1980
1990
2000
693
1017
1167
0 79 100 59 0
2 12 0 84 10
6 8 0 69 0
Source: U.S. Census Bureau: 1980 STF3A, 1990 STF1, 2000 SF3
Table 2.9 shows the number of rooms in all housing units for the Town of Sand Lake as reported by the U.S. Census Bureau for the years 1990 and 2000. In the decade from 1990 to 2000, the percent of representation in each size of housing unit has been fairly consistent. Numerically, the largest changes were in 5-room and 7-room housing units.
Table 2.9: Number of Rooms in Housing Units Rooms 1 room 2 rooms 3 rooms 4 rooms 5 rooms 6 rooms 7 rooms 8 rooms 9 or more rooms
1990
2000
5 21 87 268 294 236 123 45 46
27 19 103 285 354 253 89 57 63
Source: U. S. Census Bureau: 1990 STF1, 2000 SF 3
Comprehensive Plan Survey Results on Housing Approximately 82 percent of Town of Sand Lake survey respondents believe that the town should adopt policies and standards for future subdivision development. Table 2.8 summarizes the results from the survey with regard to the kinds of housing development they would like to see encouraged by the town. Overall, the responses to the survey indicated a desire for singlefamily homes and senior housing/assisted living. Table 2.10: Type of Housing Needed in Town Town of Sand Lake Single-Family Homes
407
Apartments Subdivisions
Resident
Non-resident
85.0%
126
32.3%
264
67.7%
57
11.9%
25
45.5%
30
54.5%
59
12.3%
13
22.8%
44
77.2%
Condominiums
94
19.6%
23
24.7%
70
75.3%
Mobile Home Parks Clustered/planned unit developments
25
5.2%
11
47.8%
12
52.2%
82
17.1%
21
26.3%
59
73.8%
Two family units/duplexes
100
20.9%
39
41.1%
56
58.9%
Low-income housing
69
14.4%
38
57.6%
28
42.4%
Senior housing/assisted living
251
52.4%
102
42.3%
139
57.7%
Source: Town of Sand Lake Comprehensive Plan Survey, Town Responses = 479
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Town of Sand Lake Comprehensive Plan
2.3
PROJECTED HOUSING CHARACTERISTICS
Since 1980, the Town of Sand Lake experienced a 22 percent increase in total housing units, which amounted to 209 new housing units and is shown in Table 2.1. Table 2.11 indicates that based on population and household projections, continued housing growth is expected for the town through the year 2025. Projections indicate that by 2025 the number of town’s housing units will grow 29 percent, or 332 units, from the 2000 figure of 1,147. Table 2.11: Projected Housing Characteristics 2005-2025 Town of Sand Lake
2000
2005
2010
2015
2020
2025
Total Housing Units
1,147
1,221
1,295
1,356
1,417
1,479
347
370
391
410
428
447
292
311
329
345
360
376
55
59
62
65
68
71
800
851
904
946
989
1,032
783
833
884
926
968
1,010
2.23
2.18
2.10
2.04
2.00
1.97
Total Occupied Housing Units (Households) Owner-Occupied Units Renter Occupied Units Vacant Units Seasonal Units Average Household Size
Source: US Census Bureau, Northwest Regional Planning Commission Projections
Projected housing units were derived using known housing trends and making future assumptions based on past trends. Based on data regarding projected population and number of households, it was assumed that a decline in the average household size to the year 2025 would continue. An assumption was also made that the ratio between seasonal units and occupied units would remain the same as that represented in 2000 to the year 2025. Household (total occupied housing units) projections published by the Wisconsin Department of Administration (DOA) differ from the projections done by the Northwest Regional Planning Commission and shown in Table 2.11. DOA household projections indicate moderate growth until 2015 and then a small decline for a net gain of only 20 households by 2025. However, DOA projections show continued strong growth in households for Sawyer County through 2025.
2.4
HOUSING PROGRAMS
The Wisconsin comprehensive planning legislation requires the Town of Sand Lake to compile a list of programs to provide an adequate housing supply that meets existing and forecasted housing demand. Below are housing programs available to developers or the town. WHEDA (Wisconsin Housing and Economic Development Authority) The Wisconsin Housing and Economic Development Authority serves Wisconsin residents and communities by working with others to provide creative financing resources and information to stimulate and preserve affordable housing, small business, and agribusiness.
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Town of Sand Lake Comprehensive Plan
USDA-Rural Development Rural Development administers federal funds to help secure loan options to assist low- to moderate-income families with home purchase and rehabilitation. Rural Development generally funds individuals who cannot obtain conventional financing. Community Development Block Grant (CDBG) Housing Rehabilitation Housing rehabilitation funds are made available through the Department of Housing and Urban Development, Washington, DC as a pass through to the State of Wisconsin. CDBG housing rehabilitation funds are available to municipalities to help offset rehabilitation costs by eligible homeowners, renters, and landlords. Community Development Block Grant Emergency Assistance Program (CDBG-EAP) Emergency assistance funds are available to assist local governments in responding to emergency housing needs. The funds are provided to low to moderate-income families who are homeless due to natural disasters, as well as family groups who meet the state definition of homeless. Northwest Affordable Housing Inc. Northwest Affordable Housing Inc. is a 501(C)(3) non-profit organization that is able to obtain funds that are not available to the general public for the purpose of promoting affordable and accessible housing for low- and moderate-income persons. Housing Organization and Direct Assistance Program (HODAP) HODAP funds provide financial assistance to reduce the housing costs of low- and moderateincome households. Funds may be used for housing assistance that includes rent and security deposits, foreclosure prevention, and down payment and closing costs for homebuyers. Indianhead Community Action Agency This agency provides construction of rental units and weatherization (insulation, windows, doors, energy efficient furnaces, etc.) or anything that helps homeowners with even the most modest or extensive home repairs.
2.5
HOUSING GOALS, OBJECTIVES, AND ACTIONS
A set of recommended goals, objectives, and actions steps has been developed to assist the Town of Sand Lake in the area of housing. Implementation of the identified actions will assist in achieving the overall goal that an adequate range of housing opportunities are available to meet the needs of existing and future community residents while maintaining a predominantly rural atmosphere. Goal: Provide an adequate range of housing opportunities to meet the need of existing and future community residents while maintaining a predominantly rural atmosphere Objective 1:
Housing
Maintain a Sand Lake Uniform Dwelling Code (UDC) process.
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Town of Sand Lake Comprehensive Plan a. Continue coordination with adjoining towns to process the UDC requirements. Objective 2.
Guide new housing development into areas that minimize impacts on vulnerable natural resources. a. Inventory and map vulnerable areas in the town. b. Maintain the northwoods atmosphere by retaining natural vegetation. c. Investigate the development of a subdivision ordinance and land use ordinance specific to the Town of Sand Lake. d. Encourage new developments to identify tree and plant removal that will occur prior to plan approval. e. Encourage development in the area on the future land use map identified as rural residential.
Objective 3.
Encourage development in areas that will not result in property or environmental damage. a. Provide property owners with information on proper conservation of property. (Preservation of vegetation and trees on property before and after building.) b. Encourage landscaping and natural screening between building sites. c. Prevent land erosion between building sites. d. Enforce restrictions on unkempt properties. (Junk vehicles, trash, etc.) e. Direct high-density residential development to areas where municipal sewer and water is available.
Objective 4.
Encourage development of housing, including owner- and renter-occupied units, to accommodate all income levels, ages, and special needs including low-income and energy-efficient housing. a. Locate mobile homes in “mobile home parks”. b. Utilize Sawyer County Zoning Ordinance definition for description of a mobile home. MOBILE HOME: Any structure manufactured or assembled prior to June 15, 1976, and originally designed to be capable of transportation by any motor vehicle upon public highway that does not require substantial onsite fabrication; which is intended for occupancy as a year round resident. Mobile homes shall not be located in any zone district unless located in a mobile home park.
c. Any mobile home is to be placed on an enclosed foundation. Objective 5.
Develop a program to improve area housing throughout the town. a. Survey area residents for improvement needs to assist in targeting state and federal funds b. Develop a housing rehabilitation program utilizing low or no-interest loan program funds from local, state, or federal programs by seeking funding through Community Development Block Grants (CDBG), Indianhead Community Action Program, or U.S. Department of
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Housing
Town of Sand Lake Comprehensive Plan
Housing & Urban Development for owner- and renter-occupied housing rehabilitation. Objective 6.
Encourage the county to strengthen the process of monitoring all septic systems. a. Follow state and county regulations relating to permitting and upgrading facilities. b. Encourage the county to send a septic system post card to all parcels with improved assessed values.
The private sector is encouraged to address the needs of all income levels, age groups, and persons with special needs in the development of safe, affordable, and quality housing. While it is unlikely the town will develop residential housing units itself. It encourages the private sector to make available residential housing. Although the town has an abundance of developable lands, redevelopment of vacant or dilapidated buildings before the development of green space is encouraged, when possible. Affordable housing developments, including those for low- to moderate-income, are encouraged to ensure all ranges of family incomes have an opportunity to live, work, and raise a family in the area.
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