Brookline, Massachusetts, is four miles west of downtown Boston. Settled in 1633 and incorporated in 1705, the town still retains its original form of government, which ism comprised of five Selectmen and town meetings. Suburban development of this farming community began in the early 19th century, and now the town has been completely built up, with the last major development occurring after World War II.
To implement its Consolidated Plan for Fiscal Year 1996, Brookline expects to receive $2 million in Community Development Block Grant (CDBG) program funds, $126,500 in program income from previous CDBG projects, $340,240 in HOME Investment Partnership (HOME) program funds, and $4.3 million in Section 8 rental assistance. CDBG and HOME funds will be used primarily for infrastructure improvements, housing programs for renters and homeowners, and public services for youth and the elderly.
Brookline held two public hearings to discuss the Consolidated Plan, giving adequate public notice for both events. Although public comments from these hearings were included in the plan, no written comments were received.
MAP 1 depicts points of interest in the jurisdiction.
In 1990 Brookline had a population of 54,718, and its racial/ethnic makeup has changed little during the past 40 years. Racial or ethnic minorities comprise about 8 percent of the town's population; Asian Americans and Pacific Islanders comprise more than 4 percent; African Americans comprise about 2 percent; and Hispanics comprise another 2 percent.
Between 1980 and 1990, the number of persons earning 80 percent or less of the median family income (MFI) dropped almost 32 percent, falling to slightly more than 29 percent of the population. The 1990 census counted: 3,116 extremely low-income (0-30 percent of MFI) households; 1,917 very low-income (31-50 percent of MFI) households; 1,991 low- income (51-80 percent of MFI) households; and 1,943 moderate-income (81-100 percent of MFI) households.
The fastest growing household are those comprised of unrelated persons and single persons. The fastest growing age categories are persons between 25 and 44, persons over 85, and children under 5. The statistics indicate that young family and non-family households are replacing households with school-age children. Also, although many retirees have left Brookline, a segment of the senior population is remaining in place.
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.
Brookline is a mainly residential community that has some commercial, retail, and light industry businesses. The northern and central sections of Brookline are densely developed, while South Brookline contains mostly single-family homes. Although open recreation space is common throughout the town, it is more prevalent in South Brookline.
Of the extremely low-income households, 68 percent have housing problems, such as insufficient kitchen or bathroom facilities, overcrowding, and housing costs that exceed 30 percent of gross income. Among other households, 71 percent of very low-income, 61 percent of low-income, and 40 percent of moderate-income households experience housing problems.
In 1990 Brookline had 25,353, with the vacancy rate being 4 percent. Of all occupied units, 43 percent were owner-occupied, and 57 percent were renter-occupied. As a built-up community, the town has almost no new housing development. Furthermore, over 80 percent of its housing stock is more than 50 years old.
Housing costs are high. The starting sales price for a home is nearly $275,000, while condominiums in older converted buildings average about $130,000. Among rental units, 38 percent had monthly contract rents of $750 or more. Another 28 percent had rents between $500 and $749, while 32 percent had rents less than $499.
Of extremely low-income households, 65 percent are cost burdened, spending more than 30 percent of their income on housing expenses, and 56 percent are severely cost burdened, spending more than 50 percent. Of very low-income households, 70 percent are cost burdened, and 34 percent are severely cost burdened. Of low-income households, 58 percent are cost burdened, and 21 percent are severely cost burdened. Of moderate-income households, 40 percent are cost burdened, and 9 percent are severely cost burdened.
For persons earning less than 50 percent of MFI, homeownership in Brookline is almost impossible, and rental subsidies are the only way to meet housing needs. Persons earning 50-80 percent of MFI can access various types of housing assistance, including rehabilitation loans for homeowners and limited equity cooperatives.
The 1990 census counted 16 homeless persons at the one emergency shelter in Brookline. No other reliable information on the number or needs of homeless persons is available.
The Brookline Housing Authority owns and manages 438 units of public housing, with 366 being reserved for the elderly. Although the units are considered to be in good condition, some repairs are needed. Over the next 5 years, the authority expects to receive about $600,000 per year from the U.S. Department of Housing and Urban Development to complete these repairs. The waiting list for public housing contains 429 elderly persons and 2,634 families.
The authority is also responsible for the Section 8 rental assistance program and administers a total of 351 certificates or vouchers for residents who rent from private landlords. Half of this assistance is being used in Brookline. The State subsidizes 587 units of housing in Brookline, with 94 being reserved for the elderly or disabled persons. The town also provides a small number of individuals with subsidies from its own funds because of special circumstances.
Although the census reported that 173 large families needed housing assistance, only 93 assisted three- or four-bedroom units are available in Brookline. Small affordable units are in demand, and about 1,900 single-person households earning less than 50 percent of MFI cannot find assisted housing in Brookline. Also, at least 800 elderly households require subsidized housing.
The town continues to expand the availability of affordable housing by reviewing and updating its bylaws and zoning code. Currently, no changes to the laws or code have been enacted.
The town has adopted and enforces a fair housing ordinance.
An estimated 75 percent of Brookline's housing units are contaminated with lead-based paint. The town will continue to address residential lead-based paint hazards by conducting inspections and followup enforcement.
A survey of 20 service providers in Brookline identified substantial unmet community development needs. These nonhousing needs include:
Brookline seeks to increase housing resources for low-income households, through the provision of low-cost rental opportunities, providing services to youth and the elderly, and making a key commercial area more attractive and productive.
The following 5-year housing priorities have been identified in Brookline's Consolidated Plan:
The following 5-year nonhousing priorities have been identified in Brookline's Consolidated Plan:
Since the town does not have a significant source of employment within its limits, it can reduce poverty only by increasing disposable income or net worth, which can be achieved most effectively by reducing housing costs.
The housing aspects of Brookline's Consolidated Plan are coordinated by the Housing Advisory Board, a 7 member committee, 3 who are town board appointed by the Selectmen and 4 designated members from the Rent Control Board, the Planning Board, and the Housing Authority. Community development for the town is coordinated by the Council on Planning and Renewal. These groups receive staff assistance from the Brookline Planning Office, and the plan is implemented by the Brookline Board of Selectmen.
The town coordinates services by working with the Brookline Council on Aging, various group homes for mentally retarded persons, the Brookline Community Mental Health Center, and the Massachusetts Department of Public Welfare. The Brookline Housing Authority is responsible for the town's assisted housing, and the Health Department is responsible for lead-based paint hazards. Recommendations from the Housing Advisory Board and the Council on Planning and Renewal to the Board of Selectmen, along with the help of several town agencies aids the town in implementing the plan by working with nonprofit agencies, such as the Brookline Improvement Coalition, Inc., Brookline Housing, Inc., and the four member banks of the Brookline Bank Consortium.
MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
MAP 6 is a map, sectioned by neighborhood, which depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
MAP 7 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects within one of the four neighborhoods indicated in MAP 6.
MAP 8 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded project(s) from a street level vantage point; in addition, a table provides information about the project(s).
Brookline will use its CDBG and HOME funds to finance various activities, including:
Although physical and facility improvements will occur in particular sections of Brookline, housing and social service programs will be targeted to specific populations regardless of their location.
