Elizabeth, with a population of approximately 110,000, is the fourth largest city in New Jersey and serves as an air, road and rail transportation hub for the northeast. The 1995 Consolidated Plan provides one of the means to achieve the City's vision of economic renaissance as a model for revitalization of urban areas and improvement of the quality of life. The planning process has involved citizens, community-based organizations, companies, industry and government coming together as partners to meet the city's goals for the future. The purpose of the Consolidated Plan is to streamline the U.S. Department of Housing and Urban Development grant application process by satisfying the minimum statutory requirements for four HUD programs in one plan. This summary offers the City residents a quick overview of Elizabeth's needs assessment, strategic plan for addressing the needs over a five year period, and a one-year Action Plan for utilization of Fiscal year 1995 HUD funding.
The Action Plan provides for HUD Federal assistance in the following amounts: Community Development Block Grants: $3,063,000; Emergency Shelter Grant: $107,000; and Home Investment Partnership (HOME) Program: $1,103,000.
Two public hearings were held, one in January and another in June 1995, with
copies of a draft plan available in public libraries and public offices. Over
50 public officials and citizens participated in six different task forces to
determine priorities. The Mayor actively participated in the process and
appointed a citizen's advisory committee to make recommendations on proposals
received from public service and public facility representatives.
In marked contrast to the population losses suffered by other urban centers in the Northeast, the City of Elizabeth's population count in the 1990 census revealed a 3.6% increase to a population of 110,002. It is the belief of city officials that the actual population exceeded this number by several thousand. As in most urban centers, there was difficulty in reaching persons such as illegal immigrants. There was also growing evidence of illegal conversions and overcrowded living conditions as well as growing school enrollments which cast doubt on the census information.
U.S. Census data revealed that 13.7% of the residents were below the poverty level, and that the per capita income of $12,112 was less than 75% of the national per capita income. Based on this data, in March 1993 the U.S. Dept. of Housing & Urban development notified the City of Elizabeth that the City had been determined to be in fiscal distress. Summarily, the City is faced with a growing population of low income persons, with varied economic, housing and supportive needs, to be discussed in succeeding narratives. In 1994, the average unemployment rate was 11.6 percent compared to the State average of 6.8 percent.
The most significant changes in the city's demographics were the dramatic increase in the Hispanic population and the decrease in the non-Hispanic white population.
The median age remained unchanged at 32.3, with the following significant changes noted in age group categories:
The 24.8% decrease in the 45-64 age group paralleled the 23% decrease in
white non-Hispanic population. This population loss could account for the
median income and per capita income drop, particularly since it is assumed that
persons in the 45-64 age bracket are at peak earning power.
It has been estimated that there may be as many as 1,500 illegal conversions of housing units to uses inconsistent with the Building and/or zoning codes. Such conversions can create a serious threat to the public health and safety. While the City is committed to the identification of illegal conversions to protect citizens against hazards, aggressive enforcement can created additional homelessness.
The 30% population increase in the 25-44 age group suggested the first category for consideration in assessing housing needs for affordable apartments and opportunities for first-time home ownership:
The elderly population, 65 and over, remained unchanged, and income status of this age group indicates another housing need:
In examining poverty by race, the highest incidence of poverty is among black residents. (30.8% below poverty).
In analysis of poverty status by type of householder, it is evident that the category Female Householder, no spouse, with children under 5 to 17 years of age have similar poverty status, across racial and ethnicity lines, with range of 66.9% to highest percentage in poverty among Hispanic women, at 69.0%.
The City of Elizabeth is a densely populated, low rise, predominantly multi-family, rental community with no available open spaces zoned for residential new construction. The creation of new housing units is largely dependent on rehabilitation and conversion of older structures and in-fill new construction.
There are 41,315 housing units: 39,101 are occupied, 68% of which are occupied by renters and 32% by owners. Rental occupancy is twice the state percentage.
Since the 1990 Census vacancy rate of 4.8% , reports from the Rent Control offices reveal that the overall vacancy rate has increased substantially in recent years, due to evictions and rent cost burdens forcing many persons to "double up" with other family. Vacant market rate apartments are unaffordable to almost 50% of the City's residents.
The stability of the City depends on increasing homeownership opportunities. The current real estate market reveals that the cost of home purchase, which declined dramatically in the '90s, has leveled recently. There is now a window of opportunity for the first time homebuyer, particularly in light of the falling interest rates.
The following pressing housing needs are to be included in the city's prioritization:
Housing affordability controls are based on the following family income limits, as defined by HUD:
| Very low income | Up to 30% of median | $16,800 | ||
| Low Income | 31 - 50% of median | $28,000 | ||
| Moderate income | 51 - 80% of median | $44,800 |
At maximum of $16,800 per annum income, the very low income family of four can afford no more than $420 per month for housing. At maximum of $28,000 per annum income, the low income family of four can afford no more than $699 per month for housing.
Rentals
The current Fair Market Rents, as established by HUD, for the Newark Housing Statistical Area, which includes the City of Elizabeth, are as follows:
At these "fair market rents", the "family of four" requires an annual income of:
Home Ownership
The most compelling need among homeowners is to assist the elderly -- 3,460, or 23% of all owner-occupied households are owned by elderly. 1,661 of these units are owned by seniors in the very low income category. 50% of senior-owned properties must be maintained with incomes less than 50% of MFI. These statistics mandate homeowner assistance, to avoid property deterioration and blight. It is beneficial city-wide to maintain property values and ratables.
With income not having kept pace with the rising cost of homeownership and escalation of local property taxes, the cost burden of more than 30% of income used for housing spans very low to moderate income householders. The excessive housing cost burden obviates the need for assistance in critical home improvements -- 1,360 very low and low income homeowners have >30% cost burden.
Housing costs which had escalated in the boom of the '80s dropped considerably in the '90s, but based on current median income statistics, the purchase of a home by the first-time homebuyer is still out of reach for most City residents. The current average purchase price in the City of Elizabeth is $117,000. Approximately 20 percent of the permits for construction of single family units were mainly townhouses or attached houses built in an effort to attract first-time homebuyers.
The Comprehensive Housing Affordability Strategy (CHAS) estimated 324 homeless persons in the City of Elizabeth: 249 sheltered and 75 unsheltered. Other estimates indicate a range of 113 unsheltered to 200 persons. Of the sheltered population, the following related service needs were assessed:
| Alcohol/Drug Abuse | 22% |
| Domestic Violence | 20% |
| Homeless Youth | 15% |
| AIDS/Related Illness | 5% |
| Disabled/Potential Homeless | 26% |
| Homeless Pregnant Women | 12% |
Priority needs in Elizabeth include:
The Housing Authority of the City of Elizabeth owns and operates seven (7) public housing projects with a total of 1662 rental units for low and moderate income families. Four (4) of these projects are devoted to senior citizen housing. Of the 1,662 rental units, 152 were vacant at the time of the inventory with 106 vacancies in one project.
City area realtors surveyed agreed that there is a need for outreach to educate first-time homebuyers as to availability of federal and state assisted programs that might help make home purchase a reality and that realtor assistance was at no cost to the home purchaser.
The City of Elizabeth has recognized this need and instituted meetings with local realtors to discuss strategies for increasing homeownership and barriers encountered in transfers of realty. The City is also examining and amending existing housing programs guidelines, to eliminate barriers encountered by developers in the housing production process.
The most obvious barriers to affordable housing are twofold: inadequate income to accommodate housing cost burden and lack of funding for the production of housing units for very low income persons. Other barriers include affordable rental housing for small and large housing, lack of rental and housing assistance for elderly and the disabled and insufficient transitional housing for homeless individuals and families.
A Federal survey done in 1990 revealed that 74% of dwellings built before 1980 have some lead- based paint inside or outside, and that the percentages rise to 90% of those built before 1940. At greatest risk of lead poisoning are children under the age of six years. At-risk housing stock in the City of Elizabeth are:
The problem of aged housing in Elizabeth, coupled with the fact that 68.2% of the children under the age of five are living below poverty level, are factors which increase the potential of lead poisoning among children. In compliance with HUD Lead-Based Paint Standards (HUD Handbook 1378), all units of housing to be rehabilitated, where children under age of seven reside, are inspected for lead as preliminary procedure instituted by the Elizabeth Home Improvement Program. Any presence of lead must be abated in these units which are HUD-assisted projects. The inspections are performed by the City's Health inspectors.
HIV/AIDS
In 1994, 647 residents of Elizabeth were reported to have the disease, 46 percent attributed to intravenous drug users or sex partners. Fastest growth was reported in woman, who composed 25 percent of the cases. Rental assistance subsidy needs continue as do those of the social service agencies.
Elderly
In 1990, there were 13,168 persons, or 11.9 percent of the population, in the 65 years and above category. Of this population, 31 percent live below the poverty level. Of the above, 11,188 persons are no longer in the labor force, 3,597 have some mobility limitation and 1,256 have mobility and self-care limitation. The Housing Authority owns and operates four senior housing complexes for low/mod seniors with a total of 596 seniors housed. Homemaker services are provided at other housing projects of the Authority with CDBG funding. Needs involve affordable housing, emergency repairs and home security systems and fire prevention devices.
Community development needs focus primarily on the economic development component.
Between 1980 and 1990, the city lost 53,000 jobs, or 10 percent of its
employment, when manufacturing, transportation and port-related jobs were lost
in huge numbers. Services and retailing expanded but did not offset
manufacturing. Contamination from years of industrial use and unsafe disposal
practices has made many of the former industrial sites expensive to reclaim due
to the environmental cleanup needed to make them safe. Needs involve improved
education and language skills, mitigation of drug and crime problems, leveraging
of new sources of employment and making additional lands reusable for productive
uses.
The overall mission of the City of Elizabeth is to enhance the quality of life for all by bringing together residents, the business community and government entities. The city is a place where economic opportunities are being made available to meet the current and future needs of the population. Increased growth of business and industry will enable the city to become economically viable in providing required services to its residents. A system based on a continuum of health care and human services will become accessible to all residents.
The five year strategic plan for the City of Elizabeth is to achieve the following goals within the city's mission:
In the development of the subsequent priorities, the following interrelationships were taken into account:
Priority # 1 - Creation of affordable (i.e., low-mod) housing units through substantial rehabilitation or new construction.
| Small related families | 3,446 households | |
| Large Related Families | 870 households |
Priority # 2 - Homeowner assistance for elderly, disabled & other low income. (200 units)
Priority # 3 - Assistance for first time homebuyers: objective is 50 units in 5 years.
Priority # 1 - Transitional housing for singles with families as a medium
priority.
Priority # 2 - Supportive services in a continuum of care.
Priority # 3 - Rental assistance (8 housing units).
Priority # 1 - Elderly: 66 units.
Over the next 5 years, the City hopes to see the following high-priority projects which rehabilitate deteriorated properties completed:
Other high priority projects:
To move forward with economic development initiatives for commercial and
industrial growth, coupled with job training plus continuum of care for the
homeless and persons with special needs.
The One-Year Action Plan identifies the proposed uses of the following funds by program:
| Community Development Block Grant (CDBG) Program | $3,063,000 |
| Emergency Shelter Grant Program | 107,000 |
| Home Investment Partnership (HOME) Program | 1,103,000 |
Major Uses of CDBG Funds:
| Public Services -- 11 projects | $ 836,000 |
| Public Facilities and Improvements (includes design for new fire headquarters) | 97,000 |
| Rehabilitation and Preservation (includes Elizabeth Home Improvement Program) | 480,000 |
| Economic Development (See projects in Strategy) | 998,000 |
Major uses of Emergency Shelter Grants:
| Raphael's Life House, Urban League, Salvation Army, YMCA, YWCA | $ 87,000 |
Major Uses of HOME Program:
| Substantial Rehabilitation/New Construction | $ 344,000 |
| Single Family Moderate Rehabilitation | 100,000 |
| First-time Homebuyers | 200,000 |
| Transitional Housing for Homeless | 168,550 |
| Community Housing Development Organization | 165,450 |
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 depicts Neighborhood Segments and proposed HUD funded projects.
MAP 7 depicts Neighborhood Segments and streets with proposed HUD funded projects; in addition, a TABLE provides additional information about the project(s).
MAP 8 depicts Neighborhood Segments and streets with proposed HUD funded projects; in addition, a TABLE provides additional information about the project(s).
MAP 9 depicts Neighborhood Segments and streets with proposed HUD funded projects; in addition, a TABLE provides additional information about the project(s).
