2. HOUSING

 

A.   Housing Supply

 

1.     Age of Housing Stock

 

The greatest amount of building in the Town of Menasha occurred between 1970 and 1979 when 1,833 or 29% of the community's structures were built (see Table 14). This is consistent with what happened in Winnebago County. The Town also experienced significant building from 1980 through 1989 with 1,532 new structures. A significant decrease in new structures was experienced between 1990 and 1999 and that trend appears to be continuing. More than two-thirds of the housing stock has been built since 1970 and only 5% was built prior to 1940.  This would indicate that substandard housing based on age does not appear to be a major issue in the community.

 

TABLE 14

AGE OF STRUCTURES through 2000

Town of Menasha and Winnebago County

 

Town of Menasha

Winnebago County

Year Unit Built

No.

%

No.

%

 

1939 and earlier

286

4.5

16,217

27.4

 

1940-1949

248

3.9

4,478

7.6

 

1950-1959

525

8.3

7,106

12.0

 

1960-1969

988

15.7

8,460

14.3

 

1970-1979

1,833

29.1

13,652

23.1

 

1980-1989

1,532

24.3

9,510

13.5

 

1990-1999

827

13.1

10,104

14.4

 

2000

61

1.0

783

1.1

 

Total

6,300

 

70,310

 

 

Source: Town of Menasha and East Central Wisconsin Regional Planning Commission

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2.     Household Type

 

Table 15 shows the number of family households in the Town of Menasha and in Winnebago County has declined by about 4%. The decrease has come in the married couple category versus the female-headed households. This factor, combined with the increase in the number of householders living alone and increasing in age, indicates a need for a variety of housing alternatives.

 

TABLE 15

HOUSEHOLDS BY TYPE - 1990 and 2000

Town of Menasha and Winnebago County

 

Town of Menasha

1990

2000

Household Type

No.

%

No.

%

Total Households

5,351

100.0

6,298

100.0

   Family Households

3,889

72.7

4,319

68.6

         With Own Children Under Age 18

1,895

35.4

1,979

31.4

      Married-Couple Family

3,418

63.9

3,693

58.6

         With Own Children Under Age 18

1,628

30.4

1,600

25.4

      Female Head, No Husband Present

355

6.6

438

7.0

         With Own Children Under Age 18

214

4.0

269

4.3

   Non-family Households

1,462

27.3

1,979

31.4

      Householder Living Alone

1,151

21.5

1,529

24.3

         Householder Over Age 65

n.a.

n.a.

401

6.4

   Households with Individuals Over 18

n.a.

n.a.

2,078

33.0

   Households with Individuals Over 65

n.a.

n.a.

1,147

18.2

Average Household Size

2.59

 

2.47

-

Average Family Size

3.06

 

2.98

-

 

Winnebago County

1990

2000

Household Type

No.

%

No.

%

Total Households

53,216

100.0

61,157

100.0

   Family Households

36,292

68.2

39,547

64.7

         With Own Children Under Age 18

17,317

32.5

18,940

31.0

      Married-Couple Family

30,654

57.6

32,422

53.0

         With Own Children Under Age 18

13,978

26.3

14,397

23.5

      Female Head, No Husband Present

4,315

8.1

5,068

8.3

         With Own Children Under Age 18

2,710

5.1

3,372

5.5

   Non-family Households

16,924

31.8

21,610

35.3

      Householder Living Alone

13,351

25.1

16,850

27.6

         Householder Over Age 65

n.a.

n.a.

6,026

9.9

   Households with Individuals Over 18

n.a.

n.a.

19,794

32.4

   Households with Individuals Over 65

n.a.

n.a.

13,423

21.9

Average Household Size

2.52

 

2.43

 

Average Family Size

3.04

 

2.99

-

Source: U.S. Bureau of Census

 

3.     Housing Structures

 

NOTE: Housing structure statistics from the 2000 U.S. Census are not available at this time. When they become available, this section will be reviewed to determine if changes in the analysis are needed.

 

With the use of building permit information from the Town of Menasha and Winnebago County, estimates were made of the number of housing units by structural type for the year 2000. Table 16 shows the number of single family homes in the Town of Menasha and in Winnebago County has decreased from 1990 to 2000 as a percentage of the total number of all types of housing units. The percentage of two family units or duplexes and mobile home units in 2000 has remained about the same since 1990. An increase was seen with multiple family housing units where the Town of Menasha saw an increase from 23.4% to 28.6% while the County saw a smaller increase from 24.3% to 26.7%. This change correlates with the decrease in household size and the increase in population in the 65 years and older category.

 

TABLE 16

HOUSING UNITS BY STRUCTURAL TYPE - 1990 and 2000

Town of Menasha and Winnebago County

Structural Type

Town of Menasha

Winnebago County

1990

2000

1990

2000

No.

%

No.

%

No.

%

No.

%

1 Unit

3,829

69.4

4,433

62.7

38,920

69.3

44,581

66.2

2 Unit

122

2.2

218

3.1

1,776

3.2

2,646

3.9

3+ Units

1,291

23.4

2,022

28.6

13,665

24.3

17,984

26.7

Mobile Home

272

4.9

396

5.6

1,762

3.1

2,145

3.2

Total Units

5,514

100.0

7,068

100.0

56,123

100.0

67,356

100.0

Source: U.S. Census and Martenson & Eisele, Inc. using building permit information from the Town of Menasha and Winnebago County

 

 

 

 


4.     Housing Tenure

 

Table 17 shows the Town of Menasha has a ratio of owner occupied to renter occupied of 71% to 29% which is close to the ratios for the City of Neenah and the counties of Winnebago and Outagamie. Neighboring towns are either much higher or much lower in comparison. The Town’s ratio would be expected as it has seen strong growth in population and housing units.

 

TABLE 17

TENURE of EXISTING YEAR-ROUND HOUSING STOCK - 1990 & 2000

Town of Menasha and Neighboring Jurisdictions

 

Town of Menasha

Town of Neenah

Town of    Grand Chute

Town of Greenville

1990

2000

1990

2000

1990

2000

1990

2000

Total Housing Units

5,514

6,521

1,001

1,010

5,619

7,965

1,274

2,353

Occupied Housing Units

5,351

6,298

970

976

5,465

7,586

1,250

2,301

   Owner-Occupied

3,769

4,485

891

914

3,420

4,086

1,117

2,001

   Renter Occupied

1,582

1,813

79

62

2,045

3,500

133

299

Vacant Housing Units

163

223

31

34

154

379

24

52

% Owner-Occupied

70.4

71.2

91.9

93.6

62.6

53.9

89.4

87.0

% Renter Occupied

29.6

28.8

8.1

6.4

37.4

46.1

10.6

13.0

Vacant as % of Total

3.0

3.5

3.1

3.4

2.7

4.8

1.9

2.2

Owner Vacancy Rate

1.5

1.1

0.7

0.5

0.7

0.8

0.2

0.6

Renter Vacancy Rate

2.5

5.5

6.0

4.6

3.1

6.5

3.6

2.0

 

City of Menasha

City of Neenah

Winnebago Co.

Outagamie Co.

1990

2000

1990

2000

1990

2000

1990

2000

Total Housing Units

6,168

7,271

9,261

10,198

56,123

64,721

51,923

62,614

Occupied Housing Units

5,980

6,951

9,024

9,834

53,216

61,157

50,527

60,530

   Owner-Occupied

3,718

4,273

6,058

6,879

35423

41571

36,507

43,830

   Renter Occupied

2,262

2,678

2,966

2,955

17793

19586

14,020

16,700

Vacant Housing Units

188

320

407

364

2907

3564

1,396

2,084

% Owner-Occupied

62.2

61.5

67.1

70.0

66.6

68.4

72.3

72.4

% Renter Occupied

37.8

38.5

32.9

30.0

33.4

31.6

27.7

27.6

Vacant as % of Total

3.1

4.4

4.4

3.6

5.2

10.2

2.7

3.3

Owner Vacancy Rate

1.1

1.5

1.1

1.3

1.2

1.3

0.9

0.9

Renter Vacancy Rate

3.1

5.3

2.1

5.3

3.5

6.1

2.5

4.9

Source: U.S. Census

 

Vacancy rates lower than 3% for owner occupied and 5% for rental units indicate a tight housing market. The Town’s rental vacancy rate of 5.5% is somewhat surprising given the large number of multi-family units built during the 1997 –2000 time period. A survey by a local rental housing agency in the fall of 2001 showed a vacancy rate of 3.3%.  The vacancy rate of 1.1% for owner-occupied housing indicates the Town of Menasha is a desirable location for owner-occupied units.  Both vacancy rates indicate a demand for new construction, both single- and multi-family.

5.     Value

 

NOTE: Housing value statistics from the 2000 U.S. Census are not available at this time. When they become available, this section will be reviewed to determine if changes in the analysis are needed.

 

Based on an estimated 1999 median income of $49,779 half of the residents of the Town of Menasha should be able to afford a home with a value of $100,000 or more.  With over 70% of the houses valued at $100,000 or less, it appears that housing is affordable for the majority of residents (see Table 18).

 

TABLE 18

VALUE of OWNER-OCCUPIED HOUSING - 1990 & 2000

Town of Menasha

Housing Value

Town of Menasha

1990

2000

No.

%

No.

%

Less than $50,000

375

11.6

1,319

26.7

$50,000 to $99,999

2,236

69.4

2,491

50.5

$100,000 to $149,999

396

12.3

749

15.2

$150,000 to $199,999

142

4.4

220

4.5

$200,000 to $299,999

56

1.7

113

2.3

$300,000 or more

19

0.6

43

0.8

Owner-Occupied Units

3,224

100.0

4,935

100.0

Source: U.S. Census (1990) and Town of Menasha Geographic Information Systems (2000)

 

Table 19 shows a significant increase in the median sale price of a single family home in Outagamie and Winnebago counties in 1999 and again in 2000. In 2000, half of the single-family homes that were sold in Winnebago County sold for more than $99,700 compared to $110,300 in Outagamie County. Statistics for the first three-quarters of 2001 would indicate the median sale price for 2001 would be slightly higher than in 2000. It appears the housing market is reacting to the economic uncertainties facing the Fox Cities as a result of plant closings and national economic conditions.

 

TABLE 19

median sale price of Homes - 1997- 2000

Outagamie and Winnebago Counties

 

Outagamie

Winnebago

Sale Price

% Increase

Sale Price

% Increase

1997

$94,000

 

$86,900

 

1998

$96,400

2.5

$88,900

2.3

1999

$100,900

4.7

$91,700

3.1

2000

$110,300

9.3

$99,700

8.7

2001 (est)

$110,900

0.3

$101,100

1.4

Source: Wisconsin Realtors Association

 

B.   Housing Demand

 

The Town of Menasha approved 250 Certified Survey Maps and 21 final subdivision plats between 1991 and 2001. The numbers shown in Table 20 suggest that developers are responding to the demand in the marketplace for additional housing options in the Town.

 

TABLE 20

CSM’s and APPROVED SUBDIVISION PLATS - 1991-2000

Town of Menasha

Year

Certified

Survey Maps

Preliminary Subdivision Plats

Final       Subdivision Plats

Total

1991

23

2

1

26

1992

20

1

5

26

1993

19

0

1

20

1994

31

0

4

35

1995

19

0

0

19

1996

16

1

1

18

1997

20

0

0

20

1998

24

0

0

24

1999

32

1

0

33

2000

29

3

6

38

2001

17

2

3

23

Total

250

10

21

282

Source: Town of Menasha

 

 

Table 21 shows that the Town of Menasha experienced a peak in the construction of single family structures in 1992 followed by a significant drop in 1993 which stabilized in 1997.  Since 1997 new single family construction has been about 25% of the peak year of 1993.  Duplex structures have exhibited the same pattern as single-family. Multi-family development was consistent through 1998 with the exception of 1995 when no multi-family structures were added.  In 1999 and 2000, however, the number of multi-family units increased to 21 and 23 structures respectively, triple the annual rate seen previously. The number of mobile home structures increased significantly in the mid-1990’s and appears to have stabilized at around seven units per year.

 

 

 


TABLE 21

BUILDING PERMITS ISSUED & BUILDING VALUES - 1990 –2001

Town of Menasha

Structure

Type

1990

1991

1992

1993

No.

Value $

No.

Value $

No.

Value $

No.

Value $

Single-Fam

86

8,460,796

98

9,111,413

119

10,700,493

71

8,003,750

Two-Fam

8(16)

767,000

9(18)

992,900

8(16)

801,000

3(6)

406,400

Multi-Fam

6(24)

3,561,000

2(12)

434,000

6(24)

1,210,000

4(24)

1,085,000

Manf-Hous

0

0

0

0

7

201,332

12

328,401

Sub-Total

100

12,788,796

109

10,538,313

140

12,223,032

90

9,823,551

Comm.

10

93,700

9

2,226,100

13

33,640,000

12

22,441,720

Total

110

12,882,496

118

12,664,413

153

35,863,032

102

32,265,271

 

1994

1995

1996

1997

No.

Value $

No.

Value $

No.

Value $

No.

Value $

Single-Fam

57

8,064,900

47

6,255,690

40

5,842,639

33

5,098,000

Two-Fam

7(14)

806,000

5(10)

803,000

3(6)

625,000

3(6)

415,000

Multi-Fam

7(88)

2,464,000

0

0

3(48)

2,100,000

8(128)

5,850,000

Manf-Hous

38

1,023,027

18

589,010

10

335,223

12

423,725

Sub-Total

109

12,357,927

70

7,647,700

56

8,902,862

56

11,786,725

Comm.

18

13,011,000

4

4,124,000

8

7,325,000

13

5,770,700

Total

127

25,368,927

73

11,771,700

54

16,227,862

79

17,557,425

 

1998

1999

2000

2001

No.

Value $

No.

Value $

No.

Value $

No.

Value $

Single-Fam

29

4,004,767

24

4,465,500

30

4,522,000

72

9,586,893

Two-Fam

2(4)

170,000

0

0

1(2)

125,000

4(8)

768,000

Multi-Fam

8(96)

4,400,000

21(208)

8,515,000

23(190)

7,488,989

6(79)

2,845,000

Manf-Hous

7

283,500

6

216,000

7

208,900

8

240,686

Sub-Total

46

8,858,267

51

13,196,500

61

12,344,889

90

13,440,579

Comm.

10

2,018,000

16

9,000,000

14

3,848,000

13

10,696,700

Total

56

10,876,267

67

22,196,500

75

16,192,889

103

24,137,279

Source: Town of Menasha Annual Building Permit Summaries

 

 

 


C.   Housing Development Environment

 

1.       Development Infrastructure

 

The Town of Menasha has aggressively supported the development of housing through the provision of infrastructure. An excellent example of this is the Gateway Development project, a combination of residential, commercial and retail uses located on the west side of the Town. Improvements continue to be made to streets and utilities to accommodate the continued growth of the community.

 

2.       Developable Land

 

At the present time, the Town of Menasha contains 223 platted lots for single-family development and 10 lots for two-family development (see Table 22).  In addition, three plats for multi-family development were approved in 2000.

 

Table 22

Active Residential Subdivisions - 2001

Town of Menasha

Subdivision

Total Lots

Vacant Lots

Single-Family

Two-Family

Single-Family

Two-Family

Gateway Meadows

132

12

131

10

High Plain Meadows

44

0

18

0

Wildlife Heights

59

0

39

0

Golf Village

56

0

36

0

Total

291

12

223

10

Source: Town of Menasha

 

3.       Development Regulations

 

Housing development in the Town of Menasha is driven by the market and is regulated through the Town of Menasha’s ordinances and through the Winnebago County Zoning & Subdivision Ordinance.

 

The Town of Menasha requires residential development to take place in the sanitary sewer service served by the water and sanitary sewer utility.  The proposal for development would need to successfully clear the required rezoning process, which includes a public hearing. A site plan review process is required for all multi-family residential housing proposals.

 

 

 

 

Regulations on the maintenance or rehabilitation of properties in the Town of Menasha are in the form of local and the State uniform building codes.  These codes are administered through a full-time building inspector and a deputy building inspector along with state inspectors, who specialize in commercial and industrial building inspections.

 

4.       Development Capacity

 

There is a very active group of housing developers in the Town of Menasha and northeastern Wisconsin ready to respond to the market with a wide variety of housing.

 


D.  Housing Projections

 

The Town of Menasha is viewed as desirable area in which to live as evidenced by the extremely low single-family housing vacancy rate and it’s close proximity to shopping and employment opportunities in the Fox Cities. As a result, housing development and redevelopment will continue to require the attention of the Town over the next 20 years. An issue that is currently the topic of discussion and will continue to be discussed is the ratio of single family to multiple family housing as well as the location and density of these two land uses.

 

 

1.     Projected Housing Units

 

Housing unit projections were made in Table 23 based on population projections that are available through the year 2020 and on projections of average household size.  Given the changing demographics discussed earlier, the average household size is projected to continue to decrease through 2020, resulting in an increase of the number of housing units beyond that due to normal growth in the population.

 

TABLE 23

PROJECTED HOUSING UNITS - 2005-2020

Town of Menasha

 

2000

2050

2010

2015

2020

Population

15,858

16,572

17,102

17,649

18,214

Household Population

15,583

16,256

16,776

17,313

17,867

Household Size

2.47

2.41

2.35

2.29

2.25

Number of Occupied Housing Units

6,298

6,745

7,139

7,560

7,941

Total Housing Units

(Adjusted for Vacancies)

 

6,521

 

6,984

 

7,392

 

7,828

 

8,222

Source:  U.S. Census and Martenson & Eisele, Inc.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Table 24 shows that owner occupied housing units in the Town of Menasha are projected to stay constant at 70% of the total number of occupied housing units while renter occupied housing units are projected to stay constant at 30%.  The housing densities are projected to range from three to five units per net acre for single and two-family or low density development and from nine to ten units per net acre for multi-family development or medium and high density development.

 

TABLE 24

ACRES NEEDED BASED ON PROJECTED HOUSING UNITS

Town of Menasha

 

Year

Current

Projected

2000

2050

2010

2015

2020

Total Housing Units –

Current and Projected Additional

6,298

447

394

421

381

 

 

 

 

 

 

Single and Two-Family

 

 

 

 

 

Occupied Units - Current and Projected Additional

4,485

313

276

295

267

Vacancy Rate

1.011

1.03

1.03

1.03

1.03

Total Number of Units Adjusted for Vacancy

4,534

322

284

304

275

Number of Units per Acre

2.79

3.00

4.00

4.00

5.00

Number of Acres Developed

1,623

1,730

1,801

1,877

1,932

Number of Acres Available/(Needed)

242

135

64

(12)

(67)

 

 

 

 

 

 

Multi-Family

 

 

 

 

 

Occupied Units - Current and Projected Additional

1,813

134

118

126

114

Vacancy Rate

1.055

1.05

1.05

1.05

1.05

Total Number of Units Adjusted for Vacancy

1,913

141

124

133

120

Number of Units per Acre

7.06

9.00

10.00

10.00

10.00

Number of Acres Developed

271

287

299

312

324

Number of Acres Available/(Needed)

54

38

26

13

1

Source: US Census, Town of Menasha and Martenson & Eisele, Inc.

 

Based on the projections, the Town of Menasha has a sufficient amount of land zoned to accommodate the projected growth in multi-family housing units. Additional land for single and two-family housing will be needed. An analysis of the location of the land currently zoned for these uses is presented in the Land Use Element section.

 

 

 

 


E.   Affordability Analysis

 

Table 25 shows the affordable monthly housing payment for various household sizes classified as extremely low income, very low income and low income based on statistics from U.S. Department of Housing and Urban Development (HUD).  The payment is calculated at 30% of the household’s monthly gross income. These numbers are for the entire metropolitan statistical area that includes Calumet, Outagamie and Winnebago counties. Because the Town of Menasha’s median income is higher than the average of the three counties, it is possible that residents of the Town would be able to afford payments higher than those shown in Table 25.

 

TABLE 25

MONTHLY HOUSING PAYMENT - 2000

Appleton-Oshkosh-Neenah Metropolitan Statistical Area

 

Household Size

 

Extremely Low

Monthly Payment

 

Very Low

Monthly Payment

 

Low

Monthly Payment

One

$10,100

$253

$16,850

$421

$27,000

$675

Two

$11,550

$289

$19,300

$483

$30,850

$771

Three

$13,000

$325

$21,700

$543

$34,700

$868

Four

$14,450

$361

$24,100

$603

$38,550

$964

Five

$15,600

$390

$26,050

$651

$41,650

$1,041

Six

$16,750

$419

$27,950

$699

$44,750

$1,119

Seven

$17,950

$449

$29,900

$748

$47,800

$1,195

Eight

$19,100

$478

$31,800

$795

$50,900

$1,273

Source: Housing and Urban Development.  Median income is $56,600.  Extremely low is 30%; Very Low is 50%; and Low is 80% of median income.

 

 

Table 26 shows the number and percent of householders in the Town of Menasha by income range.  Income ranges for 1990 are from the 1990 Census while 2000 income ranges were estimated using the Consumer Price Index.  It was assumed that the number of households within each income range stayed the same between 1990 and 2000. A two person household was used to determine the income level classification because the average household size in the Town of Menasha was 2.59 in 1990 and 2.47 in 2000 and because the two person household is the largest group with 35.1% of all households. The poverty level for a two person household in 2000 was $11,160 according to the U.S. Department of Health and Human Services (DHSS).

 

 

 

 

 

 

TABLE 26

HOUSEHOLDS BY INCOME RANGE - 2000 Estimated

Town of Menasha

Household Income Ranges

Households

Income Level

Two Person Household

1990 Actual

2000 Estimated

No.

%

Less than $5,000

Less than $6,600

135

2.5

Extremely Low

$5,000 - $9,999

$6,600 - $13,199

247

4.6

Extremely Low to Very Low

$10,000 - $14,999

$13,200 - $19,799

386

7.2

Very Low to Low

$15,000 - $24,999

$19,800 - $32,899

796

14.8

Low

$25,000 - $34,999

$32,900 - $46,099

895

16.7

Above Low & Below Median

$35,000 - $49,999

$46,100 - $65,899

1308

24.3

Below & Above Median

$50,000 - $74,999

$65,900 - $98,799

1096

20.4

Above Median

$75,000 - $99,000

$98,800 - $131,999

305

5.7

Above Median

$100,000 or more

$132,000 or more

204

3.8

Above Median

Source: U.S. Census and Martenson & Eisele, Inc.

 

 

Table 27 shows the monthly rates for rental housing in the with a postal address in either the City of Menasha or the City of Neenah according to Rental Finders, a local business that monitors rental and vacancy rates.  The table also shows the number of units (duplex or multi-family) in each of the rental rate categories.

 

TABLE 27

RENTAL RATES BY SIZE OF UNIT - 2001

Units with Postal Address of Neenah or Menasha

 

Duplex

Multi-Family

Monthly Rent

No.

%

No.

%

Less than $300

0

0.0

1

0.6

$300 - $399

6

3.5

37

21.0

$400 - $499

23

13.5

77

43.8

$500 -$599

60

35.3

40

22.7

$600 - $699

38

22.4

19

10.8

$700 - $799

16

9.4

1

0.6

$800 - $899

21

12.4

1

0.6

$900 - $999

4

2.4

0

0.0

More than $1,000

2

1.2

0

0.0

Source: Rental Finders (data is for units listed as being available during the

April to December, 2001 time period)

 

 

 

 

 

 

 

 

Table 28 shows how many units were listed as available and affordable during the April to December, 2001 time period to households of various sizes and in one of three income levels designated by HUD. The numbers of units shown as affordable are cumulative. For example, 24 of the 61 duplex units that a Very Low Income household of three could afford would also be affordable for a household with two persons and 9 of the 61 duplex units would be affordable for a household with one person.

 

TABLE 28

RENTAL UNIT AFFORDABILITY - 2000

Town of Menasha

 

Extremely Low Income

Very Low Income

Low Income

 

Units Affordable

 

Units Affordable

 

Units Affordable

Household Size

Monthly Payment

 

Duplex

 

Multi-Fam

Monthly Payment

 

Duplex

 

Multi-Fam

Monthly Payment

 

Duplex

 

Multi-Fam

One

$253

0

1

$421

9

53

$675

122

171

Two

$289

0

1

$483

24

98

$771

141

174

Three

$325

1

7

$543

61

133

$868

160

175

Four

$361

1

18

$603

98

161

$964

166

175

Five

$390

6

33

$651

114

169

$1,041

169

175

Six

$419

7

53

$699

127

174

$1,119

170

175

Seven

$449

15

83

$748

139

175

$1,195

170

175

Eight

$478

21

98

$795

146

175

$1,273

170

175

Source: HUD, Rental Finders and Martenson & Eisele, Inc.

 

 

Based on data shown in Table 26, it is estimated that less than 6% of the two person households in the Town of Menasha would be classified as Extremely Low Income, about 8% would be classified as Very Low and 12% would be classified as Low.  In looking at Table 28, it appears that the housing marketing in the area offers an adequate supply of affordable housing for over 90% of the residents of the Town of Menasha.  For example, for a Very Low Income household with four persons, 98 duplex units were listed as being available sometime during the April to December, 2001 time period.

 


F.    Housing Goals, Objectives and Policies

 

1.     Goal

 

To provide safe, affordable, quality housing of various types and in various locations to present and future Town residents.

 

2.     Objectives

 

a.     Encourage, in appropriate locations in the Town, a variety of housing types, including single-family, duplex, multiple-family and condominium units.

 

b.     Stabilize the physical condition of older neighborhoods by creating and enforcing property maintenance codes, developing funding programs, and applying for grants that are geared toward housing rehabilitation and maintenance, and buffering residential areas from incompatible land uses.

 

c.      Ensure that specialized residential facilities (e.g. elderly housing, CBRFs) are adequately served with transit service, pedestrian facilities, bicycle facilities, recreational facilities, and convenient, nearby shopping, service and entertainment areas.

 

d.     Identify the most suitable areas for new residential dwelling units on the Land Use Plan Map and guide new residential development to those areas.

 

e.     Locate new housing units in areas that have convenient access to shopping, schools, churches, parks, services and transit facilities.

 

3.     Policies

 

a.     Encourage, in appropriate locations in the Town, a variety of housing types, including single-family, duplex, multiple-family and condominium units.

 

b.     The Town encourages the provision of a full range of high-quality housing types in the community (e.g. single family, duplex, multiple family) for various age and income groups.

 

c.      New housing should be built in areas of the Town with convenient access to commercial and recreational facilities, transportation systems, schools, employment opportunities, and other necessary facilities and services.

 

d.     Encourage neighborhood diversity. Identify the community-wide need for low income and assisted family housing to encourage diversity.

 

e.     The Town encourages surrounding communities to provide their fair share of low income and assisted housing units.

 

f.       All non-agricultural development on lands located within the adopted Grand Chute-Menasha West Sewer Service Area should be served with the full array of municipal services. Unsewered urban development is strongly discouraged within the Sewer Service Area because it can not be efficiently served with essential public services, including sanitary sewer and water, storm sewer, sidewalks, high levels of police and fire service, street maintenance, parks and schools/bus routes. Further, scattered unsewered urban development results in land speculation and premature conversion of productive agricultural lands.

 

g.     The Town intends to adopt and implement a Land Use Plan that emphasizes agricultural preservation, allowance of very limited amounts of very low density (1 dwelling unit per 35 acres) residential development and protection of natural resources in areas outside of the Sewer Service Area.

 

h.     The creation of unsewered subdivisions within the Sewer Service Area shall not occur within the Town of Menasha.

 


G.  Housing Programs

 

NOTE: The completion of this section will follow the public hearing scheduled for Wednesday, January 16, 2002. Ideas and concepts for housing programs from that meeting will be summarized by the Town of Menasha Community Development Department and Martenson & Eisele, Inc. and presented in this section.

 

1.  New Construction

 

The Town of Menasha encourages developers to provide a range of housing choices, including low-income housing.  The Town currently does not have any policies or programs that specifically promote development of low to moderate-income housing. However, the Winnebago County Zoning Ordinance would allow a developer to apply for a Planned Development District to allow variances of traditional setbacks and densities, as a means to encourage a developer to design a low income housing project.

 

a.     Projects

 

Bartlein-Goss Area

 

 

 

 

 

2.     Rehabilitation

 

The Town of Menasha currently does not have a housing rehabilitation program.  The Town will consider the creation of such a program that would be administered by the Town alone or in cooperation with adjoining municipalities that have housing rehabilitation programs.

 

 

 

3.     Low Income Housing