This is the draft Housing chapter as of 6/27/16
III. HOUSING
III. A: Introduction
A
comprehensive plan needs to address several key housing issues. These include changes in conditions and needs
as well as projecting future demand for housing.
State Goal
To
encourage and promote affordable, decent housing opportunities for all Maine
citizens.
III. B: Summary of 1998 Plan
The number of homes in Orland
increased by about 50 percent between 1970 and 1990. While there was about a 33 percent increase
in year-round homes, the number of second homes
nearly doubled. As of 1990, there
were 1,068 dwellings in Orland (732 year-round and 336 seasonal). Another 155 year-round homes were expected by
the year 2005.
Most homes in 1990 (88
percent) were owner-occupied rather than rented. Rents in Orland were below the county
average, 33 percent of renters were paying less than $250 in 1990. Housing conditions in Orland had improved
dramatically although there were still
some units lacking basic amenities such as complete plumbing.
III.C: Key
Findings for 2016
Between 1990 and 2010, the
number of dwellings in Orland increased by 402 units or nearly 37 percent. This was faster than the county rate, which was just under 33 percent. About one-third of the homes in Orland are
seasonal. The number of year-round units is increasing faster than the
year-round population. Between 2000 and 2010,
population and year-round occupied units increased by 4.3 and 10.9 percent
respectively. This is due to smaller household sizes. Orland can expect more homes to be built even
if the town loses population.
Housing
in Orland is more affordable than in the county as a whole. The median sales price for a single family
home in Orland was $116,950 in 2015 compared to $185,00 for Hancock County.
Most people in Orland live in single family homes. There
were only 44 duplex or multi-family units in town in 2010.
III. D: Analysis
(1) How
many additional housing units (if any), including rental units, will be
necessary to accommodate projected population and demographic changes during
the planning period?
a. Change
in Dwelling Units
The
number of dwelling units (vacant and occupied) in Orland increased by 37.6 percent (402 units) between
1990 and 2010 (see Table III.1). This is
faster than
than
the county rate of 32.7 percent. The data in Table III.1 show trends for year-round
and seasonal dwellings. In 2010 about two-thirds of the homes in Orland were
year-round. While the number of year-round homes increased from 670 in 1990 to
976 in 2010, the growth rate was slower (10.9 percent) for the 2000-2010 period than the 31.3 percent rate for the
previous decade.
The
number of seasonal homes decreased by 4.7 percent in the 1990s, but increased
by 25 percent between 2000 and 2010.
Seasonal homes increased at a much faster rate than year-round homes
between 2000 and 2010. These changes are not necessarily due to new
construction or demolition. A summer
home may be converted to year-round use.
Similarly, a year-round home may be converted to seasonal use. The U.S. Census data on seasonal homes is
subject to error. The Census is taken
during mud season when some camp roads are not
accessible. Also, some year-round
residents may be on vacation and have their home counted as vacant or seasonal.
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Table III.1
Change in Dwelling Units (occupied, vacant, and seasonal)
Orland and Hancock County:
1990-2010
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|
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1990
|
2000
|
2010
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%
change
'90-'00
|
% change
'00-‘10
|
%
change '90-'10
|
|
|
T
O
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Year-Round
Occupied
|
670
|
880
|
976
|
31.3%
|
10.9%
|
45.6%
|
|
|
Percent
of Total
|
62.7%
|
70.2%
|
66.4%
|
|
|
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||
|
W
N
|
Vacant
(not Seasonal)
|
62
|
53
|
94
|
-14.6%
|
43.6%
|
34.0%
|
|
|
|
Percent
of Total
|
5.8%
|
4.2%
|
6.3%
|
|
|
|
|
|
|
Vacant (Seasonal)
|
336
|
320
|
400
|
-4.7%
|
25.0%
|
19.0%
|
|
|
Percent of Total
|
31.4%
|
25.5%
|
27.2%
|
|
|
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Total Orland
|
1,068
|
1,253
|
1,470
|
17.3%
|
21.7%
|
37.6%
|
|
|
H
A C
|
Year-Round
Occupied
|
18,342
|
21,864
|
24,221
|
18.2%
|
10.7%
|
32.1%
|
|
|
N O
C U
O N
C T
K Y
|
Percent
of Total
|
60.3%
|
65.8%
|
60.3%
|
|
|
|
|
|
Vacant
(not Seasonal)
|
2,368
|
1,409
|
2,829
|
-40.5%
|
59.9%
|
19.5%
|
||
|
Percent
of Total
|
7.8%
|
4.2%
|
7.0%
|
|
|
|
||
|
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Vacant
(Seasonal)
|
10,136
|
10,672
|
13,134
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5.2%
|
23.1%
|
29.5%
|
|
|
|
Percent
of Total
|
32.7%
|
31.4%
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32.7%
|
|
|
|
|
|
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Total County
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30,396
|
33,945
|
40,184
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11.6%
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15.95%
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32.3%
|
|
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Source: U.S. Census
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Orland’s year-round housing stock is increasing
faster than the population. Table III.1 shows a 31.3 percent increase for year-round occupied homes between 1990 and 2000, while the
population increased by 18.2 percent. Between 2000 and 2010, population and
year-round occupied units increased by 4.3 and 10.9 percent respectively.
This disparity is due in part to decreasing
average household sizes. U.S. Census
data show in 1990 the average household size of 2.65 persons. The average for
2000 was 2.42 and by 2010 there were 2.25 persons per household. One reason
household sizes are decreasing is fewer children in town. American Community Survey data estimate that
21.4 percent of Orland households between 2010 and 2014 had children 18 years
or younger. This is slightly less than the 23.2 percent rate for the county.
One implication of smaller household sizes
is that new homes may continue to be built in Orland even though the population
is projected to decrease. At least some
of these homes are likely to be seasonally occupied.
b. Housing Types and
Occupancy
Most Orland
residents live in their own houses. Single family homes accounted for about 83
percent of the dwelling units in 2010 (see Table III.2). Only
one mobile home was added to the housing stock between 2000 and 2020. The data
show that the number of duplex and multi-family units decreased from 48 to 41. It should be noted that the 2010 data are
based on American Community Survey data with a margin of error rate of between
1.5 and 3 percent.
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Table III.2
Change in Dwelling Unit Types
(Occupied and Vacant)
Orland: 2000 & 2010
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Total Dwellings
|
2000
|
2010
|
2000-2010
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Number
|
Percent
of Total
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Number
|
Percent
of Total
|
Percent
Change
|
|
Single
Family
|
1,064
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84.7
|
1,309
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83.2%
|
23.1%
|
|
Duplex/Multi-family
|
48
|
3.8
|
41
|
2.7%
|
-14.6%
|
|
Mobile
Homes
|
131
|
10.4
|
132
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8.9%
|
0.7%
|
|
Boat,
RV, Van
|
10
|
0.8
|
0
|
0%
|
----
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|
Total
Units
|
1,253
|
|
1,482
|
|
18.2
%
|
|
Source: U.S.
Census and American Community Survey (ACS) (2009-2013 average)
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About 14 percent of the occupied
dwellings in Orland in 2010 were rental units compared to a 24 percent rate
county-wide (see Table III.4). There was no change in the number of rental
units between 2000 and 2010. The number
of owner-occupied units increased by nearly 12 percent.
Table III.3
Estimated Tenure of
Occupied Year-Round Housing 2000-2010
Orland &
Hancock County (does not include vacant units)
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2000
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2010
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2000-2010
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T
O
W
N
|
|
Number
|
Percent
of Total
|
Number
|
Percent of
Total
|
Percent
Change
|
|
|
Renter-Occupied
|
137
|
15.6%
|
137
|
14.1%
|
0%
|
||
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Owner-Occupied
|
743
|
84.4%
|
830
|
85.6%
|
11.7%
|
||
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Total Occupied Units
|
880
|
100%
|
967
|
100%
|
9.9%
|
|
|
C
O
U
N
T
Y
|
Renter-Occupied
|
5,314
|
24.3%
|
5,596
|
24.0%
|
5.3%
|
|
|
Owner-Occupied
|
16,550
|
75.7%
|
17,704
|
75.9%
|
6.9%
|
||
|
Total Occupied Units
|
21,864
|
100.%
|
23,300
|
100%
|
6.5%
|
||
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Source:
U.S.
Census 2000, ACS, 2010
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(2) Is
housing, including rental housing, affordable to those earning the median
income in the region? Is housing affordable to those earning 80% of the median
income?
Housing
in Orland is more affordable than in Hancock County as a whole. According to data from the Maine State
Housing Authority (MSHA), the median sales price for a single family home in
Orland was $116,950. This is less than
the $185,00 sales price for Hancock County. MSHA uses an affordability index to
estimate if a household earning the median income can afford to buy the
median-priced home. An index less than 1.00 indicates an affordability problem.
In 2015 Orland’s affordability index was 1.54.
This is nearly 64 percent higher than the 0.98 index for Hancock County.
MSHA
data indicate that 26.5 percent of Orland households would be unable to afford
the median priced home. This compares to 51.5 percent of households in Hancock
County. Data from the 2010-2014 ACS indicate the median value of an
owner-occupied unit in Orland was $176,600, which is less than the $194,100
median for the county.
Due
to the small number of rental units, there are limited data on rental costs for
Orland. County-wide, the rental
affordability index for 2015 was 0.64.
The average county monthly rent for a two-bedroom unit, including utilities, was $1,027. ACS data, based on a 2010-2014 average, show
a median monthly rent in Orland of $689.
This is less than the county median rent of $781.
(3) Are seasonal homes
being converted to year-round use or vice-versa? What impact does this have on
the community?
Need committee help here
(4) Will
additional low and moderate income family, senior, or assisted living housing
be necessary to meet projected needs for the community? Will these needs be met
locally or regionally?
Given the very limited number of multi-family
homes in Orland and the projected aging of the population, new options for
senior citizen housing will be needed.
It may be possible to meet some these needs through social services such
as “aging in place” that involves delivering home-based services. Given the very limited area of town served by
public sewer, building a high volume of multi-family units is not likely to be
cost-effective. At least some of those
needing assisted living or other special housing services would probably have
to seek housing out of town.
There are presently no town-sponsored programs
for younger households with limited income.
Some towns have created committees to explore options such as a housing
land trust that create opportunities for first-time home buyers at below market
rates. These ventures involve enforcing
restrictions to assure the units remain affordable when they are resold.
(5) Are
there other major housing issues in the community, such as substandard housing?
ACS
data indicate that there are only 4 dwellings (0.4 percent of year-round
occupied units) that lack complete plumbing.
This is less than the 1.9 percent rate for the county. Based on interior conditions, substandard
housing does not appear to be a problem in Orland. Question for the
committee: is there any problem with
homes in poor condition based on exterior conditions (e.g. , sagging roofs or
other repairs beyond regular maintenance)?
(6) How
do existing local regulations encourage or discourage the development of
affordable/workforce housing?
Orland
presently has no town-wide zoning. There
no other regulations that either encourage or discourage workforce housing.
