Medford expects to receive $2.3 million in Community Development Block Grant (CDBG) funds for Fiscal Year 1996 that will be used for housing, historic preservation, physical improvements, economic development, public services, and affordable housing providers. The HOME Partnership Program (HOME) will provide the city with an additional $100,000 to supplement $60,000 in CDBG funds that are earmarked for the city's housing rehabilitation program.
Medford included its citizens, particularly those of low- or moderate-income who are residents of slum and blighted areas, in the development, review, and evaluation of federally funded projects. All citizens, including minorities and non-English-speaking persons, as well as persons with disabilities, were encouraged to participate. The Medford Housing Authority encouraged residents of public and assisted housing to participate in the development of the Consolidated Plan.
To maximize citizen comment during the time period from January through April 1995, the following steps were taken:
Medford encompasses an area of 8.6 square miles. Almost half (44 percent) of the land in Medford is used for residential purposes, 31 percent is classified as open space or is used for recreation, 6 percent is covered by water, and 9 percent is undeveloped. The remaining 10 percent is used for commercial or industrial purposes.
In 1990 Medford had a population of 57,407, a 1 percent decrease from 1980. Despite this drop in population, the number of households increased by 8 percent, to 21,869. This increase in the number of households is consistent with the decrease in the average household size from 2.8 persons in 1980 to 2.5 persons in 1990.
More than 93 percent of Medford's population is white. The second largest racial/ethnic group is African American (4.1 percent), followed by Asian American (2.1), Hispanic (1.7), and Native American (0.2). Persons older than 65 years of age compose almost 17 percent of the population.
The 1990 median family income (MFI) in Medford was $38,859. About 7 percent (3,834) of the population had incomes below the poverty line. The 1990 census showed the following information about low- and moderate-income households:
Employment in Medford is primarily in retail, service industries, and education. The largest
employer in Medford is Tufts University. Other large employers are the city of Medford,
Meadow Glen Mall, and the Super Stop & Shop. In 1984 approximately 7,000 individuals
worked in Medford. By 1990 the figure had decreased by 754 to 6,160 individuals, a drop
of 11 percent. This suggests Medford is growing as a bedroom community for other
employment centers. In 1994 the unemployment rate in Medford was 5.1 percent.
There were 22,650 housing units in Medford in 1990. Almost 63 percent of the housing stock is at least 50 years old, yet 2,131 units were added during the 1980s. Since 1990 the addition of housing units has slowed considerably, and there has been no increase in the median residential sales price. Almost 15 percent of the housing units have four or more bedrooms. Given the decreasing household size, some of these units may be renovated into smaller units to maintain their highest value and best use.
Despite the age of Medford's housing stock, indicators suggest it is in good condition. For example, the 1990 census identified 62 substandard units, 1 building has been condemned during the last 18 months, and the building department estimates 6 dangerous-condition violations, such as deteriorating porches or stairs, occur each year.
During the 1980s Medford residential property values increased dramatically. By 1990 the mean price of a single-family home had risen from $46,000 to $189,244, far exceeding basic inflation levels and increases in income levels. During the last 4 years, however, the mean price has dropped to $161,000.
In 1990 median rent was $665. Local sources indicate that current median rents may be in the $700 range. The U.S. Department of Housing and Urban Development (HUD) 1994 Fair Market Rents range from $556 for an efficiency, $809 for a two-bedroom unit, and $1,133 for a four-bedroom unit.
Of the 22,650 housing units in Medford, 12,465 are owner occupied (55 percent) and 9,364 are renter occupied (45 percent). The city's overall vacancy rate is 3.6 percent, but it is only 0.6 percent for owner-occupied housing and 4.2 percent for rental units.
Given the housing market conditions, housing affordability has been an increasing problem in Medford. While 82 percent of households could have afforded an average home in 1980, by 1990 only 44 percent of the city's households could afford such a house. More recent price drops have eased affordability somewhat, but still more than half the households cannot afford an average home.
In 1990 16 percent of homeowners were burdened by housing expenses in excess of 30 percent of their income. More than 37 percent of renters were contributing more than 30 percent of monthly income for rent.
Medford's 1989 median gross rent of $665 would be affordable to households with an annual income of $26,600. According to the 1990 census, however, 31 percent of all renters had incomes below $20,000, and 34 percent of all households had incomes below $27,499.
Both rental and purchase options are limited for extremely low- to moderate-income households. While there appears to be an ample supply of large-family units, the HUD Fair Market Rent level requires an annual income of at least $40,440. Elderly households, as they age, tend to become less able to afford their housing.
Social service agencies and community representatives do not believe that Medford has a street-level homeless problem. In addition, there is no data or street-level activity to suggest that there is a problem with homeless or run-away youth. However, individuals who work with the homeless point out that homeless individuals and families may move to Boston, Cambridge, or Malden for available services since there are no programs tailored to meet their needs in Medford.
Although there are no emergency shelters within Medford, there are three transitional housing programs to serve homeless families. The length of stay at these shelters is typically 12 to 24 months to stabilize the family and obtain affordable housing. One program is a group home for up to seven families, housing almost exclusively single females with young children. The second program, which has the capacity to handle up to 29 families, maintains 3 scattered-site residential units in Medford. The third program has the capacity to serve eight young mothers with babies.
The Medford Housing Authority operates 9 developments with 859 housing units. There are 300 units for families, 551 units for the elderly, and 8 units for individuals with special needs. In addition, 603 low- and moderate-income households are served with Section 8 vouchers or certificates. Currently, all of the housing agency's waiting lists are closed.
Excluding housing agency units, there are few housing options for a family on public assistance. Subsidized housing primarily is limited to elderly households or persons with disabilities who have no children. There are 707 privately held HUD assisted housing units in Medford. In all, 11.6 percent (2,169 housing units) of Medford's total housing stock is directly available to low- and moderate-income households.
While Medford maintains a strong commitment to creating affordable housing for its residents, there are some impediments to the city's ability to develop and maintain affordable housing. The largest barrier to increasing affordable housing opportunities in Medford is the lack of land available for new housing development and the concurrent high price of available land.
Medford is committed to providing safe, affordable housing for all its citizens. Within the boundaries of State and Federal laws, Medford will work to the fullest extent possible to avoid concentrations of racial and ethnic minorities in certain geographic areas within the city. Currently, African Americans constitute the only minority concentration in the city. Census tract 3393 shows a concentration of African-American homeowners that is more than 8 times the percentage of African-American homeowners elsewhere.
Nine out of 10 of Medford's housing units were built prior to 1979 when lead-based paint was banned. Using the number of child lead-poisoning cases, the percent of housing stock built before 1950, and the percent of low- or moderate-income residents, a study conducted by the Massachusetts' Childhood Lead Poisoning Prevention Program, classified Medford as high risk.
The primary lead-based paint removal programs in Medford focus on the most vulnerable low- and moderate-income households, those residing in public housing and those eligible for housing vouchers and certificates. Ongoing and new initiatives to address lead-based paint contamination include city-sponsored programs, Medford Housing Authority programs, and Massachusetts Housing Finance Agency (MHFA) programs. The city offers three housing-related programs with a lead-based paint removal component: the Owner-Occupied Rehab program, the Investor-Owner Retail Rehab program, and a joint program between the city and the housing agency that provides rebates to owners and investors who abate the hazard from Section 8 units.
In addition, the Medford Housing Authority is addressing lead-based paint contamination in its public housing developments. In the near future, Medford will participate in the MHFA's Lead Paint Abatement program, which will offer abatements to households with a broader range of income than currently permitted.
Persons with special needs include those with AIDS, substance abuse histories, psychiatric disabilities, mental retardation and developmental disabilities, and physical disabilities. Because of work limitations, many people with disabilities must rely on public assistance. They often need affordable housing, sometimes with added services.
Medford's community development needs include the lessening of development constraints, infrastructure improvements, and economic development. The city needs to expand its job base, particularly its industrial job base, which is difficult given the lack of available land. The city needs to continue infrastructure investments, neighborhood revitalization, storefront renovation, and direct loans to new retail businesses.
The city's priorities for physical improvements to systems and public facilities include:
There is also a need to revitalize existing commercial centers through such programs as:
Medford seeks to improve the quality of housing and increase housing opportunities to low- and moderate-income households through rehabilitation of owner-occupied and rental units, accessibility improvements, weatherization, lead-based paint abatement, home adaptation and safety repairs for low-income elderly, transitional housing, and rehabilitation and upgrading of historic properties.
Medford's nonhousing community development priorities include services, improvements to infrastructure systems and public facilities, and commercial revitalization activities. Service priorities include transportation and social services for the elderly, programs to combat family violence and substance abuse, after-school care for children, and vocational and recreational services to the mentally challenged.
Systems and facilities improvement priorities include improved quality of life in public housing developments and rehabilitation of neighborhood parks, water and sewer systems, and streets and sidewalks.
Revitalization priorities for existing commercial centers include the Neighborhood Center Facade Program, parking, lighting, landscaping, and tree planting.
Medford's antipoverty strategy focuses on expanding economic opportunities. Strategies include job retention and creation; establishment, stabilization, and expansion of small businesses; and the provision of public services related to employment. Expanding economic opportunities also includes jobs for low-income persons living in target areas, mortgage financing for low-income persons, and access to capital and credit for development activities. Empowerment and self-sufficiency programs will be available for low-income persons in federally assisted and public housing.
The $2.3 million in CDBG funds and $100,000 in HOME funds the city expects to receive during 1995-96 understates the total resources available for housing and community development activities. Under the Section 108 Loan Guarantee Program the city has been able to use some CDBG funds to leverage millions of dollars for major projects, including public schools, fire stations, and access for persons with disabilities.
Medford's housing programs also have been able to leverage funds from the private sector for housing rehabilitation and lead-based paint abatement programs. The city estimates that an additional $80,000 to $160,000 will be spent by homeowners, investors, and landlords who participate in these programs. In addition, the city plans to take advantage of the MHFA Home Improvement Program's 5 percent low-interest loans for eligible homeowners, special set-asides for the elderly or low-income borrowers with disabilities, and technical assistance with loan applications and repair work.
The city's relatively small investment of $300,000 in CDBG funds leverages an undetermined amount of public services through more than 20 agencies that provide a variety of transportation, housing-related, and special needs and other critical support services to low- and moderate-income persons.
The Medford Housing Authority will receive approximately $6.7 million for modernization and rent subsidies. In addition, the Commonwealth of Massachusetts has pledged $26 million in support of a communications technology park to be located in the Tri-City area, which includes the cities of Medford, Malden, and Everett.
Medford, through its Office of Community Development (OCD), is responsible for
coordinating planning and project activities under the Consolidated Plan. OCD coordinates
planning activities with city government and all city departments. At the community level,
OCD represents the city in activities with low- and moderate-income residents, the Medford
Housing Authority, and more than 20 public service agencies. At the regional level, OCD
represents Medford in the North Suburban Consortium. OCD also is responsible for
coordinating housing and community economic development activities with various State
and Federal agencies.
Medford's plans for the use of $2.3 million in CDBG funds include allocation to five categories: housing, historic preservation, physical improvements, economic development, and public services and affordable housing providers. These allocations include the following:
CDBG and HOME funds not targeted to South Medford, Wellington, Medford Square, Glenwood, West Medford, and Hillside will provide citywide benefits.
Susan Bannister
Deputy Director
Community Development Department
City Hall, Room 308
Medford, Massachusetts 02155
617-393-2480