Bergen County, in the northeast corner of New Jersey, takes in 70 municipalities with a total population of 825,358 as of 1990. The county does not expect any major changes in housing over the next 5 years because of the closing of a major employer, and the loss of a Federal military base.
Bergen County will use a total of $16,186,000 of Federal grants in FY 1995. Broken out, $2,292,000 will come from Home Investment Partnership Act (HOME), $13,406,000 will come from Community Development Block Grant (CDBG), and $488,000 from the Emergency Shelter Grants (ESG). New construction and rehabilitation of housing, shelter and services for the homeless, community centers, recreational facilities, infrastructure improvements, and economic development are among the many projects planned.
At all stages of the Consolidated Plan process, Bergen County Community Development staff consulted with local units of governments' representatives including local elected officials. All meetings and public hearings were publicized in The Record, the countywide newspaper. Citizens, agencies, and other interested parties had the opportunity to receive information, review, and submit comments on any proposed project that affects low-, very low-, and extremely low-income residents.
Hearings were held in six regions in the county. All announcements of upcoming hearings were published in The Sunday Record. A draft summary of the Consolidated Plan was published in The Record before the final public hearing was held. Copies of the plan were available in the Bergen County Division of Community Development, Bergen County Department of Human Services, the offices of the Board of Chosen Freeholders, and municipal buildings and libraries.
MAP 1 depicts points of interest in the jurisdiction.
During the 1980s, the white population in Bergen Countydeclined by 79,283 people. However, they still remain the largest racial group representing 83 percent of the county population. The black population increased by 5,755 people to 5 percent, but lost its position as the largest minority community to both Asian and Hispanic growth. The Hispanic population increased by 21,262 people, to 6 percent. The fastest growing community was Asian and Pacific Islanders who increased by 34,429 people to 6.5 percent of the county.
In 1990, there were 308,880 households in Bergen County. Of them, 86 percent were white households, and 71 percent were homeowners. Black households represented 4 percent of the households in the county, of which 46 percent were owners. Asian and Pacific Islander households account for 5 percent of the county total, 53 percent homeowners. The 5 percent of households that were Hispanic had the lowest recorded frequency of homeownership, 43 percent.
The Median Family Income (MFI) for Bergen County in 1989 was $57,640. Extremely low- income households (0-30 percent of MFI) had reported incomes under $15,798 in 1989. Low-income households (31-50 percent of MFI) had incomes between $15,799 and $26,329. Middle-income (51 to 80 percent) household incomes fell between $26,330 and $42,127. Moderate-income (81-95 percent) households fell between $42,128 and $50,026. Almost 10 percent of households were identified as extremely low-income. Low-income households totaled 9 percent, moderate-income 7 percent, and middle-income 7 percent.
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.
Bergen County had 93,188 occupied rental units in 1990, of which 22 percent were occupied by elderly households, 41 percent non-elderly small families, 6 percent non- elderly large families, and 31 percent non-elderly non-related households. A total of 41 percent of all rental households had a housing problem, with elderly and large non-elderly rental households showing a disproportional need.
A cost burden of more than 30 percent was the most common housing problem, with 37 percent of all renters in this situation. The hardships caused by the high housing costs and fixed incomes are illustrated by the statistic that 56 percent of elderly renters had a cost burden over 30 percent of income. Minority renters had a higher incidence of problems (48 percent) than renters in general (41 percent). Overcrowding was a problem for large families who rent (43 percent), compared to only 5 percent among all renters.
Nearly 70 percent of the occupied housing stock in Bergen County was owner-occupied. Elderly households made up 27 percent of the homeowners. Only 27 percent of homeowner households had housing problems, many fewer than the 41 percent among renters. Minority owner households had disproportional housing problems, 40 percent.
The number of year-round Bergen County housing units increased by 18,043 over the decade from 1980 to 1990 to 324,817 dwelling units. During the 1980s, most of the increase in the housing stock was larger units. Most of the housing stock is considered to be in good or excellent condition. Only 2.5 percent of the housing stock is classified as substandard and the major reason would be overcrowding.
The number of renter-occupied housing units declined by 4,984 dwellings over the decade to 99,004 in 1990. This loss was primarily caused by the conversion to condominiums and co-ops, and a lack of new rental construction. The median gross rent in Bergen County in 1990 was $689. The applicable Fair Market Rent for the county ranges from $564 for a studio apartment to $1,008 for a three-bedroom unit.
The most significant change reported in the 1990 census was the 15,937 dwelling units reported to be vacant, an increase of 162 percent compared to 1980. A total of 4,433 units were awaiting occupancy, held for other use, or in the other category and not available for rent or for sale. The number of units for sale increased from 1,173 units in 1980 to 4,741 units in 1990, an increase of more than 300 percent. The vacancy rate for ownership units for sale increased from 0.6 percent in 1980 to 2.2 percent in 1990. The average value of owner-occupied units was $265,473.
Extremely low-income renters have very limited housing choices in the Bergen County market. They could afford only 4,868 of the existing studio or one-bedroom units, 2,400 of the two-bedroom rental units, and 1,843 of the three-bedroom rental units but only 196 of the studio or one-bedroom, 115 two-bedroom units, and 105 three-bedroom units are vacant and available to rent. For low-income renters, choice of affordable and vacant rental units expands to 866 studio or one-bedroom, 693 two-bedroom, and 387 three- bedroom units.
Of some 1,500 ownership units potentially affordable to extremely low-income households, only 6 were actually available to purchase. For low-income households, the available and affordable ownership supply expands to 66.
The number of homeless individuals and families who have received shelter and services in Bergen County was 5,050 in 1994. The number of homeless Bergen County served annually is expected to level off because there is a finite number of emergency shelter beds. As a result, increasing numbers of homeless people are turned away, sent to hotels or motels, or sent to shelters which are not full in other counties. There is a bottleneck because of a lack of transitional and permanent housing. In addition, there are a number of sheltered homeless who are living with family, friends, or inappropriate housing.
A March, 1994 survey identified 611 persons, of whom 35 were homeless youth, 271 were homeless persons in families, 65 were subject to domestic violence, 134 had severe mental illness, and 86 persons had alcohol or drug abuse problems.
The Housing Authority of Bergen County owns 503 public housing units located in six complexes. Of those units, 64 are family units, 393 are senior citizen units, and 46 are units specifically designed for the handicapped or are handicapped adaptable. The waiting list for public housing has 73 families, 530 elderly, and 9 disabled.
A survey taken by the Division of Data Resources revealed that there were no vacant public housing units in any of the Authority's six complexes. A HOPE 1 planning grant has been awarded to the Housing Authority to determine the feasibility of converting the 12- unit DeSimone court complex in Ramsey to owner-occupied housing.
The Housing Authority also manages 1,989 Section 8 Certificates and 314 Section 8 vouchers. The Section 8 waiting list, closed in 1990, was opened from September 30, 1993 to December 31, 1993. Approximately 2,500 applications were submitted during the three-month period and 1,250 families are now on the Section 8 waiting list.
There are also 7 municipal housing authorities in Bergen County with 1,756 public housing units located in 20 complexes and they manage a variety of Section 8 rental assistance programs.
Two examples of Federal policies that negatively affect affordable housing are the labor standards requirements and the environmental review process. The Federal policy related to the Home Investment Partnerships (HOME) requiring 15 percent of the grant to be awarded to a Community Housing Development Organization (CHDO) has not resulted in competitive proposals because of a limited number of qualified CHDOs. Social service providers have cited repeatedly the limited availability of new Section 8 certificates and vouchers as a major obstacle. Further, the Community Mental Health Agencies serving a single adult population have not had access to any new Section 8 allocations in several years.
On the State level, the New Jersey Planning Commission Report on Implementation Issues identified legislative changes needed to promote more affordable housing. The Commission agreed that housing programs should be expanded, giving priority for subsidies and programs to mixed-use centers designated in the State Plan. Another problem is that the New Jersey Housing and Mortgage Finance Agency has a strong urban bias that does not encourage State financing of affordable housing units in suburban counties or municipalities.
New Jersey has adopted Fair Housing Statutes to combat discrimination. The statutes accomplishes three things:
If the local fair housing agency is unable to resolve a particular issue, legal action may be the final recourse. Anyone engaging in steering, blockbusting, misrepresentation of housing availability, false description of a community, unequal lending practice, and listings that restrict minorities or low-income families to certain neighborhoods is chargeable.
The Fair Housing Council of Northern New Jersey provides comprehensive counseling for homebuyers or apartment seekers including information on renting apartments, buying houses or condominiums, and mortgage or financial requirements. It provides legal counseling in connection with discrimination and help in preparing complaints and lawsuits. The Council anticipates continuation of an annual grant of $300,000 in FY 1995 from the Department of Housing and Urban Development to support Fair Housing activities.
Lead-based paint is a potential hazard in 71 percent of homes in Bergen County. It is estimated that 40,003 extremely low-, low-, and moderate-income households live in housing with lead-based paint.
The Bergen County Department of Health, the City of Englewood, the City of Hackensack, and the Township of Teaneck have active programs to test children for blood lead. The Department of Health has received an average of two documented reports a month of high blood-lead levels in children during the first half of 1993, compared to 1 or 2 reports a year in the past. In 1994 the Department of Health identified only 11 children with elevated blood-lead levels above 20 micrograms per deciliter, which is considered lead poisoned.
In June 1994, the number of active cases of people with AIDS for the county was 359. The Regional HOPWA agency estimated there are 1,000 cases of persons who are either HIV positive or have AIDS in Bergen County. At any given time the Center in Time of Loss estimates there are 25 to 30 people with AIDS who are in need of housing. This group at risk of becoming homeless may also live in substandard housing.
The non-housing community development needs were determined through an extensive outreach effort both regionally and countywide. From these meetings, needs identified included the following:
The Federal resources from the Department of Housing and Urban Development (HUD) for Bergen County are administered and coordinated by the Division of Community Development for the 69 municipalities. There are six regional committees to evaluate program applications for their funding allocation. The Bergen County Human Services Advisory Council and the Comprehensive Emergency Assistance Systems Committee are umbrella groups through which representatives of government, voluntary organizations, providers, and non-providers can coordinate their efforts to improve the quality of human services for residents of the County.
The five-year Consolidated Plan for Bergen County brings together needs and resources into a coordinated housing and community development strategy designed to:
Several housing priorities have been selected to meet the needs of low income persons in Bergen County:
New construction of rental housing. The primary objective is to expand the rental housing stock available to low-income households including small families, large families and the elderly. New construction or substantial rehabilitation projects that are owned by nonprofit sponsors are an alternative to rental assistance.
Rental assistance for the elderly, families, and other households. The objective will be to use the existing private sector rental housing stock that is in good condition by providing rental assistance to ensure affordability.
Financial assistance for potential first-time homebuyers. The objective is to ensure that low-income renters have an opportunity to become homeowners.
Rehabilitation of owner-occupied single-family homes. The objective will be to use public and private funds to assist existing low-income homeowners repair and rehabilitate their homes. The goal is to complete 190 units.
Emergency shelter. The objective is to address the emergency shelter needs of homeless families and individuals. Anticipated funding during the next five years is $29 million.
Transitional housing. The objective is to address the transitional housing needs of homeless families and individuals. Funding for the next five years is expected to be $33.1 million.
Permanent supportive housing. The need for supportive housing is particularly acute for special needs populations including the mentally ill and mentally retarded.
The concept of creating suitable living environments includes improving the livability and safety of neighborhoods, preserving natural and historic features, increasing access to facilities and services and conserving energy resources.
Public facilities needs. Construction and rehabilitation is planned for 20 senior centers, four youth centers, 10 neighborhood centers, 10 child care centers, 25 parks, and 3 health facilities. Removal of architectural barriers also is planned.
Infrastructure Improvements. Flood drains, water mains, streets, sidewalks and sewer improvements need expansion and replacement.
Public service needs. Senior, handicapped, youth, transportation, substance abuse, child care, health, and employment services have been selected for action, as have fair housing activities and tenant/landlord counseling.
Economic development. High priority will be given to micro-business and other business, notably through a mall business loan program.
As of 1990, poverty affected 31,931 people in Bergen County. The highest concentrations of persons in poverty were in Hackensack, Englewood, Garfield, Fort Lee, Lodi, Teaneck, Palisades Park, Cliffside Park, and Fairview. Whites made up 71 percent of the persons in poverty.
The county has a number of agencies to carry out policies and programs to reduce the number of poverty-level families. The Bergen County Community Action Program is the county's designated antipoverty agency. Its purpose is to stimulate a better focusing of available local, State, private, and Federal resources to enable low-income families to obtain the skills, knowledge, and motivation needed to become self-sufficient.
In particular, the county has received funds for the following activities:
A variety of State, local, and private funds have been identified for use in addition to the Federal funds applied for in this plan.
The lead agency responsible for coordinating the Consolidated Plan and the submission process is the Bergen County Division of Community Development. The Division also will monitor compliance and subrecipient activities. The plan has been coordinated with the Bergen County Comprehensive Emergency Assistance Systems committee who developed the Homeless Continuum of Care section of the plan.
The New Jersey Departments of Human Services and Community Affairs developed a joint plan for the Continuum of Care section that would address the needs of both agencies. Staff from the Bergen County Division of Community Development participates on the Lead Task Force. The Division of Community Development maintains on-going strong relationships with the units of local government that make up the Bergen County entitlement 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 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) depicted.
Proposed projects will take in much of the county, but key projects will occur primarily in Hackensack, Rockleigh Village, and Bogota. Among the plans are:
