The Town of Hamden, Connecticut encompasses 33 square miles and is situated in the south-central region of the State directly north of the City of New Haven. The Town is 8 miles long and 3 ½ miles wide. Although Hamden had been an industrialized Town in the 1900 - 1940s, the closing of the rail lines shifted Hamden's economic development interest to retail. Today, Hamden's major transportation corridors, Dixwell and Whitney Avenues, have developed as commercial centers.
The Town of Hamden's Consolidated Plan focuses on improving the quality of life for Hamden's very low to moderate income households, and its growing elderly population. In its One-Year Action Plan, Hamden has allocated $554,000 in Community Development Block Grant funds toward this goal by directing funds to housing rehabilitation, public services , and urban revitalization.
Through the Office of Housing and Community Development, the efforts of Town departments, agencies, local government, community groups, and citizens were united to develop a strategy for providing decent housing, a suitable living environment, expanding economic opportunities, and reducing the number of households in poverty.
Contributions to the process were made by the Hamden Housing Authority, Hamden's Community Services Department, Elderly Services Department, Mental Health Department, Welfare Department, Hamden Department of Planning and Zoning, Department of Economic Development, the Quinnipiack Valley Health Department, Community Development Citizens Advisory Council, Office of Housing and Community Development, Hamden Chamber of Commerce, Legislative Council, Greater Highwood Business and Residents Association, neighborhood block watch groups, community groups, and citizens at large.
Special effort was made to reach the extremely low- and low-income
populations through outreach to individuals who use the services located in the
M.L. Keefe Community Center, as well as community groups which meet at this
location. The M.L. Keefe Community Center is located in Census Tract 1655, the
area of Hamden with the highest concentration of extremely low- and low-income
households.
During the decade of 1980-1990, the Town of Hamden's population grew 2.6 percent, from 51,071 in 1980 to 52,434 in 1990. Minority concentrations (above the town-wide average of 12.5%) are found in the southern end of Hamden (see Map 3). Of the households located in southern Hamden's Census Tract 1655, more than 50% percent fall below the Median Family Income (see Map 2). Therefore, the Town of Hamden concentrates its Community Development Block Grant funds in this area.
Hamden continues to have a growing elderly population. According to 1990
Census Data, the elderly (62 years of age and older) comprise approximately 33%
of Hamden's population. Hamden has the highest percentage of elderly in the
surrounding nine-town region and a significantly higher percentage than
Connecticut as a whole (20% vs. 14%).
The Town of Hamden has experienced no significant job growth or decline in recent years. Four percent of its population is below the poverty level, and the rate of unemployment is 4.5% (see Map 4). The principal trade of the Town is in non-manufacturing industry, primarily in retail.
The current housing market in Hamden is still conducive to first-time homeowners, although mortgage rates have begun to climb, and are not as inviting to the first-time homeowner as in the previous year. The present market cannot support home-ownership for the extremely low- and low- income populations without additional subsidies and affordable housing opportunities. The fast-growing elderly population in Hamden dictates the need for more affordable housing units and increased services to assist elderly homeowners.
Hamden's housing stock is generally in good condition town-wide. Within the low-income neighborhoods and census tracts, conditions decline on a spot basis. The need for housing rehabilitation in these neighborhoods continues to be a priority.
According to the 1990 census, Hamden currently has 21,738 housing units. This figure includes all types of units, including single and multi-unit housing structures. This figure represents an increase of 3,215 units between 1980 and 1990.
Of the total 21,738 housing units, rental units (including vacant units for rent) account for 6,648, or 33%, of the total units town-wide. Together, owner-occupied units, and vacant units for sale, total 14,735 or 67% of total housing units.
The vacancy rate for rentals is 7.5%, representing four hundred ninety-nine (499) vacant units for rent. The overall vacancy rate for units for sale is 2%. The number of affordable, vacant owner units for sale (including all unit sizes and all households with incomes below 30%, 50% or 80% HAMFI) is thirty-one (31).
The cost of housing in Hamden is above the median costs for both New Haven county and the State of Connecticut. In particular, 48% of renters face cost burden greater than thirty percent (30%) of 1990 income. Only New Haven's percentage of rental burden is higher within the county. Twenty-four percent (24%) of Hamden owners are cost burdened. This is only slightly lower than the state-wide average owner burden of twenty-five percent (25%).
Review of available data reflects greatest need for more affordable rental and homeownership opportunities in extremely-low to low-income family households. Particular attention should be given to extremely low-income, small related households, elderly renters, and homeowners.
It is anticipated that the burdens and conditions for extremely low- and low-income households will continue over the next five years. In spite of the decline in median sales prices of single- family homes, the opportunities for home-ownership for extremely low- and low-income households are contingent upon new construction and the availability of subsidy programs.
When emergency shelter is required, the Town provides short-term shelter through its Federal Emergency Management Agency (FEMA) Emergency Food and Shelter Grant, which is administered by the Community Services Department. FEMA funds are also used to prevent evictions and foreclosures by providing a one (1) month payment, as well as funding a first month's payment for evicted, or homeless, clients.
One of the most pressing needs in Hamden is the need for short-term transitional housing to house families and individuals who have become homeless and are looking for permanent housing. Long-term solutions to eliminating homelessness, and reducing the threat of homelessness to populations at risk, must focus on increasing the available housing stock for extremely low- to moderate-income families.
No Federally-funded public housing units exist in the Town of Hamden. The Hamden Housing Authority's public housing units are State-funded. The Federal programs administered by the Hamden Housing Authority are the Section 8 Certificate and Voucher programs, and the Mod Rehab program.
The Section 8 Existing Certificate program, under which the assistance is tenant-based, is the largest rent subsidy program administered by the Hamden Housing Authority. The Authority currently has one hundred twenty-nine (129) certificates under contract. This reflects twenty- five (25) certificates awarded to the Authority in 1993, and one hundred four (104) from previous years. In addition, the Housing Authority (on February 1, 1995) was administering seventy-one (71) portable certificates on behalf of other localities in the State. The Hamden Housing Authority expects no losses to this program.
The Section 8 Voucher Program, also tenant-based, consists of thirty-five (35) Vouchers under contract. As of February 1, 1995, thirty-four (34) were occupied. In addition, the Authority administers twelve (12) portable vouchers on behalf of other localities. No losses to this program are anticipated.
The Hamden Housing Authority manages two hundred twenty-four (224) units of elderly, congregate, and State affordable housing programs. One hundred ninety (190) of these units are elderly, thirty (30) units are congregate housing for the frail elderly, and four (4) units are affordable family housing.
The Authority's properties are handicap accessible, well maintained, and in excellent condition. For the past five (5) years, the Hamden Housing Authority has managed the rehabilitation of its units through its reserves.
The Town of Hamden has imposed no special barriers to affordable housing. On the contrary, the land use policies and zoning regulations encourage the growth of a wide variety of housing types to meet the varying needs of the local population.
No impediments to fair housing are evident in the Town of Hamden as a result of practices by local real estate agents, brokers, or financial institutions. Further, public policies and actions that affect the approval of sites and other building requirements used in the approval process for the construction of publicly assisted housing do not impede fair housing choice in the Town. The land use policies and zoning ordinances of the Town are flexible in terms of not adversely affecting the return on investment for housing or restricting the provision of affordable housing. Likewise, the Town's administrative policies concerning community development and housing activities strive to encourage, rather than discourage, fair housing choice among Hamden citizens. Finally, there has not been a determination of unlawful segregation or other housing discrimination by a court or a finding of noncompliance by the U.S. Department of Housing and Urban Development (HUD) regarding assisted housing within the Town.
Thirty-five percent, or seven thousand two hundred eighteen (7,218) of the twenty thousand six hundred twenty-three (20,623) households located in the Town of Hamden were constructed prior to 1950 and, therefore, most likely contain lead-based paint.
Extremely low- to moderate-income families represent 39% or five thousand four hundred thirty-seven (5,437) of the thirteen thousand nine hundred forty (13,940) families living in Hamden. Assuming each of these families occupy a housing unit, and knowing that at least 35% of Hamden's housing stock contains lead-based paint, it can be estimated that four thousand eight hundred seventy-nine (4,879) of the extremely low-and moderate-income families are living in housing units that contain lead-based paint hazards.
Input from the community indicates that the progression of the lower Dixwell Avenue Streetscape Projects continues to be a priority, and has, therefore, been designated as such by the Town.
As the Town of Hamden has a high population of senior citizens (33%), services to this population have always been a priority. Through its Elderly Services Department, the Town of Hamden continues to expand its services to meet the increasing needs of the growing elderly population.
"Employment Training" has been identified by Hamden residents as a
priority use of Community Development Block Grant funds. Under the
administration of the Town of Hamden's Community Services Department and
Department of Economic Development, the relatively new position of the Job,
Education and Training Support Program (JETS) Counselor, was created to assist
the Town's unemployed population in its job search/job survival efforts, and in
locating education and/or training opportunities necessary to securing
employment.
The Town of Hamden, in its Consolidated Plan, proposes to undertake programs and activities which will reduce the housing burden of its extremely low- to moderate-income residents, increase the number of job opportunities available, and provide services which will improve the self-sufficiency and overall quality of life for this population.
The Town of Hamden has identified as priority populations extremely low- to low-income small- related rental households, elderly renters and homeowners experiencing cost burden and housing problems. The Town's objective is to increase the stock of affordable units through housing rehabilitation and new development to alleviate the housing burden of these populations. Community Development priorities include neighborhood revitalization surrounding the Town's highest concentration of extremely low- to moderate-income households in an effort to revive the area and stimulate economic growth. Maintaining and expanding services to the elderly, and other populations in need is essential to the development and preservation of independence and self-sufficiency. In conjunction with employment services and opportunities, these priorities and objectives form the foundation of a productive community.
The Town of Hamden's priority for housing includes the expansion of the affordable housing stock available to extremely low- to low-income small-related rental households, elderly renters and homeowners in an effort to alleviate the cost burden and housing problems currently experienced by this population.
Public facilities improvements with regard to the revitalization of lower Dixwell Avenue have been awarded a high priority, as this project is seen as a conduit to economic development, and job opportunities for the residents of this area. Employment counseling and training have been designated as priorities as have public services attending to the elderly and youth.
In its efforts to combat the effects of the current economic climate on its residents, the Town of Hamden provides community service programs to assist families in remaining self-sufficient. A Job-Placement Program assists Hamden's unemployed residents, employable welfare recipients, and residents enrolled in the "Second Chance" Adult High School program. The Job- Placement Counselor advises clients on how to approach the job market, makes referrals to training programs, and provides direction in resume-writing, developing computer skills and interview skills, etc. The Counselor also refers clients to the Community Services Department for assistance with fuel, food, utility costs, etc., enabling residents to combat foreclosure/eviction and further financial burden. The goal of the program is to reduce welfare roles, and to provide an opportunity for residents to become, and/or remain, independent.
To further inhibit the negative effects of the economy, the Office of Housing and Community Development (OHCD) assists in promoting affordable housing opportunities through the Community Development Block Grant Residential Rehabilitation Assistance Program. OHCD provides assistance to extremely low- to moderate income single family homeowners, as well as landlords who offer affordable rental units, to create suitable living conditions. The Office of Housing and Community Development is also willing to support non-profit and private developers in the construction of new affordable housing units.
Through the Dixwell Avenue Streetscape Project, currently underway in southern Hamden, via funding from the Community Development Block Grant, the commercial sector of southern Hamden is being offered an opportunity to upgrade facades in conjunction with the sidewalk improvements. By creating a more attractive environment, it is hoped that an atmosphere conducive to new business will develop, and more employment opportunities will be available to low-moderate income households in this area. Likewise, economic development is encouraged through the Town of Hamden's Department of Economic Development, in conjunction with such State Programs as: Connecticut Development Authority's Connecticut Works Fund, Manufacturing Assistance Fund, Urban Jobs Program, Connecticut Innovations Inc., Connecticut Seed Ventures Fund. Furthermore, Hamden is a participant in the Connecticut Urban Enterprise Zone Program. The Enterprise Zone is located in southern Hamden's Census Tract 1655. This provides additional tax incentives and grant opportunities to businesses locating in the area and, consequently, is likely to increase the job market for area residents.
Similarly, homeowners residing in the Enterprise Zone, are eligible for assessment increase deferrals subsequent to rehabilitating their property and increasing its value. Again, this encourages area residents to maintain their premises, reducing the incidence of blight and slum, while allowing them financial considerations alleviating the burden of home-ownership.
The Office of Housing and Community Development is looking to expand its resources for rehabilitation by working with local banks' Community Reinvestment Programs to buy down interest rates and offer zero and\or reduced interest loans to applicants in the moderate-income range. Likewise, owner matches will be required of applicants whose resources permit such a contribution. These programs will afford more opportunities for grants to be given to extremely low- and low- income households.
Hamden Housing Authority will continue to administer the Section 8 Certificate and Voucher Programs, Mod-Rehab Program and Portable Voucher and Certificate Programs as well as the Rental Assistance Program . Likewise, the Community Services Department will continue to administer the town's FEMA Emergency Food and Shelter Program which targets special emergency needs caused by economic, not disaster-related, emergencies. Funds will be used to prevent eviction, foreclosure, utility shut offs, first month's rent and limited emergency shelter for the homeless.
The Town of Hamden, through the Office of Housing and Community Development, will continue to assist and work with the Hamden Housing Authority, non-profit and private developers, and the local banking industry in a cooperative effort to maximize resources directed to affordable housing. Likewise, the Office of Housing and Community Development will continue to collaborate with local social service agencies to maximize efforts directed to the expansion of affordable housing and supportive services.
Through its Community Services Department, the Town of Hamden will maintain its involvement with the State Department of Social Services and, through this forum, will continue to address common issues and concerns shared by local governments, and pursue a resolution to these issues. The Community Services Department, on behalf of the Town of Hamden, will maintain an active role in the Regional Workforce Development Board (RWDB), formerly Private Industry Council (PIC), through which representatives of local governments develop strategies to enhance job training efforts, and promote the creation of a job market which suits the needs of industry.
The Town of Hamden, through the OHCD, will continue its involvement with the Connecticut Association of Housing Code Enforcement Officials (CAHCEO). Through this relationship, the
Town of Hamden will maintain open communications with other jurisdictions and, together with these jurisdictions, the Town will work to address and resolve issues pertinent to the maintenance of the existing housing stock, the impact of lead paint on the available housing stock, and the relationship between housing code and affordable housing.
Through its participation on the Regional Council of Governments (COG), the
Town of Hamden is working with other jurisdictions to address the issues of
housing, homelessness, and social services.
The Town of Hamden's One Year Action Plan outlines the proposed use of approximately $554,000 in Community Development Block Grant Funds (See Map 5).
One hundred seventy-five thousand three hundred forty-eight dollars ($175,348) are to be used towards implementing the Dixwell Avenue Streetscape master plan in the Highwood neighborhood, CT Census Tract 1655. Work will include new sidewalks, curbs, street furniture, trees, signs, lighting, and other street elements, as well as creating handicap accessible sidewalks. Project is located in the section of town in which the greatest concentration of extremely low- to moderate-income households reside. Work will be overseen by the Office of Housing and Community Development and the Town's Engineering Department.
One hundred sixty-four thousand seven hundred thirty-eight dollars ($164,738) in CDBG funds will be used for grants to rehabilitate single-family and multi-family properties occupied by extremely low- to moderate-income households located in the Highwood neighborhood (census tract 1655). Program will assist in reducing housing problems and cost burden experienced by this population.
Twenty-four thousand six hundred sixteen dollars in CDBG funds are to be used for loans/grants to correct code violations or improve facades of commercial properties located in the Highwood neighborhood. Program is to facilitate economic development of the target area.
Eighty-three thousand one hundred dollars ($83,100) are to be directed to public service agencies for programs serving the elderly, youth, the unemployed/underemployed, victims of domestic violence, and income-eligible residents in need legal counseling.
With the exception of a few public service agencies which serve eligible residents town-wide, all activities are located in southern Hamden, census tract 1655.
Each public service agency administers its own sub-grants (with oversight from the Office of Housing and Community Development). All other programs are administered by the Office of Housing and Community Development.
Twenty-two housing units will be rehabilitated.
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.
TABLE (without associated map) provides information about the project(s).
