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in Southern Nevada |
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in Southern Nevada |
Southern Nevada’s population is continuing to grow at an average rate of 6.1% annually which equates to almost 50,000 new residents per year. Our population growth is largely fueled by the continued expansion of the hotel and gaming industry. This job growth creates a very high migration from other states and even neighboring countries for those seeking employment, housing, and retirement opportunities.
The 1997 housing distribution for Clark County included 51% single family units, 43% multifamily, and 6% manufactured/mobile homes. Currently, 96% of the housing units in Clark County are located in the Las Vegas valley. In addition to individuals and families who come to Las Vegas to find jobs and a fresh start, our community attracts a large number of homeless persons. As long as Las Vegas continues to attract the homeless and low-income workers, we will have more people living on the streets than we have resources to help. The following estimates of the homeless were obtained from the Clark County Homeless Coalition:
- Southern Nevadans without a permanent address: 16,000+;
- Southern Nevada residents that sleep without shelter: 3,000+;
- Number of homeless shelter beds utilized (during winter): 1,400.
In 1997, recorded home sales included 19,839 new homes and 19,348 resale homes for a total of 39,187. The 1998 Las Vegas Perspective Survey indicated 62% of the population own their homes and 38% pay rent. Median sales price of a 1,682 square foot home is $128,107. Average monthly apartment rent is $651.10. Median income for owners is $48,945 and renters is $30,801. An analysis of building permits issued and vacancy rates suggests that home builders are bringing additional units on line at a slightly faster rate than is being demanded. This supports the conclusion that the housing needs of newcomers who can afford to rent or purchase a home are being met. Due to the volume and pace of housing being built, master-planned communities are the choice of construction. One third of the area in Las Vegas and Henderson is being master-planned and three additional major projects are under way in Clark County. Between the awards local development projects have won and the acreage involved, Las Vegas has become the first place mentioned when national analysts discuss successful marketing of the “master-planned community” concept.
With the median price of an average single family home at nearly $130,000, the expense of home ownership is clearly an issue for low income workers. Many confuse the term “affordable housing” with “public” or “government” housing, yet they are just a portion of the entire group. Affordable housing is housing that is developed and managed by the public sector as well as housing that is developed by the non-profit and private sectors. Any type of housing can be affordable provided that housing costs do not exceed a specific proportion of household income. The standard definition of affordable housing is that the owner or renter does not spend more than 30% of his or her income for housing costs, including utilities. Most affordable housing programs target low-income households (household incomes at 80% or below of the median income). However, there is growing concern about the need for affordable housing for moderate income households (80 to 100% of median income). Based on HUD’s 1998 Median Family Income of $46,900 for Clark County, low-income means an income of $39,600 or less for a family of four, or $27,700 or less for a single person. Due to the increasing migration of seniors to Nevada for retirement and the longer lives of people, the aging population will require increasing attention to the need for senior housing, nursing homes, group homes, and home-based health care services.
The 1997 Affordable Housing Needs Assessment estimated an affordable housing deficit of 79,669 households. Meeting the affordable housing demand is made difficult by several factors, including: limited capacity of non-profits to finance large scale projects, complexity of multiple funding sources and multiple funding regulations, limited number of low-income housing tax credits and private activity bonds, limited number of private sector developers that will build new affordable housing due to the lack of profit margins, lack of affordable land, lack of incentives from local government, neighborhood opposition, and diminished federal support for new housing. The regulation of residential development may also create barriers to affordable housing. Specifically, requirements concerning setbacks, lot sizes, street construction standards, can contribute to increased housing costs. The dilemma is establishing development standards which create a balance between affordability and aesthetics.
The future of the housing market for all Southern Nevadans lies with effective collaboration between both the public and private sectors. Private, non-profit, and government housing providers must work together to reach consensus on the issues, work together to overcome obstacles, and invent ways to provide a variety of housing in a wide price range. Strong partnerships must be established to develop and implement programs that:
- increase housing stock diversity;
- create ideal neighborhoods that fulfill the needs of both the home buyer and our communities; and
- preserve and enhance our existing neighborhoods.
OBJECTIVES STRATEGIES A. Increase the diversity of housing types and price ranges throughout the community. 1. Incorporate policies which provide for variety in housing types and price ranges through master plans and zoning regulations.
2. Provide incentives and opportunities to encourage diversity in design for all housing types and price ranges.
B. Reduce cost of acquiring and operating a home. 1. Review and standardize zoning codes and development standards to reduce costs wherever possible.
2. Examine and revise land use approval processes to make them more predictable and less costly wherever possible.
3. Build energy efficient homes to conserve natural resources and reduce environmental impacts.4. Improve energy efficiency standards for new residential construction.
5. Create incentives for retrofitting programs that convert older homes to more efficient construction and energy usage.
C. Educate the public, special interest groups, and elected officials on the critical need for affordable housing. 1. Identify housing resources, opportunities, and needs.
2. Create a forum for discussion which includes private, non-profit, and government housing providers.
3. Develop and conduct a public education campaign to increase community understanding and acceptance of affordable housing.
D. Maximize financing for purchasing and developing affordable housing. 1. Leverage available funding options.
2. Identify existing financing tools and create new financing tools for existing and new affordable housing.
3. Remove financial barriers to ownership and renting of affordable housing.
OBJECTIVES STRATEGIES A. Encourage the development of master planned communities. 1. Promote, design, and locate public facilities which create a sense of community.
2. Encourage the assemblage of land into large parcels.
3. Encourage the development of mixed uses where jobs are located close to housing.
4. Encourage higher density development where appropriate to coordinate with public and private transportation system.
B. Promote high-quality community/neighborhood design outside of master planned communities. 1. Examine and amend public improvement and design standards in order to encourage safe and well-designed communities.
2. Promote, design, and locate public facilities which create a sense of community.
3. Encourage the development of mixed and compatible uses.
4. Encourage higher density development where appropriate to coordinate with public and private transportation system.
OBJECTIVES STRATEGIES A. Promote neighborhood stability and revitalization. 1. Provide incentives for programs and organizations that participate in neighborhood revitalization.
2. Encourage the use of local government neighborhood services programs.
3. Provide support for creating non-profit neighborhood development organizations.
4. Promote compatible development of infill parcels.
5. Pursue grants and other funding resources for neighborhood revitalization opportunities.
B. Maintain quality housing in established neighborhoods. 1. Establish uniform property maintenance codes
2. Enhance housing rehabilitation programs for owner-occupied and rental housing.
3. Work with non-profit and public housing organizations to acquire and maintain quality multi-family housing.