The Town of Fairfield is situated in Fairfield county, which is located in the southwest corner of Connecticut. The town originally developed as a suburb to Bridgeport, but more recently has become a commuter suburb to its neighboring cities. New York City, Stamford, and New Haven are less than a one hour commute by car or by rail allowing its residence to find employment in the surrounding area.
The Town of Fairfield anticipates that its CDBG entitlement for the next year will be $649,000. The action plan represents the Town's specific plans over the 12 month program year for allocating resources toward adopted strategies. Federal funds from the HUD Section 8 Program represent the other known Federal funding source to be used in the one year action plan. State sources include the General Assistance program while local sources are drawn from municipal department budgets. Activities include but are not limited to infrastructure improvements, elimination of slum and blighted public facilities, clearing and demolition of sites, ADA Compliance, housing rehabilitation, and first time home buyers assistance.
The Town of Fairfield prepared and adopted a comprehensive plan for citizen participation which extends well beyond the minimum criteria set forth in the Final Rule. It clearly identifies the Town's commitment to encourage citizen participation from various income groups, ethnic groups and citizens with disabilities. This is accomplished through prudent and timely noticing of meetings or forums, providing access to information at a variety of locations and at levels of detail which clearly indicate priorities for programs, spending, benefit levels and displacement objectives.
The Citizen Participation Plan calls for the opportunity to receive technical assistance on issues both during and after the preparation of the plan. It also establishes parameters for public hearings, venue, accommodations, soliciting and responding to citizen comments.
The Town pursued an outreach program which involved six (6) public hearings
in addition to direct mail, publication notice, working meetings, telephone
solicitation means of generating comments, ideas, and information on the
preparation and submission of its Consolidated Plan.
Population data and characteristics of persons and households available from the 1990 census do not reveal substantive changes in the profile of Fairfield residents as compared to the 1980 census. The most visible statistic, however, is that the total population has declined from 54,849 in 1980 to 53,418 in 1990. This decline represents the second recorded decline in overall population since 1970 in Fairfield.
Household characteristics, such as persons per household, continued to show a decline in size for the second consecutive census. In 1970, there were 3.32 persons per household compared to 2.88 in 1980 and 2.63 in the 1990 census. Smaller households is a trend that will be addressed in later sections of the ConPlan.
Racial/ethnic minority concentrations in the community cannot be quantified based on all available data. According to 1990 census figures, only approximately 3% of all households are not White (Non-Hispanic) in racial composition. This accounts for only 520 households out of 19,534. No concentrations of any particular racial/ethnic minority can be identified in any one geographical area.
Low income family concentrations are as difficult to identify. Of all
persons recorded in the 1990 census and cited on HUD worksheet for Fairfield,
19% were considered low/mod using $34,200, 4 person income limit as the
threshold. The distribution of these 9,600 persons is town wide. The
proportion of low/mod persons to total persons ranges from 0 to 64.65%. This is
the only reflection of any block group in the community exceeding 51% low/mod
residents. The average low/mod persons % per block group is 19.08%. Any
indication of higher low/mod percentages occurs in the older sections of Town
where housing stock is aged, multi-family and mixed with owner occupied and
renter housing.
In general terms, most of Fairfield's housing units were built before 1970. Since 1970, the population has slightly decreased and fewer housing units are being built on land resources which are rapidly dwindling. This older housing stock represents a growing market of housing needing to be upgraded to today's standards.
The 1990 Census represents that 3,000 or 15% of all households referenced are defined as Very Low Income (VLI), earning 0 to 50% of Median Family Income (MFI). Of these households, elderly households are most effective representing 45% of all VLI renters and 77% of all VLI owners. Small related families, all other households and large related families comprise the balance of the Very Low Income renter population, listed in descending order. Only 23% of non-elderly owners are considered Very Low Income.
Significant general housing market and inventory conditions reflect an expensive housing stock fueled by high cost, fixed supply and family income characteristics with a capacity to meet market demands for price. Fairfield's 20,204 housing units are dominated by owner occupied homes. 80% of all occupied units were owned and 74% of these were 3 bedrooms or more in size. 1990 census tabulations revealed that only 4% of all year round units were vacant and only 1% of all vacant units were confirmed to be for rent.
Based on the relative affluence of the community and the high value of real estate, few units remain substandard as of 1990. Census figures indicate that only 44 total housing units lack either plumbing or kitchen facilities meeting minimal standards. Fairfield does not support abandoned properties nor do neighborhoods in any area suffer from extreme blighted conditions. The average value of housing for all households is $297,022.
The financial characteristics of housing units represents some of the true impediments to providing affordable housing to those in need. In general, the availability of available land for new development and the incremental increase in real estate values due, in part, to the attractiveness of the community as a home to more affluent residents, makes it extremely difficult to provide, produce or create affordable housing units (either for sale of for rent).
Most housing units in the community are suitable for occupancy by most any need population. These include, but are not limited to elderly, persons with disabilities and families with children. Less than 5% of all housing units are 3 rooms or less in size leaving the majority of the housing stock suitable for larger families. Housing stock for the elderly, presumably smaller in size, accessible and conveniently located, exists in small numbers, but remains expensive. Housing for persons with disabilities can be adapted, however, cost remains an issue.
Impediments to creating affordable housing or to meeting the needs of special population are greater than opportunities in view of the market and inventory conditions of housing in Fairfield. Clearly, high cost and demand, overall income levels of residents and absence of developable land for new opportunities are driving affordable housing advances into retreat. Zoning structure and development patterns are such as most new construction opportunities are in low density areas at high values. Multi-family zoning exists, but vacant land in these areas does not. Based on the current distribution of owner vs. rental housing stock, rental housing inventory will continue to stagnate if not decrease under the present cost structure.
Fairfield supports one emergency shelter for the homeless individuals which is managed by Operation Hope, a nonprofit corporation serving 23 individuals every day, year round. The shelter is at 100% capacity and is accessible 24 hours a day seven days a week.
Programs assisting homeless or near homeless persons or families (i.e., shelter, meals or services) typically generated from the Welfare or Social Service Department of the Town. Rent vouchers, meal tickets and similar forms of assistance are provided as available to shelter clients.
The Department of Social Services is a government body of the jurisdiction. Its mission is to provide emergency and crisis intervention in areas of needs associated with housing, medical care, food, clothing and other supportive services. This agency also carries out programs and objectives. State social service agencies which will reimburse the Town for costs associated with proper distribution and reporting of funds. The number of clients served through this agency is increasing annually. The provision of support services to all need populations identified in the ConPlan is consistent with the objectives set forth in the ConPlan.
Fairfield's inventory of public housing is limited to 68 units of senior rental housing, owned and managed by the Fairfield Housing Authority. These units are distributed in two locations, one having 30 and the other 38 units. All 68 units are of 0-1 bedroom in size. Vacancy is consistently at zero insofar as a waiting list is maintained to support the demand for these units. All units are well above standards and provide a much needed supply of senior rental housing in the community. No losses in public housing inventory are anticipated.
The Fairfield Housing Authority administers 118 Section 8 certificates and 41 Section 8 vouchers on a tenant based rental assistance program. Of the 118 Section 8 certificates, 21 elderly recipients are assisted in units of 0-1 bedroom size, 65 families are assisted in units of 2 bedrooms in size and 32 families are assisted in units of 3 bedrooms in size.
The Town of Fairfield either supports or assists in supporting many supportive housing services for non-homeless persons with special needs. According to poverty status figures compiled by the 1990 census, 403 elderly persons over 65 are below poverty level. This group is particularly susceptible to weaknesses in the supportive housing areas. The Office of Human Services, Town of Fairfield, provides the institutional leaders in the field of elderly supportive services. These services include outreach counseling, meals, transportation, programs, fuel assistance and similar forms of assistance. This office is locally funded and manages the Senior Center as well.
The most constraining state controlled policy which affects affordable housing is the availability of funds. Resources to develop new housing are controlled by the legislature at levels consistent with overall state budget objectives. The absence of consistency in funding level approval is a variable which has an effect on affordable housing development state wide.
An additional constraint in the development of affordable housing is the State DOH internal policies regarding targeting resources to certain applicant groups. The DOH targets specific housing development funds to applicant groups such as private nonprofits, to the exclusion of municipalities, Housing Authorities and other affordable housing development entities. This limits our attempts at developing additional affordable housing.
The last constraining condition relates to the processing of funding applications at the State DOH. Many times funding applications take months to approve and many more months to contract for and actually receive funds. For those projects which are "ready to go", this delay can sometimes be devastating to the projects' success. Although internal improvements are proposed at the DOH, it is important to recognize that one of the most valuable funding sources designed to promote affordable housing involves a lengthy, time consuming process.
Constraints associated with local policies which may influence the development of affordable housing are the nature of our existing zoning structure and high cost. No new multi-family housing zones are being created, largely due to the absence of available land. Rezoning of land which is already developed is extremely difficult, both politically and legally. As a result, affordable housing must compete with economic forces associated with existing properties that are far too expensive to acquire.
The Town of Fairfield carries out an Affirmative Marketing Program to ensure that all persons, without consideration of race, color, religion, sex, national origin, mental retardation, physical disability, including but no limited to blindness, or because the individual has children , will be able to participate in housing programs within the Town of Fairfield. The Town has established the Affordable Housing Task Force to provide leadership in the provision of affordable housing opportunities. The Town is also a participant in the Greater Bridgeport Regional Housing Compact which addresses the need for affordable housing on a regional basis and seeks to address that need at the regional level.
The issue of substandard housing and lead poisoning parallel the housing inventory which serves low and moderate income people. This stock is generally older, multi-family housing serving as rental units to large families. According to 1990 census counts, 93% of all housing units in Fairfield were built before 1980. Although most of Fairfield supports owner occupied single family housing much of what is rental stock was built prior to 1980 and may be susceptible to concern.
The substance of the proposed CDBG activities serves the housing needs of the community. In addition, it extends beyond housing to incorporate other community needs which the Town has identified as important. The housing rehabilitation program remains the backbone of direct assistance to meeting the housing needs of income eligible residents for over ten years. The program, locally referred to as "Neighborhood Bound", is designed to provide matching funds to qualified residents of owner occupied and non-owner occupied housing which meet CDBG guidelines for both beneficiary and activity eligibility. The program is aggressively marketed through direct mail and public notices and serves to preserve the existing affordable housing stock occupied by income eligible residents and serves to create new affordable housing stock when used in conjunction with other programs or in collaboration with other sponsors (banks, landlords, etc.).
Fairfield has included an activity for Public Facilities and Improvements in its recent submissions. Public Facilities and Improvement dollars will be used to leverage or be allocated in concert with private dollars for new initiatives in public/private partnerships adopted in the community. We anticipate meeting needs in the areas of housing, deterioration of neighborhood business districts and addressing economic development of key importance.
An additional objective in the upcoming program year is meeting the accessibility needs of persons with disabilities by incorporating an activity to remove architectural barriers. In addition to being inclusive of persons with disabilities in our housing programs, the Town has consistently recognized the importance of eliminating physical barriers to persons with disabilities at public sites not used for the general conduct of government.
The Town has identified the need to incorporate Public Services as a community objective based on the need and importance of the public preventative health and human service requirements. Preservation and improvement of these programs will add value to the integrity of the community and the well being of its population in need.
The maintenance of supportive housing services, through a collaboration with a nonprofit public service agency, fills a void in the community for low and moderate income families in existing housing. The Town proposed to sustain a working relationship with Woodfield Family Services, Inc. to continue a handyman and home repair service to income eligible residents in Fairfield. The service has consistently aided 60-80 families annually. Additional collaborations are being developed to fill this growing need at all sub-population levels.
The substance of Fairfield's community development objectives sustains a
commitment to address identified needs through a responsive, action-oriented
statement of activities. We project that our success in achieving our objective
will be as positive as our track record of accomplishments has been in years
past.
Fairfield's 5 year strategic plan calls for objectives and strategies designed to address its housing and non-housing needs, in accordance with the priority rankings within each area. Objectives to address housing needs include the (1) maintenance of rental assistance programs to continue to service approximately 160 recipients; (2) rehabilitate existing housing stock by assisting 40 existing homeowners each year of the plan; (3) provide homeownership assistance to first time buyers where 50 families are projected to benefit over a 5 year period; (4) pursue partnerships with outside agencies in an effort to leverage dollars and produce 40 new units each year to serve, primarily, elderly renters, among others.
Rental Assistance represents the most direct form of providing affordable housing to low income households whereby the effective rent of the unit can be higher than the appropriate amount to be paid by the low income resident. This form of assistance expands the opportunities for housing stock by including both restricted and unrestricted rental units the subsidy provides a "gap filler" between a level of rental payment which the low income resident is capable of affording and the market or other value of the rent which is determined by competitive economic forces.
Rental Assistance is programmed toward small families, special needs households, elderly and other households in that order. Assistance can take the form of certificate or voucher programs as well as blending other forms of assistance, such as rehab, to preserve or underwrite rent levels to remain or become affordable. Costs for Rental Assistance have traditionally been established from programs such as HUD Section 8 and Voucher programs with expectations that additional resources could be found.
Section 8 Certificates are accessible to the very low income (VLI) renter population although limited in supply. The plan calls for approximately $512,000 in HUD Section 8 rental certificates to be available. As previously indicated, limited supply and high cost of rental housing preclude cost effective development of rental housing to satisfy need. Funding to accomplish this is not available at the present cost structure in Fairfield. Rental Assistance is a primary activity identified to assist small related households.
The primary concern in addressing the needs of VLI elderly homeowners is keeping them in their existing homes. Based on individual income or health situations, that is not always possible. However, the upkeep and maintenance of the housing stock itself is a very important aspect of serving this need group. Firstly, keeping the existing, older home safe and sanitary is paramount. Secondly, if elderly homeowners are forced to seek other forms of housing, they increase demand for those forms (already burdened by supply) and lastly, if a housing unit owned by a VLI elderly family is sold or transferred, the likelihood of that house serving a VLI family again is low. Therefore, preservation (through rehabilitation) of housing units for VLI elderly families is the primary activity of service to this group.
Preservation of existing housing stock is as valuable as the opportunity to create new housing. Insofar as the development of new affordable housing is costly and difficult, the maintenance of existing homes to sustain the quality of life for existing low income homeowners is a significant objective to attain.
The most effective method of assisting first time home buyers, based on the projection of need and resources, is Home Buyer Assistance. Home Buyer Assistance can come in the form of sweat equity housing or direct home ownership assistance. Sweat Equity Housing allows participants to contribute labor or "sweat" towards the construction of their future home in exchange for the traditional down payment required to purchase a home. The program is structured so that supervision, general contracting and project administration is provided by the resource provider and the applicant contributes hours of work until the home is complete. Under some circumstances, the end cost of sweat equity housing to the buyer is substantially reduced. This program can apply to both new construction and rehabilitation and will focus more specifically on families with children.
Direct Home Ownership Assistance is a form of purchase assistance whereby the income eligible family is provided funds directly to acquire an existing home as opposed to a program which provides the home and qualifies an applicant to occupy it. This program helps to enhance the local housing market by providing lower cost (generally lower quality) housing to first time home buyers. This allows the sellers to move up in the housing market, producing positive results. The availability of lower cost housing is limited, however, this form of assistance is easily implemented and cost effective. Household sizes are served by this program.
The highest priority public facility need is for the maintenance and operation of the Senior Center. The Center is operated out of a converted school building. Although the Senior Center underwent interior renovations recently, the physical plant requires typical "life cycle" improvements to the 1960's vintage structure. The Senior Centers client based is over 2,000 and growing.
Street, sidewalk and related "other" infrastructure improvement needs represent the highest priority (collectively) in this need group. Deteriorated, unsafe or obsolete feature, throughout the community, have been identified for replacement or repair as a Community Development need presently unmet.
The highest ranked public service needs are focused on special needs populations being served in a variety of ways. Specifically, services targeted toward Seniors, Handicapped and sub- populations are not only high priorities but also "interconnect" in the network of services and service providers.
Lower priority public service needs included Employment training, crime awareness, Fair Housing and tenant/landlord counseling. These services are either already being provided by existing agencies or needs are being met to serve the demand.
Compliance with ADA requirements has attained a high priority ranking based on needs and resource issues. Many public facilities owned by the Town have been identified as not meeting current standards for ADA Compliance. The satisfaction of this need is an important goal for the community to attain. Specific needs are itemized in supporting documents.
According to the 1990 Census data, 3.61% (1,837) of all persons in Fairfield are below the poverty level. The nature and extent of poverty is reasonably hidden from balance of the population. The geographic distribution of persons below the poverty line is symptomatic of how silent the affliction of poverty can be on a community. The factors over which the Town has control are few. In an effort to address the needs of impoverished people and reflect a unified approach in the reduction of poverty, we support a strategy which is similar to that of the State. This strategy is as follows:
The coordination of delivery of housing and supportive housing services identified in the ConPlan is only a small but valuable step toward reducing poverty in the community. The preservation and support of those currently in need will reduce further economic deterioration or housing concerns. The development of new housing opportunities, plus related support, services will serve to eat away at the growth rate of impoverished people.
The Plan identifies a goal to serve over 200 households. Although this does not approach 3.61% of the population in poverty, it represents a realistic accomplishment based on the availability of resources. We can only hope to maintain these levels of support while those factors out of our direct control are being addressed.
The Community Development Block Grant Program provides the Town of Fairfield with valuable resources which enables it to address some of the needs of its low and moderate income residents. The strength of Fairfield's CDBG activities lies with its direct responsiveness to the needs of individuals and families in the primary areas of affordable housing and supportive housing services. The substance of the proposed CDBG activities serves the housing needs of the community. In addition, it extends beyond housing to incorporate other community needs which the Town has identified as important. The housing rehabilitation program remains the backbone of direct assistance to meeting the housing needs of income eligible residents for over ten years.
Coordination strategies are provided in the context of primary, secondary and other levels of program or project service delivery. The municipality, through its agents, is identified as the "first point of contact". This role is supported by its CDBG grantee status, multi-departmental structure and its mission based in public service to all the citizens of Fairfield. Based on the needs and objectives developed in the ConPlan, the Town is prepared to support applications for assistance by other entities toward accomplishing a variety of goals.
The Town of Fairfield, acting through its agencies as the primary service
provider or facilitator of affordable housing, will monitor the progress and
effectiveness of ConPlan goals. Within the governmental structure of the Town,
most financial resources for production-related objectives are administered by
the Office of Housing and Development. This office also administers the
Community Development Block Grant program.
The Town of Fairfield anticipates that its CDBG entitlement for the next year will be $649,000. Federal funds from the HUD Section 8 Program represent the other known Federal funding source to be used in the one year action plan. State sources include the General Assistance program while local sources are drawn from municipal department budgets. CDBG funds will be primarily spent on various housing and economic development activities, including:
Geographic targeting of programs and resources applies on location specific cases, such as public facility, ADA or predetermined housing production projects. Most of Fairfield's activities are applicant responsive, whereby income eligible recipients become the measure of assistance, not necessarily having a geographic reference known in advance. Two housing projects at (1) 70 Sanford Street and (2) Unquowa Road, are cited by specific geography.
The Town of Fairfield will act as lead agency on all housing and housing development proposals. These include programs which originate through its own resources (i.e. local $, CDBG) as well as secondary housing development entities which are required to coordinate all proposed activities with the Town. Each individual town office, governed by the policies and objectives set forth by the First Selectman, will administer or implement the resources available toward their respective discipline. These agencies include Housing and Development, Human Services, Social Services and the Office of First Selectman (working in concert with Woodfield Family Services).
MAP 2 depicts points of interest and low-moderate income areas.
MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.
MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.
MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects; in addition: a table provides information about the project(s).
