The City of Stamford, located 25 miles from New York City, is not only a bedroom community; it also serves as the economic core for southwestern Fairfield County. Stamford houses the headquarters of eight Fortune 500 corporations and diverse local industries that include service, finance, banking, and real estate. Unlike most other cities in the Northeast, Stamford experienced a 5.5 percent growth in population during the 1980s, from 102,453 in 1980 to 108,050 in 1990.The influx of corporations in the 1970s and 1980s brought in new affluent residents, creating problems of housing affordability for low, moderate, and even middle income families. The proximity to New York City has contributed to a rapid rise in property values and rent levels. A 1993 National Association of Home Builders study of housing affordability ranked the Stamford area as the fourth least affordable housing market in the United States.
The City of Stamford Community Development Office has prepared this Consolidated Plan not only to comply with U.S. Department of Housing and Urban Development (HUD) rules but also to create a broad vision for Stamford. This plan integrates strategies to encourage economic health, social stability, sustainability, and quality of life, especially in low income communities in Stamford. To promote this overarching goal, the plan integrates plans for housing, community development, economic development, job training, and social services. The process that we have used to formulate this plan employs the following planning principles: bottom-up planning, a consolidated approach to address community and neighborhood problems, and empowering people to help themselves.
The City of Stamford Community Development Office (SCD) consulted with
public and private agencies that provide assisted housing, public housing,
health services, and social services. Although the City is not eligible to
receive a Housing for Persons With Aids (HOPWA) allocation, SCD consulted on the
housing needs of persons with AIDS. SCD held a public hearing in January 1995 at
which they presented statistics on housing and community development needs and
received proposals from participants on how to allocate CDBG and HOME funds.
SCD, in cooperation with community leaders, organized a community-wide meeting
on February 25, 1995. They invited a diverse group of community representatives
and public officials to reach agreement on community goals for bringing about a
strategic vision for change in Stamford. Sixty participants discussed issues
for the first time with others having different perspectives and different areas
of expertise. The group agreed that the City should use these goals for
assigning priorities to strategies and allocating resources to programs and
projects in the Consolidated Plan. SCD also consulted with the Town of Greenwich
on housing and community development projects and programs in which both
jurisdictions could participate.
The 1990 Census portrays Stamford as a changing city exhibiting sharp
contrasts. As total population rebounded after dropping between 1970 and 1980,
the proportion of Black and Hispanic residents continued to grow. The number of
Black non-Hispanic households grew by 21 percent, Hispanic households grew by 83
percent, and Asian households increased by 99 percent. The inner-city
neighborhoods of Stamford became concentrations of racial and ethnic minorities
and low income households. Stamford has areas of racial and ethnic
concentration in 2 of its 24 Census tracts: these two tracts show a 53 percent
concentration for Black persons and a 30 percent concentration for Hispanic
persons. The Stamford area median family income in 1994 was almost twice the
nation's median income. The Stamford Metropolitan Area, however, includes the
wealthy suburban towns of Greenwich, Darien, and New Canaan. Area median family
income rose from $26,692 in 1980 to $57,360 in 1990, an increase of 115 percent.
The fraction of female- headed households with children under 18 who were
living in poverty increased 129 percent between 1980 and 1990. Although incomes
grew, housing costs rose as well. In 1990 there were 11,336 extremely low
income households in Stamford, making up 27 percent of total households. The
incidence of extremely low income households is greatest among the minority
population.
The influx of corporations in the 1970s and 1980s brought in new affluent residents who created a demand for housing in Stamford. The consequence of this demand pushed up housing prices, creating problems of housing affordability for low, moderate, and even middle income families. The proximity to New York City (25 miles) has contributed to the rapid rise in property values and rent levels. A National Association of Home Builders study of housing affordability for the second quarter of 1993 ranked the Stamford area as the fourth least affordable housing market in the United States.
Affordability is, by far, the most common problem in Stamford, and is particularly onerous for extremely low income renter households. Of the 7,130 extremely low and low income renters in Stamford, 54 percent are minority-headed households. Poor elderly and extremely low income owners have the highest incidence of this excessive cost burden. These groups tend to defer maintenance of their properties, adding to distress and blight in the city's poorest neighborhoods. The proportion of Black and Hispanic home ownership doubled during the past decade, but Black and Hispanic households continue to have a relatively low rate of home ownership compared to White households. The 1990 median rent in Stamford was approximately $710 per month, a 145 percent increase since 1980. Stamford has few decent affordable vacant rental units appropriate for low income single adults. Families find that the income payments from the AFDC program are insufficient to pay current rental charges. If families are able to find an affordable apartment, they often lack the money to pay for a security deposit.
Single-family units predominate, accounting for 21,105 units, or 49 percent of the housing stock.. Eighty-nine percent of these units are occupied by their owners. Owners, except for those in the lowest income categories, experience far fewer housing problems than do renters. Although homeowners are less likely to have housing problems than renters, many low and moderate income homeowners in Stamford have the problem of paying more than 50 percent of household income for housing. Poor elderly and extremely low income owners have the highest incidence of this excessive cost burden. These groups tend to defer maintenance of their properties, adding to distress and blight in the city's poorest neighborhoods. In 1980, only 10 percent of Black households and 14 percent of Hispanic households were homeowners. In 1990, 23 percent of Black households and 26 percent of Hispanic households were homeowners and 68 percent of White households were homeowners. Although, the proportion of Black and Hispanic home ownership doubled during the past decade, but Black and Hispanic households continue to have a relatively low rate of home ownership compared to White households. The 1990 median rent in Stamford was approximately $710 per month, a 145 percent increase since 1980.
Stamford has few decent affordable vacant rental units appropriate for low income single adults. Many poor single individuals cannot afford to pay market rate rents even if they could find appropriate units. Unfortunately, housing authorities do not give single individuals high priority for rental certificates or vouchers to assist with rent payments. Most extremely low and low income renter households with five or more persons, 92 percent, pay more than 30 percent of their income for rent or live in overcrowded conditions. Fifty-eight percent of these families pay rents that are more than 50 percent of their income. Families find that the income payments from the AFDC program are insufficient to pay current rental charges. If families are able to find an affordable apartment, they often lack the money to pay for a security deposit. Although the 1990 Census indicates a vacancy rate of 6.7 percent for rental housing, property managers of assisted and public housing indicate that the vacancy rate for subsidized housing is nearly zero. The lack of affordable housing creates a major impediment to economic development and air quality in Stamford because lower paid employees must commute from outside of the city. The needs of this element of the workforce are not addressed in the analysis of data for current residents, and they make the requirement for affordable housing even more extensive and pressing.
In 1993, a local census indicated a count of 332 homeless persons, of which 175 were sheltered and 157 were not sheltered. Homeless males outnumbered females by two to one. The Stamford area desperately needs service-enriched housing to address homelessness coupled with substance abuse, mental illness, AIDS, and combinations of all three problems.
The Stamford area desperately needs service-enriched housing to address homelessness coupled with substance abuse, mental illness, AIDS, and combinations of all three problems. Stamford is among the cities in Connecticut with the highest number of requests for housing for AIDS-affected individuals. In 1994, Stamford agencies requested housing for 58 homeless individuals with AIDS.
Extremely low and low income single-parent families, homeless individuals and families, and persons with special needs have acute problems in finding and staying in affordable housing. Opportunities for home ownership and neighborhood stabilization are not likely to be possible for low income households without subsidies to ameliorate sales prices, mortgage interest rates, and down payment requirements.
Stamford has 7,936 publicly-assisted, public housing, and Section 8 housing units available to meet the housing needs of extremely low and low income households. These units represent 63 percent of the units needed to meet the housing needs of extremely low and low income households with housing problems in Stamford. Housing providers would have to produce 2,244 additional assisted housing units and tenant-based assistance certificates or vouchers to meet low income housing needs in Stamford. The largest need is for units with two bedrooms, followed by units with three or more bedrooms and efficiency and one- bedroom units. Stamford has approximately 2,780 assisted housing units in 80 developments occupied by extremely low and low income households. The Stamford Housing Authority (SHA) owns and manages 2,351 public housing units. Of this number, 579, or 25 percent, are smaller units designed for elderly households. Family housing units constitute 75 percent of public housing. The SHA rental assistance program provides Section 8 certificates and vouchers for approximately 722 extremely low and low income households. The SHA closed the waiting list more than one year ago because of insufficient number of certificates or vouchers.
The HUD Fair Market Rents allowed by HUD for the Stamford metropolitan area are among the highest in the United States. Many renters would become homeowners if they could. However, there are 3,088 low income and 4,042 extremely low renter households in Stamford and only 1,062 home ownership units affordable to them. No more than 10 percent of these units are available for sale at any time. Many extremely low and low income homeowners could not afford their own homes if they had to buy them at current prices and financing terms. The City of Stamford is not in a financial position to forgive property taxes on a permanent basis for affordable housing. Rooming houses and SROs generally have a reputation for poor conditions. The cost of removing the threat of lead hazards escalates the cost of rehabilitation, in some cases by as much as $15,000 per unit. Stamford has many old historic residential structures. Rehabilitating and preserving historic features in these properties often escalates development costs, making some projects infeasible. Stamford has the de facto responsibility for providing affordable housing, emergency shelter, and supported housing for the Stamford Region that comprises the City of Stamford, New Canaan, and Darien. Stamford also provides the infrastructure, medical facilities, and economic base for the smaller towns in the region. Unfortunately, some of the smaller surrounding communities have restrictive land use policies and a dearth of affordable housing. This situation limits housing choice for low income families in Stamford.
The Stamford Community Development Office promotes fair housing by funding the Stamford Community Housing Resource Board (CHRB). The primary mission of the CHRB is to promote fair housing by working with Realtors, landlords, and lenders to promote understanding of fair housing concepts and laws. The CHRB also assists sponsors of affordable housing projects to comply with State and Federal funding programs. The CHRB also trains Realtors in the continuing education program required for their relicensing. The City and the CHRB sponsor annual events that promote fair housing, human rights, and cultural diversity. The CHRB promotes housing choice thorough their home ownership program. This program assists moderate income renters in purchasing a home by providing counseling and technical assistance. Most of the CHRB's clients are tenants of the Stamford Housing Authority. The Community Housing Resource Board will collaborate with surrounding municipalities to address fair housing problems. There are no current court orders, consent decrees, or HUD-imposed sanctions that affect the provision of fair housing remedies in Stamford.
Lead paint is present in housing throughout Stamford. Approximately 4,385 rental housing units with lead-based paint are occupied by extremely low and low income families in Stamford. Approximately 2,144 owner-occupied housing units with lead-based paint are occupied by extremely low and low income families in Stamford. The SHA has a five-year capital improvement program to modernize and renovate most of the projects that it manages, including lead-based paint abatement. SCD received a $2 million grant from HUD to undertake lead abatement from 1995 to 1997 in 100 housing units occupied by low income households.
The lack of affordable housing creates a major impediment to economic development and air quality in Stamford because lower paid employees must commute from outside of the city. The needs of this element of the workforce are not addressed in the analysis of data for current residents, and they make the requirement for affordable housing even more extensive and pressing.
Potential small business owners lack access to capital, and technical
assistance for business planning. Unemployed individuals lack training.
Available programs do not link business and employment needs with training
programs, and outreach. In addition, Stamford faces competition with other
jurisdictions inside and outside Connecticut as well as high housing and land
costs, high corporate taxes, and a lack of skilled labor force to attract
potential manufacturing firms for entry level workers.
The City has identified specific targeted areas to concentrate resources and provide a focus for neighborhood rehabilitation. The City will direct housing subsidies to neighborhoods in which the City has targeted Community Development Block Grant funds for many years. The Stamford Planning Department has identified these areas as having housing stock with the greatest need for rehabilitation and including households with the lowest incomes. The plan integrates plans for housing, community development, economic development, job training, and social services.
Stamford's Consolidated Plan embodies the three basic goals established by HUD: provide decent housing, provide a suitable living environment, and expand economic opportunities.
Stamford has made the following priorities to address affordable housing problems:
| Priority | Strategies | |
|---|---|---|
| 1 | Preserve existing housing stock | |
| 2 | Expand home ownership opportunities for first-time homeowners | |
| 1 | Reduce lead-based paint hazards | |
| 2 | Promote new construction of rental housing |
Stamford has made the following priorities to address non-housing community development problems:
| Priority | Strategy | |
|---|---|---|
| 1 | Assist existing and developing micro-enterprises | |
| 1 | Develop a skilled labor force for local businesses | |
| 1 | Create additional employment opportunities in Stamford | |
| 2 | Improve public infrastructure located in targeted areas | |
| 3 | Improve community facilities | |
| 2 | Promote health, medical, educational, nutrition, and human service programs |
The strategies described below will work to reduce concentrated poverty in Stamford.
The City of Stamford has many programs that provide services to the community. The primary Federal resources include CDBG, HOME, Section 8, public housing, Emergency Shelter Grants, Shelter Plus Care, and Supportive Housing. Resources available from the State of Connecticut include mortgage programs from the Connecticut Housing Finance Authority, housing programs from the Connecticut Departments of Housing, Economic Development, Social Services, and Labor.
The City will undertake and promote initiatives to improve the institutional
capacity to deliver affordable housing and community development projects in the
public, nonprofit, and private sectors. The Stamford Community Development
Office (SCD) is the principal agency that administers housing programs funded by
the Community Development Block Grant (CDBG) program and the HOME program. The
Urban Redevelopment Commission has the power to acquire vacant structures and
sell them for a nominal amount to developers who are willing to rehabilitate
such structures in downtown urban renewal areas. The Community Housing Resource
Board (CHRB) provides advocacy and assistance with fair housing, including
training for Realtors and banks on fair housing issues. The Stamford Housing
Authority owns and manages approximately 2,351 low income rental housing units
in 13 family and 8 elderly developments. Stamford has nonprofit organizations
that know the people and neighborhoods of Stamford and are committed to serve
extremely low income people. The Housing Development Fund of Lower Fairfield
County (HDF), Stamford's nonprofit lender, represents a public-private
partnership that is an effective source of funds for developers of affordable
housing. Several private development firms have invested in small-scale
rehabilitation projects in distressed neighborhoods. Several local banks that
provided home mortgage loans for decades. Small contractors are familiar with
the neighborhoods in Stamford and are knowledgeable about the local development
approval process.
The City of Stamford will allocate the following funds from Program Year 21 of the Community Development Block Grant Program (July 1, 1995 - June 30, 1996).
Public Services $195,300 Economic Development $115,000 Housing $306,480 Administration, Planning, And Fair Housing $255,134 Total $1,302,000
The City of Stamford will set aside 15 percent of its allocation of HOME funds for community housing development organizations (CHDOs). However, the City plans that CHDOs and other nonprofit organizations will assume a major role in the development of HOME projects, using at least 50 percent of the HOME allocation. The table below summarizes planned use of HOME Program funds:
| Activity | Rental | Owner | HOME Totals |
|---|---|---|---|
| New Construction | $ 100,000 | $ 50,000 | $ 150,000 |
| Substantial Rehabilitation | $ 100,000 | $ 50,000 | $ 150,000 |
| Other Rehabilitation | $ 28,400 | $ 28,400 | |
| Acquisition | $25,000 | $ 25,000 | |
| Tenant Assistance | $ 30,000 | $ 30,000 | |
| Administration (10%) | $ 42,600 | ||
| TOTAL | $ 230,000 | $ 153,400 | $ 526,000 |
These funds will be leveraged by an additional $98,850 to meet the 25 percent match requirement for HOME funds (excluding administrative costs).
The City has identified specific targeted areas to concentrate resources and provide a focus for neighborhood rehabilitation. The City will direct housing subsidies to neighborhoods in which the City has targeted Community Development Block Grant funds for many years: West Side, South End, Waterside, East Side and Central City. These areas have housing stock with the greatest need for rehabilitation and include households with the lowest incomes.
The City will undertake and support initiatives to improve the institutional capacity to deliver affordable housing and community development projects in the public, nonprofit, and private sectors. The Stamford Community Development Office will promote collaboration and coordination among public, nonprofit, and private agencies to achieve the goals of the Consolidated Plan. These agencies include nonprofit lenders, private financing organizations, and community housing development organizations (CHDOs).
Because of the shortage of housing affordable to extremely low and low income households, the current policy of the Stamford Housing Authority is to keep its stock as rental housing. The SHA supports and encourages individuals that qualify for home ownership programs to take advantage of opportunities as they arise. The Community Housing Resource Board assists public housing residents with home ownership counseling and identifies public housing residents who may be qualified first-time home buyers. Encouraged by the Community Housing Resource Board, residents have formed tenant associations that participate in management decisions concerning their developments.
| Strategy | Quantifiable Objective | |
|---|---|---|
| Preserve Existing Housing Stock | 200 units rehabilitated | |
| Expand Home ownership Opportunities | 100 households assisted | |
| Reduce Lead-Based Paint Hazards | 150 units rehabilitated | |
| Develop Permanent Supportive Housing | 50 households assisted | |
| Assist Micro-Enterprises | 75 micro-businesses established | |
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: a table provides information about the project(s).
MAP 6 depicts neighborhood streets and proposed HUD funded projects, as described in the table under MAP 5.
