Northampton (population: 29,289) is the county seat of Hampshire County, and the major commercial and service center for five colleges--Smith College, the University of Massachusetts, Amherst College, Hampshire College, and Mt. Holyoke College. This a rea contains an architecturally interesting and varied housing stock and is home to a diverse population. The city has experienced a significant decline in manufacturing jobs and much of the area's employment now occurs in service, higher education, prof essional, and managerial realms.
This Consolidated Plan proposes to use $933,000 of Community Development Block Grant (CDBG) funding. Of this, $366,450 will be used for housing activities including rehabilitation, repair, lead-paint abatement and housing services. Other projects includ e removal of architectural barriers, youth services, public services, and planning.
While preparing the consolidated plan, the city established a citizen participation process in consultation with participating entities. The city distributed two surveys to gain input on community needs. One survey was sent to nonprofit agencies and ano ther to community residents. Resident surveys were also distributed at public libraries, the Northampton Housing Authority, Casa Latina, the City Council Board, Hampshire Community Action Commission, Valley Community Development Corporation, and the Counc il on Aging.
Northampton conducted two public hearings on March 21, 1995, focusing on community and economic needs. In April 1995, the city held a third hearing to present a preliminary draft plan for public review and comment. Agencies wishing to apply for CDBG funds
were given requests for proposals.
Of Northampton's 11,151 households, 39 percent are very low- or low-income. There are 2,707 very low-income, 2,773 low-income, and 1,021 moderate-income households in the city. Among minority households, about half are very low- or low-income. Minority households have a median income of $27,427, in contrast to the median of $36,330 for the rest of the community. From 1980 to 1990, the number of households increased 8.9 percent, but average household size decreased from 2.86 to 2.2 members.
The minority population (7.8 percent) makes up a growing portion of the 29,289 persons in Northampton. There are 1,201 Hispanics, 848 Asians, and 490 African-American persons. Hispanic and Asian populations are expected to continue to grow as percentages of the overall population. Another category expected to increase is households headed by persons age 65 and older, an age group that now comprises 23 percent of the total population.
The presence of three major institutions--the Veterans' Administration, Northampton State Hospital, and the Hampshire House of Corrections--creates an unusually large special needs population. Some of their residents may require community services after
they are released.
Students from the 5 colleges within a 10-mile radius of Northampton compete for affordable units, making it difficult for low-income households to find affordable housing. The city needs more affordable, lead-free rental units for low-income and very low -income households.
Northampton has 5,681 owner-occupied units and 5,742 rental units--more than half of this housing stock is over 50 years old. The building inspector has declared approximately 195 rental units and 40 owner-occupied units to be substandard.
In general, rent costs are high. Of 2,207 households with incomes of less than $20,000, more than 68 percent paid 30 percent or more of their income for rent. The average two-bedroom apartment is not affordable for all very low-income households and most low-income households. Among the vacant units available for rent in 1990, only 36 charged rents affordable to households earning under 50 percent of the median income. An additional type of unit in the continuum of housing options --the single room occ upancy unit (SRO)--is gradually becoming a scarce commodity.
According to the 1990 census, 45 percent of all family household incomes were below $37,500, the approximate level needed to support the cost of an average-priced home. Between 1980 and 1990, the median sale price of a home increased by more than 300 perc ent. Since then, prices have continued to rise. The average price of a single-family home in 1991 was $128,144. By 1994, the average price increased to $129,997.
Forty-three percent of families with incomes between 51 percent and 80 percent of the median pay in excess of 30 percent of their income for rent. One-bedroom and three-bedroom apartments are in high demand in the community. There is a continued lack of h ousing for large, low-income families. Households with children have difficulty finding lead-free units.
In Northampton, homeownership is rarely an option for very low- and low-income households, even with financing help for first-time homebuyers. Moderate-income households have often been priced out of the housing market and have had to look regionally for a home to purchase. The first-time homebuyer's counseling service has helped some low-income households find ways to afford a home.
People 65 years or older comprise 23 percent of the city's households. Most own their own homes. In order for some of these residents to remain in their homes, the homes need to be rehabilitated or made more accessible for frail elderly who are physically challenged. At least 20 households that have at least one developmentally disabled person and 10 households with at least one physically disabled person need supportive housing.
Each year, 750 families and individuals are homeless in the community. In addition, the Department of Mental Health estimates that 35 to 50 people in Hampshire County are at risk of homelessness annually. However, area services for the homeless are limite d.
The Grove Street Inn in Northampton is the only shelter for homeless individuals in Hampshire County. The Inn receives no permanent State or Federal funding, has 20 available beds, and shelters and serves about 220 people annually. Length of stay at the G rove Street Inn is limited to 90 days, but many people need additional time; 60 percent apply for the four existing transitional beds. The Inn does not accept substance abusers; persons with mental illness are served by the county at the Valley Inn shelte r.
For homeless families, Jessie's House is the one option in the county. The program can handle five families, plus two single men and two single women. Stays are limited to 90 days at a time or until permanent housing is found. Jessie's House receives ab out 87 requests a month for shelter. In 1994, 19 families and 12 individuals were served.
Battered women are served by Necessities/Necessidades, an eight-bed shelter that can accommodate three women and five children. The staff receives calls for shelter daily. Lack of funds has prevented further development of shelter beds.
In addition, the county has a shelter for men in recovery from substance abuse. The Hairston House is a 14-room halfway house that serves individuals for 3 to 6 months. This shelter usually has a 6-month waiting list and serves about 35 people a year.
The Northampton Housing Authority's waiting list for both two- and three- or more bedroom units has increased recently. The waiting list for State and Federal public housing consists of 103 one-bedroom and 8 two-bedroom elderly households, 281 two-bedroom family households, 271 three-bedroom family households, and 72 four-bedroom family households. The Section 8 waiting list contains 220 applicants.
Eleven households in 1994 had at least one person with AIDS or related diseases who needed housing, but no such housing was available for this specific population in Northampton.
The major barriers to production, preservation, and affordability of housing are cost, market, and economic factors. Developers of new rental units are hampered by lack of land for development and the difficulty of obtaining capital in the current recessi onary market. In part, high acquisition costs paid in the late 1980s contribute to the high rental housing costs. The same factors affect single-family housing development.
Northampton has not instituted growth limits or excessive fees, charges, or taxes that could act as disincentives for affordable housing development. Instead, through the Housing Partnership, the city aims to create development incentives.
Between July 1, 1993, and June 30, 1994, 1,066 of the 1,547 children ages 6 months to 6 years in the county were tested for lead poisoning. Of those tested, two children had levels high enough to classify them as lead poisoned. Northampton's lead poisoni ng rate is low compared with high-risk communities that have rates of 7 poisoned children per 1,000.
Northampton has no documented figures on the number of units containing lead-based paint. Housing search advocates, however, have testified that even families holding Section 8 certificates have trouble finding lead-free units. Because of the age of the housing stock, homeowners need lead-based paint abatement assistance and resources for home repair and rehabilitation.
At a public hearing to discuss needed programs and services, some of the following needs were of concern to those in attendance:
Northampton has identified the following seven housing priorities:
Requests for proposals were issued for public services to address needs of youth and those lacking essential items such as food and fuel, and to improve adult literacy. The city also plans to make improvements to streets and sidewalks in income-eligible n eighborhoods. It will allocate funds for improvements to downtown intersections, curb cuts, municipal buildings, and facilities.
Northampton, along with other cities within Hampshire County, has identified ways to address the needs within the low-income community in a 3-year strategic plan. They include:
Northampton, in conjunction with Hampton Community Action Commission, has identified three major goals for the reduction of poverty:
In addition to Federal CDBG, Section 8, Federal Emergency Management Agency (FEMA), and HOME resources, the city will work with the Hampden Hampshire Housing Partnership to receive assistance through the State Rental Voucher Program. The city will make u se of programs offered through several State departments and the Federal Home Loan Bank, private donations, nonprofit organizations, and financial institutions.
Northampton's Office of Planning and Development (OPD) is responsible for management and coordination of the plan's programs and services. The OPD will coordinate with city departments including Recreation, Council on Aging, Department of Public Works, Bu
ilding Inspector and Board of Health, and the Northampton Housing Partnership. The office will consult with nonprofit organizations such as the Northampton Area Community Land Trust, Inc.; Service Net, Inc.; Hampshire Community Action Commission; and the
Housing Discrimination Project.
The city will allocate $366,450 of its annual CDBG entitlement award to housing activities. Of this, $45,000 will go for housing support services, $25,000 for lead-based paint abatement, $95,000 for the Home Repair Program, and $95,000 for housing rehabi litation and the creation of three-bedroom units.
The city has applied for an Emergency Shelter Grant totaling $170,000 to fund Grove Street Inn shelter. The shelter will also receive $13,000 from the Federal Emergency Management Agency, $6,000 from the county, and hopes to raise $49,000 through communit y fundraising and foundations.
The county, along with an adjacent county, has applied for $1,174,000 in grant money from the Department of Housing and Urban Development to rehabilitate 18 units of permanent housing for the disabled and to provide support services to serve homeless disa bled people in the two counties. The city anticipates that $25,000 will be available for local homeless assistance through the Federal Emergency Management Agency, $274,000 in Moderate Rehab SRO funds, $40,000 in Rental Voucher funding, and $746,500 in Re ntal Certificate funding.
The city will focus on maintaining aging infrastructure in older neighborhoods. In addition, it will take a scattered-site approach to project development to avoid a high concentration of low- and moderate-income people in any one part of the city.
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.
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 projects within another of the four neighborhoods indicated in MAP 6.
MAP 9 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).
Ms. Penelope Kim
Director of Planning and Development
210 Main Street
Northampton, MA 01060
413-586-6950
