HOUSING NEEDS ASSESSMENT LOVELL AND COWLEY, WYOMING · FINAL REPORT HOUSING NEEDS ASSESSMENT LOVELL...

FINAL REPORT

HOUSING NEEDS ASSESSMENT LOVELL AND COWLEY, WYOMING

FOR

LOVELL, INC.

Kirkham & Associates, LLC

455 Big Bend

Riverton, WY 82501

307-856-1199

Cell 307-851-6699

Email:

[email protected]

mailto:[email protected]

Final Report

Lovell and Cowley, Wyoming

Housing Needs Assessment

Prepared for:

Lovell, Inc.

P.O. Box 566

Lovell, WY 82431

307-548-6707

[email protected]

Prepared by:

Billie Kirkham, President


455 Big Bend

Riverton, WY 82501

307-856-1199

Cell 307-851-6699

Email: [email protected]

February 2010

The use of this document and excerpts there from are authorized for Lovell, Inc.'s purposes only. Other unintended

use must be authorized with the written permission of Kirkham & Associates, LLC of Riverton, Wyoming

All Rights Reserved

mailto:[email protected]

Special Thanks To:

Lovell City Administrator:

Mr. Ed Allred

City of Lovell Staff

Cowley Mayor:

Mr. Roland Simmons

Cowley Town Clerk and Treasurer:

Ms. Judy Johnson

Northwest Wyoming Board of REALTORS®:

Ms. Laura Kruse, Executive Director

Ms. Sarah Johnson, Johnson Home and Land Realty

Big Horn County Planner:

Mr. Jim Waller, County Planner

County Planner Staff

County Assessor Staff

Employers Participating In the Employer Survey:

Western Sugar Cooperative

Big Horn County School District #2

Georgia Pacific Corp.

North Big Horn Hospital District

New Horizons Care Center

Home Builders-Contractors Participating in the Contractor Survey:

Mr. Ron Walker

Mr. John Schneider, 5-J Contracting

Mr. Steve McArthur

Mr. Craig Walker, C&C Builders

Mr. Joe Mooney

Mr. Frank Hinckley

.

Housing Needs Assessment-Lovell and Cowley, Wyoming

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TABLE OF CONTENTS

Section Page

EXECUTIVE SUMMARY ..........................................................................Executive Summary-1

PURPOSE ...................................................................................................................................... 1

Relationship Between Housing and Job Development .............................................................. 1

REGION- STUDY AREA ............................................................................................................ 3

GENERAL LOCATION AND AREA DESCRIPTION ........................................................... 4

Region............................................................................................................................................. 4

Lovell .............................................................................................................................................. 4 Lovell Government Offices and Services ................................................................................... 4 Lovell Transportation .................................................................................................................. 5

Lovell Education Facilities.......................................................................................................... 5 Lovell Medical Services .............................................................................................................. 5

Lovell Utilities and Services ....................................................................................................... 6

Cowley ............................................................................................................................................ 7 Cowley Government Offices and Services ................................................................................. 7 Cowley Transportation ................................................................................................................ 8

Cowley Education Facilities........................................................................................................ 8 Cowley Medical Services ............................................................................................................ 8 Cowley Utilities and Service ....................................................................................................... 9

DEMOGRAPHIC AND ECONOMIC PROFILE ................................................................... 10

Region........................................................................................................................................... 10 Region Population ..................................................................................................................... 10

Region Economic Profile .......................................................................................................... 12 Region Employment .................................................................................................................. 15 Region Commuting Pattern Effects........................................................................................... 15

Lovell ............................................................................................................................................ 17 Lovell Population ...................................................................................................................... 17

Lovell Economic Influences...................................................................................................... 17 Lovell Employment ................................................................................................................... 17

Cowley .......................................................................................................................................... 19 Cowley Population .................................................................................................................... 19 Cowley Economic Influences.................................................................................................... 19


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HOUSING CHARACTERISTICS ............................................................................................ 20

Region........................................................................................................................................... 20 Region Rural Subdivision Effect on Housing Development in the Community ...................... 20 Region Affordability ................................................................................................................. 22

Region Rehabilitation - Average Age of Housing Stock .......................................................... 24 Region New Construction ......................................................................................................... 24 Region Consumer Demand – New Cost Comparison ............................................................... 25 Region Senior Housing Market Effect ...................................................................................... 25

Lovell ............................................................................................................................................ 26 Lovell Single-Family Residential Homes ................................................................................. 26 Lovell Residential Sales ............................................................................................................ 26

Lovell Homeowner Housing Needs - 2015 ............................................................................... 26 Lovell Homeowner Affordability.............................................................................................. 28 Lovell Existing Housing Stock ................................................................................................. 30 Lovell Rehabilitation of Existing Homes .................................................................................. 30

Lovell Rental Market - Apartments .......................................................................................... 34 Lovell Senior Rental Apartment Housing ................................................................................. 35 Lovell Apartment Rental Market Analysis ............................................................................... 35

Lovell New Apartment Rental Development ............................................................................ 37 Lovell Other Rentals - Temporary Living Quarters .................................................................. 37

Lovell Mobile Homes................................................................................................................ 38 Lovell Mobile Homes Outside of Mobile Home Parks............................................................. 38

Lovell Mobile Home Parks ....................................................................................................... 38 Lovell Vacant Lots .................................................................................................................... 39

Lovell New Construction .......................................................................................................... 39

Cowley .......................................................................................................................................... 40 Cowley Single-Family Residential Homes ............................................................................... 40

Cowley Residential Sales .......................................................................................................... 40 Cowley Homeowner Housing Needs - 2015 ............................................................................. 40

Cowley Homeowner Affordability............................................................................................ 42

Cowley Existing Housing Stock ............................................................................................... 43 Cowley Rehabilitation of Existing Homes ................................................................................ 43 Cowley Rental Market .............................................................................................................. 45 Cowley New Rental Development ............................................................................................ 45 Cowley Senior Housing ............................................................................................................ 45

Cowley Mobile Home Parks ..................................................................................................... 46 Cowley Vacant Lots .................................................................................................................. 46 Cowley New Construction ........................................................................................................ 47

RECOMMENDATIONS ............................................................................................................ 48

REFERENCES ............................................................................................................................ 53


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EXHIBITS ................................................................................................................................... 54

EXHIBIT A BEST PRACTICES – HOUSING ORGANIZATIONS AND PROGRAMS . 55

EXHIBIT B POPULATION AND HOUSEHOLD PROJECTION DATA .......................... 57

EXHIBIT C CLASSIFICATION CRITERIA USED FOR PHYSICAL HOUSING

STOCK INVENTORY OCTOBER 19-21, 2009 ...................................................................... 61

EXHIBIT D QUESTIONS USED FOR EMPLOYER INTERVIEW .................................. 63

EXHIBIT E RENT CALCULATOR FOR BIG HORN COUNTY MEDIAN

HOUSEHOLD INCOME 2009 .................................................................................................. 68

EXHIBIT F PHYSICAL HOUSING STOCK INVENTORY ................................................ 69

EXHIBIT G DEFINITIONS ...................................................................................................... 74

EXHIBIT H FUNDING MATRIX ............................................................................................ 81

RENTAL UNIT FUNDING RESOURCES WYOMING COMMUNITY DEVELOPMENT

AUTHORITY .............................................................................................................................. 81 HOME Investment Partnerships Program ................................................................................. 81

Community Development Block Grant..................................................................................... 81 Low-Income Housing Tax Credit Program ............................................................................... 81

RENTAL UNIT FUNDING RESOURCES USDA – RURAL DEVELOPMENT

PROGRAMS ............................................................................................................................... 82 Multi-Family Housing Development Section 515 Rural Rental Housing Direct Loan ............ 82

Rural Rental Housing Guaranteed Loan Program (Section 538) .............................................. 82

Farm Labor Housing ................................................................................................................. 82

HOMEOWNERSHIP FUNDING RESOURCES WYOMING COMMUNITY

DEVELOPMENT AUTHORITY ............................................................................................. 83 Standard First Time Homeowner Program ............................................................................... 83 Spruce Up Wyoming Homeownership Program ....................................................................... 83

WRAP ....................................................................................................................................... 83 Home Buyer Assistance Program ............................................................................................. 83 SPIRIT ....................................................................................................................................... 83

HOMEOWNERSHIP FUNDING RESOURCES USDA – RURAL DEVELOPMENT ..... 85 502 Direct Loan Program .......................................................................................................... 85


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502 Guarantee Program Single Family ..................................................................................... 85

REHABILITATION FUNDING RESOURCES WYOMING COMMUNITY

DEVELOPMENT AUTHORITY AND USDA RURAL DEVELOPMENT ........................ 86 HOME Investment Partnerships Program ................................................................................. 86

Housing Preservation Grant ...................................................................................................... 86 Home Repair Loan and Grant Program (Section 504) .............................................................. 86

OTHER HOUSING AND COMMUNITY HOUSING FUNDING RESOURCES

WYOMING COMMUNITY DEVELOPMENT AUTHORITY ............................................ 87 Homebuyer Education ............................................................................................................... 87 Neighborhood Stabilization Program ........................................................................................ 87 Community Pride & Revitalization (CPR) ............................................................................... 87

CDBG ........................................................................................................................................ 87

OTHER HOUSING AND COMMUNITY HOUSING FUNDING RESOURCES USDA

RURAL DEVELOPMENT ........................................................................................................ 88 Community Facilities Grant Program ....................................................................................... 88

Mutual Self-Help Technical Assistance Grants ........................................................................ 88 Rural Housing Site Loans (Sections 523 and 524) ................................................................... 88

Housing Application Packaging Grants .................................................................................... 88 FHA ........................................................................................................................................... 88

List of Tables

TABLE 1

City Services, Utilities and Private Services Town of Lovell .........................................................6

TABLE 2

Town Services, Utilities, and Private Services Town of Cowley ....................................................9

TABLE 3

Study Region Recent Growth Trends ............................................................................................10

TABLE 4

Wyoming Comparative Cost of Living Index-2Q09 .....................................................................13

TABLE 5

Big Horn County Inter-county Commuting Flow-2005 Q4 ..........................................................15

TABLE 6

Wyoming Cost of Living Index for Big Horn County Rental Housing Costs, 1986-2008 ...........22

TABLE 7

Relationship of Average Home Prices to Average Wages Sorted By Home Affordability ..........23

TABLE 8

2009 New Home Construction Costs .............................................................................................25

TABLE 9

2000-2009 New Home Construction Compared To Income And Affordability

5% Interest-30 Year Term MHI $53,500 Lovell, Wyoming .........................................................27


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TABLE 10

2000-2009 New Home Construction By Year and Home Value Lovell, Wyoming .....................27

TABLE 11

Lovell Homes In-Need Summary ..................................................................................................30

TABLE 12

Home Age For Various Wyoming Communities 2000 Census Data

Sorted By Percent of Houses Built Before 1960 ...........................................................................31

TABLE 13

Lovell Rental Rates Summary (Excluding Low-Income Senior Housing) ...................................35

TABLE 14

Apartment Units Surveyed Town of Lovell, Wyoming.................................................................37

TABLE 15

Town of Lovell Mobile Home Park Summary ..............................................................................38

TABLE 16

Housing Construction Approved 2000 Through 2009...................................................................39

TABLE 17

2005-2009 New Home Construction Compared To Income And Affordability ...........................41

5% interest – 30 Year Term MHI $53,500 Cowley, Wyoming

TABLE 18

Town of Cowley Number Of Units Constructed By Income/Cost Category ................................41

TABLE 19

Town of Cowley Average Building Permit Valuation ..................................................................42

TABLE 20

Town Of Cowley Housing Stock Age From 2000 Census ............................................................44

TABLE 21

Housing Construction Approved 2000 Through 2009...................................................................47

List of Figures

FIGURE 1

Big Horn County Lovell and Cowley ..............................................................................................3

FIGURE 2

Big Horn County, Lovell, and Cowley

Homeowner Household and Renter Household Growth Comparison 2000-2030 .........................11

FIGURE 3

Big Horn County Economic Profile Data ......................................................................................14

FIGURE 4

Housing Study Area And Common Commute Area......................................................................16

FIGURE 5

Rural Subdivision Lots ..................................................................................................................21

FIGURE 6

Town Of Lovell 2000-2009 Average Home Sales Price

Compared To Affordability Band For Those In The 81-95% Of MHI Income Group

Range From 5% To 8% Interest Rate On Mortgage ......................................................................28


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FIGURE 7

Mortgage Calculator Showing Home Affordability For Different Income Groups Of Big Horn

County At Different Interest Rates ...............................................................................................29

FIGURE 8

Lovell Street Conditions Compared to Areas Of Concentrations of Houses In Need ..................33

FIGURE 9

Town Of Cowley 2000-2009 Average Home Sales Price


Range From 5% To 8% Interest Rate On Mortgage ......................................................................42


Executive Summary-1

EXECUTIVE SUMMARY

The local economy in the northern half of Big Horn County is reasonably stable, as it is not

dependent on minerals and oil extraction as are other areas of Wyoming. The demand for sugar

and bentonite products, agriculture, tourism, healthcare, and education will remain steady.

Consequently, the local economy is not subjected to the same highs and lows experienced by the

southern half of the county and the state in general.

Both Lovell and Cowley demonstrate stronger household growth patterns than the rest of Big

Horn County. The county is estimated to have had a -1.2% population decrease from 2000

through 2008. The Lovell and Cowley household numbers continue to grow. However, Cowley

has seen the largest increase in population, indicating new residents relocating to the area. Lovell

appears to have household growth coming from within the existing population.

Lovell saw an estimated -0.2% decrease in population from 2000 through 2008; yet, the town

also saw an estimated 6.6% increase in the number of households from 2000 through 2010. This

can be attributed to smaller households being established within the existing population. Lovell

also experienced a decrease (-1.6%) in the number of rental households from 2000 to 2010.

Rents are affordable; however, Lovell had an estimated 9.8% increase in homeowner households

from 2000 to 2010 indicating a shift away from renting to owning. It does not necessarily

indicate stability. Other factors that come into play are noted below.

Cowley has seen an estimated 9.6% increase in population from 2000 through 2008 and an

estimated 5% increase in the total number of households from 2000 through 2010. However, it is

estimated that Cowley has experienced a -5.1% (decrease) in the number of renters, and a 7.5%

growth in the number of homeowner households. This indicates a shift away from renting to

owning. It does not necessarily indicate stability. Other factors that come into play are noted

below.

The appearance of a decrease in renting households does not mean there is not a need for these

communities to have additional nice rental units available. The reason is discussed in the Rental

Units section. The current situation is problematic, and it will continue to force potential new

residents to locate in Powell.

Rental Units

The trend is toward homeownership in Lovell and Cowley. It appears there is a shift away from

rentals. The initial analysis of the area’s demographics does not indicate a need for additional

units, and it appears that the rental market has reached equilibrium. However, this does not

identify or discuss the desirability or livability of existing rental properties.

The physical inventory and survey of Lovell rentals conducted does indicate a need for new units

to replace those that need to be demolished. The higher vacancy rates for these units support this.

Furthermore, consideration must be given to other factors reported in the community. For


Executive Summary-2

example, one real estate professional reports that they have to turn away potential Lovell and

Cowley tenants because there is a lack of available and desirable units for workers who have

moderate income. These are new workers relocating to the area who are willing to pay $700-

$850 for a nice rental unit that will fit the needs of their household. This situation compels these

new workers to seek rental housing in nearby Powell. Once the Lovell worker’s household is

settled in a different community, several factors come into play. Children become enrolled in

schools and community activities, the Lovell worker’s spouse may obtain work in that other

community, and community relationships are made and now the new Lovell worker has less

incentive to live in Lovell. Access to community services, recreation, commercial and retail

opportunities, and a reasonable commute time are considered when determining where the

family will live on a permanent basis. This worker’s new sense of community and belonging will

be compared to the upheaval and cost of relocating one’s household to the town of employment.

If these “quality of life” factors are not equal or better in the community of employment,

typically the worker will remain in the community where they are renting and purchase a home

there. There is no incentive to relocate to the place of employment.

There is no benefit to Lovell or Cowley when their workers live in Powell. This will have a long-

range adverse effect on Lovell and Cowley. This situation sets in motion continued population

decline. Community sustainability is affected. Community degradation compounds itself.

Rental Units Affordability

The question arises concerning how the cost of housing actually compares to workers wages.

The average weekly wage for the 4th Quarter 2008 for Big Horn County residents was $674.

Extended for a 52-week period, it is a gross monthly income of $2,920. Housing industry

standards define affordability as 30% of a household’s gross monthly income. In this example, it

would be $876. This would define what affordable rent in the community is. During the 2009

Physical Housing Stock Inventory, apartment managers in Lovell were interviewed, and Lovell

rents ranged from $300 to $625 a month. Lovell’s average rent was $444. County average

apartment rent was $514 in 2008. The rents are affordable.

Single-Family Homes

Lovell and Cowley real estate values have increased since 2000. Assessor’s data lists the average

home sale price for Big Horn County at $109,295 in 2008. MLS Realtor data reports the average

home sales price was approximately $120,000 during 2009 in Lovell. The average selling prices

remain affordable. Cowley MLS data reported average home sales price at $174,000 during

2009. Even though Cowley’s average sale price is higher than Lovell’s, it is affordable. The

majority of new homes constructed were also affordable.

Lovell and Cowley have seen good response from the local contractors to meet the need for new

housing development. Since 2000, the majority of new Lovell houses built were lower cost

affordable housing units. Some of this was accomplished using public funded “affordable

housing” programs. Cowley has seen development of the lower and higher priced homes.

Cowley’s new home construction outpaced Lovell’s from 2005 to 2009.


Executive Summary-3

Single-Family Homeownership Affordability

Here again the same question arises regarding how the cost of housing actually compares to

workers wages and converts to affordability. Fourth Quarter 2008 average weekly wages for Big

Horn County were $674. Extended for a 52-week period, it is a gross monthly income of $2,920.

Housing industry standards define affordability as 30% of a household’s gross monthly income.

In this example, it would be $876. Allowing for $200 a month in taxes and insurance, leaves

$676 a month for principal and interest payment. A 6% mortgage rate would allow a qualifying

loan amount of $113,000 for this single wage earner household. Assessor’s data reported average

home sales prices for Big Horn County $109,295 for 2008. Lovell MLS Realtor group reports

average home sales prices at approximately $120,000 for Lovell and $174,000 for Cowley in

2009.

Single-Family Homeownership New Units Needed

Demographics indicate Cowley will need approximately five new homes by 2015. The local

construction history shows the industry will rise to meet that need. As current owners build new

homes, their homes will become available to lower income households thus supplying housing to

meet the need of the varied income groups.

Lovell demographics indicate an approximate need for seventy-one new homes. Ten units need

to be priced below $78,000 or be eligible for a mortgage payment assistance subsidy loan

program. Five units need to be priced between $78,000 and $153,000. Ten units should be priced

between $153,000 and $190,000, and 46 units priced at $190,000 or above. The area of highest

demand will be the upper-end homes. Here again, historically Lovell area contractors have

responded to new housing needs. Upon construction of those units, the lower end homes will

typically become available for the lower income groups to purchase. Future construction costs

are expected to remain comparable to current costs. New construction should remain affordable.

Rehabilitation of Existing Housing Stock

A sampling1 of homes purchased through Wyoming Community Development Authority’s home

loan program indicate Big Horn County ranks second among Wyoming counties for having the

oldest average aged homes. Homes and rentals older than twenty years that have not been

updated or have deferred maintenance may need rehabilitation. Lovell and Cowley need to have

some of their older homes rehabilitated to provide adequate living conditions. Neither

community has a rehabilitation program.

During the physical inventory of Lovell’s housing stock, 107 houses and 11 mobile homes were

identified in poor condition indicating need for improvements. Thirteen houses and eight mobile

homes were classified as a critical housing situation and merit further inspection since they may

need to be demolished. Lovell residents need access to an owner rehabilitation program.

1 WCDA 29-year Homebuyer Profile Table E.5 Wyoming Housing Database Partnership


Executive Summary-4

A housing rehabilitation program places emphasis on rehabilitating basic code violations,

improving quality standards, improving substandard living conditions, and energy conservation.

Typical repairs could include but would not be limited to upgrading electrical service, repairing

roofs, installing windows and doors, installing insulation, upgrading heating systems, modifying

handicap accessibility, and upgrading the general housing quality. This type of program would

provide the towns with tools to be proactive in eliminating substandard and undesirable living

conditions in the community for those who do not have resources sufficient to maintain or

improve their homes.

For example, another Wyoming community, with about 7,500 residents established and managed

a housing rehabilitation program that has provided over $2.4 million in rehabilitation assistance

to 139 homeowners at an average cost of $16,184 per unit. This has been an effective tool for

this community over the 24 years since it was started A similar program could be emulated for

the benefit of the residents of Lovell, Cowley, and surrounding towns.

Recommendations

Recommendation 1-Conduct a public grassroots meeting involving all stakeholders and

interested parties.

The purpose would be to educate the community about the true housing situations in the area and

gather new ideas.

Recommendation 2-Develop a housing action plan for the area.

This should be accomplished using additional public meetings. The purpose of the meetings is to

engage local citizens in open discussions about solutions, determine appropriate actions for their

communities, and develop partnerships within the communities.

These public sessions should include, at a minimum, the topics of:

Public ownership of residential land

Infrastructure

Redevelopment of existing structures

Mobile homes and mobile home parks

Land use plans

Financing, funding and cost sharing

Regional housing development organization

Other topics may include community standards; community education; and local, cultural, and

regional support and cooperation. Other topics should be considered if the majority of each

group agrees to discuss these issues.

The housing action plan discussion serves a three-fold purpose. It educates the community on the

issues, builds consensus, and assures the outcome is what the communities truly want. It will


Executive Summary-5

help the communities identify barriers and create innovative solutions to the housing issues. It

will also identify technical and financial resources available to assure continued affordability of

new residential development. It will result in a housing action plan that serves communities

needs. It will include an implementation strategy to be carried forward by a regional housing

organization.

The goal of the housing action plan should be to develop public-private partnerships. Most

partnerships mix and match several strategies as they evolve. Though the initial strategies and

organizational structures may vary, the need for action is shared by all.

Recommendation 3- Develop new rental units.

New rental units need to be developed that will target current Lovell and Cowley workers, as

well as newly recruited workers who have moderate income. Federal and State funding for these

units will be difficult to obtain. Lovell, Inc., employers, the Towns of Lovell, and the Town of

Cowley could recruit a developer/owner to construct the needed units with Lovell, Inc. owning

and managing them. Private funding would be needed. However, “gap” financing may be

offered, and land trusts could be established by each town for this purpose. Employers could

invest by contributing capital for development costs. A phased rental development project is

recommended.

Recommendation 4- Establish a regional housing organization.

A regional housing organization would be charged with the responsibility to adopt and

implement the housing action plan using appropriate strategies.

The forming of a regional housing organization aims to develop the long-term

capacity of local communities and community based groups to address housing needs.

If each community developed their own small organization, it is unlikely to have the

expertise and prior experience in housing development management. However, the

immediate goal is the creation of a broad-based community regional housing

development organization and network equipped with solid development,

management, and political skills.

In addition to developing a regional housing organization, the community should also look at:

Forging Local Partnerships: The goal is to foster the development of local housing

partnerships throughout the area. Partnerships that tend toward this model aim to

stimulate awareness among local officials, hoping that increased activity in towns will

lead to locally inspired housing efforts.

Supporting Specific Projects: This is the route followed by local and city or town

partnerships. The goal is to fund and develop affordable or market rate housing

projects. The efforts are likely always project-oriented, with assistance tied to specific

plans to develop particular units. This strategy can promote a significant increase in

housing stock over a short period.


Executive Summary-6

A regional housing office will give the communities combined organizational strength because it

will equip itself with solid technical, development, management, and political skills to carry out

the mission of housing the workforce. It will develop the needed financial resources to carry out

its mission.

Other issues will have to be considered during the organization development phase of the

regional housing organization. Once selected, the board of directors will have to deal with these

and other issues. For now, the challenge is to act. Lovell, Cowley, and local residents cannot

afford to wait.

Recommendation 5-Establish a housing rehabilitation program to serve these communities.

A regional housing organization could work directly with all the towns in the Lovell and Cowley

area to accomplish their rehabilitation goals. This program could be administered by that

regional housing organization.

Recommendation 6-Evaluate the identified substandard housing stock in Lovell.

The identified substandard single-family houses and rental stock need to be evaluated by a

professional home inspector to determine what needs to be accomplished: rehabilitation or

demolition and replacement with good quality homes and rentals. The regional housing

organization could administer this work.


Executive Summary-7

Recommendation 11-Promote and deliver consumer education programs locally.

The goals of these education programs should include:

Educate the public regarding what the real housing situation is in the area

Establish an IDA (Individual Development Account) Program for low-income

households so they can develop resources for a down payment

Help people answer the question, “What is affordable?”

Establish a program of homebuyer training

Invite industry professionals (banks, realtors, and contractors) to participate in

homebuyer workshops and create a neutral environment at these workshops where

consumers will feel comfortable asking questions

Recommendation 12-Involve employers in the housing issues.

Employers need to be informed regarding the services that the new regional housing organization

can offer them. For example, the regional housing organization could maintain a list of available

rentals for new employees moving into the area.

Recommendation 13-Support local contractors and developers who are willing to build

speculative homes and rental units.

The new regional housing organization can educate contractors and developers regarding the

funding assistance opportunities available in Wyoming and assist them with applications for

various funding mechanisms.


Executive Summary-8

The regional housing organization or Lovell, Inc. could provide seed money or temporary (GAP)

financing for contractors willing to commit to speculative housing development to assist with the

20% down-payment match needed to obtain a construction loan at financial institutions.

Recommendation 14- Apply to USDA Rural Development to become an approved packager

of 502 home loan applications.

The regional housing organization or economic development organization could become an

approved packager of 502 home loan applications and provide the region’s residents with

assistance in completing 502 loan applications. This would provide low-income households in

the area with local access to home mortgage programs. Currently, Lovell and Cowley residents

must drive to Worland (71 miles away) for this service. As an approved loan packager, the

regional housing office would be eligible to receive $500 for each loan approved.

Recommendation 15-Assemble a cost/benefit analysis regarding obtaining GIS (Geographic

Information System) software.

The regional housing organization could take the lead in investigating how GIS software might

benefit the Lovell and Cowley town governments.


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PURPOSE

The purpose of the housing needs assessment is to evaluate existing housing conditions, new

construction since 2000, and define affordability. It challenges the perception that current

housing stock is becoming unaffordable. It evaluates whether or not there is an insufficient

number of housing units and determines if the current housing stock is inadequate to house the

current residents and draw new residents to the towns. During this assessment process, a housing

stock inventory was conducted to evaluate the Town of Lovell’s housing stock condition,

discover any need for rehabilitation of existing housing, and identify neighborhood renewal

opportunities.

This housing needs assessment identifies the relationship between housing, jobs, and economic

development so recruiting efforts can be enhanced by developing desirable housing to fit the

needs of today’s working consumer. The study establishes a baseline of existing housing and

housing needs within Lovell and Cowley.

The results of the study will be shared with the community during public meetings designed to

collect ideas and develop a housing action plan for Lovell, Inc. With this housing action plan,

community efforts can be directed where the highest needs are.

Relationship Between Housing and Job Development

The task of determining and providing an effective tool that shows the relationship between

housing needs and jobs begins with projecting population growth. The baseline is established

from the 2000 Census. Household growth rates are also projected using the Census baseline and


2

Wyoming’s average household size. Household growth rate is determined by merging these

factors. Income or job wages and existing substandard housing can then be considered.

The user will be able to develop appropriate scenarios and be prepared to discuss alternatives

when recruiting relocation businesses or expansion of existing businesses are being considered.

This allows communities to be poised and responsive to future housing needs.

The 2000-2010 Housing Forecaster-Big Horn County tool is provided in CD format, only for

Lovell, Inc. use. Any other use or distribution is not authorized without the expressed written

consent of Kirkham & Associates, LLC. Additional copies of the Housing Forecaster-Big Horn

County tool may be obtained from Kirkham & Associates, LLC for a fee.

The data will remain reliable until the 2010 census data is released and the Wyoming Housing

Database is updated. The ability to change the MHI to reflect annual changes determined by

HUD is incorporated.

A 2010-2020 Housing Forecast-Big Horn County Tool may be obtained, from Kirkham &

Associates, LLC for a fee, once the new data is available. The new updated tool will be reliable

for the 2010-2020 period.


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REGION- STUDY AREA

The region and area under study is in the northern half of Big Horn County, primarily the towns

of Lovell and Cowley.

The economic influences of the northern half of Big Horn County are different from those of the

southern half of the county. The Lovell and Cowley region share similar economic influences

with the Powell and Cody region in Park County. Both regions industries include sugar beet

production; other agriculture production such as beans, oats, barley, wheat, and livestock feed;

light manufacturing; and tourism. Furthermore, due to their close proximity to Powell and Cody

the Lovell and Cowley economies are affected by economic shifts in Park County more than the

southern half of Big Horn County.

Based on Lovell and Cowley’s individual growth patterns, it is reasonable to conclude Lovell

will have moderate growth while Cowley will continue with strong growth through 2015.

Household growth projections and housing needs are based on these assumptions.

FIGURE 1

Big Horn County

Lovell and Cowley


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GENERAL LOCATION AND AREA DESCRIPTION

Region

The Lovell and Cowley area is located in the north central part of Wyoming and is 97 miles from

Yellowstone Park’s east entrance. It is in an area of striking contrasts ranging from the Big Horn

Mountains to rich farmland. Residents and tourists enjoy nearby national forests, the Big Horn

River, the Big Horn Canyon National Recreation Area, the Medicine Wheel National Historic

Lands, and the Pryor Mountain Wild Horse Range, which is the first Federal Wild Horse Range.

Lovell and Cowley are in a region of great wildlife diversity. Resident species include big game

animals such as elk, deer, moose, antelope, and black bear. Cougars and grizzly bears are

occasionally reported. The area has a multitude of small wildlife species and migratory

waterfowl. Recreation opportunities abound in this area including camping, fishing, hunting,

horse packing, hiking, four wheeling, and snowmobiling.

Lovell

Lovell is a picturesque and peaceful town located at the base of the Big Horn and Pryor

Mountains in the northern half of Big Horn County, Wyoming. The town is named after

cattleman Henry Clay Lovell who along with Anthony L. Mason brought the cattle industry to

the Big Horn Basin in 1880. In 1900, the area was also settled by Mormons, and in 1902, the

town site began to grow. In 1906, Lovell became an incorporated town. Because of the positive

growing conditions around Lovell, German farmers added to the growth of the community by the

establishment of the sugar industry.

Lovell has become known as the Rose City of Wyoming because of its favorable climate for

growing roses. The public parks contain lovely rose gardens. Lovell is also known as the

gateway to the Big Horn Mountains.

Lovell offers convenient services and accommodations to both residents and visitors. A 9-hole

golf course is located just a few miles outside of town. The community has a swimming pool and

three city parks that include large playground areas, basketball hoops, a skate park, softball

fields, and tennis courts. Racquetball courts are available at the high school. The historic Hyart

Theatre is located downtown.

Lovell’s population was estimated at 2,2762 in 2008.

Lovell Government Offices and Services

Lovell Town Hall manages all public services, parks, water, sewer, garbage pick-up, and street

maintenance provided to Lovell residents.

Lovell residents generally must travel to Basin, Greybull, Worland, Powell, or Cody to avail

themselves of county, state, or federal government services. Basin is the county seat for Big

2 Division of Economic Analysis –State of Wyoming


5

Horn County and is 40 miles from Lovell. The Department of Workforce Services and the

Wyoming Business Council are located in Powell, Wyoming approximately 23 miles from

Lovell. However, a few state and county agencies have a local presence in the community. There

are family and social services, a public health nurse office, a public library, and the Drivers

License Division in Lovell.

Lovell Transportation

Lovell residents have reasonable access to highway, rail, commercial air, and bus services. The

major highways through Lovell are US Highway 14 and US Highway 310/Highway 789. The

closest access to Interstate I-90 is 90 miles away in Billings, and access to I-25 is 162 miles away

in Buffalo. Burlington Northern Santa Fe provides railroad freight service for the area. The local

general aviation airport is the North Big Horn County Airport in Cowley at an elevation of 4,090

feet with a 5,199-ft. asphalt runway, Instrument Landing System, lights, fuel, and restrooms.

Commercial airports nearby include the Yellowstone Regional Airport in Cody (46 miles) and

the Billings Logan International Airport in Billings (93 miles). Bus service is provided by

Arrow/Black Hills Stage Lines.

Parcel and express package services are provided by United Parcel Service (UPS), the US Postal

Service (USPS), and Federal Express (FedEx).

Lovell Education Facilities

The Big Horn School District No. 2 facilities are located in Lovell. There is an elementary

school, middle school, and high school in Lovell. These serve approximately 656 students, with

310 in elementary school, 148 in middle school, and 198 in high school.

Northwest College, University of Wyoming Research/Extension Center, and University

Academic Outreach are located in Powell, Wyoming, 23 miles from Lovell.

Lovell Medical Services

Medical professionals in Lovell include physicians, physician’s assistants, a nurse practitioner, a

dentist, chiropractors, and optometrists. The North Big Horn Hospital is licensed for fifteen beds,

and it provides Tele-med service, which allows doctors to consult with national specialists. New

Horizons Care Center provides long-term care specializing in Alzheimer’s conditions.


6

Lovell Utilities and Services

TABLE 1

City Services, Utilities and Private Services

Town of Lovell

Service Provider Service

Town of Lovell

336 Nevada Avenue

Lovell, WY 82431

Water, Sewer

Big Horn Fire District Fire Department

Lovell Police Department Law Enforcement

Montana-Dakota Utilities Co. Natural Gas

Big Horn Rural Electric Company

307-548-7222

Rocky Mountain Power

888-221-7070

Electricity

TCT West Telephone & Internet Service Provider

Verizon

ALLTEL

Cellular Telephone

TCT West

Direct TV

Dish Network

Cable Television Services

Lovell Chronicle – weekly

Billings Gazette - daily

Casper Star Tribune – daily

Newspaper


7

Cowley

Cowley is an appealing small town known for its quality of life. Residents enjoy Cowley’s clean

area, pure artesian drinking water, and underground irrigation system. Community pride is

demonstrated in its clean and tidy appearance. The town residents pride themselves in their

pioneer heritage. The foresight of Cowley’s founders is evident in how the town is organized and

laid out. Cowley’s founders and current residents have always been progressive.

Cowley was established in 1900 as a colonization project undertaken by the Church of Jesus

Christ of Latter-day Saints. It was incorporated in 1907. As stated in the 2007 Cowley Master

Plan, “Development of the town initially reflected the Mormon ideals of rural life with farmers

living in town on large lots and commuting to their fields each day. Lots in the original town plat

are 1.23 acres with four to a block.” 1910 saw the beginning of construction of the Sidon Canal

distributing water from the Shoshone River. The Sidon Canal was 30 miles long and completed

in 1904. The 2007 Cowley Master Plan also states, “By the 1920’s farm tenancy requirements of

Federal irrigation laws dispersed farmers from town and the town population declined, reflecting

the breakdown of the original settlement pattern. The 1977 Cowley Plan observed that the large

lots have given the town a feeling of spaciousness.”

The Town of Cowley covers 511 acres. The original town plat included additional features that

managed the form and functions of the community. Street rights-of way are 99 feet wide

reportedly to accommodate the turning radius of a four-horse team and wagon. The foresight of

the original town planners continues to benefit Cowley today. For example, one block was

reserved for schools. The Rocky Mountain Elementary School is located on this site.

Cowley is located on U.S. Highway 310 connecting Cowley to Lovell to the east and Montana

towns and cities to the north. Powell and Cody connect with Cowley via Alternate Highway 14

or Highway 114 to the west. Cowley’s location provides access to recreational opportunities such

as the Pryor Mountains, Big Horn Mountains, Big Horn Lake, and Foster Gulch Golf Course.

The 2000 census reported a population of 560. The Town of Cowley officials currently report

approximately 614 residents.

Cowley Government Offices and Services

The Town of Cowley administration is made up of the Mayor, four councilpersons, and one City

Clerk/Treasurer.

Town services include water distribution from an artesian water source, collection of wastewater,

solid waste removal, street maintenance, and law enforcement services.

Cowley’s current Master Plan, adopted in 2007, identified numerous actions that affect housing

development within the community. Since its adoption, officials have been proactive in

implementing the recommendations outlined in the plan. One recommendation was the

appointment of a permanent planning commission. This was accomplished in January of 2008.

The recommended new Cowley Development Code was adopted in July 2008. Cowley has also


8

established a user-friendly website as recommended. The Town of Cowley also has goals of

participating in a housing rehabilitation program and achieving a joint development policy with

the county. These goals from the master plan are under consideration and remain a high priority

for Cowley.

Cowley Transportation

Cowley residents can access highway, rail, commercial air, and bus services. The major highway

through Cowley is US Highway 310/Highway 789. Access to Interstate I-90 is 84 miles away

(Billings, Montana), and I-25 is 169 miles away (Buffalo, Wyoming). Burlington Northern Santa

Fe railroad provides railroad freight service for the area. The local general aviation airport is the

North Big Horn County Airport in Cowley at an elevation of 4,090 feet with a 5,199-ft. asphalt

runway, Instrument Landing System, lights, fuel, and restrooms. Commercial airports nearby

include the Yellowstone Regional Airport in Cody (47 miles) and the Billings Logan

International Airport in Billings, Montana (86 miles). Arrow/Black Hills Stage Lines provide bus

service; however, Cowley is only a pickup/drop off point, and tickets must be purchased online.

United Parcel Service (UPS), the US Postal Service (USPS), and Federal Express (FedEx)

provide parcel and express package services.

Cowley Education Facilities

The School District No. 1 Superintendent’s Office is located in Cowley. Currently, the Rocky

Mountain Elementary School is located in Cowley.

The Rocky Mountain High School in Byron and the Rocky Mountain Middle School in Deavor

are being relocated to Cowley once the new building in Cowley is completed. It is anticipated to

be in operation for 2010-11 school year.

Cowley Medical Services

Medical professionals and services are located in nearby Lovell. These include physicians,

physician’s assistants, a nurse practitioner, a dentist, chiropractors, and optometrists. Lovell’s

North Big Horn Hospital is licensed for fifteen beds for acute care, and it provides Tele-med

service, which allows doctors to consult with national specialists. New Horizons Care Center is

an 85-bed, long-term care facility specializing in Alzheimer’s conditions.


9

Cowley Utilities and Service

TABLE 2

Town Services, Utilities, and Private Services

Town of Cowley

Service Provider Service

Town of Cowley

20 Division Street

Cowley, WY 82420

307-548-7700

townofcowley.org

Water, Sewer, Garbage, Law Enforcement

Fire Protection North Big Horn Fire Protection District

Rocky Mountain Power

1-888-221-7070

www.rockymntpower.net

Electricity

Montana-Dakota Utilities

1-800-564-2419

www.bighornrea.com

Natural Gas Service

TCT West

307-548-2275

www.tctwest.net

Telephone, Television Services, Internet

Service Provider

Verizon and ALLTEL Cellular Telephone

http://www.rockymntpower.net/

http://www.bighornrea.com/

http://www.tctwest.net/


10

DEMOGRAPHIC AND ECONOMIC PROFILE

Region

Region Population

Since the 1930s, Big Horn County has maintained, on average, a level number of residents.

Between 2000 and 2006, Big Horn County experienced a -3.2% (negative) growth rate. This

indicates out migration of young people once they graduate from high school. However, from

2006 to 2007, there was a 1% growth rate and from 2007 to 2008, there was a 1% growth rate.

The Big Horn County communities have strikingly different growth rates. For instance, from

2000 to 2006, Cowley’s population grew 3%, and Lovell’s population decreased 2.2% (-2.2%).

The study considered the growth trends of neighboring counties and their primary communities.

For the 2000-2008 period, Lovell and Cowley displayed a stronger growth trend than Washakie

County and Hot Springs County and their primary communities. Park County is immediately

west of Lovell and Cowley and has had positive-growth trends. See Exhibit B for more growth

trend data.

TABLE 3

Study Region Recent Growth Trends

Place

Census

2000

Population

EAD

Estimated

July 1, 2006

Population

EAD

Estimated

July 1, 2007

Population

EAD

Estimated

July 1, 2008

Population

% Growth

Census

2000-2006

Estimate

% Growth

2006

Estimate-

2007

Estimate

% Growth

2007

Estimate-

2008

Estimate

Wyoming 493,782 512,573 523,252 532,668 3.8% 2.1% 1.8%

Big Horn County 11,461 11,099 11,215 11,322 -3.2% 1.0% 1.0%

.Basin town 1,238 1,216 1,232 1,243 -1.8% 1.3% 0.9%

.Burlington town 250 242 249 253 -3.2% 2.9% 1.6%

.Byron town 557 536 542 557 -3.8% 1.1% 2.8%

.Cowley town 560 577 602 614 3.0% 4.3% 2.0%

.Deaver town 177 173 174 177 -2.3% 0.6% 1.7%

.Frannie town (pt.) 180 177 178 179 -1.7% 0.6% 0.6%

.Greybull town 1,815 1,715 1,728 1,739 -5.5% 0.8% 0.6%

.Lovell town 2,281 2,230 2,248 2,276 -2.2% 0.8% 1.2%

.Manderson town 104 99 100 100 -4.8% 1.0% 0.0%

.Balance of Big Horn Co. 4,299 4,134 4,162 4,184 -3.8% 0.7% 0.5%

Park County 25,786 26,767 27,181 27,574 3.8% 1.5% 1.4%

.Cody city 8,835 9,094 9,190 9,309 2.9% 1.1% 1.3%

.Frannie town (pt.) 29 29 29 29 0.0% 0.0% 0.0%

.Powell city 5,373 5,404 5,477 5,524 0.6% 1.4% 0.9%

.Balance of Park Co. 11,198 11,898 12,141 12,370 6.3% 2.0% 1.9%

Source: Population Division, U.S. Census Bureau Release Date: July 1, 2009

Source: Wyoming Incorporated Place Population Estimates: April 1, 2000 to July 1, 2008 , Wyoming Department of

Administration and Information, Economic Analysis Division, http://eadiv.state.wy.us/pop/SUB-08EST.htmSource 1990 Census Data: Annual Population for Wyoming, Counties, and Municipalities: 1980 to 1990, Wyoming

Department of Administration and Information, Economic Analysis Division

http://eadiv.state.wy.us/pop/c&sc8090.htm


11

The Lovell and Cowley area appears to have experienced a somewhat stronger household growth

rate, industry job stability, and affordable living than the rest of the county.

The trend is toward homeownership in Lovell and Cowley. It appears there is a shift away from

rentals. The 2009 Wyoming Profile of Demographics, Economics and Housing report forecasts

that this trend will continue.

FIGURE 2

Big Horn County, Lovell, and Cowley

Homeowner Household and Renter Household Growth Comparison 2000-2030

BIG HORN COUNTY

HOUSEHOLDS

LOVELL

HOUSEHOLDS

COWLEY

HOUSEHOLDS


12

Region Economic Profile

Big Horn County ranks among the lowest cost of living areas in the state. Wages are proportional

to the cost of living and housing costs of the area.

The Lovell and Cowley area’s major industries, bentonite mining, sugar beet production,

tourism, health care, education, and agriculture, provide a stable economic base. The local

economy does not experience the same effects from the upswings and downturns in the energy

market as other areas in Wyoming.

Lovell and Cowley share a similar economic base with Powell and Cody such as sugar beet

production, other agriculture production (beans, oats, barley, wheat, and livestock feed), and

tourism. Due to their close proximity, the local economy is affected by economic shifts in Park

County. The economic driving forces of the northern half of Big Horn County are different from

that of the southern half of the county.

Big Horn County’s housing costs rank 4th

lowest in the state at 25% lower than the average

housing costs. The county’s cost of living ranks 4th

lowest of the 22 Wyoming counties. Big

Horn County is within the northwest region that also includes Park, Washakie, and Hot Springs

counties. All four counties rank within the nine lowest in the state.


13

TABLE 4

WYOMING COMPARATIVE COST OF LIVING INDEX - 2Q09

Prices as of July 8, 9, and 10, 2009 (Statewide Average = 100)

Sorted By Housing Index

COUNTY Housing All Items

Teton 163 134

Sublette 122 114

Campbell 118 109

Sweetwater 112 104

Sheridan 106 107

Natrona 104 102

Lincoln-Afton 104 101

Carbon 103 103

Lincoln-Kemmerer 97 98

Albany 96 97

Laramie 95 96

Johnson 93 100

Uinta 92 94

Converse 91 94

Fremont 90 94

Park 84 93

Weston 84 90

Crook 79 90

Washakie 76 90

Goshen 76 88

Big Horn 75 87

Niobrara 74 87

Hot Springs 71 86

Platte 70 84

Start ing with the 2Q03 Comparat ive Index, Linco ln-Afton was included .

Wyoming Cost of Living For The Second Quarter 2009

State of Wyoming Department of Administration and Information Economic Analysis Division

October 1, 2009


14

The tables below rank the average home sales price, average weekly wage, and Median

Household Income among all Wyoming counties. The Big Horn County average home sales

price ranks second to the least expensive. However, the Big Horn County Median Household

Income in 2009 was the second to the lowest in the state. The county ranks a little better in

wages, ranking 18th

in wages.

WEEKLY WAGE COMPARISON

BY COUNTY

2008

COUNTY

Wyoming Wages by

County Fourth

Quarter 2008

Statewide Average

Weekly Wage

Sublette $1,087

Campbell $1,081

Sweetwater $1,063

Natrona $930

Converse $879

Carbon $843

Uinta $814

Teton $799

Sheridan $770

Lincoln $766

Laramie $753

Fremont $726

Washakie $707

Crook $703

Johnson $703

Park $694

Platte $689

Big Horn $674

Weston $672

Albany $672

Hot Springs $656

Goshen $568

Niobrara $536

Source: Wyoming Department of Employment Research

& Planning

Source: QCEW EXPO (Second run: July 2009)

Prepared 07/27/2009

Nancy Brennan Preliminary: Subject to Revision

HUD ESTIMATED MEDIAN

HOUSEHOLD INCOME

2009

COUNTY MHI

Teton $ 89,500

Campbell $ 78,300

Sweetwater $ 76,000

Uinta $ 69,300

Natrona $ 64,300

Converse $ 64,200

Laramie $ 63,700

Albany $ 63,200

Sublette $ 63,000

Lincoln $ 62,900

Crook $ 60,200

Sheridan $ 59,700

Washakie $ 59,600

Johnson $ 59,200

Carbon $ 58,800

Platte $ 58,000

Park $ 57,900

Weston $ 56,600

Goshen $ 56,400

Hot Springs $ 55,100

Fremont $ 53,700

Big Horn $ 53,500

Niobrara $ 47,100

The 2009 Wyoming Profile Of Demographics,

Economics And Housing Semiannual Report,

Ending June 30, 2009 Volume I

Sponsored By The Wyoming Community Development

Authority Revised Final Report: August 31, 2009

AVERAGE HOME SALE PRICES

2008

COUNTY

Average Home

Sales Prices in

Wyoming Assessor

Data

Teton $1,829,237

Sublette $296,638

Lincoln $246,253

Sweetwater $242,470

Campbell $242,341

Sheridan $240,270

Albany $222,151

Johnson $220,549

Park $215,692

Natrona $204,154

Laramie $202,304

Uinta $197,390

Fremont $197,173

Converse $187,131

Crook $170,602

Carbon $151,093

Platte $134,896

Washakie $133,754

Hot Springs $133,421

Goshen $131,037

Weston $129,108

Big Horn $109,295

Niobrara $98,935

Source: The 2009 Wyoming Profile Of

Demographics, Economics And Housing

Semiannual Report, Ending June 30, 2009 Volume I

Sponsored By The Wyoming Community Development

Authority Revised Final Report: August 31, 2009

FIGURE 3

Big Horn County Economic Profile Data


15

Inflow

Source

County 2005 Q4

Albany 18

Campbell 27

Carbon 9

Converse 9

Crook 2

Fremont 54

Goshen 2

Hot Springs 13

Johnson 4

Laramie 28

Lincoln 17

Natrona 51

Niobrara 3

Park 421

Platte 5

Sheridan 39

Sublette 7

Sweetwater 28

Teton 1

Uinta 21

Washakie 121

Weston 1

Unknown WY .

Unknown 575

Total 1456

Outflow

Target

County 2005 Q4

Albany -44

Campbell -64

Carbon -5

Converse -11

Crook -2

Fremont -20

Goshen -4

Hot Springs -12

Johnson -15

Laramie -53

Lincoln -3

Natrona -143

Niobrara .

Park -457

Platte -5

Sheridan -40

Sublette -5

Sweetwater -25

Teton -4

Uinta -6

Washakie -155

Weston -1

Unknown WY -26

Unknown -3

Total -1103

Region Employment

Big Horn County has historically had higher unemployment rates than the rest of the state. Due

to the location and relative stability of the sugar factory and bentonite plant, presence of the

tourism industry, and location of education and health facilities, the Lovell and Cowley

communities’ employment outlook is assumed to be better than the rest of the county.

Region Commuting Pattern Effects

Commuting for work to and from the Lovell and Cowley area is common and accepted as part of

living in the area. Commuting the 23 miles for work between Lovell and Powell is common. The

Commuting Pattern Data Model Methodology and County-Level Output Tables through 2005

prepared by D. Leonard, Senior Economist from the Wyoming Department of Employment

Research & Planning demonstrate this in the next table.

TABLE 5

Big Horn County Intercounty Commuting Flow-2005 Q4

Source: Commuting Pattern

Data Model Methodology

and County-Level Output

Tables through 2005

prepared by D. Leonard,

Senior Economist from the

Wyoming Department of

Employment Research &

Planning, February 12, 2007


16

The Wyoming Quarterly Census of Employment and Wages from the Department of

Employment website lists the average monthly employment for all of Big Horn County as 4,524

in the 4th Quarter 2005. This means that 10.1% of the Big Horn County workers were

commuting to Park County to work and 9.3% of the Big Horn County jobs were filled by Park

County commuters at the end of 2005. Because the region’s residents are accustomed to

commuting for work, they can choose from a larger pool of job opportunities and a larger pool of

potential residences.

FIGURE 4

Housing Study Area

And Common Commute Area

Because Lovell and Cowley residents must commute for shopping and services and many are

commuting for work also, there is little incentive for them to live in town. Rural residential areas

will continue to take residential development away from the individual towns.


17

Lovell

Lovell Population

Lovell saw an estimated -0.2% decrease in population from 2000 through 2008; yet, the town

also saw an estimated 6.6% increase in the number of households from 2000 through 2010. This

can be attributed to smaller households being established within the existing population. Lovell

also experienced a -1.6% decrease in the number of rental households from 2000 to 2010. Rents

are affordable; however, Lovell had an estimated 9.8% increase in homeowner households from

2000 to 2010 indicating a shift away from renting to owning. New renters appear to be living

elsewhere.

Lovell Economic Influences

The town’s economy is derived primarily from mineral extraction (bentonite), sugar production,

health care, education, and tourism. The principal industries in the Lovell area are bentonite

mining, wallboard manufacturing, farming, sugar beet processing, bean processing, tourism,

health care, and education.

The manufacturing of gypsum and agricultural products has a strong influence on the town’s

economy. The Georgia-Pacific Gypsum plant in Lovell employs 80 workers. The Western Sugar

Company in Lovell is a cooperative owned by the sugar beet producers. It has 60 permanent

employees, and it employs as many as 125 people in the summer. This plant is critical to both the

local agriculture industry and the town’s economy.

Tourism does have a strong influence on the local economy due to Lovell’s proximity to major

recreation and scenic areas. There are three motels with approximately eighty rooms available.

However, the town is close to Powell and Cody, Wyoming where additional motels are available.

This limits the potential for additional motels to be developed within the community for use by

the traveling public. There are three eating enterprises in Lovell. Travelers and potential

residents need to be able to rapidly assess what amenities the community offers as they enter and

drive through. There are limited services travelers would be drawn to so they would stop in

Lovell, get out of the car, enjoy a meal, and explore the Town.

Lovell Employment

An interview of four major employers in the Lovell area was conducted. Questions answered by

the employers are located in Exhibit D. The employers were:

Western Sugar Cooperative

Big Horn County School District #2

Georgia Pacific Corp.

North Big Horn Hospital/New Horizons Care Center

These four employers account for 618 jobs in the Lovell area. Of these 618 jobs, 500 are

permanent positions with the other 118 being seasonal or temporary employees. Of these


18

positions, 252 are considered professional positions, 253 are skilled positions, and 113 are

unskilled positions. The employers were asked to roughly estimate the number of employees

they had in the survey’s different income categories. The employees making over $45,000 per

year was about 37%. Employees making between $10,000 and $45,000 per year was about 54%,

and employees making less than $10,000 per year was 9%.

Regarding housing, none of the employers thought there was a lack of affordable housing in the

Lovell/Cowley area. Only one of the employers thought that a lack of affordable housing had

some impact on their ability to recruit and retain qualified workers. The other three thought

housing had no impact. Only one employer had lost employees due to workers family living

outside of Lovell or a long commute. The other employers have not lost employees due to

housing issues including commute time.

Three out of the four employers thought that it was important for the business community to be

involved in providing employee access to affordable housing. One of the employers did not think

it was important. One of the three employers that thought it was important specifically

mentioned that the community needs to be proactive regarding housing. Another stated that,

“Without good employees, you can’t have good business.” Without good housing, you cannot

have good employees.

The employers reported that at this time they have a surplus of applicants. Between all four

employers, only four job openings were reported.

The Lovell employers interviewed reported having employees commuting from Powell, Cowley,

Deaver, Byron, and Frannie. Two of the four employers reported that commuting for work had

no impact on their business. Two reported that it had a negative impact on their business. The

Big Horn County School District No. 2 reported that local Lovell residents have voiced a

preference to have school district employees live in Lovell. The school district always focuses on

hiring the most qualified employees and does not consider where a potential employee lives

when hiring.

Two of the four employers discussed the issue of rentals. When new employees come to the area,

they often do not want to buy a home right away. These new employees may have a home that is

still for sale where they came from or just want to take their time to get to know the community

before buying. It is very difficult for these new employees to find rentals, specifically quality

rentals and rentals that allow pets. An employer stated, “Quality rentals needed to be available

for all new employee income levels.” This has been the situation in Lovell for a long time. The

same employer mentioned before said that the situation in Lovell was the same when they moved

to Lovell 15 years ago. One employer noted that there are many empty houses in Lovell but

owners prefer to sell them or leave them empty rather than rent them out.

When asked what a regional housing office could do for employers in the community, three of

the four talked about helping new employees find housing, especially rentals. However, the

employers felt that when rentals are available, they are generally affordable.


19

Cowley

Cowley Population

Cowley has seen an estimated 9.6% increase in population from 2000 through 2008 and an

estimated 5% increase in the total number of households from 2000 through 2010. However, it is

estimated that Cowley has experienced a -5.1% (decrease) in the number of renters, and a 7.5%

growth in the number of homeowner households. This indicates a shift away from renting to

owning. It does not necessarily indicate stability. Other factors that come into play are noted

below.

Cowley Economic Influences

The relocation of the Rocky Mountain Middle School and The Rocky Mountain High School in

the 2010-11 school year to Cowley is a major development for the community. It will bring new

jobs to the town and lead to further growth.

Cowley’s convenient location and housing prices make it a nice location for people working in

either Lovell or Powell. Even though major employers are not located in Cowley, the town’s

economy is closely tied to Lovell and the surrounding area economic activity.

The principal industries in North Big Horn County are bentonite mining, wallboard

manufacturing, farming, sugar beet processing, bean processing, tourism, health care, and

education. The Georgia-Pacific Gypsum plant in Lovell employs 80 workers. The Western Sugar

Company in Lovell is a cooperative owned by the sugar beet producers. It has 60 permanent

employees, and employs as many as 125 people in the summer. This plant is critical to both the

local agriculture industry and the town’s economy.

Tourism does have a strong influence on the local economy due the Cowley’s proximity to major

recreation and scenic areas. However, the nearest motels are located in Lovell, seven miles from

this community. Lovell has three motels with approximately eighty rooms available. The town is

also near Powell and Cody, Wyoming where additional motels are available. There is one eating

establishment in Cowley. The nearest grocer is located seven miles away in Lovell. Travelers do

not have commercial incentives to stop and explore the community.


20

HOUSING CHARACTERISTICS

Region

Region Rural Subdivision Effect on Housing Development in the Community

New single-family housing development within Lovell and Cowley can be affected by new rural

subdivision development and the readily available affordable lots they contain. The towns can be

somewhat impacted by increased demand for community goods and services, if available. This

takes place without any benefit to the towns when new housing development occurs outside their

boundaries.

The unincorporated rural areas have been strong competition for the towns. These have the

potential of drawing growth away from the towns. Rural subdivisions will contribute to the

diminishing residential development in the Lovell and Cowley town limits. Because of limited

access to goods and services in those towns, rural residents are not tied to one community. They

are and will continue to commute to Powell (23 miles from Cowley and Lovell), Cody (47 miles

from Cowley and Lovell), and Billings, Montana (92 miles from Lovell and 85 miles from

Cowley) for shopping and services. This influences where new housing development will

happen. Because of the relatively short commuting distances, the region’s residents are

accustomed to commuting for work. Commuting allows them to choose from a larger pool of job

opportunities and a larger pool of potential residences. There is little incentive for these residents

to live in either Cowley or Lovell.

Big Horn County has 107 rural residential subdivisions that contain 2,114 residential lots (this

includes lots in unincorporated areas). There are 1,956 rural residential lots outside of towns and

unincorporated areas like Shell and Otto.

Since Big Horn County authorized simple subdivisions in 2005, 21 new subdivisions were

started within 20 miles of Lovell (2005 to October of 2009) in Big Horn County and 20 of these

were simple subdivisions or amendments to simple subdivisions.

There are 249 rural residential lots in subdivisions within 20 miles of Lovell and Cowley, and

115 of these remain undeveloped as of the fall of 2009. There are 95 undeveloped lots in

subdivisions near Lovell, 2 near Cowley, and 18 closer to Byron.

Undeveloped rural lots are valued between $4,500 and $12,000 an acre depending on location.

This price range would not hinder the development of new housing in rural areas.


21

FIGURE 5

Rural Subdivision Lots


22

Region Affordability

According to data collected for the 2009 Wyoming Profile of Demographics, Economics and

Housing report, since 2000, Big Horn County has experienced a 62% increase in market rents for

apartments, a 59% increase in mobile home lot rents, a 30% increase in house rent, and a 34%

increase in mobile homes rents. Even with these significant increases, Big Horn County’s cost of

living index in July 2009 reports that county residents are paying 25% less for their housing costs

than the median housing costs in Wyoming.

TABLE 6

The question arises concerning how the cost of housing actually compares to workers wages and

converts to affordability. Fourth Quarter 2008 weekly wages for Big Horn County were $674.

Extended for a 52-week period, it is a gross monthly income of $2,920. Housing industry

standards define affordability as 30% of a household’s gross monthly income. Wages would

allow a full $876 to define what is affordable rent in the community. The highest rent in Lovell

was $625 according to the 2009 apartment survey conducted by Kirkham & Associates, LLC.

Regarding homeownership, housing industry standards define affordability as 30% of a

household’s gross monthly income. In this example, it would be $876. Allowing for $200 a

month in taxes and insurance, leaves $676 a month for principal and interest payment for a single

wage earner household. A 6% mortgage rate would allow a qualifying loan amount of $113,000.

Assessor’s data reported average home sales prices for Big Horn County $109,295, and Lovell

MLS Realtor data reports approximately $120,000 for Lovell and $175,000 for Cowley during

the 2008-2009 period.

Wyoming Cost of Living Index for Big Horn County

Rental Housing Costs, 1986-2008

Quarter.Year Apartments

Mobile Home

Lot House Mobile Home

Q2.00 $318 $92 $325 $254

Q4.00 $296 $98 $342 $296

Q2.01 $320 $97 $360 $297

Q4.01 $344 $89 $375 $290

Q2.02 $307 $98 $331 $282

Q4.02 $305 $99 $313 $303

Q2.03 $310 $107 $329 $326

Q4.03 $319 $114 $329 $304

Q2.04 $303 $116 $343 $310

Q4.04 $321 $118 $347 $319

Q2.05 $330 $129 $365 $334

Q4.05 $382 $132 $366 $309

Q2.06 $382 $132 $350 $330

Q4.06 $395 $129 $396 $314

Q2.07 $442 $136 $410 $324

Q4.07 $474 $126 $435 $327

Q2.08 $476 $139 $418 $334

Q4.08 $514 $146 $421 $340

Source:The 2009 Wyoming Profile Of Demographics, Economics And Housing Semiannual Report,

Ending June 30, 2009 Volume I Sponsored By The Wyoming Community Development Authority

Revised Final Report: August 31, 2009


23

Although Big Horn County ranks low in income and wages compared to other Wyoming

counties, the county also ranks low in home sales prices. The following table shows the

relationship of weekly wages to average home prices and then ranks the counties according to

each county’s average household’s ability to afford purchasing local housing. This demonstrates

that Big Horn County residents were in the best situation in the state to be able to afford to

purchase local housing (2008/2009). However, this only addresses affordability of homes, not

home availability, or the quality of the homes available for purchase.

TABLE 7

RELATIONSHIP OF AVERAGE HOME PRICES TO AVERAGE WAGES

SORTED BY HOME AFFORDABILITY

County

Wyoming Wages by

County Fourth

Quarter 2008

Statewide Average

Weekly Wage (a)

Average Home Sales

Prices in Wyoming

Assessor Data (b) b/a

Big Horn $674 $109,295 162.2

Carbon $843 $151,093 179.2

Niobrara $536 $98,935 184.6

Washakie $707 $133,754 189.2

Weston $672 $129,108 192.1

Platte $689 $134,896 195.8

Hot Springs $656 $133,421 203.4

Converse $879 $187,131 212.9

Natrona $930 $204,154 219.5

Campbell $1,081 $242,341 224.2

Sweetwater $1,063 $242,470 228.1

Goshen $568 $131,037 230.7

Uinta $814 $197,390 242.5

Crook $703 $170,602 242.7

Laramie $753 $202,304 268.7

Fremont $726 $197,173 271.6

Sublette $1,087 $296,638 272.9

Park $694 $215,692 310.8

Sheridan $770 $240,270 312.0

Johnson $703 $220,549 313.7

Lincoln $766 $246,253 321.5

Albany $672 $222,151 330.6

Teton $799 $1,829,237 2289.4

Wage Information Source:

Wyoming Department of Employment Research & Planning

Source: QCEW EXPO (Second run: July 2009) Prepared 07/27/2009 Nancy Brennan

Preliminary: Subject to Revision

Average Home Price Source: The 2009 Wyoming Profile Of

Demographics, Economics And Housing Semiannual Report, Ending June 30, 2009

Volume I Sponsored By The Wyoming Community Development Authority

Revised Final Report: August 31, 2009


24

Region Rehabilitation - Average Age of Housing Stock

According to the Wyoming Community Development Authority 29-Year Homebuyers Profile

table of Average Year Built by Fiscal Year as published in the 2009 Wyoming Profile of

Demographics, Economics and Housing report – Volume II, Technical Appendix, Big Horn

County ranks second among the counties in Wyoming for the oldest average age housing stock.

Only Niobrara County has older average age housing stock. This situation lends itself to the need

for a rehabilitation program for those older homes with deferred maintenance and condition

problems.

Region New Construction

Contractors reported that development of homes in the lower price range is attainable. However,

the contractors interviewed confirmed that the typical first-time homebuyer is not interested in

the basic starter home. They felt that previous generations of first time homebuyers were

satisfied with a smaller home and fewer amenities. If a standard starter home is constructed, it is

difficult to sell since the younger consumer who desires to purchase a home wants more

amenities in the dwelling than what can be offered at an affordable price. Adding those higher

end amenities that these first time homebuyers want makes it difficult keep the home affordable.

Therefore, the demographic “need” identifies how many houses are needed to handle growth.

However, the “demand” is not necessarily the same as “need.” Demand reflects consumer

requirements.

Mortgage lending criteria is reported to affect the first time homebuyer in the areas of debt to

income ratios, credit scores, and down payment ability. Even if these were not factors, the local

contractors are somewhat limited in the number of units they can construct each year. It becomes

apparent that consumer issues may impede the development of basic starter homes.

Further contributing to the lack of speculative housing development is commercial lenders

tightened construction loan requirements for contractors willing to speculate in housing

construction. Financial institutions require a 20% down payment for each unit under

construction. If contractors have more than one house under construction at a time, it becomes

cost prohibitive to develop new homes on speculation.

Contractors/developers are presently constructing modest and higher end homes in the

community and in rural subdivisions outside of Lovell. Contractors report that is where the

current new housing construction market is. None reported having more than two homes under

construction at any given time during the past several years.

Contractors/developers report construction costs, without the lot, for single-family residential

homes to be between $85 and $150 per square foot depending on the complexity, quality of

construction, and amenities. In 2009, a modest 1,100 square foot newly constructed home

including a smaller lot reportedly could have been built and sold for $106,000. A high-end home

(2,000 square foot) on a larger lot would have cost $317,500.


25

Local contractors are able to meet the need of the new residential construction market with

construction costs that do not affect affordability. Raw land values are reasonable and do not

contribute to unaffordable housing development.

Region Consumer Demand – New Cost Comparison

The following assumptions are used in comparing reported consumer demand, cost, and

affordability. The typical first-time homebuyer desires three bedrooms, two baths, and a double

car garage. The second-time buyer wants additional amenities such as a den, family room, site

amenities, laundry rooms, additional square footage, quality upgrades, and design intricacy

within the home. This increases complexity and cost. The executive homeowner desires a larger

home, more than two garages, the same amenities, and more upgrades than a second-time

homebuyer does. Location and site size is very important. These are typically custom built

homes with unique architectural designs, features, amenities, and landscaping. These increase

complexity and cost.

TABLE 8

2009 New Home Construction Costs

Home Size/Category Price Range

Starter Home 1,000-1,200 Square Feet $97,500 - $114,500

Above Average Home 1,200-1,800 Square Feet $120,500-$179,500

Executive Home, With Extra Amenities, 2,000 + Square Feet $317,000 and up

Consumer demand, new construction development costs, and affordability appear attainable until

a home exceeds 1,800 square feet for households at or below the MHI of $53,500. This is also

supported by the wage and affordability comparison as described in the section titled Region

Affordability.

Region Senior Housing Market Effect


26

Lovell

Lovell Single-Family Residential Homes

According to the 2000 Census, there were 1,013 housing units in the Town of Lovell. One

hundred seventeen units (11.5%) were vacant units. Of the 896 occupied units, 640 (71.4%) were

owner-occupied, single-family structures, and 256 (28.6%) were renter occupied.

Town officials report 20 new single-family dwellings established in the community from 2000

through 2009. Fourteen new manufactured homes were also established; however, with Lovell’s

current permitting system, there is no way to determine if these are replacing older mobile

homes. An assumption is made that all were replacing old mobile homes. The total housing stock

is estimated to be approximately 1033 units. Lovell’s housing unit growth was 1.9% from 2000

through 2009.

There have been no new rental units or mobile home parks developed during the 2000-2009

period.

Lovell has sufficient vacant lots in residential areas to handle new housing development.

Lovell Residential Sales

Sales prices of single-family residences have continued to climb steadily. The Big Horn

Realtor’s MLS provided sales data for the previous ten years. The average sale remains

affordable for the majority of households. See Figure 5.

Lovell Homeowner Housing Needs - 2015

Twenty homes have been constructed since 2000. Seven of the new homes cost less than

$78,000. Ten homes cost between $78,000 and $153,000. One home cost between $153,000 and

$190,000, and two homes cost over $190,000. Four of the units, built by Wyoming Housing

Opportunities in 2002, were specifically targeted for the low to moderate-income households.

The following chart illustrates the average cost per unit and how income percentage of MHI

relates to affordability of these units.

Lovell shows an approximate need for seventy-one new housing units by 2015. Ten units need to

be priced below $78,000 or be eligible for a mortgage payment assistance subsidy loan program.

Five units need to be priced between $78,000 and $153,000. Ten units should be priced between

$153,000 and $190,000, and 46 units priced at $190,000 or above. The residential construction

industry will respond to the need for development of higher end homes; therefore, no emphasis

needs to be placed on development of the more costly homes.


27

TABLE 9


5% Interest-30 Year Term

MHI $53,500

Lovell, Wyoming

Very Low

Income

Low Income

Moderate Income

Above Moderate

Income

0-30% of MHI

51-80% of MHI 81-95% of MHI 96% + of MHI

and 31-50% of

MHI

$0-$26,750 $27,285-$42,800 $43,335-$50,825 Above $50,825

Can Afford

Housing Price

Up To $77,900

–May need

mortgage

payment

assistance

subsidy

Can Afford

Housing Price Up

To $153,000

Can Afford

Housing Price Up

To $190,000

Can Afford

Housing Price

Above

$190,000

No. Of

Units Built 7 10 1 2

Average

Cost Per

New Unit

Built 2000-

2009

$65,500

$117,500

$171,500

$301,500

The pattern of new residential construction in Lovell shown below, as compared to the income

groups cited above, demonstrates the development of affordable homes has been steady in Lovell

with the exception the 2003-2005 periods when no homes were built.

TABLE 10

2000-2009 New Home Construction By Year and Home Value

Lovell, Wyoming

Income

To Cost

Category 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009

Low 2 1 4 2 4 3 1

Moderate 1

Above

Moderate 2 Note:

With the Big Horn County Median Household Income of $53,500:

The low group income range is $27,285-$42,800.

The moderate group range is $43,335-$50,825

The above moderate group income range is $50,825 and above


28

Lovell Homeowner Affordability

The median household income (MHI) of $53,500 for Big Horn County was used to identify the

various affordability bands for home ownership. For example, the moderate-income group with

an income between 81 and 95% of the median household income could afford a home that cost

between $113,500 and $190,000 depending on the mortgage loan interest rate available to them.

The local real estate market demonstrates that the price of homes has increased steadily since

2000. In 2006, the market reached the lower level of the affordability band. Based on MHI, prior

to that, the market was selling for less than lowest level of affordability.

Basing affordability on a percentage of the median household income of $53,500 shows that

even with the rising house prices, the market still provides for affordability until the sales

exceeds upper limits of the affordability band. On the other hand, basing affordability on average

wages, the affordability is reached at $113,000 for a single wage household. The assessor reports

county average home sales at $109,295. All indicate homeownership remains affordable to local

residents.

FIGURE 6

Town Of Lovell 2000-2009

Average Home Sales Price


Range From 5% To 8% Interest Rate On Mortgage


29

FIGURE 7

Mortgage Calculator Showing Home Affordability For Different Income Groups Of Big

Horn County At Different Interest Rates

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16,5

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$

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$

30,6

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$

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$

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18,7

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$

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$

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$

218

$

40,6

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$

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$

32,8

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$

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21,4

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$

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$

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$

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$

53,0

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$

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$

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$

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$

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24,0

75

$

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06

$

602

$

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$

352

$

65,5

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$

58,6

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$

52,9

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$

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$

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26,7

50

$

2,2

29

$

669

$

250

$

419

$

77,9

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$

69,7

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$

62,9

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$

57,0

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$

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27,2

85

$

2,2

74

$

682

$

250

$

432

$

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00

$

72,0

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$

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00

$

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$

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29,4

25

$

2,4

52

$

736

$

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$

486

$

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$

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$

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$

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$

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32,1

00

$

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75

$

803

$

250

$

553

$

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00

$

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$

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$

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$

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34,7

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$

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$

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$

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$

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$

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$

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$

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$

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50

$

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$

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$

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$

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$

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$

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$

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$

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$

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$

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$

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$

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$

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$

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42,8

00

$

3,5

67

$

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$

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$

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$

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$

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$

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$

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43,3

35

$

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$

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$

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$

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45,4

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$

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$

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$

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$

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$

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$

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$

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$

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$

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$

153,4

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$

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$

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53,5

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$

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$

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$

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$

202,5

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$

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$

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$

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$

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56,1

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$

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214,9

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$

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$

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00

$

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00

$

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58,8

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$

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04

$

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71

$

250

$

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$

227,4

00

$

203,5

00

$

183,6

00

$

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00

$

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61,5

25

$

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27

$

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38

$

250

$

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$

239,8

00

$

214,6

00

$

193,7

00

$

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00

$

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64,2

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$

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50

$

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05

$

250

$

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$

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00

$

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$

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$

Incom

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l of 0-3

0 p

erc

ent

of M

HI. It

is a

ccepte

d t

hat

household

s w

ill n

eed fin

ancia

l assis

tance for

housin

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t th

is leve

l of in

com

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Incom

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l of 31-5

0 p

erc

ent

of M

HI. It

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ccepte

d t

hat

household

s w

ill u

sually

need fin

ancia

l assis

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housin

g a

t th

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com

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Incom

e leve

l of 51-8

0 p

erc

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HI. H

ousehold

s c

an n

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ancia

l assis

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t th

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com

e a

nd it

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ble

.

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5 p

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of M

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enera

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forc

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MH

IM

edia

n H

ousehold

Incom

e (

MH

I).


30

Lovell Existing Housing Stock

A physical survey of the existing housing stock was completed in October 2009. The study

included the inventory of the housing units within the official city boundaries. Margin for error is

5-6%. The survey reports 763 single-family residential homes including 31 mobile homes on

individual lots. The inventory accounts for 55 additional mobile homes located in mobile home

parks. Residential units near or adjoining the official city limits are not included in the figures.

Also, see the mobile home park discussion.

Of the houses inventoried, 612 are classified as good or fair quality, 107 are in poor condition,

and 13 merit further inspection as they were classified as a critical housing situation possibly in

need of demolition.3 Of the mobile homes not in mobile home parks, 12 are classified as good or

fair, 11 are in poor condition, and 8 merit further inspection as they were classified as a critical

housing situation. For criteria used to classify properties see General Exhibit C.

Lovell Rehabilitation of Existing Homes

The Town of Lovell does not have a housing rehabilitation program. The housing conditions of

the 139 units shown below demonstrate a need for a housing rehabilitation program for the

community.

TABLE 11

Lovell Homes In-Need Summary

Single-Family Units In Poor Condition Single-Family Units In Critical Housing

Situation

House-Poor Condition 107 House-Critical Housing Situation 13

Mobile Homes/Trailers*-Poor

Condition 11

Mobile Homes/Trailers*-Critical

Housing Situation 8

Total Candidates For Rehabilitation 118 Total Candidates For Demolition 21

* Outside of mobile home parks

Source: Physical Housing Inventory Conducted October 19-21, 2009

3 A separate confidential detailed report has been submitted to Lovell, Inc. officials


31

TABLE 12

The Lovell housing stock on average is older than the housing in other communities.









An alternative to establishing a local rehabilitation program within the town would be to have the

program administered by a regional community housing development organization (RHDO). A

RHDO or another non-profit organization could work directly with all towns in the Lovell and

Cowley area to accomplish their goals.

There are rehabilitation programs available through the Wyoming Community Development

Authority’s CDBG program and USDA Rural Development Housing Preservation Grant

Home Age For Various Wyoming Communities

2000 Census Data

Sorted By Percent Of Houses Built Before 1960

Wyoming

Community

Percent of

Community's

Houses Built

From 1940 to

1959

Percent of

Community's

Houses Built

Before 1939

Total Percent of

Community's

Houses Built

Before 1960

Lovell 37.30 21.70 59.00

Basin 29.30 29.10 58.40

Greybull 30.20 28.00 58.20

Worland 42.40 12.40 54.80

Thermopolis 32.20 20.70 52.90

Cowley 21.70 25.70 47.40

Powell 36.60 10.50 47.10

Casper 29.60 12.50 42.10

Cheyenne 26.80 15.20 42.00

Cody 24.10 9.90 34.00

Lander 17.00 16.50 33.50

Riverton 24.10 9.00 33.10

Douglas 10.20 17.70 27.90

Glenrock 13.40 13.90 27.30

Dubois 12.70 8.00 20.70

Source: U.S. Census Bureau, Census 2000 From the Wyoming Department of

Administration & Information Economic Analysis Division


32

Programs, to name just two. Other resources and programs are also available for this purpose.

Please see the funding Matrix in Exhibit H.





the benefit of the residents of Lovell, Cowley, and surrounding towns.

Lovell Streets

The October 2009 physical inventory also included a street evaluation. The streets in poor

condition tended to have more houses in need of repairs. One area has a high percentage of

homes identified in critical condition and recommended for demolition. This could indicate that

one or a combination of situations exist. See Figure 8.

1) Lower income households are concentrated in less desirable areas of town.

2) Low-income households are steered to less desirable areas of town. This would indicate

possible unfair housing practices and discrimination.

3) Community leaders may not be assigning an appropriate priority to the low-income

neighborhoods.

4) Opportunity for neighborhood revitalization to eliminate blighted areas exists.

The Town of Lovell has actively sought funding sources to improve all the streets in town. 2009

saw the improvement of seven of the poor condition streets. At the time of the physical

inspection, these were under construction. Nine streets still need major improvements.


33

FIGURE 8

Lovell Street Conditions

Compared to

Areas Of Concentrations of Houses In Need

Source: Physical Housing Inventory Conducted October 19-21, 2009

Area With Concentration of Homes

In Need and Homes Classified As

Critical Housing Situation

Areas With Concentration of Homes

In Need


34

Lovell Rental Market - Apartments

A physical inventory and telephone survey of all of Lovell’s readily identifiable apartments and

duplexes was conducted. Apartments above commercial business space are not included, nor are

rentals of single-family dwellings. Approximately 107 units were identified within seventeen

apartment and duplex complexes in the October 2009 physical housing stock inventory. Thirteen

owners were contacted and ten participated in the apartment telephone survey. They reported on

85 units. Of those 85 units, 31 were senior apartments.

The Lovell Apartment complex was built in the 1980s, and the remaining apartments were

constructed prior to that time. The majority are over 30 years old. Some maintenance items were

noted during the physical survey in October 2009. Deferred life cycle repairs and improvements

are needed at some of the complexes. Older complexes have few amenities and have smaller

units. Most amenities are limited to off-street parking, laundry facilities, and trash removal. All

surveyed apartment complexes, except three, were classified in fair to good condition. The three

apartment buildings classified in poor condition contained twenty-seven units. These represent

32% of the rental market and are a significant portion of that market.

Units available to families or non-seniors represent 63% of the surveyed rental market with 54

units. Senior housing units represent 37% of the market with 31 units. The 85 units consisted of

54 one-bedroom apartments, 25 two-bedroom apartments, and 6 three-bedroom apartments.

Well-maintained apartments that provide a desirable living environment reportedly experience

limited turnover. Those apartments that have not been well maintained demonstrate very little

demand and higher vacancy rates.

Of the 54 units available to families and non-seniors, 35 units have market level rents and range

from $300 for a one bedroom to $625 for three bedrooms. Only 19 units (35%) are available to

families and non-seniors who need rent subsidy in order to keep it affordable for their low-

income household. These are USDA Rural Development subsidized units. This complex is also

willing to accept HUD vouchers. However, currently it does not have any HUD tenants. Only

one other owner is willing to accept HUD vouchers for their three units. No other income-based

rental units are available for those whose income falls between low and moderate levels.

The apartment owners reported nine vacancies at the end of 2008 and ten vacancies at the end of

2009 (this includes senior apartments). The combined waiting lists have 16 seeking rentals. One

owner reported the majority of their units were vacant at the end of 2008 and 2009 with no

waiting list. This isolated situation would not necessarily indicate a lack of demand for rentals,

but could indicate a lack of desirability when compared to the owner who has ten applicants on

the waiting list. The latter would indicate desirability, and the only current vacancy will be filled

once the waiting list of applications is processed.


35

TABLE 13

Lovell Rental Rates Summary

(Excluding Low-Income Senior Housing)

No of

Units

Size

Rent

Range

Low-High

Average

Rent

23 1 bedroom $300 - $500 $393

25 2 bedroom $325 - $565 $426

6 3 bedroom $400 - $625 $516

Lovell Senior Rental Apartment Housing

There is only one complex set aside for seniors. It is limited to low income senior citizens.

Senior Apartments For Tenants With Low Income

There is one senior complex in the community. It has 31, one-bedroom apartments. The rents are

affordable and based on 30% of tenants monthly income. It is limited to seniors with low

income. It had two vacancies at the end of 2008 and four at the end of 2009 with no one on the

waiting list.

Senior Apartments For Tenants With Income Above The Low Limit.

This segment of the senior population does not have senior housing alternatives available to them

even though 35 market rate units are available to them. None of the existing units provides

specialized assistance that many seniors in this income group would use if available in the

community. Neither are there other senior housing alternatives such as assisted living apartments

for seniors in this group. The alternative types of senior housing this income group may desire or

need are completely missing in the Lovell community. Lovell and the surrounding area’s aging

population will create a demand for senior housing alternatives.

This small community may want to consider developing additional senior housing alternatives,

both subsidized and nonsubsidized units.

Lovell Apartment Rental Market Analysis

According to the 2009 Wyoming Profile Of Demographics, Economics And Housing, Big Horn

County rentals experienced an 8.64 vacancy rate for the first part of 2004 and a 10.95 vacancy

rate during the second part of 2004. 2005 through 2007 saw a steady decrease in vacancy rates

from 8.42 to 1.50. 2008 demonstrated an increase to 4.67.

The Lovell apartment survey conducted for this study reports overall vacancy rates at 8.2 at end

of 2008 and 11.8 end of 2009.

Although the overall vacancy rate has increased, there are indicators the market for well-

maintained, desirable living units is in demand and needed as shown by the individual


36

apartments having a zero vacancy during the past two years and waiting lists being maintained

by those landlords. The policy of most owners is not to maintain a list unless required by a

funding source. Word of mouth that an apartment has become available is a typical method to fill

an upcoming vacancy in this small town.

Apartments for Low-Income Households:

There is one multi-family apartment complex that provides rental assistance in the form of tenant

subsidy to very low- and low-income households. It contains 19 units. It reports zero vacancy

during 2008 and 2009 with four on the waiting list.

Market Rate Apartments:

Thirty-five apartments are available to the general population. Rents are reasonable, between

$300 to $625.

HUD Section 8 Vouchers:

Section 8 HUD vouchers supplement tenants’ market rent to assure housing affordability for

qualifying households. There are 19 units that are eligible for HUD Section 8 vouchers.

However, no tenants are currently receiving Section 8 assistance.

Based on the 30% of gross monthly income rule, Lovell’s apartment unit rents are reasonable.

The number of renter households has decreased since 2000. There is a demonstrated shift to

ownership. The rental market appears to have equilibrium.

However, the appearance of having equilibrium does not mean there is a sufficient supply of

decent, safe, and sanitary housing. The physical survey shows that some units are not suitable for

habitation. Twenty-seven units, (32%) are classified in poor condition. Two options should be

considered. First, rehabilitate units that can be brought back to a good and desirable living

condition. Second, remove the units that cannot be rehabilitated from the market and replace

them with new units.


37

TABLE 14

Apartment Units Surveyed

Town of Lovell, Wyoming

Apartment

Name or

Identification

Tenant

Rental

Assistance

Available

Y/N

Number of

Units

Vacancies

12/2008

Vacancies

12/2009

Number on

Waiting List

Lovell

Apartments**

Yes

19

Unknown

0

4

Duplex

Circle Drive

No

2

0

0

0

Rose City

West# No 31 2 4 0

Oregon

Avenue No 3 0 0 0

Western

Apartments No 8 1 1 2

West 3rd

Street** No 3 3 2 0

Hampshire

Ave. No 4 0 1 10*

East 8th

No 2 0 0

*Included

above

Shoshone

Avenue No 2 0 0

*Included

above

Town View No 11 3 2 0

Total

85

9

10

16

** Will accept HUD Section 8 Subsidy vouchers

#Senior Units

Lovell New Apartment Rental Development

There is no known planned new rental development in Lovell, Wyoming. The newest units were

constructed 30 years ago when the Lovell Apartments were completed. New desirable rental

units are needed in this community.

Lovell Other Rentals - Temporary Living Quarters

Rental market conditions may also be indicated by the demand for temporary living quarters

(TLQ) reported by the local motel industry. None of the three motels reported this situation with

the exception of the occasional temporary construction workers during the summer months.


38

These workers typically are not seeking an apartment unit for such a short duration. There is no

indication that the rental market is in critical need for additional units.

Lovell Mobile Homes

Mobile homes offer an alternative to homeownership and apartment rentals. Typically, the lot is

rented and the manufactured unit is owned by the occupant. The Town of Lovell recognizes that

mobile home living is a viable housing alternative to apartment rentals and homeownership.

They also know it is not the only solution to meeting the housing demand now and in the future.

Lovell Mobile Homes Outside of Mobile Home Parks

Thirty-one mobile homes (manufactured homes) are located on private lots outside of mobile

home parks. Twelve were classified in good or fair condition. Eleven were classified in poor

condition and need rehabilitation to varying degrees. Eight were recommended for demolition or

removal.

Lovell Mobile Home Parks

In October 2009, five mobile home courts were identified within the city limits. These contained

68 lots. Fifty-five spaces were occupied with mobile homes and thirteen spaces were vacant. No

new courts were approved in 2009. The approval dates of existing mobile home parks are not

known. The criteria used to classify mobile home parks for this report is located in Exhibit C.

TABLE 15

Town of Lovell Mobile Home Park Summary

Name Or Location

Total

Number

Of

Spaces

Number

Of Spaces

Occupied

Number

Of

Vacant

Spaces

Percent

Vacant

Classification A

(Good Condition) None

Classicization B

(Fair Condition) None

Classification C

(Poor Condition) Shady Grove 6 5 1 16.67%

Clearview MH Court 4 4 0 0%

N. side of East 2nd

St. 15 5 10 66.67%

SW corner of Shoshone Ave. 21 21 0 0%

E. side of Shoshone Ave. 22 20 2 9.09%

Totals 68 55 13 19.12%

The Town of Lovell needs to develop more stringent criteria for existing and future development

of mobile home parks and scattered of manufactured homes on private lots to assure quality of

life and housing conditions are consistent throughout the community.


39

Lovell Vacant Lots

The physical inventory and survey reports approximately 81 vacant lots that could be suitable for

residential development. This appears to be an adequate supply to meet new residential

construction for the immediate future. Several residential subdivisions have been annexed into

the town limits and provide desirable building sites for new homes. The majority of the

remaining vacant lots are adjacent to town streets with infrastructure available

The inventory of potential building sites (lots) did not contain an element for residential zoning

comparison for each site. Therefore, these sites were not compared to zoning maps. However,

they are located in the residential areas surveyed. It is assumed they are residentially zoned and

appropriate for housing development.

The size of an average building lot was estimated between 7,500 and 9,000 square feet.

Local realtors report building sites are averaging $1.25 to $1.35 a square foot. Approximate cost

of a 13,000 square-foot lot would be $17,500; a smaller 9,000 square-foot lot would be $12,000.

Lovell New Construction

There has been some new construction of residential homes since 2000. A few modest-sized

speculation homes were constructed. However, the majority were larger custom homes. The need

for new housing development for those in the workforce has not been addressed. As a housing

market tightens, the average cost to purchase an existing home will increase and the demand for

new construction will increase also. It is unlikely this will happen in Lovell’s immediate future.

TABLE 16

Housing Construction Approved 2000 Through 2009

Years Single Family Apartment Complexes

2000 2 0

2001 1 0

2002 4 0

2003 0 0

2004 0 0

2005 0 0

2006 2 0

2007 4 0

2008 6 0

2009 1 0

Research shows a need for lower priced homes for the very low-income group and medium

priced homes for the moderate-income group. This trend will continue. The cost of a building

site and construction does not appears to affect affordability overall. Research indicates a need

for homes for households in the 96%+ of MHI group. However, the residential construction

industry will respond to the need for development of higher end homes; therefore, no emphasis

needs to be placed on development of the more costly homes.


40

Cowley

Cowley Single-Family Residential Homes

The 2000 Census reported 161 owner occupied units and 39 rental units and 23 vacant units for a

total of 223 housing units. During the 2000-2004 period, 28 new units were added. The Town of

Cowley reports an additional 24 units for the period of 2005 through 2009. The total housing

units in the community is estimated to be 275. This corresponds with the town’s reported 250

active residential water meters and the estimated 20-23 vacant housing structures.

Cowley Residential Sales

Real estate sales appear to have fluctuated significantly for the past ten years. However, a market

as small has Cowley’s will show this as a result of fewer homes of different types, quality, and

condition being sold. This distorts the trend to some extent.

Cowley Homeowner Housing Needs - 2015

Twenty-four homes have been constructed in Cowley since 2005. Thirteen homes had an average

valuation of $135,300 and were affordable for the upper end of the low-income group. Eleven

homes were constructed at an average valuation of $207,500, and those would meet the needs of

the above moderate income group. The building of homes in these price ranges leaves a need for

development of lower cost homes. The very-low income group’s housing needs appear to have

not received attention. However, these comparisons are based on average valuations by year

provided by the Town of Cowley, and they do not reflect individual construction permit values.


41

TABLE 17


5% interest – 30 Year Term

MHI $53,500

Cowley, Wyoming

Very Low

Income

Low Income

Moderate Income

Above Moderate

Income

0-30% of MHI

51-80% of MHI 81-95% of MHI 96% + of MHI

and 31-50% of

MHI

$0-$26,750 $27,285-$42,800 $43,335-$50,825 Above $50,825

Can Afford

Housing Price

Up To $77,900

–May need

mortgage

payment

assistance

Subsidy

Can Afford

Housing Price Up

To $153,000

Can Afford Housing

Price Up To

$190,000

Can Afford

Housing Price

Above $190,000

No. of

Units 13 11

Average

Cost per

unit

$135,300

$207,500

TABLE 18

Town of Cowley

Number Of Units Constructed By Income/Cost Category

Income to Cost

Category

2005 2006 2007 2008 2009

Low 3 9 1

Moderate

Above Moderate 4 7

Cowley demonstrates a need for approximately five new homes by the year 2015. Even though

thirteen units were constructed, there is still a need for three new units priced at $78,000 or

below. When the construction costs prohibit sales at that price, other resources could be brought

into play. One option for potential low-income buyers is to access mortgage payment assistance

subsidy loan programs that will assure affordability of a higher-priced home. The moderate and

above-moderate income groups show a need for two new units. However, it appears the demand

and supply has equalized somewhat. The residential construction industry will respond to that

need. Therefore, no emphasis needs to be placed on development of these more costly homes.


42

TABLE 19

Town of Cowley

Average Building Permit Valuation

2005 2006 2007 2008 2009

Number of Permits 3 9 4 7 1

Average Valuation $144,000 $135,333 $213,000 $202,142 $110,000

The average value of single-family building permits has fluctuated from a high of $213,000 in

2007 to low of $110,000 in 2009.

Cowley Homeowner Affordability

Basing affordability on a percentage of MHI $53,500 shows that even with the rising house

prices, the market still provides for affordability until the sales exceed the upper limits of the

affordability band.

FIGURE 9

Town Of Cowley 2000-2009

Average Home Sales Price


Range From 5% To 8% Interest Rate On Mortgage

On the other hand, basing affordability on average wages, affordability is reached at $113,000.

The assessor reports the county average home sales at $109,295.


43

Collectively, these indicate that some home values in Cowley are reaching the upper level of

affordability. This can become a problem and will compound itself when the community needs

to house new workers locating to Cowley. Insufficient affordable housing stock will force new

workers to live in another community. For example, by fall of 2010, Cowley will be the host of

the Rocky Mountain Middle School and Rocky Mountain High School. Due to the close

proximity of the three towns, it is unlikely current teachers will need to immediately relocate to

Cowley. However, as teacher attrition takes place, new teachers are hired. These new teachers

may desire to live in Cowley. Affordable new construction will be critical to recruit and retain

these workers in Cowley and keep them living in Cowley.

Cowley Existing Housing Stock

A physical survey and inventory of the single-family housing stock was not completed as part of

this study. However, a windshield inspection of all homes indicates the majority of the homes are

older, well-maintained homes. Obvious pride in community is shown in the well-maintained

homes. Residential lots appear to be larger than average. This gives a sense of spaciousness to

the community. There is some new housing development on the south, west, and north sides of

Cowley. These appear to be larger scale custom-built homes. There appears to be only one

mobile home park located on the northeast side of the town. Some older mobile homes are

located on private owned lots. Some newer manufactured homes on permanent foundations are

also within the community.

In 2000, mobile homes made up 30% (67 units) of the housing stock. In 2004, the Town of

Cowley adopted Ordinance #262, which prohibits additional mobile homes and requires any

replacements of existing mobile homes to be with manufactured homes that do not exceed five

years old. This has literally stopped the expansion of older mobile home residences within the

community. The action demonstrates the community’s recognition of manufactured housing

being a viably affordable and desirable housing alternative to stick built homes; yet, it stems the

previous trend of substandard housing of mobile homes that do not meet current industry

standards. According to Cowley’s 2007 Master Plan, this action has reduced the mobile home

units to 24% of the housing stock.

New construction peaked in 2006 with nine new units. There has been no manufactured home

permanent foundation building permits issued during the same period. All new units are single-

family, stick-built homes. They represent a 23% increase in housing units since 2000.

Cowley Rehabilitation of Existing Homes

The town’s master plan recommends taking steps to improve the substandard housing in town. A

windshield inspection in October of 2009 also identified this need. In Cowley’s 2007 Master

Plan one Action Item states, “Consider participation in state housing rehabilitation program (this

may be feasible if done cooperatively with other area towns and/or Big Horn County)”.


44

TABLE 20

Town Of Cowley

Housing Stock Age From 2000 Census

Year Structure Built Number Percent

1990-2000 16 7%

1980-1989 27 12%

1970-1979 61 27%

1940-1970- 30 year period 64 28%

1939 or earlier 58 26% Source: 2000 Census, Cowley Town Records, & 2007 Town of Cowley, Wyoming Master Plan

Cowley’s median year structure built is 19684. Typically residential properties 20-25 years of age

need a new roof, doors, windows, thermal improvements, furnaces, etc. One hundred eighty-

three units are more than 30 years old.

The Town of Cowley does not have a housing rehabilitation program.









An alternative to establishing a local rehabilitation program within the town would be to have the

program administered by a regional community housing development organization (RHDO). A

RHDO or another non-profit organization could work directly with all towns in the Lovell and

Cowley area to accomplish their goals.

There are rehabilitation programs available through the Wyoming Community Development

Authority’s CDBG program and USDA Rural Development Housing Preservation Grant

Programs, to name just two. Other resources and programs are also available for this purpose.





the benefit of the residents of Lovell and Cowley and surrounding towns.

4 Master Plan 2007


45

Exhibit H provides a matrix that lists the rehabilitation programs that are available statewide to

communities and individual homeowners.

Cowley Rental Market

A physical inventory of rental stock and a rental cost survey for Cowley was not part of this

study. The community reportedly does not have any multi-family or senior apartment complexes.

A windshield inspection of the town confirms that there are no readily identifiable or known

apartments in the community. The rental housing stock consists primarily of single-family

dwellings and mobile homes.

Information on Big Horn County’s rental market from the 2009 Wyoming Profile of

Demographics, Economics and Housing report (see Table 6 of this report) is used as a baseline

for discussing the rental market in Cowley. House rent in Big Horn County decreased from $435

in the fourth quarter of 2007 to $421 in the fourth quarter of 2008. The majority of the county

also saw a decrease in the number of renter households from 2000 to 2010 thereby affecting the

rental market values and making it reasonable to accept the county decrease in house rents. The

county is also forecasted to see an additional decrease in renter households from 2010 to 2015.

However, in Cowley this is not the case. The renter households are forecasted to remain level.

The population and household numbers have increased and are expected to continue increasing

to 2015. The limited rental market will remain tight within the community. Consequently, it is

reasonable to believe Cowley’s rental rates will be higher than the county’s average house rents.

Further tightening the rental market is the effect that the relocation of the middle and high school

to the community will have. There will be a need to house renters who require a two- or three-

bedroom unit.

No apartments or housing units provide housing opportunities based on a household’s

income.

Cowley New Rental Development

There is no known planned new rental development in Cowley, Wyoming.

The missing element in rentals is apartments for all income groups. Cowley has sufficient vacant

lots in residential areas to handle new rental development.

.

Cowley Senior Housing

The State of Wyoming Department of Administration and Information estimated that the

percentage of Big Horn County residents age 65 and over would steadily increase through the

year 2027. The aging population is noted in the agency’s Wyoming and County Population

Projections By Age: 2008 To 2030 at http://eadiv.state.wy.us/pop/AGEPROJ_2030.htm. Cowley

will experience this same shift in age distribution. The baby boom population will tend to have a

significant impact on the housing needs within the community. The lack of alternative senior

housing the community and area has not been met.


46

Cowley Mobile Home Parks

Mobile home courts offer an alternative to homeownership and apartment rentals. Typically, the

lot is rented and the manufactured house is owned by the occupant.

The Town of Cowley recognizes that mobile home living is a viable housing alternative, yet it is

not the only solution to meeting the housing demand now and in the future. The Town of Cowley

passed Ordinance #262 in 2004 that will assure suitable manufactured homes will replace

existing mobile homes

In October 2009, only one mobile home court was identified within the Cowley town limits, and

it was classified in the Class C - Poor Category. Please see Exhibit C for Mobile Home Parks

Survey Classification criteria.

Cowley Vacant Lots

The majority of residential lots in the community are large. These give the town a feeling of

spaciousness. An inventory of potential building sites was not part of this study for Cowley.

However, the new residential subdivisions on the south and west side of town and scattered

vacant lots within the community appear to be able to provide sufficient lots for future housing

development for the immediate future.

Keeping the cost of purchasing and developing these lots reasonable would be an important

consideration to the development of affordable housing units for the average working household.


47

Cowley New Construction

There has been some new construction of residential homes since the 2000. However, the

majority of these were larger custom homes. Few modest-sized speculation homes were

constructed. The need for new housing development for those in the workforce has not been

addressed. With the opening of the new middle and high school in Cowley the housing market

will tightens, the average cost to purchase an existing home will increase. As the available

housing stock shrinks, the demand for new homes will increase.

TABLE 21

Housing Construction Approved 2000

Through 2009

Years

Cowley Single-

Family

Permits Issued

Lovell Single-

Family Permits

Issued

2000-2004 28 7

2005 3 0

2006 9 2

2007 4 4

2008 7 6

2009 1 1

Totals 52 20

It appears the demand in Cowley has been for the lower and higher priced homes. Housing for

people needing housing subsidies and housing for people in the moderate-income group appears

not to have been developed. This may be more of a consumer “demand” issue rather than

“demographic need” issue. However, it is difficult to ascertain due to annual average valuations

being used rather than individual building permit records.

Research appears to show the highest need is for the lower priced homes for the very low-income

group and medium priced homes for the moderate-income group. This trend will continue. The

cost of a building site and construction does not appears to affect affordability overall.


48

RECOMMENDATIONS

Recommendation 1-Conduct a public grassroots meeting involving all stakeholders and

interested parties.

The purpose would be to educate the community about the true housing situations in the area and

gather new ideas.

Recommendation 2-Develop a housing action plan for the area.

This should be accomplished using additional public meetings. The purpose of the meetings is to

engage local citizens in open discussions about solutions, determine appropriate actions for their

communities, and develop partnerships within the communities.

These public sessions should include, at a minimum, the topics of:

Public ownership of residential land

Infrastructure

Redevelopment of existing structures

Mobile homes and mobile home parks

Land use plans

Financing, funding and cost sharing

Regional housing development organization

Other topics may include community standards; community education; and local, cultural, and

regional support and cooperation. Other topics should be considered if the majority of each

group agrees to discuss these issues.

The housing action plan discussion serves a three-fold purpose. It educates the community on the

issues, builds consensus, and assures the outcome is what the communities truly want. It will

help the communities identify barriers and create innovative solutions to the housing issues. It

will also identify technical and financial resources available to assure continued affordability of

new residential development. It will result in a housing action plan that serves communities

needs. It will include an implementation strategy to be carried forward by a regional housing

organization.

The goal of the housing action plan should be to develop public-private partnerships. Most

partnerships mix and match several strategies as they evolve. Though the initial strategies and

organizational structures may vary, the need for action is shared by all.

Recommendation 3-Develop new rental units.

New rental units need to be developed that will target current Lovell and Cowley workers as well

as newly recruited workers who have moderate income. Federal and State funding for these units

will be difficult to obtain. Lovell, Inc., employers, the Towns of Lovell, and the Town of Cowley


49

could recruit a developer/owner to construct the needed units with Lovell, Inc. owning and

managing them. Private funding would be needed. However, “gap” financing may be offered,

and land trusts could be established by each town for this purpose. Employers could invest by

contributing capital for development costs. A phased rental development project is

recommended.

Recommendation 4-Establish a regional housing organization.

A regional housing organization would be charged with the responsibility to adopt and

implement the housing action plan using appropriate strategies.

The forming of a regional housing organization aims to develop the long-term

capacity of local communities and community based groups to address housing needs.

If each community developed their own small organization, it is unlikely to have the

expertise and prior experience in housing development management. However, the

immediate goal is the creation of a broad-based community regional housing

development organization and network equipped with solid development,

management, and political skills.

In addition to developing a regional housing organization, the community should also look at:

Forging Local Partnerships: The goal is to foster the development of local housing

partnerships throughout the area. Partnerships that tend toward this model aim to

stimulate awareness among local officials, hoping that increased activity in towns will

lead to locally inspired housing efforts.

Supporting Specific Projects: This is the route followed by local and city or town

partnerships. The goal is to fund and develop affordable or market rate housing

projects. The efforts are likely always project-oriented, with assistance tied to specific

plans to develop particular units. This strategy can promote a significant increase in

housing stock over a short period.

A regional housing office will give the communities combined organizational strength because it

will equip itself with solid technical, development, management, and political skills to carry out

the mission of housing the workforce. It will develop the needed financial resources to carry out

its mission.

Other issues will have to be considered during the organization development phase of the

regional housing organization. Once selected, the board of directors will have to deal with these

and other issues. For now, the challenge is to act. Lovell, Cowley, and local residents cannot

afford to wait.


50

Recommendation 5-Establish a housing rehabilitation program to serve these communities.

A regional housing organization could work directly with all the towns in the Lovell and Cowley

area to accomplish their rehabilitation goals. This program could be administered by that

regional housing organization.

Recommendation 6-Evaluate the identified substandard housing stock in Lovell.

The identified substandard single-family houses and rental stock need to be evaluated by a

professional home inspector to determine what needs to be accomplished: rehabilitation or

demolition and replacement with good quality homes and rentals. The regional housing

organization could administer this work.


51

Recommendation 11-Promote and deliver consumer education programs locally.

The goals of these education programs should include:

Educate the public regarding what the real housing situation is in the area

Establish an IDA (Individual Development Account) Program for low-income

households so they can develop resources for a down payment

Help people answer the question, “What is affordable?”

Establish a program of homebuyer training

Invite industry professionals (banks, realtors, and contractors) to participate in

homebuyer workshops and create a neutral environment at these workshops where

consumers will feel comfortable asking questions

Recommendation 12-Involve employers in the housing issues.

Employers need to be informed regarding the services that the new regional housing organization

can offer them. For example, the regional housing organization could maintain a list of available

rentals for new employees moving into the area.

Recommendation 13-Support local contractors and developers who are willing to build

speculative homes and rental units.

The new regional housing organization can educate contractors and developers regarding the

funding assistance opportunities available in Wyoming and assist them with applications for

various funding mechanisms.

The regional housing organization or Lovell, Inc. could provide seed money or temporary (GAP)

financing for contractors willing to commit to speculative housing development to assist with the

20% down-payment match needed to obtain a construction loan at financial institutions.


52

Recommendation 14- Apply to USDA Rural Development to become an approved packager

of 502 home loan applications.

The regional housing organization or economic development organization could become an

approved packager of 502 home loan applications and provide the region’s residents with

assistance in completing 502 loan applications. This would provide low-income households in

the area with local access to home mortgage programs. Currently, Lovell and Cowley residents

must drive to Worland (71 miles away) for this service. As an approved loan packager, the

regional housing office would be eligible to receive $500 for each loan approved.

Recommendation 15-Assemble a cost/benefit analysis regarding obtaining GIS (Geographic

Information System) software.

The regional housing organization could take the lead in investigating how GIS software might

benefit the Lovell and Cowley town governments.


53

REFERENCES

JGA Architects- Engineers-Planners. (2006). Lovell Town Master Plan September 2006

Markert, Kent. (2007). Town of Cowley, Wyoming Master Plan July 2007

Western Economic Services, LLC. (2009). The 2009 Wyoming Housing Needs Forecast,

Sponsored By The Wyoming Housing Database Partnership, Final Report February 25,

2009

Western Economic Services, LLC. (2009).The 2009 Wyoming Profile Of Demographics,

Economics And Housing Semiannual Report, Ending June 30, 2009 Volume I Sponsored

By The Wyoming Community Development Authority Revised Final Report: August 31,

2009

Western Economic Services, LLC. (2009). The 2009 Wyoming Profile Of Demographics,

Economics And Housing Semiannual Report, Ending June 30, 2009 Volume II: Technical

Appendix Sponsored By The Wyoming Community Development Authority Final

Report: August 31, 2009

Wyoming Department of Administration and Information, Economic Analysis Division. Annual

Population for Wyoming, Counties, and Municipalities: 1980 to 1990.

http://eadiv.state.wy.us/pop/c&sc8090.htm

Wyoming Department of Administration and Information Economic Analysis Division. Census

2000, Wyoming, Big Horn County, Town of Lovell, Town of Cowley, Town of Byron,

Town of Greybull, Town of Burlington, Town of Basin, Town of Manderson, Town of

Frannie, Town of Deaver.

http://eadiv.state.wy.us/demog_data/pop2000/ProfilePDFsWY/C2K-Profiles.html

Wyoming Department of Administration And Information, Economic Analysis Division. (2008).

Wyoming and County Population Projections By Age: 2008 To 2030.

Http://Eadiv.State.Wy.Us Internet Release: July 11, 2008 Contact: Wenlin Liu At 307-

777-7504 Or [email protected]

Wyoming Department of Administration and Information, Economic Analysis Division. (2009).

Wyoming Incorporated Place Population Estimates: April 1, 2000 to July 1, 2008.

http://eadiv.state.wy.us/pop/SUB-08EST.htm

Wyoming Department of Employment, Research & Planning, Wyoming Quarterly Census of

Employment and Wages http://doe.state.wy.us/lmi/trends.htm

http://eadiv.state.wy.us/demog_data/pop2000/ProfilePDFsWY/C2K-Profiles.html


54

EXHIBITS


55

EXHIBIT A

BEST PRACTICES – HOUSING ORGANIZATIONS AND PROGRAMS

The research included the study of seventeen non-profit or public housing organizations or

programs. Four organizations demonstrate best practices and are recommended for Lovell, Inc.’s

consideration in developing of housing programs for North Big Horn County.

Name

Number of

Housing

Programs

Provided

Type of Housing

Programs

Identified

As Best

Practice

Comments

Community Housing

Resources

Provincetown, MA

(Lower Cape Cod)

web site: capecod.org.content/progr

ams

Telephone:

508-487-2426

Provincetown, MA

Six that

target nine

housing

markets in

community

Rentals

Affordable Units

Median Units

Market Units

Studio –Work & Live

Rental &

Ownership

Ownership

Affordable

Median

Market

Yes

Yes

Yes

Selected Best

Practice

Serves All Income

Levels

SHAC Sheridan, WY

Web site:

shachousing.org

Telephone:

307-675-1155

Sheridan Wyoming

Two Workforce Home

Ownership Program

Homebuyer

Counseling

Yes

Yes

Yes

Selected Best

Practice

Private 501 c(3)

Housing

Development

Organization

Concentrates On

Workforce

Housing

Non-Typical

Income

Requirements


56

Name

Number of

Housing

Programs

Provided

Type of Housing

Programs

Identified

As Best

Practice

Comments

Teton County, WY

Housing Authority

Web site: Tetonwyo.org/AgencyHom

e.asp?dept_homeid=home

Telephone:

307-732-0867

Jackson, WY

Six Affordable Housing:

Ownership

Rentals

Rental Assistance

Employer Housing

Planned Unit

Development

(PUD)

Accessory Residential

Units

Homebuyer

Education

Community Housing

Land Trust

Yes

Yes

Yes

Yes

Yes

Yes

Selected Best

Practice

Teton County

sponsored Housing

Authority

This organization

has developed

unique rental and

homeownership

programs and

partnerships that

meet needs of the

community.

Lake County

Community

Development Corp

Sub-Enterprise is

Lake County Housing

Organization

Web site: lakecountyhousing.org/

Telephone Number

406-676-5900

Ronan, MT

Six Infrastructure

Development

Assistance

Develop Affordable

Housing

Opportunities

Established City Of

Ronan Housing

Authority

Housing Assistance

Programs

Fair Housing Services

Homebuyer Down

Payment Assistance

Yes

Yes

Yes

Yes

Yes

Yes

Selected Best

Practice

EDC Model With

Housing

Component


57

EXHIBIT B

POPULATION AND HOUSEHOLD PROJECTION DATA

Population Trends

Pla

ce

Cen

su

s

19

90

Popu

lati

on

Cen

su

s

20

00

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lati

on

EA

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mate

d

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ly 1

, 2

00

6

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EA

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mate

d

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ly 1

, 2

00

7

Popu

lati

on

EA

D

Esti

mate

d

Ju

ly 1

, 2

00

8

Popu

lati

on

% G

row

th

Cen

su

s

19

90

-

Cen

su

s

20

00

% G

row

th

Cen

su

s

20

00

to

20

08

Esti

mate

% G

row

th

Cen

su

s

20

00

-20

06

Esti

mate

% G

row

th

20

06

Esti

mate

-

20

07

Esti

mate

% G

row

th

20

07

Esti

mate

-

20

08

Esti

mate

Wy

om

ing

453,5

88

493,7

82

512,5

73

523,2

52

532,6

68

8.9

%7.9

%3.8

%2.1

%1.8

%

Big

Ho

rn C

ou

nty

10,5

25

11,4

61

11,0

99

11,2

15

11,3

22

8.9

%-1

.2%

-3.2

%1.0

%1.0

%

.Basin

to

wn

1,1

80

1,2

38

1,2

16

1,2

32

1,2

43

4.9

%0.4

%-1

.8%

1.3

%0.9

%

.Bu

rlin

gto

n t

ow

n

184

250

242

249

253

35.9

%1.2

%-3

.2%

2.9

%1.6

%

.By

ron

to

wn

470

557

536

542

557

18.5

%0.0

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.8%

1.1

%2.8

%

.Co

wle

y t

ow

n

500

560

577

602

614

12.0

%9.6

%3.0

%4.3

%2.0

%

.Deav

er

tow

n

199

177

173

174

177

-11.1

%0.0

%-2

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0.6

%1.7

%

.Fra

nn

ie t

ow

n (

pt.

) 142

180

177

178

179

26.8

%-0

.6%

-1.7

%0.6

%0.6

%

.Gre

yb

ull t

ow

n

1,7

89

1,8

15

1,7

15

1,7

28

1,7

39

1.5

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-5.5

%0.8

%0.6

%

.Lo

vell t

ow

n

2,1

31

2,2

81

2,2

30

2,2

48

2,2

76

7.0

%-0

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-2.2

%0.8

%1.2

%

.Man

ders

on

to

wn

83

104

99

100

100

25.3

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-4.8

%1.0

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.Bala

nce o

f B

ig H

orn

Co

.--

-4,2

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4,1

34

4,1

62

4,1

84

---

0-3

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0.7

%0.5

%

Park

Co

un

ty

23,1

78

25,7

86

26,7

67

27,1

81

27,5

74

11.3

%6.9

%3.8

%1.5

%1.4

%

.Co

dy

cit

y

7,8

97

8,8

35

9,0

94

9,1

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9,3

09

11.9

%5.4

%2.9

%1.1

%1.3

%

.Fra

nn

ie t

ow

n (

pt.

) 6

29

29

29

29

383.3

%0.0

%0.0

%0.0

%0.0

%

.Po

well c

ity

5,2

92

5,3

73

5,4

04

5,4

77

5,5

24

1.5

%2.8

%0.6

%1.4

%0.9

%

.Bala

nce o

f P

ark

Co

.--

-11,1

98

11,8

98

12,1

41

12,3

70

---

06.3

%2.0

%1.9

%

Wash

akie

Co

un

ty

8,38

88,2

89

7,6

75

7,8

16

7,8

21

-1.2

%-5

.6%

-7.4

%1.8

%0.1

%

.Wo

rlan

d c

ity

5,

742

5,2

50

4,8

48

4,9

40

4,9

58

-8.6

%-5

.6%

-7.7

%1.9

%0.4

%

Ho

t S

pri

ng

s C

ou

nty

4,

809

4,8

82

4,5

29

4,5

58

4,6

22

1.5

%-5

.3%

-7.2

%0.6

%1.4

%

.Th

erm

op

olis t

ow

n

3,24

73,1

72

2,9

06

2,9

27

2,9

71

-2.3

%-6

.3%

-8.4

%0.7

%1.5

%

So

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58

Big Horn County Household Growth Forecast (Moderate Growth)

Household Growth Trends

Moderate Growth Household Forecast by Tenure and Income

Big Horn County 2000 Through 2030

Year 0-30% 31-50% 51-80% 81-95% 96+% Total

2000 254 363 544 294 1,764 3,219

2005 258 368 553 298 1,791 3,269

2010 274 391 587 316 1,901 3,469

2015 285 406 610 329 1,975 3,604

2020 295 421 632 341 2,047 3,735

2025 312 444 667 360 2,162 3,945

2030 330 471 707 381 2,292 4,182

2000 247 193 247 100 305 1,093

2005 234 183 234 95 289 1,036

2010 236 184 236 95 291 1,042

2015 230 180 230 93 285 1,019

2020 225 176 225 91 278 994

2025 225 176 225 91 278 994

2030 226 177 226 91 279 1,000

2000 501 556 791 394 2,069 4,312

2005 492 551 787 393 2,080 4,304

2010 510 575 823 411 2,192 4,512

2015 515 586 840 422 2,260 4,623

2020 520 597 857 432 2,325 4,728

2025 537 620 892 451 2,440 4,940

2030 556 648 933 472 2,571 5,182

Homeowners by Percent of Median Family Income

Renters by Percent of Median Family Income

Total Households by Percent of Median Family Income

THE 2009 WYOMING HOUSING NEEDS FORECAST Sponsored by the Wyoming Housing

Database Partnership Final Report February 25, 2009

Location/Tenure/Forecast Growth Scenario

Census

2000

2005

Estimate

2010

Estimate

2015

Forecast

2020

Forecast

2025

Forecast

2030

Forecast

% Growth

Census

2000-

2010

Estimate

% Growth

2010

Estimate-

2015

Estimate

Big Horn County Homeowners-Moderate Growth 3,219 3,269 3,469 3,604 3,735 3,945 4,182 7.8% 3.9%

Big Horn County Renters-Moderate Growth 1,093 1,036 1,042 1,019 994 994 1,000 -4.7% -2.2%

Big Horn County Total Households-Moderate Growth 4,312 4,304 4,512 4,623 4,728 4,940 5,182 4.6% 2.5%

Lovell Homeowners-Moderate Growth 640 657 703 731 759 798 847 9.8% 4.0%

Lovell Renters-Moderate Growth 256 247 252 249 245 246 250 -1.6% -1.2%

Lovell Total Households-Moderate Growth 896 904 955 981 1,004 1,045 1,097 6.6% 2.7%

Cowley Homeowners-Strong Growth 161 166 173 183 193 205 220 7.5% 5.8%

Cowley Renters-Strong Growth 39 38 37 37 37 37 38 -5.1% 0.0%

Cowley Total Households-Strong Growth 200 204 210 220 230 242 258 5.0% 4.8%


59

Lovell Household Growth Forecast (Moderate Growth)

Year 0-30% 31-50% 51-80% 81-95% 96+% Total

2000 50 73 108 72 338 640

2005 51 74 110 74 347 657

2010 55 80 118 79 371 703

2015 57 83 123 83 386 731

2020 59 86 128 86 400 759

2025 62 91 134 90 421 798

2030 66 96 142 96 447 847

2000 65 54 51 17 68 256

2005 63 52 49 17 66 247

2010 65 53 50 17 68 252

2015 64 53 49 17 67 249

2020 63 52 48 17 66 245

2025 63 52 49 17 66 246

2030 64 53 49 17 67 250

2000 115 127 159 89 406 896

2005 114 126 159 91 413 904

2010 120 133 168 96 439 955

2015 121 136 172 100 453 981

2020 122 138 176 103 466 1,004

2025 125 143 183 107 487 1,045

2030 130 149 191 113 514 1,097

Source: Excel Tables sent via email on 1-11-10 from Western Economic Services, LLC

Moderate Growth Household Forecast by Tenure and Income

City of Lovell 2000 Through 2030





60

Cowley Household Growth Forecast (Strong Growth)

Year 0-30% 31-50% 51-80% 81-95% 96+% Total

2000 13 18 27 18 85 161

2005 13 19 28 19 88 166

2010 13 20 29 20 91 173

2015 14 21 31 21 97 183

2020 15 22 32 22 102 193

2025 16 23 34 23 108 205

2030 17 25 37 25 116 220

2000 10 8 8 3 10 39

2005 10 8 7 3 10 38

2010 9 8 7 3 10 37

2015 10 8 7 2 10 37

2020 9 8 7 2 10 37

2025 10 8 7 2 10 37

2030 10 8 8 3 10 38

2000 23 26 35 21 95 200

2005 23 27 35 22 98 204

2010 22 28 36 23 101 210

2015 24 29 38 23 107 220

2020 24 30 39 24 112 230

2025 26 31 41 25 118 242

2030 27 33 45 28 126 258

Source: Used the Cow ley Census 2000 percentage of Big Horn County to forecast Cow ley totals and

then used Lovell income category patterns from strong grow th scenario table to develop Cow ley's as

their economies are similar

Strong Growth Household Forecast by Tenure and Income

Town of Cowley 2000 Through 2030





61

EXHIBIT C

CLASSIFICATION CRITERIA USED FOR PHYSICAL HOUSING STOCK

INVENTORY OCTOBER 19-21, 2009

Street Classification

The following is used to classify the community’s street conditions:

Good: Paved, curbs, gutters and sidewalks in good condition

No broken pavement.

Fair: Paved or all weather surface, with/or without curbs, gutters and sidewalks. There

is some pavement or concrete damage. All weather surface shows lack of grading

and maintenance.

Poor: No pavement, all weather surface non-existent or in serious condition with deep

ruts, holes, uneven surface, terrain, no sidewalks, curbs, or gutters.

Residential Classification

The following quality classifications were used to evaluate the Lovell housing stock.

Fair: Average size house (800-1,200 s.f.) and lot (7,500-9,000 s.f.), average

construction quality, some deferred maintenance. Pride of ownership is evident.

Poor: Serious condition, deferred or no maintenance, no foundation, extreme roof,

windows, doors, siding condition. No lawn or yard amenities. Trash and debris

present. Excess vehicles stored on site. Undesirable living conditions are present.

Pride of ownership is not evident.

Critical

Housing

Situation: Not fit for human habitation, recommend further investigation and possibly

demolition. Serious structural problems are evident, vacant, abandoned, trash,

debris, and or old vehicles present on site. Extreme conditions exist.


62

Mobile Home Parks Survey Classification

A-Good: Desirable place to live. Paved streets, sidewalks, curbs and gutters, privacy

fences, green spaces, playground(s), laundry facility, community room, and other

amenities may be available. Owner enforces maintenance and nuisance rules.

B-Fair: Adequate lot size, adequate paved street access, streets may be all weather surface

and in a reasonable condition. There are no sidewalks, curbs, or gutters; owner

enforces maintenance and nuisance rules. No amenities available. Minimal

deferred maintenance is evident. No playground.

C-Poor: Streets are not paved, or if paved there are potholes, ruts, and streets have not

been maintained. Lots are narrow, no green space. Trailer owners do not show

pride in ownership due to lack of park owner having or enforcing maintenance

and nuisance rules. General overall appearance is rundown, evidence of deferred

maintenance by park owner and lot tenants. High percentage of vacant spaces. No

playground or amenities.


63

EXHIBIT D

QUESTIONS USED FOR EMPLOYER INTERVIEW 1. INDUSTRY TYPE

MANAGERIAL AND ADMINISTRATIVE

STATE GOVERNMENT

LOCAL GOVERNMENT

FEDERAL GOVERNMENT

SCIENTIFIC

ARTS

PUBLIC EDUCATION

LAW

ENGINEERING

SOCIAL SCIENCE

MEDICINE AND HEALTH

PUBLIC SERVICE AND RELATED FIELDS

PROTECTIVE SERVICES

HEALTH ASSISTING SERVICES

CLEANING AND BUILDING MAINTENANCE

PERSONAL SERVICES

LAW ENFORCEMENT

AGRICULTURAL, FORESTRY, FISHING, AND RELATED FIELDS

ENERGY EXPLORATION AND PRODUCTION RELATED FIELDS

MINERAL EXTRACTION AND RELATED FIELDS

MANUFACTURING

RETAIL SALES AND RELATED FIELDS

CONSTRUCTION HOUSING-GENERAL CONTRACTOR

CONSTRUCTION TRANSPORTATION-GENERAL CONTRACTOR

CONSTRUCTION-OTHER

INFORMATION TECHNOLOGY AND RELATED FIELDS

MEDICAL

TRANSPORTATION, COMMUNICATION AND PUBLIC UTILITIES

WHOLESALE TRADE

RETAIL TRADE

FINANCE

EDUCATIONAL INSTITUTION

REAL ESTATE

OTHER (please specify)


64

2. PLEASE IDENTIFY THE NUMBER OF EMPLOYEES YOU HAVE IN EACH SKILL CATEGORY

PROFESSIONAL

SKILLED

UNSKILLED

3.

PLEASE IDENTIFY THE NUMBER OF EMPLOYEES YOU HAVE IN THE FOLLOWING ANNUAL WAGE CATEGORIES

LESS THAN $10,000

$10,000 TO $25,000

$25,000 TO $45,000

$45,000 TO $60,000

$60,000 TO $100,000

ABOVE $100,000

4. DO YOU BELIEVE THERE IS A LACK OF AFFORDABLE

HOUSING NEAR YOUR WORKSITE(S) TO HOUSE YOUR WORKERS?

YES

NO

UNSURE

5.

IF YOU ANSWERED YES TO QUESTION 4, HOW CONCERNED ARE YOU ABOUT THE AVAILABILITY OF AFFORDABLE HOUSING FOR YOUR WORKERS?

VERY

SOMEWHAT

6. HOW IMPORTANT IS IT FOR YOUR BUSINESS TO BE

LOCATED IN AN AREA WHERE EMPLOYEES CAN ACCESS AFFORDABLE HOUSING NEAR YOUR BUSINESS OR WORK SITES?

EXTREMELY

VERY

SOMEWHAT

NOT IMPORTANT

7. HAVE YOU EVER CONSIDERED RELOCATING YOUR

COMPANY TO ANOTHER AREA WITH MORE AFFORDABLE HOUSING?

YES

NO


65

8. WHAT IMPACT DOES THE LACK OF AFFORDABLE HOUSING

HAVE ON YOUR COMPANY'S ABILITY TO RECRUIT AND RETAIN QUALIFIED WORKERS?

SIGNIFICANT

SOME IMPACT

NO IMPACT

9.

HAS YOU COMPANY EVER LOST QUALIFIED EMPLOYEES DUE TO OR IN PART DUE TO LACK OF THE FOLLOWING?

HOUSING AVAILABILITY

AFFORDABLE HOUSING

WORKER'S FAMILY LIVES OUTSIDE OF HOT SPRINGS COUNTY

WORKER COMMUTES MORE THAN 60 MILES (ONE WAY)

WORKER COMMUTES MORE THAN 120 MILES FROM WORKSITE

WORKER'S FAMILY LIVES IN ANOTHER STATE

OTHER

10.

DO YOU HOUSE ANY EMPLOYEES IN TEMPORARY LIVING QUARTERS?

YES

NO

11.

IF YES TO QUESTION 10, INDICATE HOUSING TYPE BELOW AND PLEASE ESTIMATE NUMBER OF EMPLOYEES HOUSED CURRENTLY IN TEMPORARY LIVING QUARTERS

MOTELS

MAN CAMPS

RECREATIONAL VEHICLES

12.

PLEASE INDICATE THE NEAREST COMMUNITIES WHERE WORKERS HAVE BEEN HOUSED IN MAN CAMPS

OTHER

THE FOLLOWING DEFINITIONS APPLY: SEASONAL-ELEVEN MONTHS OR LESS TEMPORARY-YEAR ROUND POSITION THAT WILL NOT BE

NEEDED BEYOND THREE YEARS PERMANENT YEAR ROUND POSITION-LONG TERM OVER

THREE YEARS


66

13. CURRENT NUMBER OF JOBS

SEASONAL

TEMPORARY

PERMANENT

14. CURRENT NUMBER OF JOB VACANCIES

SEASONAL

TEMPORARY

PERMANENT

15. WHAT IMPACT DOES EMPLOYEE COMMUTES TO/FROM

WORK, INCLUDING COMMUTE TIME, HAVE ON YOUR BUSINESS?

POSITIVE IMPACT

NEGATIVE IMPACT

NO IMPACTS

OTHER

16. WHICH OF THE FOLLOWING DOES YOUR BUSINESS OFFER

EMPLOYEES WHO HAVE A LONG COMMUTE TIME?

FLEX-TIME

TELECOMMUTING

ALTERNATE WORKSITE

NONE

OTHER

17. DOES YOUR COMPANY MAKE A JOB OFFER SUBJECT TO A

QUALIFIED CANDIDATE SECURING HOUSING IN THE AREA?

YES

NO

IF YES, EXPLAIN

18. IF YOU ANSWERED YES TO QUESTION 17, DOES YOUR

COMPANY OFFER ANY OF THE FOLLOWING HOUSING INCENTIVES?

PROVIDE EMPLOYEE RESIDENCES

COST OF LIVING ADJUSTMENT TO WAGES DUE TO HOUSING COST

INCENTIVES TO RETAIN QUALIFIED EMPLOYEES

HOUSING ALLOWANCE

RECRUITMENT-SIGNING INCENTIVES

OTHER

19. IF YES TO QUESTION 17, HAVE YOU LOST QUALIFIED

CANDIDATES DUE TO HAVING THE ABOVE REQUIREMENT?

YES

NO


67

20. HOW IMPORTANT DO YOU BELIEVE IT IS FOR THE

BUSINESS COMMUNITY TO BE INVOLVED IN PROVIDING EMPLOYEE ACCESS TO AFFORDABLE HOUSING?

VERY

IMPORTANT

SOMEWHAT IMPORTANT

NOT IMPORTANT

YOUR THOUGHTS AND IDEAS

A REGIONAL HOUSING OFFICE WOULD BE RESPONSIBLE

FOR PROVIDING ADVOCACY, ACTION, AND DEVELOPMENT OF DIVERSITY IN THE TYPE, DENSITY, AND LOCATION OF HOUSING THROUGHOUT THE LOVELL/COWLEY AREA. THE MISSION WOULD BE TO PROVIDE AN ADEQUATE SUPPLY OF DECENT AND SAFE HOUSING AT A PRICE AND RENT LEVELS APPROPRIATE TO THE VARIED FINANCIAL CAPABILITIES OF COUNTY RESIDENTS

21. WHAT WOULD YOU WANT A REGIONAL HOUSING OFFICE TO ACCOMPLISH?

22. WHAT ROLE WOULD YOU OR YOUR BUSINESS BE WILLING

TO HAVE IN THE DEVELOPMENT OF THE REGIONAL HOUSING OFFICE

DEVELOP A HOUSING ACTION PLAN

PARTICIPATE IN DEVELOPMENT OF A REGIONAL HOUSING OFFICE

DEFINE AND DEVELOP HOUSING PROGRAMS & SERVICES

SERVE ON BOARD OF DIRECTORS

ONE TIME MONETARY DONATION

TEMPORARY MONETARY SUPPORT (1-3 YEARS)

ON-GOING MONETARY SUPPORT (BEYOND 3 YEARS)

NONE

OTHER

23. MAY WE CONTACT YOU FOR ADDITIONAL INFORMATION?

YES

NO

24. CAN I SHARE YOUR THOUGHTS IN THE REPORT WITHOUT

IDENTIFYING YOU?

YES

NO


68

EXHIBIT E

RENT CALCULATOR

FOR BIG HORN COUNTY MEDIAN HOUSEHOLD INCOME 2009

RENT CALCULATOR

COUNTY NAME MEDIAN HOUSEHOLD INCOME (MHI)

BIG HORN 2009 53,500.00$

MONTHLY RENT BUDGET

PERCENT OF MHI YEARLY INCOME MONTHLY INCOME

MONTHLY RENTAL

COSTS SHOULD

NOT EXCEED

10% 5,350$ 446$ 134$

15% 8,025$ 669$ 201$

20% 10,700$ 892$ 268$

25% 13,375$ 1,115$ 334$

30% 16,050$ 1,338$ 401$

31% 16,585$ 1,382$ 415$

35% 18,725$ 1,560$ 468$

40% 21,400$ 1,783$ 535$

45% 24,075$ 2,006$ 602$

50% 26,750$ 2,229$ 669$

51% 27,285$ 2,274$ 682$

55% 29,425$ 2,452$ 736$

60% 32,100$ 2,675$ 803$

65% 34,775$ 2,898$ 869$

70% 37,450$ 3,121$ 936$

75% 40,125$ 3,344$ 1,003$

80% 42,800$ 3,567$ 1,070$

81% 43,335$ 3,611$ 1,083$

85% 45,475$ 3,790$ 1,137$

90% 48,150$ 4,013$ 1,204$

95% 50,825$ 4,235$ 1,271$

100% 53,500$ 4,458$ 1,338$

105% 56,175$ 4,681$ 1,404$

110% 58,850$ 4,904$ 1,471$

115% 61,525$ 5,127$ 1,538$

120% 64,200$ 5,350$ 1,605$

0-30% of MHI

31-50% of MHI

51-80% of MHI

81-100% of MHI

MHI Median Household Income (MHI)

Income level of 0-30 percent of MHI. It is accepted that households will

need financial assistance for housing at this level of income.Income level of 31-50 percent of MHI. It is accepted that households will

usually need financial assistance for housing at this level of income.Income level of 51-80 percent of MHI. Households may need financial

assistance for housing at this level of income and it is generally available.

Workforce housing income level.


69

EXHIBIT F

PHYSICAL HOUSING STOCK INVENTORY

Lovell, Wyoming

Physical Housing Stock Inventory

Conducted by


455 Big Bend Ave, Riverton, WY 82501

307-856-1199

October 19-21, 2009


70

Introduction

The Physical Housing Stock Inventory and the evaluation focuses on identifying areas for which

the community may desire to seek state or federal funding for urban renewal, redevelopment of

an area, housing rehabilitation, or new affordable housing units. The area inventoried was only

the area within town limits.

Streets

The Town of Lovell, Wyoming has approximately thirty-nine streets to maintain. Three appear

to be new within the past two years and seven were being improved and are under construction.

The following street quality classification definitions were used to evaluate the streets.

Good: Paved, curbs, gutters and sidewalks in good condition.

No broken pavement.

Fair: Paved or all weather surface, with/or without curbs, gutters, and sidewalks.

There is some pavement or concrete damage. All weather surface shows lack

of grading and maintenance.

Poor: No pavement, all weather surface non-existent or in serious condition with deep

ruts, holes, uneven surface, terrain, no sidewalks, curbs or gutters.

The majority of streets were in fair to good condition. However, 16 were classified in poor

condition needing improvement to become or remain drivable for local residents. Of those in

poor condition, seven streets are under reconstruction and will be in good condition once the

work is completed. On the sixteen streets in currently poor condition, there are 297 houses. After

the streets that are currently under construction are completed, 105 housing units will continue to

be adversely affected by a poor road surfaces. Please see the attached detailed data report for this

category.

Recommendation: The Town of Lovell should consider if the streets in poor condition are

located in areas of minority or low income households concentrations. Public programs are

available to address the street conditions if this is the case. Lovell may also need to consider

zoning changes and enforcement and seek funds to improve these streets to assure residents in

these areas are receiving the same equal opportunity to quality services as the rest of the

community.

Residential Single-Family Units

The 2000 census reported 640 occupied single-family residential units. Twenty-two stick built

residential units and 14 manufactured or mobile home units on permanent foundations have been

added to the community between 2000 and October 30, 2009 for a total of 676, a 5.6% increase.

The 2009 Physical Housing Stock Inventory accounted for 763 single-family housing units,

which included vacant single-family residential units. Established residential areas were annexed

since the 2000 census data was gathered.


71

Mobile homes or newer manufactured homes on permanent foundations located outside of

mobile home parks are included in this single-family housing units inventory. However, trailers

within mobile home parks were not individually assessed due to the transitory nature of rental

lot parks. Furthermore, the streets within mobile home parks were not evaluated since these are

privately owned and maintained. Private owners are not eligible for funding from the state and

federal government to improve the infrastructure of privately owned mobile home parks.

Recreation vehicle parks being used for temporary living quarters are not included in these

figures.

The following classification was used in evaluating the condition of the current housing stock.

Lovell has approximately 763 single-family housing units with 82% in good or fair condition.

The following quality classifications were used to evaluate the Lovell housing stock.

Good: Above average construction. Larger lot and house size. Good curb appeal,

condition, and landscaping. Pride of ownership is evident.

Fair: Average size house (800-1,200 s.f.) and lot (7,500-9,000 s.f.), average

construction quality, some deferred maintenance. Pride of ownership is evident.

Poor: Serious condition, deferred or no maintenance, no foundation, extreme roof,

windows, doors, siding condition. No lawn or yard amenities. Trash and debris

present. Excess vehicles stored on site. Undesirable living conditions are present.

Pride of ownership is not evident.

Critical

Housing

Situation: Not fit for human habitation, recommend further investigation and possibly

demolition. Serious structural problems are evident, vacant, abandoned, trash,

debris, and or old vehicles present on site. Extreme conditions exist.

The confidential report identifies single-family housing units in need of rehabilitation or more

serious attention. Please see the attached detailed data report for this category.

Single-Family Residential Units

Condition # Of Units

House-Good or Fair Condition 612

House-Poor Condition 107

House-Critical Housing Situation 13

Mobile Homes/Trailers*-Good or Fair Condition 12

Mobile Homes/Trailers*-Poor Condition 11

Mobile Homes/Trailers*-Critical Housing Situation 8

Total Single-Family Housing Units 763

* Outside of mobile home parks


72

Residential Apartment Units

In the 2000 Census, 256 rental units were identified. However, the number of apartments is not

separated out in the census data. The physical inventory of the obvious apartments within the

community indicates there are approximately 101 apartment units. Units above commercial

buildings, second-story homes, and basements are not considered in these figures. However, they

may account for an additional 5 to 10% of apartment units in the community.

For the final Lovell Housing Needs Assessment report, Kirkham & Associates, LLC will contact

as many of the apartment owners as possible to ascertain the actual number of units for rent, rent

levels, apartment sizes, vacancy rates, length of waiting lists, and other data that will give the

Town of Lovell an indication of the rental market and future apartment needs of the community.

The residential classification of condition is applied in this evaluation. Approximately 73% of

the apartments are in good or fair condition with only 27% (27 units) in fair condition and none

in the critical housing situation condition. Please see the attached detailed data report for this

category.

Multi-Family Apartments

Motel rooms used for temporary living quarters are not part of this survey. Older motels that

have transitioned from the hospitality industry to monthly apartment rentals are also not part of

this survey.

Mobile Home Parks

The following evaluation classification definitions were used to evaluate the existing mobile

home parks. Please see the attached detailed data report for this category.

A Good: Desirable place to live, paved streets, sidewalks, curbs and gutters, privacy

fences, green spaces, playground(s), laundry facility, community room with other

amenities available. Owner enforces maintenance and nuisance rules.

B Fair: Adequate lot size, adequate paved street access, streets may be all weather

surface and in a reasonable condition. There are no sidewalks, curbs, or gutters.

Owner enforces maintenance and nuisance rules. No amenities available. Some

minimal deferred maintenance is evident. No playground.

Classification

Estimated Number

Of Units

Percentage Of

Total Units

Good 54 53%

Fair 20 20%

Poor 27 27%

Critical Housing Situation 0 0%

Total Units 101


73

C Poor: Streets are not paved, or if paved, there are potholes and ruts and streets have not

been maintained. Lots are narrow and no green space. Trailer owners do not

show pride in ownership due to lack of park owner not having or enforcing

maintenance and nuisance rules. General overall appearance is run down.

Evidence of deferred maintenance by park owner and lot tenants. Vacant spaces.

No playground or amenities.

Mobile Home Parks

Name Or Location Total

Number

Of

Spaces

Number

Of

Spaces

Occupied

Number

Of

Vacant

Spaces

Percent

Vacant

Classification A

(Good Condition) None

Classicization B

(Fair Condition) None

Classification C

(Poor Condition) Shady Grove 6 5 1 16.67%

Clearview MH Court 4 4 0 0%

N. side of East 2nd

St. 15 5 10 66.67%

SW corner of Shoshone Ave. 21 21 0 0%

E. side of Shoshone Ave. 22 20 2 9.09%

Totals 68 55 13 19.12%

Vacant Lots Identified for Residential Development

The physical inspection of vacant lots within town limits revealed approximately 81 potential

building sites for residential units. This includes new lots established by the two new housing

subdivisions annexed to the community. The size of an average building lot ranges between

7,500 and 9,000 square feet.

It appears that the community has adequate potential residential building sites to meet their

immediate and intermediate (1-3 years) new housing development needs.

The attached report represents the most obvious vacant lots and locations within the community.

Please note this is not an exhaustive list. Please see the attached detailed data report for this

category.


74

EXHIBIT G

DEFINITIONS

As communities try to understand and address their housing needs they can encounter housing

and community development terminology that is unfamiliar. The following glossary is provided

for better understanding of housing needs assessment terms.

Affordability Band The price range a specific income group can afford to

pay for a home.

The price range of rents an income group can afford to

pay

Income groups are based on percentages of area MHI

Affordable Housing Monthly housing cost does not exceed 30% of monthly

income.

Attainable Housing Cost of renting or owning within a household’s financial

capability

Big Box Generic name for overwhelming dimensions of many

contemporary supermarkets and discount stores

Capacity The current ability of towns and cities water, sewer, and

undeveloped residential lots to accommodate residential

growth without unduly impairing services to existing

residents

CDFI Community Development Financial Institution

CHDO - RHDO Community or Regional Housing Development

Organization: A non-profit organization whose primary

goal is to be engaged in activities that address the

housing needs with a community.

Comprehensive Plan A long range-range guide for physical development – an

official statement of the local governing body. The plan’s

housing element identifies and defines the nature of the

intervention among housing components (demand,

supply, finance).


75

Condominium An apartment complex where individual apartments are

purchased by the occupants rather than leased

Density The number of housing units per a specified area. The

measure of quantity of residential use at a particular

location

Diversity A mixture of uses that provide something for everybody,

resulting in activity and vitality

Duplex Two rental units under one roof

Flex Space A term loosely used to apply to a combination of office

and warehouse, typically providing for nice sales offices

connected to warehouse space

Goals The aims to which the community aspires or is striving.

Goals and objectives allow priorities to be established

and direct the community strategies and action plans

toward their attainment.

Housing Action Plan Written strategy and implementation plan to meet short-

and long-term housing goals within a community

Housing Cost Burden The extent to which housing costs, including utilities

exceed 30% of income. A severe housing cost burden is

the extent to which housing costs, exceeds 50% of

income.

Housing Demand The demand for housing created by various submarkets,

including consumers of housing services (homeowners

and tenants), rental housing investors, and economic

development planners

Housing Supply All existing housing stock and new construction

examined in terms of condition, vacancies, and changes

due to demolition. Supply is affected by land costs, labor,

industry, infrastructure costs, and services provided or

required to maintain supply.

HUD Department of Housing and Urban Development

Programs

Income Based Housing Rent is based on household income as long as it does not

exceed the current MHI for the area.


76

Infill Undeveloped residential vacant lots and acreage within

the municipality boundary

Infrastructure Streets, sidewalks, water lines, sewer lines,

utility service

Intensity The measure of the quantity of a particular use allowed at

a particular location

Low-Income Housing Rents or mortgage payments that are based on 30% of

adjusted household monthly income.

Lower-Income Levels As defined by HUD, Very Low Income = Families

whose incomes do not exceed 50%, Low Income = 80%,

and moderate income = 95%, respectively, of the HUD-

determined area median income, with adjustments for

family size.

Median income for Big Horn County 2009 is $53,500

Median Household Income Determined by HUD

Big Horn County $53,500 January 2010

Method of Tenure The two methods are 1) rent and 2) own (including

conventional condominium or housing cooperative)

Manufactured Home

.

Mobile Home

NIMBY “Not in My Backyard” Build it anywhere but near my

residence.

Objectives The intentions or purposes to which a needs assessment

or comprehensive plan is directed; that which is to be

accomplished by strategies or action plans

Payment Assistance USDA - RD 502 Programs. Mortgage payments may be

as low as 1% interest. Annual income review is required.


77

Payment assistance is adjusted as needed. Mortgage

payment will never be more than stated on the

promissory note.

Policy The guiding principles underlying the course(s) of action

as pursued by government or organizations.

Poverty Level A minimum income level used as an official standard for

determining the proportion of a population living in

poverty. 2009 Big Horn County poverty level is reported

to be $19,100 for a family of four.

Primary Data Original data collected by the researcher

PUD-Planned Unit

Development and Cluster

Zoning

These evolved in 1970s in response to the desire of some

larger developers to deal comprehensively with the plan

for a large parcel of land, rather than simply planning for

it lot by lot, and by a related desire to mix uses and to

create developments that were more interesting and more

compatible with the land than traditional rectangular

developments. A PUD mixes apartments, single-family

homes, and even some businesses. These proposals will

allow clustering or density averaging. This evolved to

cluster zoning and PUD ordinances. Allows same uses

and the same unit types and creates some flexibility in lot

sizes. It offers a flexible alternative to traditional zoning,

if properly administered, results in developments that are

more compatible with the landscape and the lifestyles of

those who live in them.

Racial Tipping Theoretically, an integrated neighborhood reaches the

“tipping point” when the proportion of racial minority

residents reaches 30%. After that, re-segregation often

results.

Rental Assistance Landlords receive monthly subsidy on reduced tenant

rents to offset cost to keep rent within 30% of household

monthly income


78

Rental Units Classifications General Apartments – market rate rents, may or may not

accept section HUD vouchers for very low income

Very Low To Low Income Units – tenant rents receive

monthly subsidy to offset cost to keep rent within 30% of

household monthly income

Low To Moderate Income Units – rents are income based

and are fixed based on formulas regulated by WCDA.

Typically, it is a project developed using tax credits to

offset cost of development.

Senior Housing Alternatives – independent living units

which may or may not receive rental assistance

Assisted Living – Individual apartments where meals are

served in a community dining room, a full time nursing

staff is on duty, and other amenities are available

Secondary Data Data obtained from another (published) source

Senior Individual who is 65 years of age or older

Single Family Homes Typically a detached residence that one family or

household lives in

Strategic Planning/Strategies Action-oriented, short-term plans, directed at current

issues; a way to carry out a local comprehensive plan

Strip Commercial Developments that are typically designed to serve autos

rather than pedestrians.

Temporary Worker Housing Any area of land use where sleeping places or housing

sites are provided, typically as part of a major

construction project or energy development project or at

a remote site. The facilities are intended to provide

accommodations and services for a short-term period,

typically two years. Also known as temporary living

centers.

TLQ Temporary Living Quarters. The utilization of motels,

RVs, bunkhouses, man camp centers, and other shelters

Townhouse The suburban version of the inner-city row house;

usually 4-10 units attached


79

Twin Home Two houses co-joined on one lot that is divided and

owned separately by each occupant.

Known by such names as duplex, cluster home, zero-lot

line

USDA-RD Rural Development

502 home ownership program. Eligibility is based on

income. Subsidized interest rate (payment assistance) is

available for eligible applicants. Payment is based on

26% of monthly income.

504 Repair Loan and Grant Program designed to provide

direct funding to very low income homeowners that do

not have financial resources to make the needed home

repairs or improvements. Grant funds must be used for

health and safety repairs.

515 Multi-Family Program provides financing for

development of apartments for low-income households

as well as seniors. Rental assistance may be available to

eligible tenants.

Housing Preservation Grant Program is designed to

provide assistance to community or non-profit

organization for the rehabilitation of single-family homes

owned by owners who do not have financial resources

sufficient to make the needed repairs to the home.

Urban Sprawl Uncontrolled development, unplanned creep into the

hinterlands. May begin with rural residential sprawl

Vacant Lots

Undeveloped residential lots within the legal boundaries

of a city or subdivision

WBC Wyoming Business Council Programs

WCDA Wyoming Community Development Authority Programs

WRR Wind River Reservation – home to the Northern Arapaho

and Eastern Shoshone Tribes


80

5 Keely & Becker, Community Planning, 2000

Zoning Measurements Dwelling units per acre – residential intensity

Minimum lot sizes – affects number of dwelling units per

acre

Floor-area ratio (FAR) – commercial and industrial

intensity measurement which is the maximum number

allowed for the ratio of the floor area of a proposed

building to land area of the lot on which it will be built5

Maximum height restrictions – indirect intensity

regulation


81

EXHIBIT H

FUNDING MATRIX

RENTAL UNIT FUNDING RESOURCES

WYOMING COMMUNITY DEVELOPMENT AUTHORITY

CONTACT:


CHERYL GILLUM, HOUSING DIRECTOR

307-265-0361

Program Description

Unique

Characteristics Conditions or Restrictions Where to Apply Other Information

HOME Investment

Partnerships

Program

Since the spring of 1992, Wyoming has received over $56 million in HOME funds for the development of decent, safe, affordable housing for low- and very-low-income households. WCDA receives an allocation of approximately $3.5 million in HOME funds. Applications are accepted through a competitive application process, usually in January

Units of local government, housing authorities, private developers, and nonprofit organizations are encouraged to apply for HOME funds. Projects must be targeted to low- and very-low-income persons. Funds may be used for rental housing production, rehabilitation, anywhere in Wyoming.

WCDA – Gayle Brownlee 307-265-0361

This program has had a major impact on some of the most critical housing needs in Wyoming and has served to finance housing in 29 communities across the state. An allocation plan may be obtained by contacting WCDA

Community

Development

Block Grant

The purpose of providing permanent residential structures that, upon completion, will be occupied by low- and moderate-income households

Maximum CDBG award to any one project is limited to $250,000 including administrative fees. A public agency; a public nonprofit entity, or a private nonprofit entity is eligible to apply

For an activity to be eligible under the Housing Community Development Block Grant Program, it must meet the National Objectives of Benefiting low- and moderate-income persons as defined by HUD Guidelines. In addition to benefiting low- and moderate-income persons the activity may also meet one or both of the National Objectives of: 1. Preventing or eliminating slums or blight (see definitions), 2. Meeting other community development needs having a particular urgency because existing conditions pose a serious and immediate threat to the health or welfare of the community, and other financial resources are not available to meet such needs

Resale/recapture provision WCDA requires a minimum 10% match.

Low-Income

Housing Tax

Credit Program

Program annually provides approximately $2 million in tax credits for developers and contractors as an incentive to develop affordable rental housing projects


82

RENTAL UNIT FUNDING RESOURCES

USDA – RURAL DEVELOPMENT PROGRAMS

CONTACT:

RURAL DEVELOPMENT USDA

SHAUNA GIBBS, ACTING HOUSING DIRECTOR

307-233-6722

Program Description

Unique


Multi-Family

Housing

Development

Section 515 Rural

Rental Housing

Direct Loan

Loans and grants are provided to finance rental and cooperatively owned housing of modest size, design and cost for very low-, low-, and moderate-income households. Special emphasis is placed on needs of the elderly and handicapped

50 years 1 % interest rate Very low- and low income targeted

Under the Multi-Family Housing Direct Loan program, the Housing and Community Facilities Programs makes direct loans to developers of affordable rural multi-family rental housing. Interest rates for these programs may be subsidized to as low as 1%. Funds can be used to construct new rental housing complexes or to repair and rehabilitate existing units

Ann Stoeger 508 North Broadway, Riverton, WY 82501 307-856-7524 Ext 4 Sub Office – Worland 208 Shiloh Road Worland, WY 82401-2914 Telephone 307-347-2456 Ext. 4 Fax 307-347-2802

There are four variations of the Section 515 loan program. They are Cooperative Housing, Downtown Renewal Areas, Congregate Housing or Group Homes for Persons with Disabilities, and the Rural Housing Demonstration Program.

Rural Rental

Housing

Guaranteed Loan

Program (Section

538)

This program, like the direct loan program, is intended to fund construction of multi-family housing units to be occupied by low-income families.

Program guarantees up to 90% of the amount of a loan from a private lender to a housing developer to be used for the construction of low-income multifamily housing.

Occupants of the completed housing project must be very low- to moderate-income households; or elderly, handicapped, or disabled persons with income not in excess of 115% of the median income of the surrounding area

Financial Institution who does commercial loans

Farm Labor

Housing

Low-interest loans and grants are made to public and nonprofit entities (or to individual farmers) for the construction of farm labor housing.

RD is the only national entity providing funding for this use

The Farm Labor Housing program is the only exception to the Housing and Community Facilities Programs rural service area. Funds may be used in urban areas for nearby farm labor

Ann Stoeger 508 North Broadway Riverton, WY 82501 307-856-7524 Ext 4

Farm Labor Housing Technical Assistance Grants are provided to contractors to assist public and private nonprofit agencies to meet special needs of farm laborers.


83

HOMEOWNERSHIP FUNDING RESOURCES


CONTACT:


CHERYL GILLUM, DIRECTOR OF HOUSING

307-265-0361

Program Description

Unique

Characteristics Conditions or Restrictions Where to Apply

Other

Information

Standard First

Time Homeowner

Program

First-time homebuyers with low and moderate incomes who are purchasing a home within the state of Wyoming.

A WCDA mortgage offers qualifying homebuyers a below market interest rate loan and down payment assistance

Income limits: 1-2 person: $63,900 3 or more persons: $73,400 Mortgage Limit – Big Horn County: $236.000

WCDA mortgages are originated across the state by participating lenders. Participating lenders list is located at: www.wyomingcda.com

Spruce Up

Wyoming

Homeownership

Program

Spruce Up Wyoming Programs address the availability of decent affordable housing across Wyoming. The programs focus on existing homes in below-average condition. These programs provide financing for purchase and rehabilitation of these sub-standard houses.

For the purchase and rehabilitation of an existing home by first-time home buyers

Must meet income requirements Purchase and rehabilitation of an existing home Home refinance and rehabilitation – must own home for at least one year prior to date of loan application or be the purchaser after a third party has completed the rehabilitation in accordance with program requirements

WRAP

The purpose of the WRAP program is to purchase foreclosed properties, rehabilitate the properties, and then sell the properties to qualified, income eligible households. The WRAP program will utilize existing housing stock which will be brought up to pre-defined housing quality standards. Housing that is determined to be unsafe and blighted and exceeds cost reasonableness to bring the property up to habitable standards may be demolished and a new housing unit constructed in its place.

Home Buyer

Assistance

Program

Frequently, the WCDA has funding available for 30-year deferred loans to WCDA homebuyers who meet the requirements of this program. Eligible homebuyers may receive up to $2,000 for down payment and closing costs after contributing a minimum of $500 of their own funds toward the cash requirements at closing.

These loans are offered in conjunction with the standard WCDA loans through to lower-income borrowers The income limit for the Homebuyer Assistance Loan is the low-income number by family size for the county in which the residence is located.

Full payment of this loan plus three% interest is due if the borrower should ever fail to occupy the property as his/her principal residence or should transfer the property during the first 30 years. If the borrower lives in the property for 30 years, the loan is forgiven.

SPIRIT

The Spirit of Wyoming Homeownership Initiative has been developed by WCDA to address the concerns of local government leaders for a housing initiative that provides Wyoming communities with a tool to help recruit and retain workers in certain occupations. This Initiative Mortgage Purchase Program provides mortgage loan financing for homebuyers employed in these occupations which have been determined to be critical to the health and vitality of Wyoming's Cities and Towns.

Available only to homebuyers who work in the SPIRIT authorized occupations. See eligible occupations list attached

http://www.wyomingcda.com/index.php?option=com_content&task=view&id=37&Itemid=56

http://www.wyomingcda.com/


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WCDA”SPIRIT” authorized occupations list Revised June 26th, 2009 21-0000 Community and Social Services Occupations 21-1011 Substance Abuse and Behavioral Disorder Counselors 21-1012 Educational, Vocational, and School Counselors 21-1013 Marriage and Family Therapists 21-1014 Mental Health Counselors 21-1015 Rehabilitation Counselors 21-1019 Counselors 21-1021 Child, Family, and School Social Workers 21-1022 Medical and Public Health Social Workers 21-1023 Mental Health and Substance Abuse Social Workers 21-1029 Social Workers 21-1091 Health Educators 21-1092 Probation Officers and Correctional Treatment Specialists 21-1093 Social and Human Service Assistants 21-1099 Community and Social Service Specialists 21-2011 Clergy 25-0000 Education, Training, and Library Occupations 25-1011 Business Teachers, Postsecondary 25-1021 Computer Science Teachers, Postsecondary 25-1022 Mathematical Science Teachers, Postsecondary 25-1032 Engineering Teachers, Postsecondary 25-1041 Agricultural Sciences Teachers, Postsecondary 25-1042 Biological Science Teachers, Postsecondary 25-1051 Atmospheric, Earth, Marine, and Space Sciences Teachers, Postsecondary 25-1052 Chemistry Teachers, Postsecondary 25-1054 Physics Teachers, Postsecondary 25-1062 Area, Ethnic, and Cultural Studies Teachers, Postsecondary 25-1063 Economics Teachers, Postsecondary 25-1065 Political Science Teachers, Postsecondary 25-1066 Psychology Teachers, Postsecondary 25-1067 Sociology Teachers, Postsecondary 25-1071 Health Specialties Teachers, Postsecondary 25-1072 Nursing Instructors and Teachers, Postsecondary 25-1081 Education Teachers, Postsecondary 25-1111 Criminal Justice and Law Enforcement Teachers, Postsecondary 25-1121 Art, Drama, and Music Teachers, Postsecondary 25-1122 Communications Teachers, Postsecondary 25-1123 English Language and Literature Teachers, Postsecondary 25-1124 Foreign Language and Literature Teachers, Postsecondary 25-1125 History Teachers, Postsecondary 25-1192 Home Economics Teachers, Postsecondary 25-1193 Recreation and Fitness Studies Teachers, Postsecondary 25-1194 Vocational Education Teachers, Postsecondary 25-1199 Postsecondary Teachers 25-2011 Preschool Teachers, Except Special Education 25-2012 Kindergarten Teachers, Except Special Education 25-2021 Elementary School Teachers, Except Special Education

25-2022 Middle School Teachers, Except Special and Vocational Education 25-2023 Vocational Education Teachers, Middle School 25-2031 Secondary School Teachers, Except Special and Vocational Education 25-2032 Vocational Education Teachers, Secondary School 25-2041 Special Education Teachers, Preschool, Kindergarten, and Elementary School 25-2042 Special Education Teachers, Middle School 25-2043 Special Education Teachers, Secondary School 25-3011 Adult Literacy, Remedial Education, and GED Teachers and Instructors 25-3099 Teachers and Instructors 25-4011 Archivists 25-4012 Curators 25-4021 Librarians 25-4031 Library Technicians 25-9011 Audio-Visual Collections Specialists 25-9021 Farm and Home Management Advisors 25-9031 Instructional Coordinators 25-9041 Teacher Assistants 25-9099 Education, Training, and Library Workers 29-0000 Healthcare Practitioners and Technical Occupations 29-1011 Chiropractors 29-1021 Dentists, General 29-1022 Oral and Maxillofacial Surgeons 29-1031 Dietitians and Nutritionists 29-1041 Optometrists 29-1051 Pharmacists 29-1061 Anesthesiologists 29-1062 Family and General Practitioners 29-1063 Internists, General 29-1064 Obstetricians and Gynecologists 29-1065 Pediatricians, General 29-1066 Psychiatrists 29-1067 Surgeons 29-1069 Physicians and Surgeons 29-1071 Physician Assistants 29-1081 Podiatrists 29-1111 Registered Nurses 29-1121 Audiologists 29-1122 Occupational Therapists 29-1123 Physical Therapists 29-1124 Radiation Therapists 29-1125 Recreational Therapists 29-1126 Respiratory Therapists 29-1127 Speech-Language Pathologists 29-1131 Veterinarians 29-1199 Health Diagnosing and Treating Practitioners 29-2011 Medical and Clinical Laboratory Technologists 29-2012 Medical and Clinical Laboratory Technicians 29-2021 Dental Hygienists 29-2031 Cardiovascular Technologists and Technicians

29-2032 Diagnostic Medical Sonographers 29-2033 Nuclear Medicine Technologists 29-2034 Radiologic Technologists and Technicians 29-2041 Emergency Medical Technicians and Paramedics 29-2051 Dietetic Technicians 29-2052 Pharmacy Technicians 29-2053 Psychiatric Technicians 29-2054 Respiratory Therapy Technicians 29-2055 Surgical Technologists 29-2056 Veterinary Technologists and Technicians 29-2061 Licensed Practical and Licensed Vocational Nurses 29-2071 Medical Records and Health Information Technicians 29-2081 Opticians, Dispensing 29-2099 Health Technologists and Technicians 29-9011 Occupational Health and Safety Specialists 29-9012 Occupational Health and Safety Technicians 29-9099 Healthcare Practitioners and Technical Workers 31-0000 Healthcare Support Occupations 31-1011 Home Health Aides 31-1012 Nursing Aides, Orderlies, and Attendants 31-2011 Occupational Therapist Assistants 31-2012 Occupational Therapist Aides 31-2021 Physical Therapist Assistants 31-2022 Physical Therapist Aides 31-9011 Massage Therapists 31-9091 Dental Assistants 31-9092 Medical Assistants 31-9093 Medical Equipment Preparers 31-9094 Medical Transcriptionists 31-9095 Pharmacy Aides 31-9096 Veterinary Assistants and Laboratory Animal Caretakers 31-9099 Healthcare Support Workers 33-0000 Protective Service Occupations 33-1011 First-Line Supervisors/Managers of Correctional Officers 33-1012 First-Line Supervisors/Managers of Police and Detectives 33-1099 First-Line Supervisors/Managers, Protective Service Workers 33-2011 Fire Fighters 33-2021 Fire Inspectors and Investigators 33-2022 Forest Fire Inspectors and Prevention Specialists 33-3011 Bailiffs 33-3012 Correctional Officers and Jailers 33-3021 Detectives and Criminal Investigators 33-3041 Parking Enforcement Workers 33-3051 Police and Sheriff's Patrol Officers 33-9011 Animal Control Workers 33-9021 Private Detectives and Investigators 33-9032 Security Guards 33-9091 Crossing Guards 33-9092 Lifeguards, Ski Patrol 33-9099 Protective Service Workers, Dispatchers (Police and Sheriff)


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HOMEOWNERSHIP FUNDING RESOURCES

USDA – RURAL DEVELOPMENT

CONTACT:

RURAL DEVELOPMENT USDA

ANN STOEGER, AREA DIRECTOR

508 NORTH BROADWAY, RIVERTON, WY 82501

307-856-7524 EXT 4

Program

Description

Unique

Characteristics

Conditions or Restrictions

Where to Apply

Other

Information

502 Direct Loan Program

Homeownership Program offers 100% financing for the purchase (and repairs if needed) of a single family residence for the applicant’s household to live in. Under the Direct Loan program, individuals or families receive direct financial assistance directly from the Rural Development Housing Program in the form of a home loan at an affordable interest rate. Most of the loans made under the Direct Loan Program are to families with income below 80% of the median income level in the communities where they live. Since RD is able to make loans to those who will not qualify for a conventional loan, the RD Direct Loan program enables many more people to buy homes than might otherwise be possible. Direct loans may be made for the purchase of an existing home or for new home construction.

Mortgage payment assistance is available to qualifying households. Effective rate of interest is based on repayment ability

Targeted to below moderate income households only. Very low and low income households may qualify to purchase a home. A pro-rated share of the mortgage subsidy is required to be repaid upon sale of property Big Horn County Loan limits January 2010 $176,400 The loan limit changes annually

USDA- Rural Development Area Sub Office 208 Shiloh Road Worland, WY 82401-2914 Telephone 307-347-2456 Ext. 4 Fax 307-347-2802

502 Guarantee Program Single

Family

The purpose of the guarantee program is to provide financing for households that have incomes above 80% of MHI who do not qualify for other mortgage credit programs.

3% down payment required. Guarantee fee may be included in amount financed.

Owner must occupy house A list of participating lenders can be obtained from: USDA- Rural Development Area Sub Office – Worland 208 Shiloh Road Worland, WY 82401-2914 Telephone 307-347-2456 Ext. 4 Fax 307-347-2802


86

REHABILITATION FUNDING RESOURCES

WYOMING COMMUNITY DEVELOPMENT AUTHORITY AND USDA RURAL DEVELOPMENT

CONTACT:



307-265-0361

Program Description

Unique


HOME Investment

Partnerships

Program

Units of local government, housing authorities, private developers, and nonprofit organizations are encouraged to apply for HOME funds. Projects must be targeted to low- and very-low-income persons. Funds may be used for rental housing rehabilitation assistance anywhere in Wyoming.

For an activity to be eligible under the Housing Community Development Block Grant Program, it must meet the National Objectives of Benefiting low- and moderate-income persons as defined by HUD Guidelines. In addition to benefiting low- and moderate-income persons the activity may also meet one or both of the National Objectives of: 1. Preventing or eliminating slums or blight 2. Meeting other community development needs having a particular urgency because existing conditions pose a serious and immediate threat to the health or welfare of the community, and other financial resources are not available to meet such needs.

WCDA 307-265-0361

This program has had a major impact on some of the most critical housing needs in Wyoming and has served to finance housing in 29 communities across the state. An allocation plan may be obtained by contacting WCDA

CONTACT:

USDA-RURAL DEVELOPMENT

SHAUNA GIBBS, ACTING HOUSING DIRECTOR

307-233-6722

Program Description

Unique


Housing

Preservation

Grant

Housing Preservation Grant Program makes grants to nonprofit organizations, local governments, and Native American tribes to renovate existing low-income multifamily rental units. Funds may also be used by recipients to help individuals make repairs to private homes.

Targeted to low- and very-low income homeowners. Nonprofit organizations and local governments

Funds can be used to upgrade a number of individual housing units, which in some cases affects the housing options in an entire community. Recipients of Housing Preservation Grants are often able to leverage the funds with additional resources from private sources or local governments.

USDA-Rural Development Shauna Gibbs, Acting Housing Director 307-233-6722

Home Repair Loan

and Grant

Program (Section

504)

For very low income families who own homes in need of repair.

Offers loans and grants for renovation.

The Home Repair Program also provides funds to make a home accessible to someone with disabilities.

Loan Maximum of $20,000 - 1% interest for 20 years Grant – seniors only - maximum $7,500 Money may be provided, for example, to repair a leaking roof; to replace a wood stove with central heating; to construct a front-door ramp for someone using a wheelchair; or to replace an outhouse and pump with running water, a bathroom, and a waste disposal system.

USDA- Rural Development Area Sub Office – Worland 208 Shiloh Road Worland, WY 82401-2914 Telephone 307-347-2456 Ext. 4 Fax 307-347-2802

Homeowners 62 years and older are eligible for home improvement grants. Other low-income families and individuals receive loans at a 1% interest rate directly from HCFP.


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CONTACT:



307-265-0361

Program Characteristics Where to Apply Other Information

Homebuyer

Education

To help you prepare for homeownership, the Wyoming Community Development Authority and Wyoming Housing Network Inc. (WHN) have created an on-line class that makes the complex process of home purchasing more understandable.

In addition to an on-line course, WHN also provides a one-on-one counseling session that can be completed at the Wyoming Housing Network's office in Casper or over the telephone. When added together, the on-line class and one-on-one counseling, a prospective homebuyer can learn the entire home buying process.

To register for the on-line homebuyer education class, go to WHN's web-site at http://www.whninc.org/

Neighborhood

Stabilization

Program

HUD’s new Neighborhood Stabilization Program will provide emergency assistance to state and local governments to acquire and redevelop foreclosed properties that might otherwise become sources of abandonment and blight within their communities. The Neighborhood Stabilization Program (NSP) provides grants to every state and certain local communities to purchase foreclosed or abandoned homes and to rehabilitate, resell, or redevelop these homes in order to stabilize neighborhoods and stem the decline of house values of neighboring homes.

Community Pride

& Revitalization

(CPR)

The Community Pride & Revitalization (CPR) Program is designed to allocate money to cities, towns, and counties that have created a volunteer-based, housing rehabilitation program. The funds are used for materials and supplies and are allocated based on a community match. WCDA matches dollar for dollar the amount the applicant is willing to commit to the program.

Communities are making a difference with CPR funds by utilizing volunteer labor to provide much needed renovations like window and door replacements, painting, and roofing for low-income and elderly households. Some large Wyoming cities have received CPR grant funds and organized affiliate branches of national volunteer-based rehabilitation programs such as the World Changers Program and Christmas in April. However, not every community utilizes a national program. Smaller Wyoming communities have applied for funds in order to jump start volunteer-based rehabilitation programs.

This year $30,000 is available through the program. Applications are currently available and will be accepted on a first come basis until all funding is allocated.

CDBG For an activity to be eligible under the Housing Community Development Block Grant Program, it must meet the national objectives of benefiting low- and moderate-income persons as defined by HUD Guidelines. In addition to benefiting low- and moderate-income persons the activity may also meet one or both of the National Objectives of: 1. Preventing or eliminating slums or blight (see definitions), 2. Meeting other community development needs having a particular urgency because existing conditions pose a serious and immediate threat to the health or welfare of the community, and other financial resources are not available to meet such needs purpose of providing permanent residential structures that, upon completion, will be occupied by low and moderate income households.

Maximum CDBG award to any one project is limited to $250,000 including administrative fees. resale/recapture provision WCDA requires a minimum 10% match A public agency; a public nonprofit entity, or a private nonprofit entity.

http://www.whninc.org/


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USDA RURAL DEVELOPMENT

CONTACT:

USDA RURAL DEVELOPMENT

ALANNA CANNON, PROGRAM DIRECTOR

307-233-6710

Program Characteristics Where to Apply Other Information

Community

Facilities Grant

Program

The Community Facilities Grant Program is typically used to fund projects under special initiatives, such as community development efforts, childcare centers linked with the Federal government's Welfare-to-Work initiative, Federally-designated Enterprise and Champion Communities, and the Northwest Economic Adjustment Initiative area. In most cases, grantees are able to leverage Community Facility funds with private and state dollars to enable completion of more construction than might have otherwise been possible.

USDA Rural Development Ann Stoeger, Area Director 508 North Broadway Riverton, WY 82501 307-846-7524 Ext. 4 Sub Office 208 Shiloh Road Worland, WY 82401 307-347-2456

Mutual Self-Help

Technical

Assistance Grants

The Mutual Self-Help Housing Program (Section 523) makes homes affordable by enabling future homeowners to work on homes themselves. With this investment in the home, or "sweat equity,” each homeowner pays less for his or her home than if it were built by a contractor. This enabled very low- and low-income families an opportunity to own their home. Grants are provided to nonprofit and local government organizations, which supervise groups of 10 to 12 enrollees in the Self-Help Program. Members of each group help work on each other's homes, moving in only when all the homes are completed. Self-Help Technical Assistance Grants are available to qualified non-profit organizations to provide technical assistance to low and very low-income families who are building homes in rural areas through the Mutual Self-Help Housing Program. These grant funds may be used to pay salaries, rent, and office expenses of the not-for-profit entity.

Rural Development Shauna Gibbs, Acting Housing Director 307-233-6722

Rural Housing

Site Loans

(Sections 523 and

524)

Rural Housing Site Loans are loans made by HCFP to provide financing for the purchase and development of affordable housing sites in rural areas for low- and moderate-income families. Loans are made to acquire and develop sites for housing to be constructed by the self-help method, or for site development to build a home for any low- or moderate-income family.

Eligible organizations include nonprofit organizations, public bodies, and Federally-recognized Indian groups


Housing

Application

Packaging Grants

This program provides government funds to organizations to package applications for submission to Housing and Community Facilities Programs. Packagers assist very low- and low-income applicants with the application process by prescreening, making preliminary eligibility determinations, ensuring the application is complete, and helping the applicant understand the program.

Packagers receive training from the agency and receive a certificate to participate in the program. The certificate qualifies the grantee to package applications for one year, which ends September 30. The packager may receive a fee to submit complete application packages to RD

Low and very-low income households must be targeted

Tax-exempt public agencies and private non-profit organizations


FHA Homeownership Typically 30 years. Rate depends on secondary market 20% down payment required Any real estate mortgage lender or broker

HOUSING NEEDS ASSESSMENT LOVELL AND COWLEY, WYOMING · FINAL REPORT HOUSING NEEDS ASSESSMENT LOVELL...

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