HomeMy WebLinkAboutSection 05 - Housing f
ST. LUCIE COUNTY
COMPREHENSIVE PLAN UPDATE
HOUSING ELEMENT
Prepared by:
St. Lucie County
Board of County Commissioners
St. Lucie County
Department of Community Development
January 9, 1990 HOUSING
HOUSING ELEMENT
TABLE OF CONTENTS
I NTRODUCTI ON . . . . . . . . . . . . . . . . . . . . . . . 5 - 1
EXI STI NG HOUSI NG CONDI TI ONS . . . . . . . . . . . . . . . 5 - 2
Housing Distribution . . . . . . . . . . . . . . . . 5 - 2
Age of Housing Units . . . . . . . . . . . . . . . . 5 - 3
Hous i ng Oni t Type . . . . . . . . . . . . . . . . . . 5 - 3
Housing Occupancy . . . . . . . . . . . . . . . . . . 5 - 5
Hous i ng Cos t . . . . . . . . . . . . . . . . . . . . 5 - 6
Housing Cost to Income Ratio . . . . . . . . . . . . 5 - 12
Condition of Housing . . . . . . . . . . . . . . . . 5 - 14
Subsidized Public Housing . . . . . . . . . . . . . . 5 - 16
Group Homes . . . . . . . . . . . . . . . . . . . . . 5 - 16
Mobile Homes . . . . . . . . . . . . . . . . . . . . 5 - 18
Historically Significant Housing . . . . . . . . . . 5 - 19
Rural and Migrant Farmworker Housing . . . . . . . . 5 - 20
Housing Activity . . . . . . . . . . . . . . . . . . 5 - 22
ANALYSI S . . . . . . . . . . . . . . . . . . . . . . . . 5 - 2 3
Pro~ected Population and Housing Characteristics 5- 23
Hous i ng Needs . . . . . . . . . . . . . . . . . . . . 5 - 2 6
Role of the Private Sector in Meeting Housing Needs . 5- 30
Land Requirements for Future Housing . . . . . . . . 5 - 32
Methods of Providing Sites to Meet Various Housing
Needs . . . . . . . . . . . . . . . . . . . . . 5 - 3 3
Means of Providi ng I nf ras tructure, Cons ervi ng Hous i ng,
and Eliminating Substandard Housing 5- 34
Housing Delivery System . . . . . . . . . . . . . . . 5 - 35
GOALS, OBJECTIVES, AND POLICIES . . . . . . . . . . . . . 5 - 37
APPENDI CES
A, Adult Mobile/Manufactured Homes Communities
Located in IInincorporated St. Lucie County 5- 47
B, Other Mobile/Manufactured Home Communities
Located Within Unincorporated St. Lucie
County . . . . . . . . . . . . . . . . . . . . . 5 - 4 9
C, Map of Adult Mobile/Manufactured Home Communities
Located Within St. Lucie County - 1989 5- 50
BI BLI OGRAPHY . . . . . . . . . . . . . . . . . . . . . . . 5 - 51
i
LI ST OF TABLES
Table ~aae
5- 1 Total Housing Uni.t Distribution,
1980 and 1985 . . . . . . . . . . . . . . . 5 - 2
5- 2 Age of Year-Round Housing Units 5- 4
5- 3 Year-round Housing Units By Type, 1980 5- 5
5- 4 Housing Occupancy Patterns, 1980 5- 6
5- 5 Monthly Gross Rent of Renter-Occupied
Housing Units . . . . . . . . . . . . . . . 5 - 8
5- 6 Value of Owner-Occupied Housing Units,
1980 . . . . . . . . . . . . . . . . . . . 5 - 9
5- 7 Monthly Owner Costs for Owner-Occupied
IInits, 1980 . . . . . . . . . . . . . . . 5 - 10
5- 8 Median Income and Housing Cost, 1980 5- 13
5 - 9 Condition of Housing, 1980 . . . . . . . . . . 5 - 16
5 - 10 Group Homes . . . . . . . . . . . . . . . . . 5 - 17
5- 11 Economic Characteristics for the Rural Portion
of St. Lucie County, 1980 . . . . . . . . . 5 - 20
5- 12 Estimates of Total Number of Migrant Workers
in St. Lucie County During Picking Season . 5- 21
5- 13 Estimates of Number of Migrant Households,
Based on Three Different Assumptions about
Hous ehol d Si z e . . . . . . . . . . . . . . . 5 - 21
5- 14 Bu:i.lding Permit Activity, 1980-1988 5- 22
5- 15 Unincorporated County Population and Housing
Counts and Projections, 1970-2015 5- 24
5- 16 Projected Housing Units by Type,
1990-2015 . . . . . . . . . . . . . . . . . 5 - 25
5 - 17 Present Housing Need . . . . . . . . . . . . . 5 - 27
5- 18 Total Additional Housing Assistance Needs,
1990-2015 . . . . . . . . . . . . . . . . 5 - 29
5- 19 Projected Households by Income Range,
1980-2015 . . . . . . . . . . . . . . . . 5 - 30
5- 20 Projected Tenure and Housing Cost or Rent,
1990-2015 . . . . . . . . . . . . . . . . 5 - 31
ii
5- 21 Unincorporated and Municipal Population
Trends . . . . . . . . . . . . . . . . . 5 - 32
5- 22 Projected Land Requirements for New
Residential Development . . . . . . . . . . 5 - 33
ii
HOIISIHG ELEMSNT
ST. LIIQ $ COIINTY
IHTRODIICTION
This element examines the provision of housing in St. Lucie
County. Current housing conditions in the County are documented
and future housing needs are projected to the year 2015.
Specific goals, objectives, and policies are established which
address current and potential deficiencies in the supply of safe,
adequate and affordable housing to all St. Lucie County
residents.
St. Lucie County includes three municipalities within its
boundari es : Ft. Pi erce; Port St. Luci e; and St. Luci e Vi 11 age.
Each of the cities must prepare a Housing Element pursuant to
Chapter 163, F. S. and Rule 9J-5 F. A. C. In recognition of this,
the Housing Element for St. Lucie County deals with housing
issues in the unincorporated part of the County only. However,
in some instances, the data include information on the entire
County and its municipalities. In other cases, data for the
unincorporated County is compared with data for the cities in the
County or the State of Florida. Such comparisons are intended
to identify similarities or differences between the various
locations. Conclusions from the data and strategies for
addressing needs apply only to the unincorporated County.
However, it must be recogni.zed that overall, the County' s housing
needs must be met within both the incorporated and the
unincorporated areas. It also should be noted that St. Lucie
Village had a 1980 Census population count of 593. Due to the
small size and lack of easily comparable data for the Village, it
is usually not identified separately in the text. Only data for
the cities of Ft. Pierce and Port St. Lucie are extracted from
County-wide data.
This element relies primarily upon the 1980 Census as the source
for housing data. Although the Census data is somewhat dated, it
is the most recent detailed housing data available for St. Lucie
County. The County has not performed any special housing
studies, and it does not maintain any data on housing
characteristics, other than building permit and certificates of
occupancy tabulations. Where feasible, 1980 Census ciata has been
supplemented with information from the following sources:
University of Florida, Bureau of Economic and Business Research
(BEBR); Treasure Coast Regional Planning Council (TCRPC), State
of Florida Health and Rehabilitative Services; Ft. Pierce Housing
Authority; and the St. Lucie County Department of Community
Development.
January 9, 1990 5- 1 HOUSING
The Housing Element is divided into four sections. The first
section is an inventory using the 1980 Census data on housing
conditions in the County. In the second section housing is
analyzed and future housing need is pro~ected. The third section
provides a discussion of future needs and makes general
recommendations on how to meet those needs. In the fourth
section, goals, ob~ectives, and policies are outlined which
address current and potential housing needs and opportunities in
St. Lucie County.
HOIISI ~ I ~1VSHTORY
This section is a series of topics which provides detailed
information on existing housing conditions in St. Lucie County.
Most of the data in this section ts from the 1980 Census, but
where practical more current data from local sources was used.
Housing Distribution .
Table 5-1 presents total housing unit distribution in St. Lucie
County as well as for the cities within the County for the years
1980 and 1985. In 1980 the unincorporated area of the County
contained 46.5~ of the total number of housing units. The
remainder of the units were distributed in Ft. Pierce and Port
St. Lucie, at 37.1~ and 15.7~ respectively. By 1985 the
percentage of housing units located in the unincorporated County
had increased to 48.3~ of the total. During this period, the
construction of housing units increased rapidly in the
unincorporated County and Port St. Lucie. The unincorporated
County accounted for a majority of the new housing units with
9,012 units being added from 1980 to 1985 (a 47.3~ increase). In
Port St. Lucie, housing units increased from 6, 410 in 1980 to
12, 910 in 1985 (a 101~ increase).
T~BI.$ 5-1
TOTAL HOIISING IIHIT DISTRIBD'tZO~i, 1980 and 1985
ST. LIICI$ COIINTY
1980 1985
Total Housing Onits Total Housing Units
Percent Percent
of of
Location Number County Number County
Ft. Pierce 15, 169 37. 1~ 17, 063 29. 4~
Port St. Luci e 6, 410 15. 7~ 12, 910 2 2. 2~S
St. Lucie Village 286 .7~ N/A N/A
Unincorporated 19, O50 46. 5~ 28, 062 48. 4~
County-wide 40, 915 100. 0~ 58, 035 100. 0~
Source: 1980 Census; University of Florida, BEBR
January 9, 1990 5- 2 HOUSING
The pattern of housing distribution in the County has changed
significantly since 1980. Port St. Lucie experienced the
greatest increase in the proportion of total housing units, from
15. 7~ in 1980, to 22. 2~ in 1985. The proportion of total housing
units for the unincorporated County increased slightly from 46.5~
in 1980, to 48.4~ in 1985. A small increase in housing units was
also seen in Ft. Pierce, but its share of the County' s total
housing supply declined from 37. 1~ in 1980, to 29.4~ in 1985.
~ge of Housing IIni.ts
Table 5-2 provides a listing of the number of units constructed
by year for the entire County and una.ncorporated area as of
1980. This table is reflective of the rapid population growth in
the County in the last 3 decades. The age of housing units in
the unincorporated County is similar to the age of housing units
in the entire County. Approximately 78.8~ of the units in the
unincorporated County were built between 1960 and 1980. This
compares with 73.2~ for the entire County, indicating a slightly
newer housing stock in the unincorporated area. The difference
results principally from the impact of Port St. Lucie which has
been developed since 1960.
Housing Qait Type
Table 5-3 indicates that most of the housing supply for both St. ~
Lucie County as a whole and the unincorporated part is in the
form of single family detached units. There is little difference
in the 1980 proportion of detached single family units in the
unincorporated County and the proportion of detached single
fami.ly units for the entire County. Table 5-3 indicates the
unincorporated County had a smaller proportion of duplex and
multifamily units than the County at large. Mobile homes in the
unincorporated County reflect a higher percentage of the housing
stock than for the State or the County as a whole. In 1980,
mobile homes constituted nearly 27~ of the unincorporated
County~ s housing uaits, compared to 15. 7~ for the entire County
and 9.6~ for the State as a whole.
Many of the mobile home parks and manufactured housing
developments were constructed as Planned Unit Developments (PUD).
A PUD must consist of a minimum of 10 acres. These developments
are usually developed at 5 units per acre; thus a typical
development contains 50 or more units. Manufactured/mobile home
PUDs can offer residents the amenities of condominium living,
such as use of common grounds, open space areas, and recreation
facilities. However, the residents of these communi.ties can
still enj oy the style and privacy of a single family unit.
Typically, a manufactured home is less expensive than a
condominium unit which makes them much more attractive to the
seasonal resident, who wishes to have a second home. This is an
extension of the tendency of the unincorporated County toward
single fami.ly living rather than duplex and multifamily housing.
January 9, 1990 5- 3 HOUSING
T~BLE 5-2
8GE OF YS~R-ROUHD HOIISIHG U1~IITS, 1980 (1)
ST. LIICI S CODNTY
Year IIaincorporated County County-Wide
Constructed Number Percent Number Percent
1979 to 1980 1382 7.9~ 3872 10. 1~
1975 to 1978 3675 21.0~ 7835 20.4~
1970 to 1974 4909 28.0~ 8478 22.0~
1960 to 1969 3842 21.9~ 7964 20.7~
1950 to 1959 2503 14.3~ 6056 15.7~
1940 to 1949 549 3. 1~ 1976 5. 1~
Before 1939 662 3.8~ 2260 5.9~
Total 17, 522 100. 0~ 38, 441 100. 0~
(1) Data are estimates based on a sample and may differ from
complete count data.
Source: 1980 Census Handbook, UF, BEBR; 1980 U. S. Census.
January 9, 1990 5- 4 HOUSING
T.ABLl3 5-3
YS~B-RODI~ID HOIISI NG II~II TS BY TYPE, 1980
ST. LIIQ $ COIINTY
Unincorporated County-Wide
Type of Unit Number Percent Number Percent
Single-Family 10, 478 59. 8~ 23, 232 60. 4~
Detached
Single-Family 298 1.7& 779 2.0~
Attached
Duplex 788 4. 5~ 3, 161 8. 2~
Multifamily 1, 248 7. 1~ 5, 221 13. 6~
(3 units & up)
Mobile Homes 4, 710 26. 9~ 6, 048 15. 7~
Total 17, 522 100. 0~ 38, 441 100. 0~
Source: 1980 U. S. Census
Traditionally, St. Lucie County has attracted retirees and
vacationers who prefer single units over condominiums.
General Development Corporation (GDC) developed Port St. Lucie in
response to this desire for single family, lower cost housing in
a rural or semi-urban setting. However, this trend is changing,
partially as a result of increasing numbers of younger working
individuals and families who are moving to the County on a
permanent basis. As this segment of population increases there
will be a greater demand for a variety of housing opportunities,
including rentals. Typically, multifami.ly rental housing can
serve as an affordable housing alternative for families or
individuals who do not wish to own a home or can not afford one.
Housing Occupancy
Table 5-4 presents housing occupancy patterns for St. Lucie
County in 1980. The 1980 Census data shows that 66.4% of all
housing uni.ts in the unincorporated County are owner-occupied
while only 57.2~ are owner-occupied Count,y-wide. Units occupied
January 9, 1990 5- 5 HOUSING
by renters make up a greater percentage County-wide (27.4~) than
for the unincorporated area (16.6~). This indicates that there
is a greater availability of rental units within the cities than
in the unincorporated County.
A review of historic trends as reflected in census data indicates
that the percentage of owner-occupied units has been on the
decline. Prior to 1960, 92~ of the housing stock (all types - a
breakdown by type is not readily available), was owner-occupied.
During the 1960's this percentage declined to 86.9~. During the
1970's, owner-occupancy further declined to 77~ of the housing
stock, and by March of 1980, owner-occupied units were at 68~ of
the total. This trend has continued through the 1980's as St.
Lucie County changes from a rural, low cost retirement and
vacation area to a thriving urban area. While a breakdown of
occupancy by housing type is not readily available, the
increasing number of rental-occupied units suggests ongoing
pressures for rental units, either single family, duplex, or
multifamily.
T~BLS 5-4
HOIISIHG OCCOP~iCY PATTl3RNS, 1980
' ST. LIICI E CODN'1'Y
Unincorporated County-Wide
Ownership Number Percent Number Percent
Owner-Occupied 11, 636 66. 4~ 21, 978 57. 2~
Renter-Occupied 2, 910 16. 6~ 10, 528 27. 4~
Vacant 2, 976 17. O~S 5, 935 15. 4~
Total 17, 522 100. 0~ 38, 441 100. 0%
Source: 1980 U. S. Census
Housing Cost
The cost of housing in St. Lucie County involves several
variables. Rent, value of owner-occupied units, monthly cost of
January 9, 1990 5- 6 HOUSING
owner-occupied units, and rent-to-income ratio for renter-
occupied units are all measures of housing cost. Although the
housing stock overall is slightly newer in the County as a whole
than for the unincorporated County, land prices for the
uni.ncorporated County are lower. Lower land prices, in turn,
have allowed housing costs to be slightly lower for the
unincorporated County.
Table 5-5 presents monthly gross rents of renter-occupied units
in the County for 1980. The County wide monthly gross rent
distribution is more even than the unincorporated County.
Analysis of Table 5-5 indicates the incorporated County offers
more rental units in the lower and higher rental price ranges,
while most of the rental units in the unincorporated County are
concentrated in the middle, and upper middle price ranges.
In the unincorporated County, 58.1~ of units have monthly rents
between $200 -$349, compared to 42.8~ County-wide. The median
monthly rent is $204.00 for the entire County, in Ft. Pierce
$205. 00, and in Port St. Lucie $396.00. Median rent for the
uni.ncorporated County is not specifically available; however, the
data suggests that in 1980 it was in the range of $250 -$275 per
month.
The value of owner-occupied housing units in St. Lucie County is
presented in Table 5-6. Value distribution is fairly even, with
the County-wide median value being $44,100 in 1980. The 1980
median value for the unincorporated portion of the County is not
readily available but appears to be around $35,000, or about
$10,000 less than the County-wide value. This is in part due to
lower land costs, coupled with the higher percentage of mobile
homes in the County. As a comparison, according to the U. S.
Census, the median value of owner-occupied housing for the State
of Florida was $45, 100 in 1980.
Another measure of housing cost is the monthly owner cost for
owner-occupied housing units. Table 5-7 indicates that monthly
costs for the unincorporated area are generally less than those
County-wide. In 1980, approximately 47.2~ of the mortgaged homes
in the unincorporated County had a monthly cost less than.
$300. 00, compared to 43. 2~ County-wide. The median monthly costs
for mortgaged units was $324 County-wide. The median monthly
cost for the unincorporated area is not available but the data
indicate it to have been approximately $300.00 -$310.00. Table
5-7 also shows that non-mortgaged units follow the same trend, in
that monthly owner costs generally are lower in the
unincorporated County than for the County as a whole.
Some general comments can be made about housing costs and values
in St. Lucie County. It has been noted that Port St. Lucie
exhibits higher median rents and values than either Ft. Pierce or
the uni.ncorporated County. Several factors account for this.
Ft. Pierce is an older city with older housing stock, but higher
land values. However, these higher valued properties are not all
January 9, 1990 5- 7 HOUSING
TgBL13 5-5
1~ONTHLY G80SS RSNT OF RENTSR-OCCUPIED HOIISING D~IITS, 1980
ST. LIICZ S COIINTY
IInincorporated County-Wide
Gross Rent Number Percent Number Percent
Less than $50 0 0.0~ 55 . 5~
$50 - $99 26 1.0~ 640 6.3~
$100 -$149 201 7. 4~ 1, 209 11. 9~
$150 -$199 194 7. 1~ 1, 278 12. 5~
$200 -$249 554 20. 4~ 1, 687 16. 6~
$250 -$299 587 21. 6~ 1, 533 15. 0~
$300 -$349 439 16. 1~ 1, 149 11. 3~
$350 - and up 457 16. 8~ 2, 166 21. 3~
No Cash Rent 262 9. 6~ 472 4. 6~
Total 2, 720 100. O~C 10, 189 100. 0~
Median Monthly N/A $204.00
Rent
Source: 1980 U. S. Census
January 9, 1990 5- 8 HOUSING
T~BI.$ 5-6
VALIIE OF Oi~1NS8-OCCIIPI SD HOIISI NG UHI TS, 1980
ST. LIIQ E COIINTY
Unincorporated County-Wide
Value Number Percent Number Percent
Less than $10, 000 96 1. 2~ 237 1. 5~
$10, 000 -$19, 999 448 5. 7~ 964 6. 0~ .
$20, 000 -$29, 999 1, 262 16. 0~ 2, 314 14. 5~
$30, 000 -$39, 999 1, 652 20. 9~ 3, 176 19. 9~
$40, 000 -$49, 999 1, 470 18. 6~ 3, 007 18. 9%
$50, 000 -$59, 999 1, 026 13. 0~ 2, 216 13. 9~
$60, 000 -$79, 999 1, 101 13. 9~ 2, 338 14. 7%
$80, 000 -$99, 999 376 4. 8~ 810 5. 1~
$100, 000 -$149, 000 338 4. 3~ 677 4. 2~
$150, 000 and up 128 1. 6~ 212 1. 3~
Total 7, 897 100. 0~ 15, 951 100. 0~
Median N/A $44, 100
Source: 1980 U. S. Census
January 9, 1990 5- 9 HOUSING
T~BLE 5-7
1rIONTHLY 0~1NSR COSTS FOR Of~II~iSR-OCCIIPI $D QHI TS, 19 80
ST. LIICI E COIINTY
1rlonthly Owner
bY IIaincorporated County-I~1ide
l~iortgage Status Nusber Percent 8umber Percent
With a Mortgage
Less than $100 52 1.0~ 93 0.9~
$100 - $149 290 5.6~ 527 5.2~
$150 - $199 451 8.8~ 925 9.2$
$200 -$249 839 16. 1~ 1, 370 13. 6~
$250 -$299 818 15. 7~ 1, 441 14. 3~
$300 -$349 734 14. 1~ 1, 420 14. 1~
$350 -$399 612 11. 7~ 1, 235 12. 3~
$400 -$449 477 9. 1$ 956 9.5~
$450 - $499 284 5.4~ 708 7.0~
$500 - $599 350 6.7$ 693 7.0~
$600 - $749 210 4.0~ 478 4.8~
$750 and up 97 1. 9~ 213 2. 1&
Total 5, 214 100. 0~ 10, 059 100. 0~
Median N/A $324
January 9, 1990 5- 10 HOUSING
T~BLE 5-7 (CONTI~iQED)
1rIONTHLY O~TER COSTS FOB O~1NSR-OCCIIPIED III~IITS, 1980
ST. LIICI R COIIN'1'Y
l~onthly Owner
bY IIai.ncorporated County-~1ide
l~ortgage Status Nusber Percent Nuaber Percent
Not Mortgaged
Less than $50 303 11. 1~ 441 7.4~
$50 -$74 588 21. 5~ 1, 186 19. 9~
$75 -$99 705 25. 8~ 1, 405 23. 6~
$100 -$149 755 27. 7~ 1, 886 31. 7~
$150 - $199 253 9.3~ 647 10.9~
$200 - $249 88 3.2~ 315 5.3~
$250 and up 38 1.4~ 70 1. 2~
~
Total 2, 730 100. 0~ 5, 950 500. O~s
Median N/A $gg
Source: 1980 U. S. Census
January 9, 1990 5- 11 HOUSING
being used for housing, but also are being developed for
commerci al 1 and us es . Port St. Luci e, on the other hand, has
very little commercial land. That City was platted and somewhat
improved by GDC in advance of sales. Therefore, while the
housing stock is similar in character (size, etc.) to the single
family stock in the unincorporated County, it brings higher
rental or purchase prices due to costs of land plus roadways and
drainage improvements which were put in place by GDC. Finally,
the higher number of mobile home units in the unincorporated
County, coupled with lower land costs, decreases the overall cost
of housing, when compared with Ft. Pierce and Port St. Lucie.
A comparison between housing costs and income can provide some
insight into the affordability of housing in St. Lucie County.
Table 5-8 presents median annual income, median housing payments,
and the percentage of income spent on housing for renter-occupied
and owner-occupied units for Ft. Pierce, Port St. Lucie, and St.
Lucie County overall. Median values are not available for the
unincorporated area of the County. Therefore, County-wide values
and those for the cities were reviewed. General conclusions were
made for the unincorporated area using these data.
Housing Cost to Income Ratio
Affordable housing is generally defined as housing whose costs do.
not exceed 30~ of gross family income. Housing costs for owner
occupied uni.ts include mortgage payments, insurance payments,
property taxes, utilities, and any homeowner association fees.
Costs for rental housing include contract rent and utilities. As
is shown in Table 5-8, the median rent County-wide consists of
23.2~ of inedian income for rente=s. Because the rent values for
the cities were higher than those County-wide, the unincorporated
area must have had a lower value than County-wide rents. This
indicates that renters, who are near the median income level and
live in the unincorporated County, were spending a reasonable
percentage (less than 23.2~) of their income on rent in 1980.
Table 5-8 also estimates the percentage of income spent on
mortgages by home owners. County-wide residents with incomes
near the median appeared to have been spending a reasonable
percentage of income on mortgages (25. l~s) in 1980. In
comparison, residents of owner-occupied units in Port St. Lucie
spent 35. 6~ of their income on mortgages, while in Ft. Pierce
23.9~ of income is expended on mortgages. Therefore, homeowners
in the unincorporated area were spending approximately 25%-30% of
their income on mortgages in 1980.
Comparing median incomes and median monthly housing costs
provides a measure of central tendency for housing cost to income
ratios. However, comparisons of inedians do not provide a
complete picture of how incomes and housing costs are distributed
throughout the population. For example, medians do not provide
information on how many people are at the upper or lower income
brackets, or how many people are at a specific housing cost
category.
January 9, 1990 5- 12 HOUSING
~~RLE 5-8
I~DI~i INCO1sS AND HOIISING COST, 1980 .
ST_ LIICI $ CODNTY, FT. PI ERCE ~I~ID PORT ST. LIICI R
Ft. Pierce Port St. Lucie County-Wide
Renter-Occupied
Median Annual Income $ 7, 550 $17, 633 $10, 528
Median Monthly Rent $ 205 $ 396 $ 204
Percentage of Income 32.6~s 26.9~ 23.2~
Spent on Rent
Owner-Occupied
Median Income $14, 355 $13, 188 $15, 499
Median Monthly Cost $ 286 $ 391 $ 324
(Mortgaged)
Percentage of Income 23.9~ 35.6~ 25. 1~
Spent on Mortgage
Source: 1980 U. S. Census.
January 9, 1990 5- 13 HOUSING
Condition of Housing
Several measures were used to estimate the condition of housing
in St. Lucie County. Plumbing, heating and kitchen facilities, .
and overcrowding characteristics were applied to determine the
generalized condition of the housing stock in the County. Table
5-9 summarizes the data estimating the condition of County
housing stock.
In 1980, the percentage of housinq units in the unincorporated
area of the County lacking complete plumbing was 0.4% compared to
2. 1~ County-wide. Units lacking heating and complete kitchen
facilities combined constituted 1.9~ of the housing units in the
unincorporated area and 4.6~ County-wide. Overcrowded units are
much less prevalent in the unincorporated County (3.5~) than
County-wide (5.2~). These data indicate that overcrowded uni.ts
and units lacking some facilities are concentrated more in the
cities than in the unincorporated area.
While the above information is helpful in determining the overall
condition of the County's housing stock, it does not identify or
measure the amount of substandard housing in the unincorporated
County. There is a need to define standard and substandard
housing on a case-by-case basis in a way that can be established
through a windshield survey. Therefore, the following
definitions will be applied in unincorporated St. Lucie County:
SUbStanAarr~ gousing: A housing unit shall be considered
substandard if there is visible exterior deterioration to
the main structure and/or any additions to the building.
This includes roofs, walls, porches, steps, and doors. To
be considered standard, the structure shall be able to
protect the inhabitants from outside elements penetrating
through the doors, roofs, floors or walls of the structure.
Dwelling units in the substandard category are further
categorized into those units which are deteriorating and units
which are dilapidated.
Deterioratinq IIaits: Dwelling units that have visible
deficiencies which indicate that deterioration is present.
These units can be economically repaired to provide safe
adequate housing. Examples of these deficiencies could
include loose or missing boards, sagging porches, lack of
exterior paint, etc. These deficiencies are signs of
neglect and could lead to serious structural damage if they
are not repaired.*
Dilapidated IIni.ts: Dwelling units which lack basic
facilities and are in such a state of deterioration that it
would not be economically feasible to repair them. Examples
of deficiencies include: holes; open cracks of missing
materials over large areas of floors, walls or roofs;
January 9, 1990 5- 14 HQUSING
T~BL$ 5-9
CONDITION OF HOIISING, 1980
ST. LIIQ E COIINTY
Uni.ncorporated County-Wide
Number Percent Number Percent
Complete Plumbing 17, 551 99. 6~ 37, 693 97. 9~
Lacking Complete 69 0.4~ 806 2. 1~
Plumbing for
Exclusive Use
Lacking Heating 240 1.4~ 996 2. 6~
Lacking Complete 82 0. 5~ 754 2.0~
Kitchen -
Overcrowded (1.01 Persons
Per Room & IIp)
Renter-Occupied 258 1. 5~ 1, 342 3. 5~
Owner-Occupied 365 2. 1% 678 1.8~5
Total 623 3. 5~ 2, 020 5. 2~
Total Year-Round Units 17, 620 100. 0~ 38, 499 100. 0~
Source: 1980 U. S. Census
January 9, 1990 5- 15 HOUSING
leaning walls or structures; severely sagging roof lines;
damage by fire or weather; structures built of makeshift
materials, etc. These units generally require demolition.* .
*These definitions were originally developed by the Martin
County Community Development Department.
The County needs to apply the above definitions to a physical
survey to establish particular units which require attention.
Present knowledge of substandard units in the unincorporated area
of the County is that these units are concentrated in areas
adjacent to the north and northwest boundary of the Ft. Pierce
City Limits. A windshield survey will be completed by August 31,
1991. Through this survey, the County will be able to determine
the actual location of all substandard uni.ts in the
unincorporated area.
Sub~idized Public Housing
Currently, a small amount of subsidized public housing is
available in the unincorporated County. These units were
approved by the St. Lucie County Commission in 1982 and are
admini.stered by the F~. Pierce Housing Authority. Twenty, four-
bedroom, single family units are located on Juanita Avenue.
These units are owned by the Housing Authority of the City of Ft.
Pierce and are subsidized by the Department of Housing and Urban
Development's (HUD) Conventional Public Housing Program.
The Housing Authority leases the units to low income tenants.
Currently the Authority also provides 644 units of Section 8
Housing under the HUD Housing Assistance Program. Eight (8) of
these units are in the unincorporated County. With the Section
8 Program, the Authority contracts for housing from the owner who
leases to low income tenants. The low income tenant then pays
the private landlord thirty percent (30~) of his adjusted gross
income, with the Authority subsidizing the landlord the balance
of the rental payment.
Group Homes
The Florida Department of Health and Rehabilitative Services
(HRS) licenses a number of different facilities which are
generically referred to as group homes. These homes, which
serve both adults and children, are located throughout St. Lucie
County. Table 5-10 provides a listing of group homes currently
serving St. Lucie County. Family foster homes also provide
housing opportunities. However, this service is located within.
individual fami.lies.
January 9, 1990 5- 16 HOUSING
T~BLE 5-10
GRODP HOl~SS
ST_ LIIQ E COIINTY
(BEDS)
FACILITY NAME ADDRESS CAPACITY
ADULT FOSTER HOME
Anderson Foster Home 2604 Juanita Ave. 3
Cox Foster Home 4105 Juanita Ave. 3
Crumbley Foster Home 301 Anderson Dr. 3
Magrie~s Foster Home 3427 Southern Pine Dr. 3
McDonald Foster Home 1701 N. Canal St. 3
Moore Foster Home 2305 N. 15th St. 3
Morris Foster Home 1706 N.18th St. 3
Patterson Foster Home 703 N. 21st St. 3
Wrubl as ky Adul t Home 70 6 Ani ta Ave. 3
ADULT CONGREGATE LIVING FACILITIES
Midway Inn 5090 Dunn Rd. 8
Randolph Home 1712 Ave. O 17
Ritchie Manor 4704 Oleander Ave. 12
Vance' s Home 683 Lott St. 6
Shirley Cagle Group Care Home 5615 Oleander Ave. 12
MENTALLY ILL GROUP HOMES
Crisis Stabilization Unit 800 Avenue H 20
Substance Abuse Detoxification Unit 800 Avenue H 22
Group Home 912 Avenue I 16
Group Home 712 North 7th St. 14
Supervised Apartments 909 Avenue J 32
Substance Abuse Halfway House 280 Copenhaven Rd. 15
DEVELOPMENTALLY DISABLED FOSTER HOMES
Bunkowitz Foster Home 8008 Arthurs Road 3
Hines Foster Home 1032 SW 27th St. 3
Dailey Group Home 2197 SW Venus Ave. 6
Johnson Group Home 2604 Bennett Drive 4
Schenk Group Home 401 N. 21st St. 5
Trinity Group Home 1700 North 16th St. 6
January 9, 1990 5- 17 HOUSING
T~BLE 5-10 (continued)
GROIIP HO1~SS
ST. LIIQ E CDIINTY
(BEDS)
FACILITY NAME ADDRESS CAPACITY
CHI LDREN, YOUTH, AND FAMI LI ES
GROUP RESIDENTIAL CHILD CARE
St. Lucie County
Youth Hall 4590 Selvitz Rd. 20
FAMILY FOSTER HOMES
Not Publishable 49
OTHER CHILD CARE FACILITIES
REGI STERED, NOT LI CENSED
Victory Children' s
Home 4520 Selvitz Rd. 21
Total 306
Source: Florida Department of Health and Rehabilitative Services,
1988
l~iobile Homes
Table 5-3 indicates that, in 1980, approximately 27°~ of the total
housing units in the unincorporated part of St. Lucie County were
mobile homes, compared with 15.7~ County-wide and 9.6~ in the
State. Mobile homes offer several advantages to the owner
including a lower cost than site built housing and ease of
maintenance.
In 1989, there were 12,183 mobile/manufactured home sites
available in the unincorporated County. These sites do not
include sites that are available for recreational vehicles and
travel trailers. These sites are within 29 different parks,
which are located between the Indian River and Sunshine State
Parkway. The majority of these parks are located within 1 and
Januarv 9. 1990 5- lA H(~TiGTN(_
1/2 miles of US 1. Most of the mobile/manufactured home parks
are designed as retirement communities. These adult communities
make up 96~ of mobile/manufactured homes in the unincorporated
County. There are 11,661 mobile/manufactured home sites designed
for this purpose. An additional 522 mobile/manufactured spaces
are available which are not designated as adult only.
These sites are located within 10 different parks and make up 4~
of the total mobile/manufactured home sites in the uni.ncorporated
area. Appendix A provides a complete listing of both types of
mobile/manufactured home communities. In addition, mobile homes
are also found on individual building sites in many areas of the
County.
Previous discussions provide some insight into the reasons for
the number of mobile homes in the unincorporated County. While
mobile homes are on the decline as a percentage of housing stock,
in terms of actual numbers they are increasing. In this respect,
they continue to provide an important source of affordable
hous i ng i n St. Luci e County.
Historically Signi£icant Housinq
Casa Caprona, built in 1926, is the only site in the
unincorporated portion of St. Lucie County that is listed on both
the National Register and the Florida Master Site File as being
historically significant. The significance of this site is
derived from its prominent role in the County's history and its
Spanish-Mediterranean architecture. Today, Casa Caprona, located
to the southeast of the St. Lucie County International Airport,
has been converted to condominiums.
In the past, neither St. Lucie County nor any nonprofit groups
have undertaken any conservation or rehabilitation projects in
the unincorporated County. These type pro~ects have been limited
to private, individual actions.
The St. Lucie County Parks and Recreation Department has been
awarded a grant to conduct a reconnaissance level architectural
and historical site survey of the unincorporated area of St.
Lucie County. The scope of work will include:
1. Historical research in order to develop a chronology of
events and identify individuals significant in the
County' s hi s tory.
2. A field survey and inventory of buildings to be
surveyed under the criteria for such survey issued by
the Florida Department of State.
3. Preparation of Florida Master Site File forms for all
structures and buildings under the rules of the Florida
Department of State.
January 9, 1990 5- 19 HOUSING
4. Preparation and submission of required reports,
photographs and supporting documentation as required
under the Department of State rules for Historic and
Architectural Survey.
The Community Development Department will offer any assistance
possible toward the completion of this site survey and toward the
attainment of future historic preservation grants.
Rura1 and ~iiqrant Faraworker Housing
The agricultural industry is an important component of the~
County's economy. This agricultural industry brings in a
substantial number of migrant workers each year. Therefore, a
significant need exists for migrant and farmworker housing in the
County. Table 5-11 presents employment and income data for the
rural portion of St. Lucie County in 1980.
These data show only 279 persons living in the Census-defined
rural are employed in non-managerial farm occupations. A review
of the data also shows that 7.5 per cent of families in rural
areas have incomes below poverty level compared with 12.3 per
cent Countywide.
TABLS 5-11
BCONOI~II C CH~RACTSRI STI CS OF THS
BIIR~I. PORT.IOH OF ST_ LIIQE COUNTY - 1980
Number Percentage
Employment:
Total employed persons 16
years old and older 4,980
Farm occupations except managerial 279
I ncome:
Total households in rural area 5,157
Median Rural Household Income $15,182
Percentage of St. Lucie County
medi an i nc ome 10 9. 4
Rural households earning less than
$10, 000 per year 1, 533 29, 7
Countywide households earning less
than $10, 000 per year 11, 519 35. 4
Rural families with incomes below
poverty level 3p2 ~.5
Countywide families with incomes
bel ow poverty 1 evel 3, 0 3 5 12. 3
January 9, 1990 5- 20 HOUSING
Table 5-12 presents estimates of the monthly "low", "high", and
"average" total number of migrant workers in the County. The St.
Lucie County School Board estimates that for the 1988-1989 school
year, 2, 309 mi.grant children were identified, representing 1, 056
households.The average estimates for number of workers, (11,306) plus
the number of migrant children (2,309) equals an estimate of at least
13,615 persons in migrant farmworker households. No figures are
available for any preschool children or spouses that may be
accompanying migrant farmworkers to the County.
TABI,$ 5-12
ESTIMATSS OF
TOTAL I~ER OF 1rII GR~NT p+DRBSRS I8
ST. LIIQ $ CODNTY DIIRI NG PI CSI NG SB~SON
Low 9, 6 2 3
Hi gh 13, 14 9
Average 11, 386
Source: Florida Office of Public Health and Primary Care,
report of May 13, 1987, quoted by Florida Community
Health Centers, I nc.
There are no reliable data available on household size; therefore
there is no reliable means to calculate the number of households these
persons represent. However, Table 5-13 shows the result if the number
of workers per household is assumed to be one, two, and three.
T~BLS 5-13
$STII~TSS OF HiJMBEB OF MI GR~N'P HOIISI3HOLDS,
B~SED OH TSLtSS DIFFEREH'P ~SSDMPTIONS gBODT AORI~RS PER HOIISEHOLD
Number of Worker Number of
Per Household Migrant Households
1 11, 306
2 5, 653
3 3, 767
January 9, 1990 5- 21 HOUSING
Housing ~ctivity
Table 5-14 presents residential building permit activity between
1980-1987 for St. Lucie County (County-wids), and between 1980-
1988 for the unincorporated County. It provides the number of
permits issued for single family and multifamily unit type.
T~BLS 5-14
BIIILDIHG P13R1~IIT ACTIVITY, 1980-1988
ST. LIIQE CODNTY
Number of Permits Issued
Unincorporated County-Wide
Si ngl e Mul ti - Si ngl e Mul ti -
Year Family Family Family Family
1980 392 741 1, 969 1, 113
1981 590 2, 207 1, 569 4, 103
1082 280 394 1,263 856
1983 429 1, 027 2, 072 1, 330
1984 363 397 1,909 935
1985 469 328 1,578 829
1986 518 318 1, 803 1, 075
1987 951* 216* 2,610** 549**
1988 1,014* 503* NA NA
Total 5, 006 6, 131 14, 773 10, 790
Source: University of Florida, BEBR, Building-Permit Activity
in Florida, 1980 through 1986.
* St. Lucie County Department of Community Development.
Treasure Coast Profile of Growth, 1987 and 1988 Reports,
University of Florida, BEBR.
January 9, 1990 5- 22 HOUSING
Housing construction has increased ateadily in the last decade.
In 1987 new building permits in the unincorporated County alone,
increased by 40%, and again by 30~ in 1988. Table 5-14 indicates
that between 1980 and 1986, most of the building permits in the
uni.ncorporated County were for multifamily units, while the
maj ority ( 62. 3~ ) of single family permits were for the cities,
particularly Port St. Lucie. The skew in multifamily building
permits for the uni.ncorporated County between 1980-1986 is due to
the construction of a large number of high rise condominium
projects on the islands. Multifamily housing comprised 18~ of
new housing permits in 1987, and 33~ in 1988.
AN~LYSIS
This section provides pro~ected population and housing
characteristics. Land requirements for the projected housing
needs and the relationship of the public and private sector in
the housing delivery system are discussed.
Proj ected Population and Housinq Characteristics
High County-wide population pro~ections from the University of
Florida, Bureau of Economic and Business Research (BEBR) were
used to project housing demand for St. Lucie County. Persons per
household were then projected and applied to the total population
to determi.ne pro~ ected households, or occupied housing units, for
the entire County.
Future housing need and supply were projected for the entire
County because organizations and mechani.sms that respond to
housing demand do so on a County-wide basis. Housing delivery
systems, lending institutions, builders, and contractors do not
recognize municipal boundaries in St. Lucie County. Therefore,
estimating future housing needs and conditions for the St. Lucie
County Comprehensive Plan should be done on a County-wide
approach, while recognizing municipal boundaries when necessary.
Proj ections of population, persons per household, and housing
occupancy for St. Lucie County are provided in Table 5-15.
Persons per household is expected to continue to decline, but at
a decreasing rate. A pro~ected reduction in persons per
household reflects what is occurring in the State and nation.
This trend, however, is expected to be tempered in St. Lucie
County by a continued attraction of younger households with
children to the County.
Table 5-15 also provides projections of the total number of
housing units for the County. Total housing units include
occupied housing units, units held for occasional use by seasonal
residents, and units in transition (vacant and for sale or rent).
Projections of total housing units are dependent upon anticipated
occupancy rates. High occupancy rates usually mean housing supply
is tight in relation to demand. Low occupancy rates usually
January 9, 1990 5- 23 HOUSING
TBBLR 5-15
U~IIHCORPORATSD COUNTY POPULATION AND HOIISING COUNTS AND PROJECTIONS,
1980-2015
Unincorporated Persons
Permanent Per Housing Occupancy
Year Population Household Households Units Rate
1980 38, 097 2. 60 14, 631 19, 336 75. 7~
1990 59, 466 2. 44 24, 371 27, 110 89. 9~
1995 69, 266 2. 40 28, 861 33, 906 85. 1~
2000 77, 052 2. 37 32, 511 40, 423 80. 4~
2005 84, 029 2. 36 35, 606 47, O11 75. 7~
2010 90, 511 2. 35 . 38, 6880 54, 200 71. 4~
2015 93, 045 2. 34 39, 763 59, 784 66. 5~
Sources:
1. Tbl. 2.05 Florida Statistical Abstract
2. Tbl. 1, U. S. Census; General Housing Characteristics
3. "Population Studies", U.F. Bureau of Economic and Business.
Research
January 9, 1990 5- 24 HOUSING
reflect an over supply of housing. In 1985, the occupancy rate
was estimated at 77.3~, a significant decline from the 1970 rate
of 89.9~. However, recent University of Florida, BEBR,
projections estimate that by 1990, the population of St. Lucie
County will have increased by 30.5~ since 1985. This rapid
growth places a greater demand upon housing supply. Therefore,
it was estimated that the occupancy rate has increased from the
1985 rate.
It should be noted that the temporary decline in occupancy rates
during the late 1970s and early 1980s parallels the County's
period of rapid growth and subsequent changes in socioeconomic
characteristics. The rapid urbanization of the County led to a
boom in housing construction to which the population (and
subsequent occupancy) is only now catching up. This is a common
situation in an area that is rapidly changing from a rural to an
urban environment.
Table 5-16 separates the projected number of dwelling units into
single family and multifamily type. The table was prepared using
the County-wide proportion of single family and multifamily
building permits issued between 1980-1987. During this period, a
total of 25,563 residential permits were issued. Of this total,
14,773 or 58% were single family, and 10,790 or 42~ were
multifamily permits. These proportions were applied to the
County-wide proj ected housing units.
T~BI,$ 5-16
PRiO~TSCTSD HOIISIHG D~1ITS BY TYPE, 1990-2015
ST. LIICI $ COD~i'i'Y
County-wide Onincorporated County
Year Single-Family Multifamily Single-Family Multifamily
1990 41, 378 29, 964 12, 471 14, 639
1995 51, 750 37, 474 16, 614 17, 292
2000 61, 698 44, 678 21, 020 19, 403
2005 71, 755 51, 960 25, 386 21, 625
2010 82, 727 59, 906 30, 352 23, 848
2015 91, 249 66, 077 34, 674 25, 110
Source: St. Lucie County Department of Community Development
January 9, 19 90 5- 2 5 HOUSI NG
The proportion of housing units in the unincorporated County to
all housing units within the County was calculated by dividing
total unincorporated building permits by total County-wide
building permits for the years 1980-1987. During this period the
unincorporated County accounted for 38~ of all new building
permi,ts issued within the County. This proportion was held
constant for the projections in Table 5-16. Likewise, the
relationship between building permits by housing type, for the
unincorporated County, between 1980-1988, was applied to project
new multifamily and single family uni.ts in the unincorporated
County. This proportion was not held constant for all
projections. Most of the multifamily building activity i n the
unincorporated County occurred in 1981 and 1983. Since that time
single family housing construction has increased, especially in
the last two years. Therefore the proportion of projected single
family houses for the unincorporated County was gradually
increased, from 45~, until it approximated the present County-
wide housing mix (58~).
Housinq Needs
Since the Census data on percentage of income spent for housing
by each income group are unavailable, an estimation procedure has
been devised to approximate this information.
Using 1980 Census data, the households in Ft. Pierce and Port St.
Lucie were subtracted from the income distribution for the entire
County. The remaining households, shown by income range in Table
5-17, include the unincorporated County and St. Lucie Viilage.
In the table, each income range was paired with one or more
ranges of home ownership cost and renter cost in such a way that
housing cost is about 30 per cent of the midpoint of the income
range. Next, assumptions were made that homeowners paying no
mortgage and mobile home dwellers are distributed across the
income groups in the same proportions as the population in
general. These homeowner, renter, and mobile home dweller
populations were added together for each income group. This sum
was subtracted from the known number of households in the income
range, with the result being an estimate of the shortfall or
surplus of housing in that particular income range.
Although the assumptions behind the table allow several
possibilities for error, they are reasonable for St. Lucie
County, where retirees may well own a home with no mortgage and
yet show a low income, and where lots in upscale mobile home
retirement communities may be quite expensive.
Given that the table shows the best available indication of
whether there is a shortfall or surplus of housing for a
particular income group, the conclusion to be drawn from this
analysis is that the shortfall of appropriately priced housing
lies with the lower (less than $10,000 annually) and higher
($20,000 or more annually) income ranges. These two income
ranges show different housing needs and will be discussed next.
January 9, 19 90 5- 2 6 HOUSI NG
7'NSI~i 5-V
19t10 110U.4[•]1()Il) 1N(7(7Mfi ANI) M~f1111.1f IKx~iI.NC (X7C.T
4 lIN I NOOItt'OltA7'Fn S'f . I A1C:I F. QxRd1Y
a
~
G
a
h stxxasn•v c rr~rn~vc-a: ~
F[XYI7IGY Fi"lNtil(.Y l'111iLIC
IIOU.SING CnSC RINCAL a+tJE12 S[IARf's SIW2['s IqUSING/
~ AMJWL MkIlii~32 Ol~ [1~SFD ON 30 ~ [~t~N11~Y I~RTS OOCUPIFD UNITS OC OF SUCPION 'R7CAL SIAtPI.US/
IN(1ThIl's` (10USQIDID6 HMNJ[IAI. INOOih1E Qd06S RIIYf AVAIIl\tl[E OO~P AVAIUI[3IE No-KJK1C'11(.~ ['~D(3IIE [IOMFS 8 AVAiIl1[3[F, S110R7FA[.1.
r
~
~
p I~S '1111?N IFSS [FSS
$5000 1657 $ 63 1~~1N S99 288•• 11iAN $100 52 308 430 28 1,lOG - 551
$5000 - $7499 1293 $ 156 $100 - $149 201 $L00 - $149 290 240 335 1,066 - 227
$7500 - $9999 1637 $ 219 $150 - $249 748 $150 - $249 1,290 306 426 2,770 r1,133
$L0,000 - $14,999 3096 $ 313 $250 - $349 1,026 $250 - $349 1,552 579 808 3,965 + 869
$15,000 -$19,999 2333 $ 438 $350 OR t~ClE2E 457 $350 -$449 1,089 434 605 2.585 * 252
$20,000 -$24,999 1632 $ 563 $450 -$599 634 306 426 1,366 - 266
$25,000 $34,999 1700 $ 750 $600 -$749 210 317 442 969 - 731
tJ1 $35,000 -$49,000 842 $ 1063 $750 OR hC)[tE 97 ~ 158 221 672 - 611
~ $50,000 - OR MDRE 441 82 114
N
v
7rirAL 14,631 mTAL 2,720 1t7cAL 5,214 2,730 3,807 28
90tkiCE: 1980 pS (3~3~SOS
• 1I~ h1IDPOINr OF F1~(~I INQ~ CAT~(~ORY FF~S OSED 11D CAI~CIJLA7E A[
FOkiOAB[E MJNI4ILY EIDOSING Q06T.
ZHIS 1~PAL II~Q.ODFS 262 QIITS 7~1T E~,vE NO CA.SF~ RI•NP. .
Additional Notes: •
1. 6o~oearmecs haviug m m~rtrjage wec+e assunad to 6e distributed pinportionately acives all
inooioe gc+oug~s.
2. Mobile home oowpants are rot incl~~ded in O~is tables on tnu.4ing ao~ts. ltiey ti+ere
aQG•~ to be distrihuted p~nportionately aioong all gra~s. St. Luci.e oamty
oontains a nuobex of "~ec-ale" adult mobile haoe parl~, making t11is ~ a plausible
x
O 3. The total of haLVr~~olds for whau housing aosts are c+eport.rd, plus mobile haoe dwellers,
G 152 less than the total nmber of ha~iolders for wtnm iitioaoe ractiges are givel?.
N 7t~ese 152 hoaseholds are asamad to be living in eeasaial dwellings. Shortfall estimates
are too high to the e~ctert that the~e ha~tiolders fall within a particular inoo~ae gcv~~.
~A
The lower income groups must resolve the housing shortfall
situation by paying more than 30 per cent of their incomes for
housing. The options for solving this problem include increasing
income, decreasing rents and mortgage costs for existing housing
stock through subsidies, or increasing supply of housing within
an affordable price range. The County has selected increasing
income and increasing the supply of low-income housing as being
preferable to subsidies.
Increasing income of the low-income households will be addressed
through implementing recommendations of the optional Economic
Development Element of this Comprehensive Plan, which will be
prepared at a later date.
Increasing the supply of low-income housing can be accomplished
either through construction of new housing affordable to the
lower income ranges or through rehabilitating existing housing
that is now substandard. The approach to developing more
affordable housing for low-income households may be either
through the public or private sector; St. Lucie County has chosen
to rely on the private sector, including nonprofit organizations,
to produce or rehabilitate housing to meet this need.
Specifically, the policies in this element call for a housing
task foroe that will identify and assist an existing sponsor or
set up a new nonprofit corporation to undertake production of
housing for the lower income groups. No preconceived method of
operation is established through this element, in order to leave
maximum flexibility for the housing task force to explore private
sector possibilities freely.
The issue of housing need among the higher income groups presents
a different problem. Table 5-17 shows a considerable shortage of
units in the appropriate cost ranges for these income groups.
These households will compete with those of more moderate incomes
for the available supply of moderate-income housing. While there
is a surplus supply of housing in the middle income ranges, the
price of such housing can be expected to rise if higher income
households are competing for the same housing units. In
addition, the lack of executive housing may be a factor limiting
the success of the County in attracting new industry or other
economic base activity.
To address the issue of housing for the higher income groups, the
Residential Estates (RE) future land use designation has been
introduced in the Future Land Use Element to encourage the
private sector to meet this need.
A third type of housing need, migrant farmworker housing, can be
inferred from comparing the known vacant seasonal and migratory
housing units to the number of farmworker households. The 1980
Census showed 1,518 vacant seasonal and mi.gratory housing units.
Based on the "average" estimate of the farmworker population from
Table 5-12, a high figure of an average of three workers per
household, and all 279 agricultural workers counted in the Census
January 9, 1990 5- 28 HOUSING
being housed elsewhere, the housing deficit for migrant
farmworker households is estimated to be at least 1,970 housing
units. This deficit increases if the actual farmworker
population is higher or if the average number of workers per
household is lower.
Of course, farmworkers participate in the general housing market,
as well as finding shelter in units designed for seasonal or
migratory occupancy, but there is a shortfall of low-income units
likely to be affordable to these workers.
A second technique used to project low-income housing need,
particularly for subsidized housing, was an indirect method using
information from the Housing Authority of the City of Ft.
Pierce 1986 Annual Report. This report stated that their
Section 8 programs had 724 participants, with 1347 applicants
on a waiting list. The Authority's public housing program
had 850 participating public housing units with 338 applicants
on a waiting list. Combined, these two public programs had 1574
participants and 1,685 waiting applicants. This yields a total
of 3,179 households in St. Lucie County identified as needing
public housing assistance in 1986, representing approximately
7.3~ of the total households in the County. As was stated
earlier, a large percentage of this need occurs and is met
within the City of Ft. Pierce. This number might not be
completely accurate in that some households could be on the
waiting list for both programs. Conversely, there may be
households who qualify or would like to participate in these
programs and are not on the waiting lists.
Table 5-18 pro~ects housing assistance needs on a County-wide
basis. The data is inconclusive for the unincorporated County
due to insufficient information and for this reason is not
represented in the table.
TABI.E 5-18
'POTgL ~DDITION~L HOIISING ~SSIST~NCl~ NT3EDS, 1990-2015
ST_ LIIQ $ COUNTY
Year
1985- 1990- 1995- 2000- 2005- 2010-
1990 1995 2000 2005 2010 2015
Total Cases 2873 3974 5029 6093 7250 8159
Source: Ft. Pierce Housing Authority;
January 9, 1990 5- 29 HOUSING
Another means of projecting future housing need is by analyzing
likely income distributions in the future. Table 5-19 presents
~ the results of that proj ection.
T~BI.$ 5-19
PROJECTSD HOIISEHOLDS BY INCO1sS RANGE
1990 - 2015
IIffiHCORPORATED ST. LIICII3 CODNTY
~ of
Income Range 1980 Total 1990 1995 2000 2005 2010 2015
L.T. $5000 1657 11.33x 2761 3270 3683 4034 4382 4505
5001 - 7499 1293 8.83X 2152 2557 2871 3144 3415 3511
7500 - 9999 1637 11.19~ 2727 3220 3638 3984 4328 4449
10000 - 14999 3096 21.16x 5157 6107 6879 7534 8185 8414
15000 - 19999 2333 15.95X 3887 4603 5186 5679 6169 6342
20000 - 24999 1632 11.15~ 2717 3218 3625 3970 4313 4434
25000 - 34999 1700 11.62Y. 2832 3354 3778 4137 4495 4620
35000 - 49999 842 5.75~ 1401 1660 1869 2047 2224 2286
50000 + 441 3.O1X 734 869 979 1072 1164 1197
TOTAL 14631 100.00X 24371 28861 32511 35606 38680 39763
Source: 1980 iI.S. Census
St. Lucie County Department of Community Development
Role of the Private Sector in l~ieeting Housing Heeds
This analysis of the housing need of the projected population
assumes that there is no reason to believe that cost or rent and
tenure should be any different in the future than the present
distribution. Table 5-20 shows the resulting breakdown of
housing units by type likely to be produced by the private sector
through the year 2015.
January 9, 1990 5- 30 HOUSING
TABLE 5-20
HOUSZNG NEEDS BY INCOME DISTRIBUTION - UNINCOAPORATED COUNTY
ST. LUCIE COUNTY
ANNUAL INCOME HOUSING TYPE 1990 1995 2000 2005 2010 2015
LOW
LESS THAN $10,000
SINGLE FAMILY 596 1,397 2,165 2,941 3,788 4,446
MULTIFAMILY 701 1,643 2,546 3,458 4,455 5,228
MODERATELY LOW
$10,000 - $19,999
SINGLE FAMILY 580 1,359 2,107 2,863 3,687 4,328
MULTIFAMILY 682 1~599 2,478 3,366 4,341 5,089
MODERATE
$20,000 - 49,999
SINGLE FAMILY 383 1,078 1,670 2,269 2,923 3,431
MULTIFAMILY 541 1,268 1,964 2,669 3,437 4,034
HIGH ~
$50,000 OR MORE
SINGLE FAMILY 50 116 180 245 315 369
MULTIFAMILY 58~ 137 212 288 371 434 ~
SUB TOTALS:
SINGLE FAMILY 1,686 3,952 6,125 8,322 10,719 12,580
MULTIFAMILY 1,983 4,648 7,203 9,786 12,605 14,794
TOTALS: ALL HOUSING TYPES 3,669 8,600 13,328 18,108 23,324 27,374
TOTAL TOTAL*rt 10,189 TOTAL 10,059
SOURCE: 1980 US CENSUS
Januarv 9, 1990 S _
Land Requirements for Future Housing
St. Lucie County has developed in a rather orderly east to west
development pattern. The coastal area, including Ft. Pierce, was
the leader in County-wide development for a long time. In more
recent years, Port St. Lucie has grown rapidly to assume a larger
percentage of the County-wide population.
Table 5-21 presents the historical relationship of the
municipalities and unincorporated areas of St. Lucie County.
After a high in 1980 of 43.7~ of the total population, the
unincorporated County's portion is expected to decrease
particularly as Port St. Lucie continues its high growth curve.
For more discussions on the population relationships between
local governments in the County, see the Future Land Use Element.
Future development is expected to continue at a rapid pace in
Port St. Lucie and at a slower rate in Ft. Pierce and the
unincorporated County. However, extensive annexation by either
City could result in a more dramatic municipal growth rate.
The unincorporated area is anticipated to continue to grow
although it will represent a slowly decreasing percentage of the
total County. This translates into a decrease from a 40~5 share
of the total 1970 County population to 28~ by 2015. The two
cities will share the remaining growth with a much larger
proportion of the future population going to Port St. Lucie than
to Ft. Pierce. Again, this could be conditioned by annexations:
TABLR 5-21
UHI NCORPOR~TSD ~ND MIINI CI PBI. POPDI.~TI ON TRS~TDS
ST_ LIIGI$ CODNTY, 1970-1985
gl.l Other
IIaincorporated riuaicipalities in
County County County-~ide
$ of $ of ~ of
Year Populati.on County Population County Populati.on County
1960 14, 044 36. 0 25, 250 64. 0 39, 294 100. 0
1970 20, 356 40. 4 30, 479 59. 6 50, 836 100. 0
1980 38, 097 43. 7 49, 085 56. 3 87, 182 100. 0
1985 47, 706 41. 0 68, 529 59. 0 116, 235 100. 0
Source: Regional Profile, June, 1979, TCRPC; 1980 U. S. Census;
1985 Florida Statistical Abstract, UF, BEBR.
January 9, 1990 5- 32 HOUSING
Land acreage needs for future residential development in the
unincorporated County were estimated based on current
development patterns. Total 1988 residential acreage was divided
by the 1988 population. This ratio was multiplied by the
projected population. The existing residential land use acreage
was then subtracted to estimate additional residential land
acreage needed. The results are listed below in Table 5-22.
T.~BLE 5-22
PROJECTSD L~ND RSQDIR~1'rS FOR NSfi~T R$SIDENTIgI. DEVSLOPI~SSNT
1990 - 2015
ST. LIIQ E COU~iTY ( D~II NCORPOR~TSD ARB~ ONLY )
Unincorporated
County 1988 1990 1995 2000 2005 2010 2015
Total Residential
Land Acreage 12,369 13,618 15,862 17,645 19,243 20,727 21,307
Population 54,226 59,466 69,266 77,052 84,029 90,511 93,045
New Residential
Land Acreage Needed 1,249 3,493 5,276 6,874 8,358 9,018
I+Iethods of Providing Sites to l~ieet Various Housing Needs
Presently, St. Lucie County has a number of group homes located
throughout the County. In order to assure that adequate sites
are available, a proposed ordinance will be heard by the Board of
County Commissioners in early 1990. This proposed ordinance is
modeled after Chapter 89-372 of the Laws of Florida regarding the
siting of group homes and foster care facilities. When adopted,
the ordinance would allow group homes as a permitted use in all
residential districts, providing the required mi.nimum spacing
between the homes, as specified in the state law, is maintained.
Furthermore, these facilities are proposed as conditional uses at
closer distances than specified by the state law.
Numerous innovative zoning techniques exist which could be
utilized by the County to assure the provision of adequate sites
for housing for low and moderate income families. The methods
the County will use to provide sites will include density
bonuses, fast-track processing, maintaini.ng the current supply of
land designated and zoned for high density development and
maintaining a twenty-five percent (25~) surplus of vacant
residential land within the Urban Services Area Boundary.
T~..,,~,,.., o ~ r~nn ~
A density bonus system can be valuable to meet the demands for
higher density developments. This process allows the County to
avoid across-the-board changes. Under the density bonus system,
there is normally a trade-off between the County and the
developer, the County grants a density bonus, which is specified
as a percentage of the total density allowable under existing
zoning regulations.
Fast-track processing is another process the County will use in
• the attempt to provide adequate low and moderate income housing.
Fast-track processing is a means of expediting the staff's
response. Fast-track processing can be defined as special,
accelerated treatment of selected proposals or types of
proposals. This process speeds the approval process especially
for minor, noncontroversial applications.
The current supply of land designated for high density
residential development will be maintained or increased on the
Future Land Use Map. This Residential High (RH) designation
will contribute to the reduction of housing costs for low and
moderate income housing by increasing density and reducing lot
sizes. The benefits of increased density include:
1. The promotion of affordable housing through savings in
the cost of raw land per housing unit and by spreading
overall project costs over a greater number of units.
2. Increased density may preserve land resources such as
farmland and environmentally sensitive areas by
reducing the amount of raw land needed for development.
3. Increased density cuts the per unit cost of providing
amenities such as recreational areas and community
centers.
At least annually the plan will be reviewed and amended to add RH
designated acreage comparable to the amount that has been
developed during the previous year.
The County will also maintain a twenty-five percent (25~) surplus
of vacant land designated for residential use on the Future Land
Use Map and inside the Drban Service Area boundary, in order that
an adequate choice of sites for low and moderate income housing
is available at all times. At least annually the plan should be
amended to provide for this surplus if the surplus falls below
twenty-five percent (25~) during the previous year.
IYieans of Providing Infrastructure, Conserving Housing, and
Sliminating Substanr~arr~ HOUSinq
Providing Infrastructure_ Infrastructure needs for the existing
and anticipated population are analyzed extensively, regardless
of income, in the infrastructure sub-elements. The preparation
and implementation of regulations and standards will include
January 9, 1990 5- 34 HOUSING
those which will encourage development, especially development of
low and moderate income housing, in those areas of the county
that are adequately serviced by public facilities. In
particular, the nonprofit housing corporation envisioned to be
the primary implementing mechanism for this element will be
encouraged to produce new housing units only wher.e centralized
water and sewer systems are available or are anticipated to be
available in the future, as shown in the master water and sewer
plans to be prepared in the next few years.
Conservinq Housing: Table 5-2 exhibits the number of units
constructed by year for the unincorporated area of the County.
This data shows that approximately 78.8~ of the units in the
unincorporated County were built between 1960 and 1980,
representing a fairly new housing stock. As represented in the
Condition of Housing segment of this element, a very small
percentage of the housing stock in the unincorporated area is
estimated to be substandard.
Periodic code inspections will be implemented in order to assure
the structural and aesthetic quality of housing in the
unincorporated County. The County has adopted the 1988 Southern
Standard Building Codes. This action will promote maintenance of
the existing and future housing stock.
Eliainatinq Substandard Housing: The County's goal is to
eliminate all substandard housing units by the year 2010. To aid
in the attainment of this goal, the County will perform a survey
in order to locate and assess substandard housing units in the
uni.ncorporated County.
After all substandard units are located, the nonprofit housing
corporation will eliminate substandard, dilapidated housing
through demolition or removal at a minimum elimi.nation rate of
twenty-five percent (25~) per five (5) year period. It will be
County policy that any person displaced will be relocated to a
unit that meets code, and does not cost the resident more than
thirty percent (30~) of their income.
Housinq Delivery Systea
The housing delivery system in St. Lucie County is principally
provided by private sector interests. The private sector
provides virtually all of the labor and materials required in
meeting the needs of the housing market. The public sector is
given the task of ensuring the public health, safety, and welfare
through the preparation and implementation of minimum regulations
and standards.
Considering present conditions, there is no reason to believe
that the breakdown of tenure, cost adjusted for inflation or
income ranges will change to any significant extent in the next
five years. For this reason, the housing delivery system in St.
January 9, 1990 5- 35 HOUSING
Lucie County can be expected to produce approximately the same
mix of housing ranges as currently exist in the County.
Private Secto= Involvement: According to BEBR, in 1985
approximately $81.4 million of residential building permit
activity took place in St. Lucie County. For the same year,
2,407 residential building permits were issued. Also in 1985,
approximately $89. 5 million, or 19. 1~, of the County' s total
private non-farm earnings was attributed to contract
construction. It should be noted that contract construction
combines residential construction earnings with other
construction earnings. These figures indicate that residential
construction is a major force in the St. Lucie County economy.
Public Sector Involvement: Public sector involvement in the
supply of housing in St. Lucie County is two-fold. The first
area of involvement deals with the distribution of public monies
for housing assistance through the Housing Authority of the City
of Ft. Pierce. The second area of public sector involvement is
in the form of preparing and implementing standards and
regulations in an attempt to guarantee public health, safety, and
wel f are.
The Housing Authority of the City of Ft. Pierce (Authority) was
formed in February, 1959, as a non-profit, public corporation
created under the laws of the State of Florida. The Authority
has five Commissioners, appointed for four-year terms by the
Mayor of Ft. Pierce. The daily operation of the Authority is
administered by an appointed Executive Director. The primary
purpose of the Authority is to develop, administer, and maintain
public housing and Section 8 housing for persons of low income.
As of 1986, the Authority owns, or operates, and maintains ten
low-rent housing developments, with a total of 850 units, within
Ft. Pierce. It also administers 724 residential units under the
Section 8 Assisted Housing Program. Nearly all assistance from
the Authority is directed towards the residents of Ft. Pierce.
Public sector involvement in the provision of housing also
ineludes the preparation and implementation of regulations and
standards in an attempt to ensure the health, safety, and welfare
of the County residents. The regulations and standards address
the location and density of residential developments, as well as
construction materials and techniques found in building codes.
January 9, 1990 5- 36 HOUSING
GQALS, OBJBCTI VSS, AND POLI CI $S
GO~L 5. 1: PROVI DI3 AN ADEQII~TS 1~II% OF SgFE AND SANI TARY
HOIISI NG W~ CH ME$TS THE NS$DS OF ~ STI NG
FDTQRS ST. LIIQ E COQNTY RSSI DBNTS.
Obj ective 5. 1. 1: By ~ugust 1, 1992, the County shall establish
a housing data base which includes updated
information from the 1990 Census and other
sources about the type, tenure, cost and
condition of the housing stock in St. Lucie
County.
Policy 5. 1. 1. 1: After the housing data base is established,
the data shall be updated annually to assure
that reliable and current data are
available.
Pol i cy 5. 1. 1. 2: Us i ng the hous i ng data bas e, the County wi 11
provide information, technical assistance,
and incentives to the private sector and
nonprofit organizations to maintain a housing
production capacity sufficient to meet the
required demand.
Obj ective 5. 1. 2: The Land Development Regulations shall
clearly define incentives to facilitate
public and private sector cooperatio~
Policy 5. 1.2. 1: August 1, 1990, the County will review
ordinances, codes, regulations and the
permitting process for the purpose of
identifying excessive requirements, and
amending or adding other requirements in
order to maintain or increase private sector
participation in meeting the housing needs,
while continuing to insure the health,
welfare, and safety of the residents.
Policy 5. 1.2.2: By August 1, 1991, through the Land
Development Regulations, provide fast-track
processing and other incentives for proposed
housing developments intended for persons
with special housing needs, including the
handicapped, low income elderly, low income
families, low income rural residents, and
mi grant workers .
Policy 5. 1.2.3: By December 31, 1991, the Land Development
Regulations shall provide private sector and
nonprofit organizations incentives for the
January 9, 1990 5- 37 Housing
provision of affordable housing, including
density bonuses.
Policy 5. 1.2.4: By August 1, 1991, within the Land
Development Regulations, provide a mechani.sm
for the utilization of technological changes
in residential design or construction.
Policy 5. 1.2.5: Distribute all types of housing, including
publicly assisted housing, equitably
throughout the County to provide for a wide
variety of neighborhood settings for low- and
moderate-income persons and to avoid undue
concentration in single neighborhoods. The
Land Development Regulations shall not
restrict the location of publicly assisted
and low and moderate income housing within
single-family neighborhoods.
Policy 5. 1.2.6: By August 1, 1991, the Land Development
Regulations shall include the site selection
criteria for location of housing for the
elderly and institutional housing which shall
consider accessibility, convenience, and
infrastructure availability.
Policy 5. 1.2.7: By August 1, 1991, the Land Development
Regulations shall include criteria for the
~location of low- and moderate-income housing
to include these general pri nciples:
A) Assure that these housing units are not
unduly concentrated in any one area of
the County.
B) These housing units should be
conveniently located to shopping and
employment opportunities;
C) Such housing should be located near
arterial or collector streets so that the
transportation disadvantaged can be
served by the para transit service to be
developed under the Mass Transit Element
of this Comprehensive Plan.
D) These housing units should be served
adequately with at least sub-regional
sanitary sewer and potable water
services.
Pol i cy 5. 1. 2. 8: Rural and f arm worker hous i ng 1 ocati onal
criteria shall be incorporated into the Land
Development Regulations by August 1, 1991,
according to these general guidelines:
January 9, 1990 5- 38 Housing
A) Rural and farm worker housing should be
located near collectors or arterials
leading to work sites, shopping and
social services;
B) It is recognized that rural and farm
worker housing often will be dependent on
on-site sanitary sewer and potable water
supplies.
Obj ective 5. 1. 3: The County will eliminate all substandard
housing that is identified as dilapidated by
the year 2010.
Policy 5. 1.3. 1: By August 31, 1991, perform a survey to
locate and assess substandard housing units
in the unincorporated County.
Policy S. 1.3.2: Substandard, dilapidated housing will be
eliminated through demolition or removal at a
mi.nimum elimination rate of twenty-five per
cent (25~) per five (5) year period.
Policy 5.1.3.3: Demolition may be undertaken by a public
agency, or nonprofit organi.zation set up to
meet the goal, objectives, and policies of
this • Element, only when one of the
conservation exemptions listed in Policy
5. 1. 10. 1 bel ow i s met, unl es s the agency or
housing corporation relocates any residents
to a unit that meets code and does not cost
the resident more than 30% of income.
Obj ective 5. 1_ 4: By Buqust l, 1990, the County will establish
a Housinq Task Force, consisting of public
and private sector representatives. This
task force will be dedicated to the provision
of af'fordable housing which is sufficient in
quantity to serve the needs of the esisting
and anticipated population of St. Lucie
County and householcls with special housing
needs, as quantified in this plan, by the
year 2010.
Policy 5. 1. 4. 1: The Housing Task Force shall include a member
of the St. Lucie County School Board, and at
least one low-income person, at least one
building contractor, at least one person with
special housing needs, and at least one
January 9, 1990 5- 39 Housing
social service professional. One member of
the Task Force shall also serve on the Farm
Workers Housing Task Force, which is
described in Objective 5. 1.5.
Policy 5.1.4.2: The Housing Task Force will assess affordable
housing needs on a regular basis, research
issues, and recommend programs to the Board
of County Commissioners that will meet the
affordable housing needs of St. Lucie County
residents and shall annually prepare a report
of its findings.
Policy 5. 1.4.3: By August 1, 1993, the Housing Task Force
shall research and prepare a set of
recommendations as to the economic impacts of
various housing types.
Policy 5. 1. 4. 4: By August 1, 1991, the Housing Task Force, in
cooperation with the Local Planning Agency
and County staff, shall have prepared a
proposed Economic Development Element as an
optional element in the St. Lucie County
Comprehensive Plan and forwarded the Element
to the Board of County Commissioners for
adoption as a plan amendment.
Policy 5. 1. 4. 5: By August 1, 1991, investigate .the advantages
and disadvantages of having the Housing
Authority of Ft. Pierce expand its operation
to include unincorporated areas of the
County.
Pol i cy 5. 1. 4. 6: Support the e f f orts of the Hous i ng
Authority; and assist in its efforts to
determine and develop sites and programs for
housing for low- and moderate-income persons.
Policy 5. 1.4. 7: Pursue Federal and State sources of funding
earmarked for low and moderate income
housing, and allocate a minimum of 35~ of any
Community Development Block Grant block grant
funds for such housing.
Policy 5. 1. 4. 8: The Housing Task Force shall establish, or
cause to be established, a nonprofit housing
~ corporation that shall bear the primary
responsibility for the production and/or
rehabilitation of a sufficient quantity of
safe and sanitary affordable housing to meet
the housing need as quantified in Table 5-9
of this Element.
January 9, 1990 5- 40 Housing
Pol i cy 5. 1. 4. 9: I f by February 1, 19 91, the Hous i ng Tas k
Force determines that an existing
organization in a municipality or
muni.cipalities of St. Lucie County can
adequately carry out the objectives and
policies outlined for private and nonprofit
sector responsibility in this Element, the
Task Force may work through such an
organization, providing, however, that no
reduction of effort occur as a result of not
f ormi. ng a s eparate organi z ati on.
Policy 5. 1.4. 10: Low- and moderate-income housing will be
rehabilitated or produced at a minimum rate
of twenty-five per cent (25~) of need per
five (5) year period.
Obj ective 5. l. 5: By August 1, 1990, the County will establish
a Fara i~Torkers Housing Task Force. This task
force will evaluate problems, identify neec~s,
develop strategies for action, and ~ake
reco~mendations to the Board of Couaty
Comai.ssioners for the provision of an
adequate and affordable housinq stock, equal
in aaount to the need,~for the rural and farm
worker populations by the private and
nonprofit sectors by 2005_
Poliay 5. 1. 5. 1: The Farm Worker Housing Task Force shall
include at least one farm worker or union
representative, at least one agricultural
employer, at least one building contractor,
and at least one social service provider. At
least one member of the task force shall
serve also as a member of the Housing Task
Force.
Policy 5. 1. 5. 2: The Farm Worker Housing Task Force shall
provide information to private agricultural
business, so that appropriate affordable
housing can be obtained for persons employed
by them.
Policy 5. 1. 5. 3: The Farm Workers Housing Task Force will
encourage private agricultural business to
work with Farmers Home Administration and
other nonprofit organizations in the
development and management of housing for
farm workers and migrant laborers.
Pol i cy 5. 1. 5. 4: The Farm Workers Hous i ng Tas k Force will
assist non-profit agencies and other support
groups to plan and develop low-cost rental
January 9, 1990 5- 41 Housing
housing and other non-housing support
services for farm workers and their fami.lies.
Policy 5. 1.5.5: By February 1, 1991, the Task Force will
determine whether the nonprofit housing
corporation identified or established by the
Housing Task Force, as described in Policies
5. 1.4.8 and 5.1.4. 9 above, will be the
appropriate vehicle for assuring that
Obj ective 5. 1. 5 is met, or whether a separate
organi.zation is needed to address the
particular needs of the farm worker
population.
Policy 5. 1.5.6: If the Farm Workers Housing Task Force
determines that a separate organization to
meet farm worker needs will be required,
pursuant to Policy 5. 1.5.4 above, the Task
Force shall establish or cause to be
established such an organization by August 1,
1991.
Policy 5. 1. 5. 7: By August 1, 1991, the Farm Workers Housing
Task Force shall report to the Board of
County Commissioners on the strategy it
recommends for the construction,
rehabilitation, ownership, financing, and
management of farm worker housing in order
, that appropriate amendments to make this
Element of the Comprehensive Plan more
specific may be evaluated.
Objective 5. 1_ 6: ~ choice of sites suitable for low and
aoderate income housing shall be maaintained
in the County to meet the current and
projected population needs.
Pol i cy 5. 1. 6. 1: The County s hal l mai ntai n or i ncreas e the
amount of vacant land currently designated on
the Future Land Use Map as Residential High
(RH) in order to reduce land costs for low
and moderate income housing. At least
annually the plan shall be amended to add RH
designated acreage comparable to the amount
that has been developed during the previous
year.
Pol i cy 5. 1. 6. 2: The County s hal l mai ntai n at a mi ni mum
twenty-five (25) percent surplus of vacant
land designated for high and/or medium
density residential use on the Future
Land Use Map and inside the Urban
Service Area boundary, in order that
an adequate choice of sites for low and
January 9, 1990 5- 42 Housing
moderate income housing is available at all
times. At least annually the plan shall be
amended to provide for this surplus if the
surplus falls below twenty-five (25)
percent during the previous year.
Obj ective 5. 1. 7: The County shall continue to provide
regulations that permit a large number of
mobile homes in the County.
Policy 5. 1. 7. 1: The RMH-5 zoning or a similar classification
shall be retained in the land development
regul ati ons .
Policy 5. 1.7.2: The present authority of the Board of County
Commissioners to grant permission to locate~a
Class A mobile home in any residential zoni.ng
district shall be maintained in the land
development regulations.
Obj ective 5. 1. 8: i~Tithin the Land Development Regulations, the
Cowaty shall continue to provide mechani.sms
that ensure the provi.sion of sites for qroup
homes to the needs of those people who
require such housing.
Policy 5. 1. 8. 1: By April 1, 1990, enact an ordinance allowing
group homes as a permitted use in all
residential districts.
Obj ective 5. 1. 9: By ~ugust 1, 1990, the County' s Land
Development Regulations shall promote the
preservation and protection of significant
housing in terms of history and architecture
and eacourage re-use of such housinq to meet
residential neecls.
Policy 5. 1.9. 1: By August 1, 1991, charge the County
designated historical group with the task of
identifying buildings which could be placed
on the National Register, or the Florida
Master Site File as being historically
significant.
Policy 5. 1.9.2: By August 1, 1992, the County designated
historical group shall identify strategies
and provide technical assistance for owners
of historically significant housing to ensure
these buildings meet the standards set forth
in the Land Development Regulations.
January 9, 1990 5- 43 Housing
Policy 5. 1.9.3: By August 1, 1993, the County designated
historical group will have to offer
assistance to property owners of historically
significant housing in applying for and
utilizing State and Federal assistance
programs.
Policy 5. 1. 9. 4: The County will actively pursue funds for the
rehabilitation and acquisition of historic
structures which are in danger of demolition
due to dilapidation or encroachment of
development.
Objective 5. 1. 10: By ~uqust 31, 1991, identify all housing in
the County that is to be conserved and
rehabilitated, and identify strategies for
the i~provement of neighborhood quality.
Policy 5. 1. 10. 1: All existing housing stock shall be conserved
unless:
A) It is substandard and meets the criteria
for condemnation;
B) It requires rehabilitation, due to one or
more housing code violations;
C) It is a nonconforming use under the
Zoning Ordinance and is not permitted to
be reoccupied after a discontinuity of
use, and provided in the Zoning
Ordi nance;
D) It is acquired for a public purpose, in
which case Policy 5. 1. 11. 1 shall apply if
the unit is occupied;
E) It is acquired for redevelopment, in
which case Policy 5. 1. il. 1 shall apply if
the unit is occupied; or
F) I t i s a nonconf ormi. ng us e under the
Zoning Ordinance and is designated for
non-residential land use on the Future
Land Use Map.
Policy 5.1.10.2: Continue to review and amend where necessary
the County housing and health codes and
standards relating to the care and
maintenance of residential and neighborhood
environment and facilities.
January 9, 1990 5- 44 Housing
Policy 5. 1. 10. 3: Continue to encourage individual homeowners
to increase private reinvestment in housing
by providing information, technical
assistance programs, financial assistance,
and incentives.
Policy 5. 1. 10.4: Periodic code inspections will be undertaken
in order to promote maintenance of standard
housing and to achieve necessary corrective
action. In neighborhoods where code
violations are more prevalent, defined as 10~
or more of the housing stock requiring
rehabilitation, annual inspections of housing
stock for code violations shall be conducted.
Policy 5. 1. 10. 5: Where necessary, request the assistance of
the nonprofit housing corporation in
financing rehabilitation.
Policy 5. 1. 10. 6: Rehabilitation under the sponsorship of a
public agency, or the nonprofit housing
corporation set up to accomplish the
goal, objectives, and policies of this
Element, shall be based on the following
principles:
A) The rehabilitation shall be sufficient to
cause the housing unit to meet all
applicable codes.
B) All rehabilitation funds expended will be
considered a loan to the homeowner, with
repayment terms such that not more than
30~5 of income is expended for housing
costs.
C) Emergency repairs not addressing all code
deficiencies shall not be allowed to
exceed 25~ of the total budget for
rehabilitation.
Obj ective 5. 1. 11: By August 1, 1993, the County shall adopt an
ordinance requiring the County and other
governaental and private entiti.es to provide
at least the amount of assistance that would
be required under the Federal IIni.fora
xelocation Act to any residents displaced by
state, local government, and private
development actions.
Policy 5. 1. 11. 1: Assure that reasonably located, standard
housing at affordable ~osts is available
prior to displacing persons through public
action.
January 9, 1990 5- 45 Housing
APPENDI% A
~DIILT 1rIOBILE/1~NQFACTURSD HOI~ COI~IIKIJ~iITI$S
LOC~TSD IH DI~IINCORPORATSD ST. LIIQE COUNTY - 1987
~ NiTMBI3R OF D1~II TS
1. Savannah Club Subdivision 2,350
8630 S. US 1
2. Spanish Lakes Fairways 1,598
6200 Eastwood Dr.
3. Spanish Lakes (Number One) * 1, 387
8200 S. US 1
4. Spanish Lakes County Club Village* 1,300
170 Calle De Lagos
5. Spanish Lakes River Front* 621
8200 S. US 1
6. Spanish Lakes Golf Village* 740
100 West Carribean
7. Plantation Manor* 376
3032 S. IIS 1
8. Tropical Isles* 1~2
5550 S. US 1
9. Tall Pines Mobile Home Community* 257
123 Erie Dr.
10. Whispering Creek Village* 245
2023 St. Lucie Blvd.
11. La Bouna Vita* 197
8601 S. US 1
12. Ridgecrest Mobile Home Park* 182
2251 N. US 1
13. Tanglewood Mobile Home Park* 158
345 Weatherbee Rd.
14. Windsong Mobile Village* 152
3200 S. 7th St.
15. Green Acres Subdivision 115
2900 Hammond Rd.
January 9, 1990 5- 46 HOUSING
APP$NDIZ A
(continued)
ADIILT I~IOBI I,$/MANQF~CTIIRSD HOME CO1~II~IQNI TI BS
LOC~TSD IN UHINCORPORATED ST. LIICIE COD~ITY - 1987
16. Bellaire Estates 90
Kings Highway & Eden Rd.
17. D& M Mobile Home Park* 81
3600 S. E. Mariposa Ave.
18. Orchid Acres Mobile Home Park* 72
6401 N. US 1
19. Lake Manor* ~o
13827 S. Indian River Dr.
20. Seminole Mobile Home Park* 65
3318 Orange Ave.
21. Bentonwood Mobile Home Park* 52
6037 S. US 1
22. Tangelo Village* 54
3221 S. US 1
23. H& H Mobile Home Park* 20 ,
6095 N. US 1
24. Palm Vista Mobile Home Park* 10
709 S 33rd St.
25. Pleasure Cove Mobile Home Park* 2~9
3030 S. US 1
26. Colony Club Mobile Home Park* 50
2601 N. US 1
27. B'Tween Water Mobile Home Park* 24
4 Pleasant View Dr.
28. Golden Ponds* 414
10001 West Angle Rd.
29. Palm Breezes Club (Pending) 600
Orange Ave. & Florida Turnpike
TOTAL i l, 661
* Licensed by the Florida Department of Health and
Rehabilitative Services.
SOIIRCE: ST. LUCIE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT
January 9, 1990 5- 47 HOUSING
~PPENDI% B
O'1'HBR 1~OBII,$/MANIIF~CTURED HOI~ CO1rIl~IU~IITIES
LOCATBD WITHIN D1~TINCORPOR~TSD ST. LIICI13 COUNTY
~ NOl~ER OF IIIII TS
1. Riodel Mar Mobile Home Park* 62
Rous e Rd.
2. Avon Manor Subdivision* 79
Joy Lane
3. Sunshine Mobile Home Park* 32
3350 S. US 1
4. Pine View Mobile Home Park* 50
3265 S. US 1
5. Glen Oake Mobile Home Park* 36
1350 Jaunita Ave.
6. Beverly' s Mobile Home Park* 32
4611 S. US 1
7. Sunrise Trailer Park* 10
1821 N. US 1
8. Bennetts Trailer Park* 20
3401 S. US 1
9. Ft. Pierce Cottages * 20
130 E. St. Lucie Blvd.
10. John Cook's Mobile Homesites* 10
102 Torpey Rd.
il. Country Cove Mobile Home Park* 148
4015 N. US 1
12. Rainbow Mobile Home Park* 15
6950 S. US 1
13. Morgan' s Trailer Park* 8
6 0 4 W. Mi dway Rd.
TOT~I,: 522
* Licensed by the Florida Department of Health and
Rehabilitative Services.
SOURCE: ST. LIICIE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT
January 9, 1990 5- 48 HOUSING
- - fI~A~U~ACTU~ED -~O~IE COMI~Uf~I 1-IES
ADU 1 ~OQI~C
(~ATED STo ~UCIE COUf~TY - 1989
~OCATED 1 UNIf~C0~P0
~.a,r,
•2` 9 ~ ~ ~ 1
i a'~ b i~ a
~ t-• ~EGEND
~ Fi ~ -
ADULT l~OBILEI}A+WUFACTUftEO
• a~n~c n.rz r.~w. ~ HOME C0~.4AUNITIES
' '1
- ~ a~ ~ - ~ ~
u~ o+ w~ ~ OTHER NOBILE/1dANUFACTURED
" ; ` ~k HOME COMMUNIiIES
~I ' ~ . ' A
- ~ ~
~
; g
s : ~ 4
~ z ' s r
~E'"~ 5 ~
. - I ~ a~~ ~ -
. ~ g? `
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t 17
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. ~
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_ ~Ie6A 5 .,.,~i ~1~. dM(~B~ ~ONJa~b
f , ~ a
~ ~ b o - c t~ GL6~i1DR
? sr un
i y~ _ ~~F~ ~ ~ A P P E~
I D I X C
5-49
BIBISOGBAPHY
~980 Census Handbook: Florida Counties. Bureau of Economic and
Business Research. University of Fiorida. Gainesville, Florida.
1984. Tables 2.01, 2.03, 2.05, 2.07, 2.08, 2. 15, 2.23
~ARS Florida Statistical Abstract. Gainesville, Florida.
1986. Tables 2.01, 2.05, 2.08, 2.30
roiections of Florida Pogulation by Countv: 1995 - 202~.
Bulletin Number 76. Gainesville, Florida. April, 1986
1980 Census of Housinq• Detailed Housing Characteristics.
Florida. Bureau of the Census. United States Department of
Commerce. U. S. Government Printing Office. Washington, D. C.
1983. Tables 55, 75, 87, 88, 94, 95, 98, 99, 100.
~980 Census of Housir~,q• General Housing Characteristics Florida.
U. S. Government Printing Office. Washington, D. C. 1983. Tables
1, 18, 20, 29, 30, 31, 45, 46, 47, 48.
~980 Census of PQpulation• General Povulation
~'haracteristics. Florida. U. S. Government Printing Office.
Was hi ngton, D. C. 19 8 3. Tabl es 14.
Heumann, Harland R. 1987, June 23. Personal Communication.
City of Ft. Pierce, Housing Authority. Ft. Pierce, F].orida
Miller, Michelle, 1987, May 22. Personal Communication. Bureau
of Economic and Business Research. University of Florida.
Gainesville, Florida.
Mobile Home Park and Recreational Vehicle Park
Registration. State of Florida Department of Health and
Rehabilitative Services. Tallahassee, Florida. 1986.
Master Site File• St Lucie County Site L~st. State of Florida
Division of Historical Resources. Tallahassee, Florida.
1987.
Sites Listed on the National Register. State of
Florida Division of Historial Resources. Tallahassee, Florida.
1986.
Regional Profile U~date• Treasure Coast Reaion. Treasure Coast
Regi onal Pl anni ng Counci 1. Stuart, Fl ori da. 19 7 9. Tabl ~s 5. 1- 3.
Januarv 9. 1990 5- 50 HOUSING