The
purpose of this element is to do the following:
·
Identify existing and projected
deficits in the supply of housing.
·
Analyze housing trends and the
causes, scope, and nature of any housing problems.
·
Develop appropriate plans,
programs, and policies necessary to bring about the accomplishment of any
required housing.
It
should be pointed out that the fulfillment of housing needs has been left, for
the most part, to the private sector.
The Town builds no
housing and does not operate any public housing projects. The Town does,
however, maintain and administer building, housing, and health codes. It
is not anticipated that the role of the Town as it relates to housing will
change over the coming years.
Residential
Growth Trends
The
first plat of Indialantic was recorded in 1916 and revised in 1919.
Business lots were laid out along Wave Crest Street, but it was soon realized
that oceanfront properties were more desirable for residential use.
The
Town was incorporated in November, 1952, and the Town decided to set the wheels
in motion to enact zoning ordinances. Prior to this time, a good many houses
with 800 square feet of living area had been built on 50 foot wide lots.
The zoning ordinance was intended to stop this type of development.
At
present, the Town is almost completely developed and is considered to be a low
density residential community. Some of the 50 foot lots still exist and
still present a problem to the Town as to their development. The
following map shows the Town and its relationship to the rest of Brevard County.
*********MISSING
MAP*********
II.
INVENTORY
Characteristics
of the Existing Housing Stock The Age of the Housing Stock
Almost
all of the housing units in the Town are well maintained and in excellent
condition. Approximately 75 percent of the units have been built
since 1960 with the largest number being built between 1960 and 1969.
This compares to 88 percent for the County during the years 1960 to 1996
with the largest number being constructed between 1981 and 1990.
The following table shows the distribution of units by year constructed for
both the Town and
Brevard County:
Number of Dwelling Units by
Age
Year Structure Built
Brevard County Indialantic
1990 to
1/96
26,636
34
1981 to
1990
71,250
128
1979 to
1980
9,250
61
1975 to
1978
13,991
145
1970 to
1974
15,784
155
1960 to
1969
49,330
563
1950 to
1959
18,232
268
1940 to
1949
2,952
37
Before
1940
3,538
57
Total
210,963
1,448
Source: 1990 Census and Brevard County
Note: Does not include seasonal and migratory units
Type
of Dwelling Unit
Approximately
71 percent of the housing in the Town is single family with the remainder being
either duplex or multi family. There are no mobile home units.
Brevard County had 62 percent and 26 percent, respectively, with 12
percent being in mobile homes. The following table shows the breakdown of
the different types of units:
TABLE II
Type of Unit
Units in Structure
Brevard County Indialantic
Single
Family
115,337
1,006
Duplex
3,755
86
Multi‑Family
43,403
322
Mobile
Homes
21,363
-
Total
183,858
1,414
Source: 1990 Census
Recent
Construction
The
following table shows the housing construction activity since the 1980 Census
was taken: The tabulation is broken down into single and multi‑family
units (There are no mobile homes.) and indicates that there were almost three
times the number of multi‑family units built as single family units between
1980 and 1990 and between 1990 and 1996, there were no
multi-family
units built and 34 single family units built. It is contemplated that the
latter will be the trend since there is a limited amount of vacant land zoned
for multi-family use.
TABLE III
Housing Construction
Activity Since 1980 Census
Years
Single
Family Multi‑Family
1980 -
1990
42
120
1990 -
1996
34
0
Total
76
120
Source: Town of Indialantic Building Department data
Note: There were no conversions or demolitions.
Tenure
of Occupied Dwelling Units
The
1990 Census showed that there were 1,268 occupied dwelling units
in the Town. Of this number, 75.4 percent were owner‑occupied
and 24.6 percent were renter‑occupied. The vacancy rate was 10.3
percent. Brevard County figures were 69.2 percent, 30.8
percent, and 12.8 percent, respectively. The following table
illustrates the above:
TABLE IV
Tenure of Occupied Dwelling
Units
Brevard
Total Housing Units
County Indialantic
Vacation, Seasonal and Migratory
8,756
67
Year‑Round Housing
Units
176,394 1,347
Total
185,150
1,414
Occupied
161,365 1,268
Vacant
23,785
146
Total
185,150 1,414
Vacancy
Rate
12.8% 10.3%
Owner‑Occupied
111,742
956
Percent Owner‑Occupied
69.2% 67.6%
White
105,485 950
Black
4,928
1
Other
1,329
5
Renter‑Occupied
49,623
312
Percent Renter‑Occupied
30.8% 22.1%
White
43,058
298
Black
5,224
2
Other
1,341
12
Vacant Housing Units
23,785
146
For Sale
Only
3,841
25
For Rent
Only
6,874
27
Held For Occasional
Use
8,756
67
Other
Vacant
2,613
5
Boarded‑Up
351
0
Rented/Sold, not
Occupied
1,701
22
Source: 1990 Census
Cost
of Housing
Monthly
Gross Rent
The
median monthly contract rent for renter occupied housing units was $445
with 32 percent of the specified units renting for $500 or more.
There were 67 units in the $300 to $399 range and only 19
units renting for less than $300. These were mostly in the $250
to $299 range.
Brevard
County had a median monthly contract rent of $404 with the
largest number of units being in the $350 to $399 range. About
21 percent of the specified units in Brevard County were in the $500
or more range. The above figures are shown on the following table:
TABLE V
Gross Rent of Specified
Units
Brevard
Gross Rent of Specified
Units
County Indialantic
Less than
$100
1,381 -
$100 to
$149
989 2
$150 to
$199
1,020 1
$200 to
$249
1,882 4
$250 to
$299
3,499 12
$300 to
$349
5,811 16
$350 to
$399
8,061 51
$400 or
more
23,863 211
No cash
rent
2,513 13
Specified
units
49,019 297
Median
$404 $445
Source: 1990 Census
Note: The above data are for specified units and not
total units.
Specified includes only one‑family units on
less than 10 acres and excludes owner‑occupied
and renter occupied condominiums, mobile homes,
trailers, boats, and tents.
Value
of Owner‑Occupied Units
The
median value of owner‑occupied units was $120,800 in 1990
for the Town and $75,200 for Brevard County. Of the total 799
specified units in the Town, 69 percent or 549 units were valued
at $100,000 or more. These same figures for Brevard County were 28
percent and 23,501 units, respectively. The following table reflects the
above data:
TABLE VI
Value of Specified Owner‑Occupied
Units
Value of Specified Owner‑Occupied
Units
Brevard Co. Indialantic
Under
$20,000
417 0
$20,000 to
$29,999
847 1
$30,000 to
$49,999
10,088
1
$50,000 to $99,999
49,327
248
$100,000 or
more
23,501 549
Total
84,180 799
Median
Value
$75,200 $120,800
Source:
1990 Census
Monthly
Cost of Owner‑Occupied Housing
The
median monthly costs of owner‑occupied mortgaged units in the Town were $917
and $300 if the home was not mortgaged. The same figures for
Brevard County were $675 and $181, respectively.
The
majority of the owners of mortgaged units had monthly costs of $700 to $999
with this category making up 28 percent or 145 units.
Approximately 90 percent of the specified units with a mortgage had
monthly costs of $500 or more. Those units without a mortgage numbered 103
or 40 percent in the $300 to $399 range. The
following table illustrates the above data:
TABLE VII
Monthly Cost of Owner‑Occupied
Units
Mortgage Status
and
Selected Monthly Owner Costs
Brevard County Indialantic
With a
mortgage
64,935
513
Less than
$300
4,652
12
$300 to
$499
12,134
41
$500 to
$699
17,965
120
$700 to
$999
18,388
145
$1,000 or
more
11,796
195
Median
$675
$917
Not mortgaged
20,677
256
Less than
$100
2,096
13
$100 to
$199
10,264
40
$200 or
more
8,317
203
Median
$181
$300
Specified
units
85,612
769
Source: 1990 Census
Rent‑to‑Income
Ratio for Renter‑Occupied Units
According
to the Department of Community Affairs, a family is considered to be paying too
high a percentage of its income for housing if the rent‑to‑income
ratio exceeds 30 percent. Rental units do not have the same built in self‑regulation
that an owner unit has since it is difficult to obtain a mortgage if the
potential owner will exceed 30 percent of his or her income for mortgage,
taxes, insurance and utilities.
Census
figures showed that approximately 56 percent of the renters paid 30
percent or more of their income for housing in the Town. In Brevard
County, this figure was 38 percent.
These statistics are
illustrated on the following table along with the owner cost‑to‑income
data:
TABLE VIII
Rent‑to‑Income
Ratio for Renter Occupied Units
Number of Households
Brevard County Indialantic
Rent‑to‑Income
Ratio
for Renter‑Occupied
Units
Less than
20%
14,495 60
20‑24%
7,224 29
25‑29%
5,921 38
30‑34%
4,017
60
35% or
more
14,624 114
Not
computed
3,153 10
Specified
49,434 311
Owner Cost‑to‑Income
for Owner‑Occupied
Units
Less than
20%
47,699 442
20‑24%
12,289 85
25‑29%
7,786 71
30% or
more
17,328 159
Not
computed
510 12
Specified
units
85,612 769
Condition
of the Housing Stock
The
Town of Indialantic has extremely nice residential neighborhoods, and the
housing stock is almost one hundred percent in standard condition. A
windshield survey was made of the residential areas using the survey form on
the following page.
This form was used
to examine four components of the structure: roof, exterior walls, foundation,
and doors. For each of these components, a structure could be assigned
from 0 to 3 points with the result placing the structure in one of the four
following categories:
Points
Standard
0 ‑ 2
Moderate
Rehabilitation 3 ‑ 5
Substantial
Rehabilitation 6 ‑ 9
Dilapidated
10 +
Generally,
the categories for standard, deteriorating, and dilapidated housing can be
defined as follows:
Standard ‑ Those structures that have no visual
defect
or only slight defects and can be repaired
by
the average homeowner.
Deteriorating ‑ Those structures which have no more
than
two major defects which indicate a prolonged
lack
of regular maintenance and which cannot usually
be
repaired by the average homeowner.
Dilapidated ‑ Those structures which have one or
more
critical
defects which would prevent a structure from
providing
safe and adequate shelter for its occupants.
Housing
Condition Survey Results
There
were a total of ten (10) single family structures and one (1) duplex
structure considered to need moderate rehabilitation. Further, the 1990
Census provides certain measures of interior conditions considered to be
substandard. These include units which lack complete plumbing; lack complete
kitchens; lack central heating; or are overcrowded. The findings
were as follows:
TABLE IX
Interior Housing Conditions
Number of Dwelling Units Without
Complete Plumbing or Kitchen
Facilities and Overcrowded Units Brevard
County Indialantic
Lacking complete
plumbing
386 7
Lacking complete
kitchens
513 0
Lacking central
heating
26,055 167
Overcrowded units
(1.51+/room)
1,302 4
Source:
1990 Census
Subsidized
Housing Developments
Available
Programs
There
are a number of programs for subsidized housing, primarily at the federal
level. The U.S. Department of Housing and Urban Development (DHUD) funds
numerous rental housing subsidy programs. Major federal programs include
the traditional Public Housing Program, Section 8, Section 202, Section 312,
Section 221d3 and Section 236. Some of these programs are not presently
being funded for additional construction, nevertheless housing constructed or
rehabilitated under these programs exists on the mainland and to the North of
the Town on the beachside. These units can serve some residents of the Town
when vacancies occur and if the residents qualify.
In
addition to DHUD programs, other rental and owner subsidy programs are funded
by the Farmers Home Administration (FmHA) of the Department of Agriculture.
FmHA's rental programs include the Section 515 rental housing program and the
Section 514/516 Farm Labor Housing program. Subsidized housing may also
be produced under general community assistance programs such as the Community
Development Block Grants (CDBG) and the Urban Development Action Grants (UDAG).
Other
assisted housing can be constructed through state and local programs. The
State of Florida established State funding for developers who set aside a
percentage of their housing for low‑ and low/moderate‑income
people. Though not inventoried here, DHUD, FmHA and the Housing Finance
Agencies also have programs for homeowners.
Public
Housing
The
Brevard County Housing Authority does not have any projects located within the
Town Limits. Projects which could serve Town residents are located in
Melbourne and in the unincorporated area to the north, and the Rental
Assistance Program could be utilized within the Town.
Community
Development Block Grant Program
The
Town is not eligible to receive these funds.
Group
Homes
The
Florida Department of Health and Rehabilitative Services operates a number of
programs licensing group homes and foster care facilities. These group
homes serve adults and children, and are generally operated by private or non‑profit
sponsors. These types of group homes include: Family Group Homes for
troubled youth, Foster Family Group Homes for dependents and Licensed Child
Caring and Child Placing Facilities, Long Term Residential Care, Center for
Independent Living, and Adult Congregate Living Facilities. There are no
such facilities located in the Town.
Mobile
Home Parks
There
are no mobile home parks located within the Town.
Historically
Significant Housing
Currently,
there are no structures in the Town which have been placed on the National
Register of Historic Places.
III.
ANALYSIS
Population
Expected to Reside in the Town
The
population for the Town has been projected by five year increments from 1990
to 2010. These projections do not include seasonal residents which
will be dealt with separately.
The projections were
made by the Brevard Growth Management Department in conjunction with the
Brevard Area Transportation Study and were completed in August, 1996 and
are shown on the following table.
The
Town is estimated to have a population of 3,035 persons in 2000
and 3,225 persons in 2010. The 2000 figure is a 95
person increase over the 1995 figure of 2,940 persons or an
increase of 19 persons per year. As can be seen by the population
projections, the Town reaches a high of 3,225 persons in 2010 an
increase of 190 persons over the 2000 figure.
TABLE X
Population Projections
Indialantic South Beaches
South Mainland
1970
2,685
33,520
61,128
1980
2,883
40,483
87,226
1985
3,221
47,900
117,250
1990
2,844
46,302
161,133
1995 2,940
47,980
188,859
2000
3,035
49,659
216,585
2005
3,130
51,337
244,312
2010
3,225
53,015
272,038
Source: Brevard County Growth Management
Department
Household
Size
This
section of the element develops a more complete picture of the people expected
to reside in the Town by projecting the number and size of households, the age
structure of the population, and the income ranges. These household
projections are shown on the following table.
The
1990 Census indicated that there were 1,268 households in the
Town with an average household size of 2.24 persons. The projection for 2000
is 1,405 households or an increase of 137 households. The
projection for 2010 is 1,543 households or an increase of 138
households over the 2000 figure.
The
Brevard County Socioeconomic Projections, which are made by Traffic Analysis
Zones as well as by Census Tracts, give projections both for population and
occupied dwelling units. From this data and the 1980 and 1990
Census Data, the following assumptions can be made: the average household
size will continue to decline; the elderly population will continue to
increase; and single and two person households will increase.