Emmitsburg Comprehensive Plan Chapter 6

Town of Emmitsburg
300A S. Seton Ave Emmitsburg, Maryland
21727
240-629-6300

Emmitsburg Comprehensive Plan
A General Plan for Emmitsburg, Maryland

Chapter 1: Introduction
Chapter 2: The 1974 Comprehensive Plan for Emmitsburg
Chapter 3: Demographic Element
Chapter 4: Land Use Element
Chapter 5: Transportation Element
Chapter 6: Housing
Chapter 7: Economic Development and Renewal
Chapter 8: Community Design Element
Chapter 9: Community Facilities
Chapter 10: Environment and Sensitive Areas
Chapter 11: Implementation Strategies

Chapter 6: Housing

Providing housing options for all of Emmitsburg's citizenry is fundamental to the maintenance of a sustainable community environment within the Town. Emmitsburg is and will continue to be a community with a diverse mix of families, including both traditional and single households and a range of socio-economic characteristics. It is a community that long ago developed a variety of housing options to meet the needs of its residents. In order for Emmitsburg to retain its sustainable housing base as the community grows beyond its traditional boundaries, it will require that the pattern of residential development, including its design, density, location, and performance be planned to accommodate all of the residents of the community both now and over time.

Emmitsburg's primary housing goal is to assure that all existing and future residents can be served by a variety of housing opportunities, which are affordable, safe, and conveniently located to parks and recreational facilities, commercial services, educational and library facilities, and employment opportunities. To accomplish this goal, a range of housing prices and a diversity of housing opportunities should be provided. Housing opportunities should be available at prices that are affordable to ensure an economically diverse community. Housing for special populations shall be provided for the residents of Emmitsburg who require other housing needs. Emphasis shall also be given to increasing the level of home ownership within the Town to sustain the existing housing inventory.

A. EMMITSBURG HOUSING OPPORTUNITIES

The supply of a variety of housing opportunities, including unit types and prices is limited as a function of market dynamics. The Town does not exercise direct control over the housing market, however through the use of certain planning tools, such as by increasing the available densities in specific locations or reducing permit fees, the Town can encourage a broader mix of densities and promote different housing types and design concepts, which will also reflect a broader range of prices. The Town may encourage a range of price options that promotes housing affordability and economic diversity throughout the community.

To achieve this, the Town can allow higher densities in certain areas where adequate water, sewer, roads, parks, and other infrastructure are in place. The Town can permit and promote accessory, second story, garage apartments, and other affordable housing alternatives to provide for development of a variety of unit types at different price ranges.

Housing production involves both "hard" and "soft" costs. "Hard" costs include the cost of the land, site preparation, and construction and marketing of the completed product. The "soft" costs include financing, construction loans, bonds for site preparation, settlement costs related to the sale of the product, governmental fees, permits, development exactions, and amenities. Both the "hard" and "soft" costs are passed on to the consumer of the product, who is the purchaser or renter of the home. The Town can have a considerable impact on the "soft" costs and by reducing some of these "soft" costs, as well as the time period required to seek approval of a development, the Town can exert some influence over the type and cost of housing within the community. New affordable housing can be obtained through the use of development incentives that reduce governmental fees and costs, as well as the time needed to obtain approval for a new development proposal. Reduction of fees and time lines for development approval are incentives that shall be used by the Town to award creative design options that provide a mix of new market-based housing and new affordable housing in new developments within Emmitsburg.

By providing areas with a mix of residential units and higher densities, in keeping with the established housing mix and densities within Emmitsburg's Town Center, the Town can influence the unit cost and, thereby, encourage the development of a wide range of unit prices, affordable to many socio-economic groups within the community.

B. EMMITSBURG HOUSING CHARACTERISTICS

As of January 1997, there were an estimated 862 housing units within the corporate limits of Emmitsburg. The 1990 Census identified 681 housing units within the Town. This represents an average increase of 27 housing units per year during the decade of the 1990's.

The following Town of Emmitsburg population and housing characteristic data were prepared in May, 1991 by the Maryland Office of Planning from the 1990 U.S. Census of Population (U.S. Department of Commerce). These 1990 housing data represent the most extensive housing information for the Town of Emmitsburg and, while dated, provide a relatively thorough assessment of Emmitsburg's housing and resident characteristics.

Table VIA

TOWN OF EMMITSBURG HOUSING CHARACTERISTICS (1990)

HOUSEHOLDS BY TYPE - Total Households 639

Family Households (families) 466
- Married-couple families 350
- Percent of total households 54.8%
- Other family, male householder 22
- Other family, female householder 94
Non-family households 173 - Percent of total households 27.1%
Householder living alone 140
- Householder 65 years and over 67
Persons living in households 1,688
Persons per household 2.64

RACE AND ORIGIN

White 1,650
Black 25
- Percent of total population 1.5%
American Indian, Eskimo or Aleut 5
- Percent of total population 0.3%
Asian or Pacific Islander 3
- Percent of total population 0.2%
Other race 5
Hispanic Origin (of any race) 10
- Percent of total population 0.6%

TOTAL HOUSING UNITS 681

OCCUPANCY AND TENURE

Occupied housing units 639
Owner occupied 314
- Percent owner occupied 49.1%
Renter Occupied 325
- Percent renter occupied 50.9%
Vacant housing units 42
For seasonal, recreational,
Or occasional use 3
Homeowner vacancy rate (percent) 2.2%
Rental vacancy rate (percent) 6.3%
Persons per owner-occupied unit 2.72
Persons per rental-occupied unit 2.57

UNITS IN STRUCTURE

1-unit detached 272
- Percent of total 39.9%
1-unit attached 110
- Percent of total 16.2%
2 to 4 units 145
- Percent of total 21.3%
5 to 9 units 48
- Percent of total 7.0%
10 or more units 88
- Percent of total 12.9%
Mobile home, trailer, other 18
- Percent of total 2.6%

VALUE (1990)

Specified owner-occupied units 276

Less than $50,000 15
$50,000 to $99,999 200
$100,000 to $149,000 51
$150,000 to $199,000 8
$200,000 to $299,000 1
$300,000 or more 1
Median (in 1990 dollars) $85,300

ANALYSIS

Over half of the housing units within Emmitsburg were single-family housing units, as opposed to multi-family housing. The 1990 Census data indicate that 56.1 percent of Emmitsburg's housing base was either single-family attached or single-family detached units. Two to four unit structures made up 21.3 percent of the 1990 housing stock. It is not clear what percentage is representative of duplex or two-family housing units, a housing type that exists in many parts of Emmitsburg. Nearly 20 percent of the Town housing base was in multi-family housing of five or more units per structure.

Less than 50 percent of Emmitsburg's housing inventory were occupied by home owners. In 1990, rental housing units represented over half the available housing stock in the Town, while only 49.1 percent of housing was owner occupied. The low level of home ownership within the Town is assumed to have changed with the subsequent construction of 181 new, predominantly single family homes between 1990 and 1997 in Emmitsburg. Most of these newer homes are estimated to remain as owner occupied units.

The 1990 Census also indicated that 54.8 percent of the households within Emmitsburg were occupied by married-couple families. Of the 20.6 percent of households that live alone, 67 of these were householders 65 years and older.

A total of 97.7 percent of Emmitsburg's 1990 population were classified as white by race or origin. Persons identifying themselves as black in race or origin made up 1.5 percent, while persons identifying themselves as Hispanic made up only 0.6 percent of Emmitsburg's 1990 population.

It should be noted that during the decade of the 1 990's, Emmitsburg has witnessed increased residential building activity, primarily in areas north of the Town Center. The increase in the housing stock is primarily reflected in single-family detached and duplex units. A limited amount of multi-family elderly housing has been constructed within the Town during this time period.

C. HOUSING AND COMMUNITY DEVELOPMENT NEEDS AND FUNDING

The Urban-Rural Recovery Act of 1983 requires that towns, cities or community groups applying for Community Development Block Grants (i.e., CDBG) must identify the specific community development and housing needs, including the needs of low and moderate income persons, and the activities to be undertaken to meet the identified needs. The Maryland Department of Housing and Community Development (1.e., DHCD) requires that a Housing and Community Development Plan be completed before disbursal of CDBG funds. The items necessary for DHCD compliance can be incorporated in appropriate policy statements in the Comprehensive Plan, as well as in future CDBG applications. The specific requirements established by DHCD for the Housing and Community Development Plan are as follows:

1. The Plan should identify a process to be used to identify community development needs and establish priorities and objectives. This process must include meaningful participation of local citizens, particularly those of low and moderate income.

2. The Plan and subsequent CDBG applications should describe community development needs in economic development, housing, and public facilities, including the needs of low and moderate income persons, and priorities for responding to the needs.

3. The Plan and future CDBG applications must specify the planned activities to be undertaken to meet the identified needs.

4. The Plan and future CDBG applications should identify alternative projects to be considered for CDBG funding and provide the rationale for selecting the proposed project(s).

It should be noted that projects proposed in a CDBG application do not have to be the highest priority of identified community needs. The specific reasons, including the availability of other local, state or federal resources, which would justify submitting a CDBG application for other than the top-ranked community need must be stated in the CDBG application.

Applications for CDBG funding should highlight both the Need for additional housing opportunities and the Condition of the existing housing stock.

D. EMMITSBURG HOUSING DIVERSITY AND AFFORDABILITY GUIDELINES

The Town of Emmitsburg, recognizing the need to sustain a diversity of housing unit types and prices for current and future Town residents, establishes the following definition of Affordable Housing: Affordable housing in Emmitsburg means fulfilling the housing needs of Emmitsburg's residents with incomes ranging from 40 perc nt to 70 percent of the County median household income.'

The Town of Emmitsburg establishes the following Housing Affordability and Diversity Guidelines:

1. Generally, those residents with incomes at 70 percent of the median household income should be able to purchase housing. For sale units should be available at 2.5 times total income.

2. Generally, rental units should house residents earning 40 percent of the County's median income. The units should be available at annual prices equal to 30 percent of total income.

3. New developments shall provide for a diversity of housing types within the new communities and different unit types (i.e., single family dwellings, accessory apartments, duplexes or town/rowhouses, tc.) shall be integrated into the overall design of the n w development reflecting the established design concepts evident in Emmitsburg's Historic Village Policy Area.

The 1995 Median Household Income for Frederick County was $46,700.

The Town shall provide for affordable housing and a range of housing types through the offer of density bonuses for the provision of higher percentages of affordable units in development applications and through requiring that a percentage of all new residential construction meet the Housing Affordability and Diversity Guidelines. The Town can also offer incentives for affordable housing production by expediting the review and approval process for moderately priced residential development projects.

Emmitsburg seeks to maintain the existing supply of owner occupied housing. Keeping people in the homes they own is a growing concern as existing Town residents are finding home ownership an increasing financial burden with the continuing rise in property values. The available stock of housing sheltering the lowest income groups is in danger of being depleted as property values rise and commitments to government housing subsidies are reduced. As such, the Town shall encourage the conservation and improvement of the existing supply of housing.

E. EMMITSBURG HOUSING GOALS/OBJECTIVES/POLICIES

GOAL 1 ASSURE THAT ALL EXISTING AND FUTURE RESIDENTS CAN BE SERVED BY A FULL RANGE OF HOUSING OPPORTUNITIES WHICH ARE AFFORDABLE, SAFE, AND CONVENIENTLY LOCATED TO PARKS AND RECREATIONAL FACILITIES, COMMERCIAL SERVICES, EDUCATIONAL AND LIBRARY FACILITIES, AND EMPLOYMENT OPPORTUNITIES.

GOAL 2 THE TOWN WILL INCLUDE THE MEANINGFUL PARTICIPATION OF LOCAL RESIDENTS, PARTICULARLY THOSE OF LOW AND MODERATE INCOME, IN THE DEVELOPMENT OF HOUSING PRIORITIES TO MEET THE NEEDS OF THE RESIDENTS OF EMMITSBURG.

Objective Create a full range of housing opportunities that provide affordable and sustainable housing options to all of Emmitsburg's residents

Policy The Town encourages a full range of housing types and innovative housing concepts to be developed in communities throughout Emmitsburg.

Policy The Town should establish an on-going process to identify community housing needs which will include the meaningful participation of local citizens, particularly those of low and moderate income.

Policy The maintenance, conservation, and improvement of existing housing stock in a manner supporting economic diversity within the community is to be encouraged.

Policy Reduction of fees and time lines for development approval are incentives that should be used by the Town to award creative design options in the development of new affordable housing in Emmitsburg.

Policy The Town should provide special incentives through the development process to stimulate the development of new housing projects when the applicant demonstrates the capacity to produce sustainable sale prices or rents which meets the Town's guidelines for affordable housing.

Policy Housing for special populations shall be provided for the residents of Emmitsburg.

Policy Dwelling units should be developed above businesses in n w commercial structures and retained on the floors above existing commercial operations within the Town.

Policy The Town should encourage the development of new housing that provides housing choices for persons of low or moderate-incomes that are located outside of areas of low-income concentration.