The Town of Stratford is a coastal community of approximately 18.7 square miles located at the easternmost border of Fairfield County in Southwestern Connecticut. Stratford is bordered by the City of Bridgeport and the Town of Trumbull to the West and City of Shelton to the North. The Long Island Sound and Housatonic River form Stratford's Southern and Eastern boundaries respectively.
Stratford's Consolidated Plan is a comprehensive document which identifies and addresses the Town's housing and community development needs, including priority non-housing community development needs such as public improvements, public facilities and public services. It includes the one-year Action Plan for the Town's CD Year 21 Program, which details the projects and activities that the Town will spend its $797,744 entitlement on during FY 1995 - 1996. These funds will primarily be spent on public services, public facilities improvements and removal of architectural barriers.
The Stratford Community Development Agency (CDA) was designated the lead agency for purposes of developing the Consolidated Plan. The CDA is comprised of Town Council members as well as members of the general public. It is responsible for all aspects of community development and planning as well as program implementation. In this role it coordinates various Town departments and agencies as well as local nonprofit organizations in order to meet the objectives of the Consolidated Plan.
The consultation process by which the Consolidated Plan was developed
included: A mailing to approximately 40 agencies, groups and organizations to
inform them about the Consolidated Plan process and to request initial input as
to needs and proposed activities. Individual meetings were held with the social
services agencies representatives. Two (2) neighborhood meetings were held at
the Senior Center and South End Community Center and a public meeting was held
for public housing residents at the Housing Authority's community room. The CDA
held two (2) public hearings, one (1) to solicit housing and community
development needs, and the second on proposed program activities. The draft
Consolidated Plan was made available on March 24, 1995 for the thirty (30) day
public comment period. On April 10, 1995, the Town Council held its public
hearing on the draft Consolidated Plan. In addition, the draft was circulated
to adjacent communities, the Regional Planning Agency as well as the State
Office of Planning and Management to gain regional and state input. The Plan was revised to reflect comments
received, and was updated by the Town Council on May 8, 1995.
The Town of Stratford experiences both the benefits of being located within
one of the wealthiest county's in the nation and the drawbacks associated with
being an urban community. The population in Stratford decreased from 50,541 in
1980 to 49,389 in 1990, a decline of 2.3%. Stratford had 19,224 households
according to the 1990 Census of which 91% were White, 6% were Black Non-Hispanic,
2% were Hispanic and the remaining 1% was made up of Asian and Pacific Islander
and Native Americans. 32% of the White Non-Hispanic households have incomes
below 80% of median while 44% of Black Non-Hispanic households, 30% of Hispanic
households and 20% of Asian/Pacific Islander households fall below this level.
There were 20,152 total housing units in 1990 of which 96% were occupied. Of
this, 80% or 15,399 units were owner-occupied.
The greatest economic development need facing Stratford is the erosion of its employment base due to the loss of jobs at its two major employers: Sikorsky Aircraft and AlliedSignal. Total job loss since 1990 at these two facilities is 7,130 jobs. This figure includes the closure of AlliedSignal scheduled to take place by 1997.
An analysis of the nature of the housing need in Stratford reveals that the predominant cause of need is cost burden. Within all of the income groups cited as having housing problems, nearly all related to cost burden. Not surprisingly, as a household income levels increase, the percentage of households with housing problems and the percentage of households with a cost burden decreases.
The 1990 Census enumerated 20,152 housing units including both year-round and seasonal units. This unit count represented a 6.3% increase over the 1980 total housing count of 18,958. More than 95.8% of Stratford's housing units were occupied according to the Census. The majority, 79.7% of all occupied units, were owner-occupied--a total of 15,399 units. Rental occupied units comprised 20.3% of the Town's occupied units.
The 842 vacant housing units counted by the Census represent 4.2% of the Town's total housing stock. The vacancy rate for owner-occupied units is 1.2% and for renter-occupied units is 5.6%. According to statistics supplied by HUD in the CHAS Databook, Stratford has 231 vacant units available for rent and 190 vacant units available for sale at the time of the 1990 Census enumeration. An additional 421 housing units were classified as "other vacant" which includes units rented or sold but not occupied; units for seasonal, recreational or occasional use; units remaining vacant pending a legal decision; units held for janitors, maintenance personnel, superintendents or caretakers; and/or units held for an unspecified personal use.
Over 24% of Stratford's housing stock was constructed prior to 1940. Of the total occupied housing units, 3,399 owner-occupied units and 1,297 renter-occupied units were constructed prior to 1940. Over 92% of all housing units in Stratford were built prior to 1980.
There are no current estimates of the number of substandard units in Stratford's housing stock. The only statistics available as part of the 1990 Census data, which could indicated substandard conditions, are statistics on overcrowding, units lacking complete plumbing and the number of boarded-up vacant housing units. Although, the Town does not consider these characteristics to be the sole indicators of substandard housing conditions, they have been utilized to illustrate substandardness until more definitive estimates become available. According to the townwide Census counts, 295 housing units were overcrowded (1.01 or more persons per room), 54 housing units lacked complete plumbing facilities and 49 vacant housing units were boarded-up. Until more detailed statistics become available, the Town estimates that 1.5% of its housing stock is substandard.
The median value of owner-occupied units as reported in the 1990 Census was $176,500.
According to data compiled by the Commercial Record, the median sales price of homes in Stratford in 1994 was $135,000. This is a reduction from $140,000 in 1992. The median sales price for a condominium in 1994 was $126,000. A review of the Multiple Listing Service files for Stratford revealed many properties to be on the market for sale prices below these median levels. This is logical since the median price means that 50% of the homes sold had prices below the median. Many of the single family homes have prices in the $100,000 range and many of the condominiums have prices in the $50,000 range. Based upon the low income (80% of median) limits in Stratford, these prices could be affordable. The extent of affordability could be increased through the use of below market rate mortgages and possible downpayment assistance.
The Town of Stratford does not have facilities for the homeless at the present time. Homeless households are referred to Eastern Fairfield County shelters in Bridgeport and in some instances to shelters in Derby and other surrounding communities. Currently, within
Eastern Fairfield County, there are two family shelters, two single adult shelters, a battered women's shelter and a runaway youth shelter. It is estimated that Stratford has less than twelve individuals in homeless shelters at any one time. The Stratford Coalition for the Homeless has been working to establish a homeless shelter in the Town for the past few years. They are currently in the process of finding a suitable location or structure for a transitional housing facility. A Town owned building adjacent to the Baldwin Center has been identified as a potential location. The feasibility of this structure is being investigated.
Homeless individuals and persons threatened with homelessness have access to other supportive programs in addition to emergency shelter. As with emergency shelter, Stratford refers clients to specific programs throughout Eastern Fairfield County as appropriate. ABCD in Bridgeport currently operates a tenant/landlord intervention program that Stratford residents are eligible for. The Stratford Clergy Association has initiated a program to prevent homelessness wherein first month's rent and security deposit are made available to families in need. In 1994, eight families were assisted under this program.
Another essential referral link for Stratford's homeless with special needs is the ACCESS project. This federally funded program operates from the Bridgeport Mental Health Center and provides a street-outreach component and a drop-in center, targeting homeless adults with mental illness and substance abuse problems. The Town has established a close working relationship with ACCESS and utilizes their services when appropriate to meet the needs of the homeless in the community.
Through the Stratford Social Services Department, homeless families and individuals and other persons in need can get counseling, referral and general assistance for shelter, food and other necessities. Families and individuals have access to housing voucher program for emergency shelter, food voucher program for basic food items, food pantries and a gas voucher program.
The Housing Authority of the Town of Stratford owns and operates seven housing developments and also participates in the Section 8 Voucher/Certificate program. The majority of the public housing units are elderly units (310 units/60.8%). The remaining 200 units (39.2%) are family units. Stratford has 277 Section 8 Vouchers/Certificates. The housing developments in Stratford are as follows:
| Development | No. of Units | Type |
|---|---|---|
| Meadowview Manor | 100 | Moderate Rental (State) |
| Shiloh Gardens | 60 | Elderly (State) |
| Lucas Gardens | 53 | Elderly (State) |
| Hearthstone | 100 | Low Family (Federal) |
| Elm Terrace Apts. | 50 | Elderly (Federal) |
| Robert F. Kennedy Apts. | 75 | Elderly (Federal) |
| Baldwin Apts. | 72 | Elderly (Federal) |
| 510 |
According to the Housing Authority, as of March 1994 there was a waiting list for 1,210 assisted units. It included: 321 elderly; 303 state rental; 136 low rent and 450 Section 8 certificate or voucher requests.
The Town of Stratford, by creating a Local Housing Partnership and joining the Greater Bridgeport Region Affordable Housing Compact, has illustrated its dedication toward addressing affordable housing. Because Stratford has little vacant land available for development, most of the affordable housing opportunities will be the result of rehabilitation and adaptive reuse of existing buildings or redevelopment activities.
The Stratford Housing Partnership is assessing the impact of revising its zoning regulations to reduce the minimum living space requirements for housing units; to include a provision for accessory apartments; and to allow rear lots or reduced frontage in some areas. These changes if implemented could facilitate the creation of new affordable housing units. The Stratford Housing Partnership received its development designation from the Connecticut Department of Housing (DOH) on April 4, 1995, which will enable any project for which it acts as a sponsor to receive priority status under all State programs administered by DOH.
The Department of Community/Economic Development serves as the Fair Housing Office for the Town of Stratford. Many of the calls received, deal with landlord/tenant relations and the office has assembled a package of information in order to provide callers with assistance on these matters.
Utilizing the national statistics supplied by HUD, it is estimated that 2,496 housing units in Stratford occupied by or affordable to very low or low income households contain lead paint. The 1990 Census estimated 2,886 children less than six (6) years of age live in Stratford. Based upon an analysis completed by the State of Connecticut, Stratford has been ranked as the 23rd highest community in Connecticut in terms of lead hazard risk. This was based upon the number of children under five (5), age of housing stock and poverty levels.
Not applicable.
Stratford has identified the following community development needs as
priority items for CDBG assistance: handicap accessible improvements, street,
sewer and drainage improvements to its low and moderate income neighborhoods and
the provision of public services to its youth and elderly including health care,
transportation affordable day care, educational development, and employment
training.
The Town's overall goals under this program are to maximize its CDBG resources and assist those segments of the community within limited clientele groups or residents of low and moderate income areas. The limited clientele groups are the elderly, handicapped and residents of public housing.
Stratford's priority needs for the Five Year Strategy Period are intended to address the objectives of the CDBG Program: provide decent housing, provide a suitable living environment and expand economic objectives.
The priority housing needs have been placed on renters earning less than 30% of median income and less than 50% of median income. The priority is further placed on the area of cost burden, which based upon the Needs Assessment is the greatest need in Stratford. These needs will be met primarily through the support of Stratford Housing Authority efforts to maintain and improve its residential developments.
The Town will continue to place priority on the assessment of homeless needs through various social service agencies with an emphasis on preventing homelessness through early intervention and the provision of necessary supportive services. The priority for non-homeless persons with special needs is to provide supportive housing for the frail elderly, due to Stratford's large elderly population and the increasing number of elderly over 85 years old.
Stratford's priority non-housing community development needs focus on limited clientele groups including elderly, handicapped, public housing residents and residents of low- and moderate- income areas. Public facilities and improvements will be undertaken to service these groups, and public services will be targeted towards them. In terms of economic development, there will be a priority on human resource programs to support economic development. In addition, when appropriate, specific CDBG eligible economic development activities will be undertaken to create employment primarily for low- and moderate- income persons. The estimated dollars needed to address include only anticipated levels of CDBG funds to be made available during the Five Year Strategy Period. These estimates are based upon and analysis of past allocations and future estimates. It should be noted that several priorities will be addressed with Town capital improvement and operating funds.
The 1990 Census recorded 1,737 persons (3.5%) of the 49,030 persons for whom poverty status was determined to be below poverty level in Stratford. Over 75% of the persons below poverty level were 18 years of age or older (1,316 persons) and the remaining 25% were children under 18. Poverty status was determined for 9,475 persons 65 years of age and older. Persons 65 years of age and older had the highest incidence of poverty in Stratford with 6.7% falling below the poverty level in 1990.
In addition to the housing resources provided by the Stratford Housing Authority, the Social Services and Community Services Departments attempt to address poverty by providing counseling, referral and general assistance to persons in need within the community. Although local resources to address the issue of poverty are limited, staff within the Social Services and Community Services departments are aware of local, regional and state programs designed to provide basic assistance and reduce the hardships of poverty.
Public service programs such as day care, nutrition, health care, job training and vocational counseling all address the hardships of poverty. Many of these services are provided to seniors at the Baldwin Center and to families and individuals at the South End Community Center. Both of these centers receive CDBG funds. Support and enhancement of public service programs will be the Town's Anti-Poverty Strategy for the Five Year Strategy Period. The Town will continue to seek resources to expand supportive housing and public service programs to address poverty in Stratford. It should be noted that recent proposals at the federal and state levels for revisions to various social service programs could, if implemented, place a greater burden on Town and other resources to meet many needs as described in this document.
The primary Federal resources for the Town to undertake its strategy is the CDBG program, Section 8 and the Comprehensive Grant Program. The State of Connecticut through the Department of Housing and Housing Finance Agency offers a variety of financing programs including downpayment assistance and mortgages.
The Town of Stratford, through its Office of Community/Economic Development,
Housing Authority Planning Department, Community Services Department, Social
Services Department and Health Department will coordinate efforts outlined in
this Strategy. In addition to working together to implement various components
of the Strategy, all of these departments are represented on the Housing
Partnership. The Housing Partnership and the Town departments listed above
currently participate in efforts to enhance coordination between public and
private agencies, nonprofit service providers and private citizens to provide
affordable housing opportunities. These efforts will be continued over the next
Fiscal Year.
The Town of Stratford's One-Year Action Plan outlines the proposed use of the $797,744 it will receive in CDBG funds during FY 95-96. These funds will be spent on a variety of programs and activities designed to meet its strategy including:
The Town's public facilities improvements are located in the lower income areas, and priority emphasis has been placed on assisting limited clientele groups within the community.
The Stratford Community Development Agency will be responsible for overall administration of the CDBG Program. The Stratford Housing Authority, Senior Services, South End Community Center, Social Services and Health Department are all integral to the successful implementation of the program.
Stratford's housing goals for the first year include its continued commitment to the 60 unit elderly housing complex Shiloh Gardens.
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).
MAP 6 depicts neighborhood streets and proposed HUD funded projects, as described in the table under MAP 5.
