Middletown Housing Data Updated to 2017 (2/18/19)

On February 9^th and 16^th, Middletown Leads reported Housing issues as they were addressed in the 2014 Middletown Comprehensive Community Plan. 

Information in the plan reflected conditions current at that time.

The R.I. 2017 Housing Fact Book provides updated information that is more relevant and promotes reinforcement and urgency for the statement in the 

Comprehensive Plan that promises “annual review.” 

The following is the data for Middletown, updated to 2017:

The 2017 population was 16,057.

There were 6,419 households of which 53% were owner occupied and 47% were rentals.

The Median Single Family home price was $352,500 which generated a down payment of approximately $12,338, a mortgage of $346,115, and a monthly house payment of $2,395.

A comparison of the median home prices showed a 7% increase from 2011-2016 (5 yr.) and a 23% increase from 2006-2016 (10 yr.).

An income of $56,280 was needed to pay the average 2-bedroom rent of $1,407.

A comparison of the 2-bedroom rentals showed a 2% increase from 2011-2016 (5 yr.) and a 14% decrease from 2006-2016 (10 yr.).

Middletown had 7,365 dwellings in 2017 of which 36% were multifamily, 64% were single family, and 5.4% qualified as affordable housing.

Housing is considered affordable when a household spends 30% or less of its income on housing costs.

Nesletter #12 - 2/16/19 - Housing- Part 2

Middletown Leads

Area #6 - Housing - Part 2

Data from 2014 Middletown Comprehensive Community Plan

Income 

The disparity between wages and home prices makes it incredibly difficult for workers to afford to live in Middletown. Sales prices of homes are equivalent in Newport and Portsmouth, meaning most workers cannot comfortably afford to live on Aquidneck Island, and instead must live elsewhere and commute. Middletown’s median household income was $70,766 (2008-2012) approximately $25,000 less than the required income to comfortably afford the median home price in Middletown.

Rents

Rents have also risen rapidly in recent decades, making it difficult for workers in Middletown to find housing they can afford. Middletown saw a 45% increase in average rent from 2000 to 2010. In 2010, the average rent for a 2-bedroom apartment in Middletown was $1,265 (considerably higher in 2019.)

Housing Costs & Affordability

Despite the recent (2014) decline in housing prices and low interest rates, the cost of the median home is still out of reach for many. As of 2013, the median income required to afford a median priced home in Middletown was over $95,000. Housing is considered affordable if a family or person pays less than 30 percent of their income on housing-related costs.

Housing Needs

By 2035, the projected population for Middletown is 12,822 and by 2040, that population is expected to decline to 12,121. These projected population figures were used as the basis for assessing future needs.

A basic assessment of future housing needs is to divide the projected population for the 20-year time period by the current average household size. Using the current household size, 2.34, and the projected population for Middletown in 20 years of 12,822, the town’s housing needs will be approximately 5,479 housing units.

This is 1,395 less than the current year-round housing stock of 6,874. Therefore, for Middletown, the future housing needs will more likely be related to the suitability and affordability of these units rather than the actual amount of housing stock.

Housing Plans

In recognition of the importance and its responsibility in promoting affordable housing, Middletown developed an action plan that lays out actions that will be taken over the next ten years to meet the town’s affordable housing goals.

The plan is intended to be reviewed annually to ensure progress is being made. Changes to the plan will be made as necessary and as new guidelines on affordable housing are made available from Statewide Planning, the Housing Resources Commission and Rhode Island Housing.

Middletown Housing Facts (2013) 

      1.       Median sales price of homes: $321,500

      2.       Typical monthly housing payment* for a $321,500 house: $2,393

      3.       Household income required to afford a $306,500 house: $95,735

      4.       Average monthly rent for a two-bedroom apartment: $1,390

      5.        Household income required for that rent to be affordable: $55,600

      6.      Average private-sector wage for jobs in Middletown: $44,668

Note:  *2013 calculation using a 30-year mortgage at 3.66% interest rate with a 3.5% down payment, municipal property taxes, hazard insurance ($100/month), and monthly mortgage insurance (1.25%/month). Source: HousingWorks RI

Newsletter #11 - 2/9/19 - Housing Part I

Middletown Leads

Area #6 - Housing - Part 1

The guiding principles of the Housing area of the Comprehensive Plan are represented in the following Housing Vision Statement:

Residential development in Middletown will be planned and designed in a way that complements our heritage, preserves our natural resources, and enhances the quality of life of our residents. The town will have a balance of housing opportunities for all income levels that allows multiple generations to call Middletown home.

Housing - Goals, Policies, & Action Items

Recognizing the importance and its responsibility in promoting affordable housing, Middletown developed in 2013 a Ten-Year Affordable Housing Action Plan, which set forth its strategy to increase the town’s supply of affordable housing. The stated intent was to review the plan annually to ensure progress is being made.  Goals were as follows:

1.      Protect the existing supply of affordable housing

2.      Promote a balance of housing choices for all income levels and  

         age groups

3.      Increase the town’s supply of workforce housing

4.      Reduce housing costs while promoting more sustainable  

         development

5.     Appropriately site affordable housing

6.     Meet the state’s 10% requirement for low-and-moderate income 

Conditions Related to Housing

The Comprehensive Community Plan looks at multiple existing conditions that impact availability as well as new development.

Currently existing housing units include single-family, multi-family, apartment complexes of various sizes, and mobile homes.

Lot size determines density. The west side of town has high-density zoning while the east side is zoned low-density.

Occupancy rates are determined by year-round primary use. The percentage of rentals belonging to seasonal residents has increased substantially.

The majority of homes in Middletown are post-World War II construction.

The cost of the median priced home is out of reach for many. 

Housing is considered affordable if a family or person pays less than 30 percent of their income on housing-related costs.

The disparity between wages and home prices as well as rents makes it difficult for workers to afford to live in Middletown.

Newsletter #10 - 2/2/19 - Comp Plan - Transportation

Middletown Leads

AREA # 5 – Transportation

The guiding principles of this area of the Comprehensive Plan include:

      1. Transportation has a profound influence on residents’ quality of life.
      2. There exists a fundamental relationship between transportation and land 

          use.
      3. Regional and island transportation patterns affect the local transportation 

          system and local decisions will have regional impacts.

Transportation - Goals, Policies, & Action Items

      1. Promote safety as a top priority with all transportation strategies, 

          infrastructure projects, and programs
      2. Provide a street network that allows for safe and efficient movement of 

          vehicular traffic throughout the town
      3. Provide for and promote the use of alternative modes of transportation
      4. Promote the use and expansion of public transit to reduce traffic 

          congestion and to improve air and water quality for the citizens of 

          Middletown and Aquidneck Ave.
      5. Maintain, preserve and extend the life and vitality of prior investments in 

          the transportation system
      6. Make transportation decisions and policies that promote energy 

          conservation, foster healthy communities, and protect environmental 

          quality

Challenges Related to Transportation

Major challenges include split responsibility (Town/RIDOT) for roadways, two-lane arterial roadways, a lack of consistent pedestrian access, no provisions for bicycle transportation, and seasonal travel that can double traffic volume.

Aquidneck Island Transportation Study - Middletown

A two-year Aquidneck Island Transportation Study (completed in 2011) culminated in the development of a Comprehensive Multi-Modal Transportation Master Plan for Aquidneck Island. Following are the recommendations that applied to Middletown at that time:

      1. Optimize traffic signals
      2. Reconstruct the Two Mile Corner intersection
      3. Make localized intersection safety/capacity improvements realigning  

         Aquidneck Ave./Purgatory Rd intersection to eliminate the slip lane
      4. Widen West Main Rd to provide left turn lanes at Oliphant Lane and 

          Forest Avenue 

      5. Extend existing left turn lanes at Gate 17 Access Road and Valley Road
      6. Construct new Burma Road connections to the north and south

Transit improvements focused on making transit options more attractive, available, and efficient:

     1. Encourage Transit Oriented Development
     2. Provide additional bus service
     3. Establish Newport Jitney Service (access to Middletown Beaches/Atlantic 

         Beach District)
    4. Implement Rapid Bus Service
    5. Maintain Active Newport Secondary Rail Corridor
    6. Enhance Transit Users’ Experience
    7. Encourage employers to institute Transit Programs for Employees
    8. Create Park and Ride Opportunities
    9. Enhance Ferry Service

Newsletter #9 - 1/26/19 - Comp Plan - Economic Development

Middletown Leads

    Area # 4 - Economic Development

The guiding principles of this area of the Comprehensive Plan include:

     1.      Long term economic development opportunities and job creation                 2.      Education and training of the workforce

     3.      A positive business environment

     4.      The long term viability of agricultural businesses.

Economic Development - Goals, Policies, & Action Items

      1.      Promote a diverse and expanded local economy without                         

               compromising   the characteristics and qualities which make  

              Middletown a desirable community

     2.      Foster collaboration between business and local educational institutions 

              to develop a trained workforce

     3.      Retain and expand existing industry clusters and cultivate new clusters  

     4.      Strengthen the economic vitality of agriculture

Economic Development Sectors

Each of the following sectors is an important job creator with an impact on Middletown’s tax base:

     1.      The Federal Government & Defense Industry

     2.      The Naval Undersea Warfare Center (including BRAC - the Defense 

              Base Closure and Realignment

     3.      SENEDIA – Southeastern New England Industry Alliance and the 

              Defense Industry Partnership

     4.      The Marine Trades

     5.      Tourism

     6.      Agriculture

     7.      Retail.

The following areas provide opportunities for increased economic development:

1.      Aquidneck Corporation Park

2.      Enterprise Center

3.      Atlantic Beach District

4.      West Main/Coddington Development Center

5.      Two Mile Corner Growth Center.

Extremely important to all of the above as well as new economic development is the Aquidneck Island Broadband Project. 

Challenges to Economic Development

The major challenges to economic development include an aging population, which may be resistant to change, and the lack of affordable housing, which would encourage business and industry to locate here.

Middletown’s Comprehensive Plan is based on a balance of the various aspects of the community.

Newsletter #8 Comp Plan - Recreation, Conservation, Open Space

Middletown Leads

    Area # 3 - Recreation, Conservation, & Open Space

The chief goals of this area of the Comprehensive Plan include the following:

1. To provide new recreational facilities to ensure that the Town meets the ongoing recreation needs of the community

2. To maintain and improve recreational facilities to meet needs identified during the planning process

3. To acquire additional open space as appropriate for conservation and passive recreation

4. To properly manage and maintain town-owned conservation and passive recreation land

5. To support expanded access to water based recreational opportunities through maintenance of existing facilities and, where appropriate, expansion of facilities

6. To expand and enhance the trail system in Middletown

7. To promote active and healthy lifestyles in Middletown

Some Specific Areas Related to Recreation, Conservation & Open Space

Areas accessible for active recreation include public fields, primarily at school sites, that are generally dedicated to specific sports, e.g., the football field complex, Little League fields, even an adult softball field on West Main Road.

Specific passive recreation sites include the Sakonnet Greenway Trail, the Sachuest Point Natural Wildlife Refuge, Sachuest and Third Beaches, a site for moorings at Third Beach, the Norman Bird Sanctuary, and various rights of way along the properties on Easton’s Point.

Conservation and Open Space Preservation of areas not accessible to the public are protected under the auspices of the Aquidneck Land Trust.

Properties proposed for additional acquisition are ranked according to the following criteria:

1) Groundwater and watershed protection potential, 2) ecologically significant habitat, 3) proximity to other protected land, 4) farmland preservation, 5) historic/cultural/scenic qualities, 6) size of parcel, 7) potential to offset the impact of residential development, 8) leverage of Town funds in project acquisition, 9) potential for recreational use.

Issues That Might Present Challenges

Maintenance is currently being split between the School Department for its facilities and the Department of Public Works for all the town-owned property other than the schools. Some of the leagues also participate in maintenance of the fields.

But the costs of new facilities can be affected by different variables such as site considerations (e.g., environmental constraints, soils); the presence of hazardous materials; drainage and stormwater management; materials, etc.

It is not irrelevant to consider costs in a town where the state projects that the population is expected to decline from its current (approx.) 15,000 to 12,000 by 2040 and the average age of the residents is rising. As with all aspects of life, balance is vital; ignoring it is consequential.