Wallingford Town Plan Section 10

The social and cultural setting of the town is a reflection of its past and present population. The population of Wallingford stood at 2,196 in 1996, and has been growing steadily since 1960, when it was 1439. Between 1996 and 2000, it had grown to 2,274, an increase of 3.6 %. Population growth in surrounding towns is shown on Table

Town	1996	2000	Percent change 1996-2000
Wallingford	2196	2,274	3.6
Clarendon	2889	2,811	-2.7
Danby	1193	1,292	8.3
Mt. Holly	1076	1,241	15.3
Mt. Tabor	219	203	-7.3
Rutland Town	3982	4,038	1.4
Shrewsbury	1140	1,108	-2.8
Tinmouth	473	567	19.9

Source: Vermont Department of Health, Census 2000

As Wallingford’s population has grown in recent years, it has been changing as a result of two principal factors. First, the population in the town has become significantly older in recent decades. Between 1990 and 2000, the median age of the population increased by 15 percent, from 35.9 to 41.6. Between 1990 and 2000, the number of persons age 65 or older grew 26.4%, from 246 to 311.

Second, the average household size has become significantly smaller. The average household size fell from 3.4 persons per household to 2.5 between 1970 and 2000.

The aging of the local population is the result of the same forces affecting the state and national populations---the large number of residents moving from childbearing age to post childbearing age, the corresponding decrease in the number of children born, and of older children moving out of their childhood homes. Obviously, an older population will have distinctly different needs than a younger population.

The decrease in average household size is the result of a combination of factors. These include increases in the number of single people who choose to maintain independent households, increases in the number of couples who choose not to have children, increases in the divorce rate, maturing and out-migration of children of families of Wallingford households, and increases in the number of elderly persons living alone. Smaller and more numerous households will also place new and different demands on the Town.

Although the factors that are affecting Wallingford’s population may be cyclical, the public policy initiatives that evolve from this Plan should take such factors into account.   Consistent with good planning, the effect of such factors, and their influences on the age, rate of growth and demographics of Wallingford’s population should be taken into account as this Plan is periodically reevaluated and updated.

10.2               Economic and Employment Resources

In Vermont, economic and employment data is reported primarily by Labor Market Areas, making it difficult to determine information at the town level. 1990 and 2000 Census information is available to evaluate trends at the town level.   Table 10.2a below provides a baseline comparison of population and income figures among towns that form the economic landscape in which Wallingford is located.

TABLE 10.2a—DEMOGRAPHIC - ECONOMIC COMPARISON OF RUTLAND COUNTY TOWNS

Wallingford is part of the Rutland Labor Market Area as designated by the Vermont Department of Employment and Training. Since Wallingford is in many ways a ‘bedroom’ community whose places of employment are outside the town, it is appropriate to review data at a regional labor market level. According to Rutland Labor Market Area data, in December 2002, the top 25 employers in the Rutland Region were those shown in Table 10.2b.

TABLE 10.2b—TOP 25 EMPLOYERS, RUTLAND REGION

Source: Rutland Labor Market Area Report 2002

In April 2003, employed residents of the Rutland Labor Market Area totaled 28,650, a decrease of approximately 200 employees from the April 2002 total. The unemployment rate moved from 4.4% in April 2002 to 5.2% in April 2003. In Wallingford, the unemployment rate of 2.5% in 2004 was significantly lower than the region’s average of 4.4%. The relationship with unemployment rates in surrounding towns is shown in Table 10.2c.

TABLE 10.2c—UNEMPLOYMENT RATES IN THE WALLINGFORD AREA (not seasonally adjusted)

Source: Rutland Labor Market Area Report, Vt. Dept. of Employment and Training

The numbers of persons employed by type of industry follow the trends in the sizing of companies. Table 10.2d shows variance in category of employment over the same period.

TABLE 10.2d—RUTLAND COUNTY COVERED EMPLOYMENT, BY CATEGORY

Source: Vt. Department of Employment and Training, Labor Market Information Section

Employment increases have occurred in agriculture, mining, trade, services and government. Decreases in manufacturing follow regional and statewide trends.

Wages are increasing, although the rate varies by industry sector. Wages by employment category are shown in Table 10.2e.

Source: VT Department of Employment and Training (not adjusted for inflation)

10.3 Housing

The vitality of Wallingford is dependent on the town’s ability to house its present and future residents. A sufficient supply of quality housing is the basis upon which a community builds strong, healthy families and a stable workforce, both necessary components of a sustainable economy. Stable affordable housing also lets families establish long-term community involvement.

Housing Need

Nationwide, a trend towards fewer persons per household has changed the type of housing needs and increased the demand for housing, even in towns such as Wallingford with stable populations.

In order to determine whether that need is being met presently as well as in the future, it is necessary to review housing and income data. Identification of housing needs requires an evaluation of housing demand, housing supply, and the buying power of the Town’s residents.

Information about the number and type of units available is important. Table 10.3a provides this information.

Source: U.S. Census 1990, 2000

Single family and mobile homes account for a large majority of housing in Wallingford; of the 1,040 housing units in 2000, 83% were single family and 7% were mobile homes. The percentage of multi-family units has decreased 4%. This high percentage of single-family homes indicates the possible need for a greater variety of housing types in order to accommodate all types and sizes of households residing in Wallingford.

Table 10.3b establishes that housing units are increasing in Wallingford and neighboring towns at a rate, which is double or nearly double to the rate of increase countywide. This is a dramatic increase, especially since the population has not risen as rapidly. Understanding household size helps explain how the number of households is increasing while the population stays stable.

In 1970, average household size in Wallingford was 3.42. This decreased to 3.03 by 1980, 2.71 by 1990 and to 2.49 by 2000. The Region followed the same trend with a 2000 household size of 2.39, down from 3.33 in 1970. It is now taking more housing units to accommodate the same number of Wallingford residents.

Housing Affordability[1]

The issue of housing affordability is centered around the fact that everyone seeks adequate housing that is within the household budget, regardless of income A very rough indicator of affordably priced housing is when a household is paying no more than 30% of their gross income on housing costs. National, state and regional indicators identify affordable housing as an issue that is affecting households regardless of socioeconomic status, profession or household type.

According to the 2000 Census, over 40% of renter-occupied households in Rutland County were paying more than 30% of their gross income towards housing costs. The National Low Income Housing Coalition reported that in 2001, the fair market rent for a one-bedroom apartment in Rutland County was $541; for a two-bedroom unit, it was $661; for a three-bedroom unit it was $830. The annual family incomes needed to afford the units listed above were $21,640, $26,440, and $33,200, respectively. Over 21% of all family households earned less than $25,000 annually in 1999, according to the 2000 Census. For those families, both two- and three-bedroom units in Rutland County were unaffordable.

Source: US Census 1990, 2000—the median value of all owner-occupied housing units. These figures have not been adjusted for inflation.

In Wallingford, this trend has not been as extreme. Between 1990 and 2000, home values have increased 11%. While home values have increased, so has median household income, meaning the buying power of Wallingford’s residents has actually increased. See Table 10.3c. Affordability is still an issue though. While median household income increased in relationship to home values, the number of homeowners in paying more than 30% of their gross income on housing costs has also increased. In 2000, 24% of homeowners were in this situation. See Table 10.3d.

The rental situation in Wallingford is improving. The median gross rent has risen 20%, from $412 in 1990 to $517 in 2000. Because of increases in median household income, this increase has not outpaced resident’s buying power. The percent of renter households paying more than 30% of their gross income on housing costs has also decreased, from 31% in 1990 to 22% in 2000. See Table 10.3d.

TABLE 10.3d—WALLINGFORD RENTERS/OWNERS PAYING OVER 30% OF INCOME ON HOUSING COSTS (1990/2000)

Sixteen percent of all Wallingford households are living in potentially unaffordable situations, slightly less than the regional average of 22%, and the surrounding towns of Rutland Town and Tinmouth.

While an analysis of household income and housing costs aids in understanding the affordability of Wallingford’s housing, it is understood that affordability can vary greatly based on an individual’s particular situation. Affordability is a complex issue that does not relate solely to household income. Other principal contributing factors affecting the affordability of a household’s living situation could include:

§ New construction and rehabilitation costs—the higher the fixed costs for new construction, the less likely that low-cost housing will be added to the market. Factors affecting these costs include complex septic installation, availability and quality of water, materials costs, unpredictable permitting processes and restrictive local regulations.

§ Finance Rates—depending on national economic trends, interest rates on mortgages can have significant effects.

§ Property Taxes—elevated state or local property taxes can result in dramatic costs increases.

§ Transportation Costs—if a household is forced to own and maintain one or more vehicles, this must be added into the affordability equation. If, on the other hand, a person can walk or take a bus to work, the costs of living may be reduced substantially.

§ Childcare—working parents with children are faced with the challenge of finding daycare that suits their schedules and budgets.

Wallingford’s population is not likely to grow significantly in the next ten years. Between 1990 and 2000, the town saw its population grow by only 4%, from 2,184 to 2,274. This is not to suggest that there is no demand for housing, at an affordable rate, among Wallingford residents.

While the population is increasing slowly, there are noticeable shifts in the types of households seeking homes—the population is rapidly aging, household size is decreasing (meaning the need for housing is expanding at a greater rate than the population), and the number of homeowners living in unaffordable housing is increasing. All of these trends point to the need to diversify the housing market of Wallingford, to ensure that a variety of types and costs of housing are available.

Wallingford is known as a friendly town. As in most small New England communities, people are acquainted with each other in some fashion. The many different social and cultural organizations in town are a testimonial to the wide variety of activities available which contribute to a strong sense of community.

                        Baptist - Wallingford and East Wallingford
                        Congregational - Wallingford and South Wallingford
                        Catholic - St. Patrick’s, Wallingford
                        Quaker - Quaker Meeting House (meets in the Rotary Building in Wallingford)

            Other
                        Gilbert Hart Library
                        Friends of the Library
                        Wallingford Historical Society
                        Ladies Aid - Congregational Church - Wallingford and South Wallingford
                        Green Hill Homemakers
                        South Wallingford Youth Center (Little Red Schoolhouse)
                        Rotary International - (hometown of founder Paul Harris)
                        Masons - Chipman Lodge, Wallingford
                                       Mount Moriah Lodge, East Wallingford
                        Eastern Star, Waverly Chapter
                        American Legion, Ralph H. Pickett Post # 52
                        Maple Valley Grange, South Wallingford

Historic resources in Wallingford include buildings, elements of the landscape (scenic areas), archeological sites, artifacts, archives and traditional culture. The thoughtful management of our historic resources will provide the guidelines required to maintain our community’s unique identity, heritage, and course of development. Considerable time and effort on the part of several Wallingford citizens during the past few years has been spent on identifying and clarifying Wallingford’s historic resources. The Wallingford Village Historic District and the Rural Otter Creek Valley Multiple Resource Area are now officially on the National Register of Historic Places. The National Register of Historic Places is our nation’s official list of historical, architectural and archeological resources of local, state and national significance worthy of preservation. To be eligible for the National Register, buildings, complexes, districts,[5] or sites must be at least 50 years old and must be distinctive and well preserved examples of their type and period of architecture, and/or have strong associations with important historical events or persons, and/or have the potential of yielding significant information on our history. Map 9 shows the location of the various historic districts.

Wallingford Village Historic District

We are most fortunate to have the many beautiful historic buildings and landmarks that exist in the Village and throughout the Town of Wallingford. Wallingford Village has in excess of 144 historic structures or sites listed in part in the National Register of Historic Places, dating c. 1807 through c. 1930. A complete listing is provided in The Historic Architecture of Rutland County published by the Vermont Division for Historic Preservation, a copy of which is attached to this Plan as a Technical Report with the permission of the Division.

The following is only a very brief list of prominent buildings or sites in the Village of Wallingford:

Paul P. Harris Memorial Building, c. 1818. (Schoolhouse attended by Paul P. Harris, founder of Rotary International).
Wallingford House, c. 1824. (Former True Temper Inn).
The Old Stone Shop, c. 1848. (Batcheller Pitchfork Manufactory).
Gilbert Hart Library, c. 1894. (Donated by Gilbert Hart, prominent industrialist and a native of Wallingford).
The Boy with the Boot, c. 1894. (Donated in memory of Arnold Hill, by his children).

South Wallingford and East Wallingford

The villages of South Wallingford and East Wallingford both contain several historic buildings and sites that are listed in the Vermont State Register of Historic Places. A complete listing is provided in The Historic Architecture of Rutland County, published by the Vermont Division for Historic Preservation.

The Rural Otter Creek Valley Multiple Resources Area

Beginning at the southern edge of Wallingford Village, the Rural Otter Creek Valley Multiple Resource Area extends both east and west of Route 7 to South Wallingford Village. This area is entered on the National Register of Historic Places. Many historic farm homes, barns and sites are located in this area.

Settlements of Centerville and Aldrichville

Centerville near East Wallingford was a lumbering settlement in the late 1800’s with a sawmill and a factory which made tubs and boxes for packaging butter and cheese. A few older homes of historic nature still remain in the area. Aldrichville was also a thriving lumbering community in the late 1800’s situated near Little Rock Pond, east of South Wallingford. Few traces of this historic settlement remain. After the sawmills were moved to South Wallingford, the area was abandoned.

[1] In the following discussion, the term “renter” refers to specified renter-occupied units, which exclude 1-family homes on more than 10 acres; the term “homeowner” refers to specified owner-occupied unit, which includes only 1-family homes on less than 10 acres.

[2] The amount of the contract rent plus the estimated average monthly cost of utilities (electricity, gas, and water and sewer) and fuels (oil, coal, kerosene, wood, etc.) if these are paid for by the renter (or paid for the renter by someone else). Gross rent is intended to eliminate differentials that result from varying practices with respect to the inclusion of utilities and fuels as part of the rental payment.

[3] Renter—refers to specified renter-occupied units, which exclude 1-family homes on more than 10 acres;

[4] Homeowner— refers to specified owner-occupied unit, which includes only 1-family homes on less than 10 acres.

^[5] A district includes numerous buildings not listed separately.

Town Plan

Section 10: Cultural and Social Factors and Resources

10.1 Population

Housing Need

Housing Affordability[1]

Wallingford Village Historic District