The purpose of this Housing Element of the 2020 Henderson County Comprehensive Plan is to set forth key Recommendations and Action Strategies necessary to maintain a diverse range of housing opportunities for Henderson County residents.
Public input indicates that overall, housing as an issue is not a high priority among county residents.
Citizen Survey results indicate little agreement on the issue of affordable housing in Henderson County. When asked whether affordable housing should be promoted throughout the county, the average response ranked the issue as only “somewhat important.” Based on the survey there is neither a consensus nor overwhelming support for the development of affordable housing in the county. However, it should be noted that surveys were only mailed to property owners, so these results may not be representative of the county at large with regard to housing issues.
|
Issue:
Housing |
Percent of
Responses |
|
Explore
incentives to encourage construction of affordable housing |
35.3% |
|
Use
affordable housing to keep young people here |
27.7% |
|
Provide
affordable housing close to services |
23.6% |
|
Consider tax
exemptions for first-time home buyers |
11.8% |
|
Create a
housing information center |
1.7% |
|
Source: Designing Our
Future. Community Vision Ballot
Results. |
|
Community Meeting results indicate that most residents want to maintain a low-density, rural pattern of development. There are also strong feelings in many of the fire districts against large residential developments and high-density housing, including condominiums, apartments and manufactured home parks. Affordable housing was raised as a minor issue among attendees.
The Latino Community Meeting attendees raised the issue of substandard housing conditions and high rents charged to members of their community.
The housing-related results of the Designing Our Future Vision Balloting are summarized by Figure H.1.
The Lockwood Greene Study identified housing cost as a weakness in the county’s appeal to new and expanding employers:
Respondents to the 1993 Comprehensive Land Use Plan questionnaire felt that retirement housing options were adequate at that time. Respondents agreed that housing costs were expensive at the time, but were almost evenly split regarding the adequacy of the number of “moderately priced homes” at the time.
Recommendation H-01:
Promote a diverse range of home ownership and rental opportunities.
Housing – in terms of availability, affordability, and livability – is among the most challenging issues a community must face. Economic expansion requires the availability of adequate housing options for employees. As a result of the considerable power that it has to shape the real estate market through its regulations and other policies, Henderson County Government has a unique opportunity to promote a diverse and healthy range of housing options for its citizens and bears a certain responsibility in making sure that the shelter needs of its most vulnerable citizens are met.
|
|
1970 |
1980 |
1990 |
2000 |
% Change 1990-2000 |
|
Population |
42,804 |
58,580 |
69,285 |
89,173 |
28.7% |
|
Total units |
17,502 |
27,205 |
34,131 |
42,996 |
26.0% |
|
Occupied units |
14,195 |
22,389 |
28,709 |
37,414 |
30.3% |
|
Persons per household |
2.98 |
2.59 |
2.38 |
2.33 |
-2.1% |
|
Source: N.C. State Data Center |
|||||
As detailed in Section 2, Population Trends, of this Comprehensive Plan, Henderson County has experienced a high rate of population growth since 1970, with a growth rate of 28.7% between 1990 and 2000. Growth in housing units has generally kept pace with the growth in population. Figure H.2 shows the relationship between housing and population between 1970 and 2000.
Figure H.3 details the relationship between current and future population, existing housing stock, and future housing needs. Approximately 52,630 housing units will exist in Henderson County by the year 2020, meaning that land development policies will need to accommodate at least additional 17,498 units.
|
|
2010 |
2020 |
|
108,029 |
126,523 |
|
|
Projected Population in
Households |
105,251 |
122,627 |
|
Projected Population in Group
Quarters |
2,778 |
3,896 |
|
Projected No. Occupied
Housing Units |
45,172 |
52,630 |
|
Projected No. Vacant Housing
Units |
6,750 |
7,864 |
|
Projected Total Number of
Housing Units |
51,992 |
60,494 |
|
Source of Population
Projections: N.C. Office of State
Demographics NOTES: Based on 2.33 persons per household from the 2000 U.S. Census; Population in
Households projected using trend from 1990 to 2000. Vacant Units projected
using 2000 vacancy rate of 13%. |
||
Note that the numbers shown in Figure H.3 are based upon projections made by the North Carolina Office of State Demographics. State population projections were utilized in this instance because State demographers use special formulas in the projection of housing units – particularly group quarters – that take into account decreases in estimated persons per household. The 2020 population projections in Section 2 are higher, and if correct, could result in as many as 3,000 additional dwelling units, beyond the 8,502 new units projected in Figure H.3. Projections shown in Figure H.3 should be viewed as a low-end estimate of housing needs.
Housing types vary throughout the county, with single-family site-built homes making up the largest proportion of housing units, followed by manufactured homes. Figure H.4 summarizes the county’s current housing stock by type.
|
Type of Housing |
Total |
Percent of Total |
|
Site-Built Homes** |
31,025 |
65.67% |
|
Manufactured Homes** |
10,731 |
22.71% |
|
Modular Homes** |
624 |
1.32% |
|
Apartments |
2,707 |
5.73% |
|
Condominiums or Townhouses |
2,085 |
4.41% |
|
Group Housing |
72 |
0.15% |
|
Total Housing Units |
47,244 |
|
|
Source: Henderson
County Assessor’s Data February 2004 *Includes
municipalities **Single-Family Structure |
||
Growth in the number of rental units was slow throughout the county during the 1990-2000 decade relative to owner-occupied single-family dwellings. Rental units including single-family homes, duplexes, condominiums and multi-family complexes constitute 21% of all housing units in Henderson County. 2000 US Census data (see Figure H.5) reveals that there were 8,972 new owner-occupied homes built between 1990 and 2000, while only 1,334 new rentals were built during that same period of time. Overall, the county experienced an increase of 19% in rental units as compared to a 34% increase in owner-occupied units during the same period.
Source:
U.S. Census
Rental units are an important component of housing stock because they provide much needed affordable housing. Single-family rental units are permitted wherever site-built homes are permitted within the County’s jurisdiction. Multi-family rental complexes (apartments, condominiums, etc.) are also permitted in most residential districts with special standards. However, development of multi-family units is generally limited by the absence of sewer and water. The County should consider designating additional areas for high-density residential development and targeting such areas for sewer and water development where necessary. New zoning districts that permit greater densities may be required. Also, the County should consider allowing accessory dwelling units with certain standards in existing R-40, R-30, and R-20 zoning districts.
An important percentage of the county’s in-migration can be attributed to older adults, who make up a relatively large percentage of Henderson County’s population. In 2000, 33% of all residents were age 55 and older and 22% were 65 and older. The N.C. Office of State Demographics estimates that in 2020 almost one-fourth of Henderson County’s population will be age 65 or over. The elderly population is expected to continue to grow due to the area’s attractiveness as a retirement destination.
The number of people living in “group quarters” (primarily nursing homes and other types of care facilities, but also prisons and college dormitories) was 1,841 in 2000, representing 2.1% of the total population. By 2020, this population – particularly those requiring nursing homes – is projected to grow to almost 3,900, indicating a need to plan for more of these types of facilities. These trends also suggest a need to ensure that County policies, including land use regulations, provide for housing that fits the needs of the large elderly population, as well as the county’s special needs population. Such facilities include smaller ground-level or one-level housing units relatively close to commercial and human services, as well as nursing homes and related care services.
Most of the county’s current and future housing needs have been and will continue to be met by private-sector market forces. Henderson County government can aid the private sector by assisting along the margins, where market forces might not adequately provide for the needs of certain populations. The County can also assist by incorporating flexibility into its land development regulations to provide the market with greater opportunity to respond to changing housing demands and needs.
A.
Revise
County ordinances to allow the private sector to develop a broad range of
housing choices.
The County will ensure an adequate supply of land zoned for dense housing. The County will work through the countywide sewer and water master plan recommended in Section 3, Sewer and Water Element to ensure that sewer and water services are provided at appropriate locations to support that objective. Appropriate areas for dense housing will be identified as part of the Community Planning Process established in Section 4. The Growth Management Strategy Element generally directs such housing to the Urban Services Area and Community Service Centers.
The following changes will be made to the County’s land development ordinances:
a) Incorporate new zoning districts that allow for higher density development to be applied in areas where services are provided.
b) Allow accessory dwelling units – with standards – in all residential zoning districts to expand the range of affordable rental units. Such units are commonly referred to as granny flats, garage apartments, and carriage houses.
c) Ensure that future regulations do not unnecessarily impede the development of nursing homes and other types of care facilities.
B.
Maintain an
adequate supply of land zoned to allow the placement of manufactured housing in
appropriate areas, and improve the appearance, quality, design, and maintenance
of manufactured homes and the lots and manufactured home parks in which they
are located.
A manufactured home (also called a "mobile" or "HUD Code" home) is a type of house that is built in a factory according United States Department of Housing and Urban Development (HUD) standards. Manufactured housing has long served as an important source of housing in Henderson County. Not all manufactured housing can be considered low-cost, and many manufactured home residents view living in manufactured housing as a matter of lifestyle-choice rather than necessity. Nonetheless, manufactured housing has traditionally filled a need for low-cost housing, particularly for individuals and families with limited access to credit and capital.
As of 2003, manufactured housing comprised 22% of all new housing units in Henderson County. These numbers, as well as those shown in Figure H.4 above, indicate that manufactured housing has become an increasingly important form of housing in Henderson County. On the other hand, Figure H.6 shows a decline in the overall number of manufactured homes permitted since 2000.
In 2000, manufactured homes comprised approximately 17% of all newly permitted dwelling units. However, by 2003, their position had dropped to 9% of newly permitted units. Meanwhile, modular units have risen from 2 to 4% of all new units. This trend is explained by a growing reluctance among traditional lenders to cover manufactured housing, the growing popularity and competitive cost of modular units, and a surge in apartment building driven by rising home prices. This trend should be monitored and accounted for in evolving County policies regarding manufactured housing.
Much of the manufactured housing in Henderson County’s planning jurisdiction is located in manufactured home parks, although a growing number are located on individual lots. Figure H.7 indicates which County zoning districts permit manufactured housing. Of the 178,000 acres zoned to allow residential land uses, approximately 89% is available for manufactured homes on individual lots, and 83% for manufactured home parks.
While there is a substantial area within which manufactured housing is permitted, it is important to consider the geographic distribution of zoning districts that allow such housing. Comparing Figure H.7 to Map #1, Current Zoning and Map #18, Geographic Distribution of Housing (Appendix I) reveals that manufactured housing must, for the most part, be located outside of the urbanized core in the more rural areas of the county. This has resulted in a situation in which lower-income populations are being pushed outside of the urban core towards the periphery, further from jobs and services. While it can be argued that the market is acting to place affordable housing on affordable land, it is also true that such market forces are responding to imbalances created by existing ordinances.
|
Zoning District |
Existing Acreage |
Manufactured Home On Individual Lot
Permitted? |
|