The City of Passaic is located in the lower portion of Passaic County, New Jersey. The City comprises an area of about 3.1 square miles with a population of 58,041. Per the 1990 Census, the population is 45.0 percent white, 20.6 percent black, 7.1 percent Asian/Pacific Islander, 0.5 percent American Indian, and 26.5 percent other races. Half of the population is Hispanic.
The City had 19,619 households in 1990, of which 71.9 percent were renter
occupied and 28 percent were owner occupied. The median household income in
1990 was $26,669. Owner-occupied housing in 1990 had a median value of
$165,100, while the median rent was $532.
The high cost of housing is a severe problem, particularly for lower income households. A household is considered as having a cost burden where gross housing costs, including utility costs, exceed 30 percent of gross income. A severe cost burden exists where gross housing costs, including utility costs, exceed 50 percent of gross income. The percentages of renter and owner households experiencing cost burdens and severe cost burdens within each lower income category are as follows:
| Renters | Owners | |||
|---|---|---|---|---|
| Income Category | Cost Burden | Severe Cost Burden | Cost Burden | Severe Cost Burden |
| Extremely low | 80% | 60% | 57% | 36% |
| Low | 61% | 10% | 27% | 15% |
| Moderate | 24% | 1% | 10% | 2% |
| Middle | 10% | 0% | 20% | 5% |
| All Income Groups | 43% | 22% | 21% | 8% |
Source: 1990 Census of Population and Housing: U.S. Department of Housing and Urban Development
The table shows that the proportions of cost-burdened households tend to increase as income decreases. Lower income renters generally experience cost burdens in higher proportions than owners. Extremely low and low income renters and owners have cost burdens at higher rates than the City as a whole. The high cost of housing is the largest housing problem for City residents.
The prevalence of households with any housing problem (including overcrowding and substandard housing) for each income category is compared to the City as a whole.
| Income Category | % Renters | % Owners |
|---|---|---|
| Very low income | 82 | 59 |
| Low income | 74 | 38 |
| Moderate income | 48 | 25 |
| Middle income | 31 | 33 |
| All income groups (including upper income levels) | 57 | 29 |
Source: U.S. Department of Housing and Urban Development
Among the lower income groups listed above, the percentage of households with any housing problems increases as income decreases. Very low and low income households have proportionately more housing problems than do householders of all income. According to HUD data, a total of 95 percent of large family renters with very low income have housing problems, compared to 95 percent for large family renters with low income, 89 percent for moderate income, and 70 percent for middle income. These proportions compare to 85 percent of large family renters from all income categories.
Homeless families and youth are not presently served by City facilities. Single adults are not fully served. The Salvation Army reports that its shelter, the Good Samaritan Inn, has been at or over capacity regularly throughout the shelter season. The Salvation Army has had to seek shelter beds elsewhere for eligible clients. In addition to City facilities and services for homeless persons and families, there are additional facilities and services outside the City providing for homeless persons and families from Passaic. An inventory of homeless facilities and services is included in the full text of the Consolidated Plan.
In addition to the City's homeless population, there are persons who are not homeless but require supportive housing. Supportive housing refers to housing arrangements where supportive services other than rental subsidies or abatements are provided persons who might otherwise become homeless or require a more restrictive living situation. The numbers of such persons are estimated below, based upon Census data and information from social service agencies to the extent available.
| Non-homeless Persons Requiring Supportive Housing | Number |
|---|---|
| Elderly | 1,700 |
| Frail elderly | 400 |
| Persons with disabilities (mental, physical, developmental) | 500 |
| Persons with alcohol or other drug addiction | 200 |
| Persons with HIV\AIDS and their families | 500 |
| Public housing residents | 200 |
At present, the Passaic County Human Services Department and the CEAS Committee of the County Human Services Advisory Council have not developed resource inventories or completed a needs assessment regarding existing and needed supportive housing.
The needs in an older urban area such as Passaic are great. An estimated
$488,241,000 is needed to address the diverse community development needs of the
City. High priority need levels are assigned to infrastructure improvements in
the areas of flood drain improvements, street improvements, sidewalk
improvements , sewer improvements, and other infrastructure improvement needs;
to public services in the areas of senior services, handicapped services,
substance abuse services, employment training, crime awareness, fair housing
counseling, child care services, and health services, accessibility needs,
economic development needs in the areas of commercial-industrial rehabilitation
and infrastructure, other commercial-industrial improvements, other businesses,
technical assistance, and other economic development needs, other community
development needs in the areas of lead-based paint hazards and code enforcement,
and planning.
The strategic plan identifies objectives and proposed accomplishments to meet priority needs in the areas of affordable housing, homeless needs, other special needs, and non-housing community development needs.
1. Retain housing and preserve neighborhoods by increasing the supply of standard housing affordable to lower income households. The focus of rehabilitation will be to assist homeowners with improving their properties. Since most of the City's housing stock consists of multiple dwelling units, this goal will also address needs relating to the rental housing market. The City has the following goals for rehabilitation over the five years of this plan.
| Income Category | Renter | Owner |
|---|---|---|
| Extremely low income | 80 | 40 |
| Low income | 70 | 35 |
| Moderate income | 50 | 25 |
| Total Units | 200 | 100 |
2. Increase the supply of affordable housing through new construction. A Community Housing Development Organization (CHDO) would construct two-family owner-occupied dwellings on lots acquired from the City. The owner units would be occupied by first-time homebuyers, with the second units available to renters. The City presently has the following goals for new construction during the five-year period.
| Income Category | Renter | Owner |
|---|---|---|
| Extremely low income | 2 | 1 |
| Low income | 3 | 2 |
| Moderate income | 1 | 3 |
| Total Units | 6 | 6 |
3. Assist renters to become first-time homebuyers. This objective would relieve overcrowding of existing rental units by creating owner units for current renters. For existing housing, rehabilitation would assure that the units are brought to standard condition. The estimated number of additional owner households to be gained over the five years of this plan is indicated by income category as follows:
| Income Category | |
|---|---|
| Extremely low income | 0 |
| Low income | 15 |
| Moderate income | 25 |
| Total Units | 40 |
NOTE: Renter units to be rehabilitated in the owner-occupied dwellings are included under objective number 1.
1. Help low-income families avoid becoming homeless. The City has a two-pronged strategy for achieving this objective. The first prong concerns reducing the housing cost burden for low-income families. The proposed accomplishments are described under the previous section, Housing. The second prong is economic development. Job creation and retention projects under the Business Development Loan Program will create or retain permanent jobs for lower income persons. Proposed accomplishments during the five years of this Consolidated Plan are as follows:
Number of permanent jobs retained (by low-moderate income persons) 40 Number of permanent jobs created (to be available to or held 125 By low-moderate income persons)
2. Improve outreach to homeless persons and assess their individual needs. The 1995 Passaic County Homeless Continuum of Care System identifies gaps in case management, which includes outreach and assessment. The plan also identifies a need to increase the number and availability of case managers. The County has recommended the establishment of a central client registration system for homeless programs to avoid duplication and inappropriate use of resources and to provide a clearer picture regarding the numbers and characteristics of persons who are homeless or at risk of becoming homeless. The expansion of case management services in the City of Passaic is also recommended. The City will continue to work through the CEAS committee during the next two years to implement these recommendations with CEAS funds or other available means. As an additional means of improving outreach and assessment activities, the City's Department of Human Resources had created an Emergency Resources Booklet forCity-based services. The book will be expanded and distributed to the community during the period of this Consolidated Plan.
3. Address the emergency shelter and transitional housing needs of homeless persons. The need for additional emergency shelter beds will largely be addressed at the County level, due to the limited number of beds needed for City of Passaic residents and the need crossing jurisdictions. Depending upon the overall availability of funds and the performance of its program, the City will continue to provide CDBG funds to the Salvation Army for the operating costs of its shelter for single persons. The City will also continue assisting the Salvation Army in attempting to locate a better facility for its shelter. Proposed accomplishments for transitional housing include 72 units for individuals and 2 units for families.
4. Assist homeless persons to make the transition to permanent housing and independent living. The proposed accomplishments will be identified when better information is available.
Other Special Needs
Long-Term Objective #1. Improve the safety and livability of neighborhoods.
Short-Term Objectives: Improve the City's infrastructure in lower income neighborhoods, with priority emphasis on street and sewer improvements.
Proposed 5-year accomplishments: 25,000 Feet of Public Utilities.Assist businesses that provide goods or services needed by low and moderate income residents.
Proposed 5-year accomplishments: 35 Businesses.
Eliminate conditions of 'spot blight' by assisting business owners in eliminating specific conditions of blight or physical decay.
Proposed 5-year accomplishments: 6 Businesses
Improve the facades of commercial buildings in lower income areas of the City.
Proposed 5-year accomplishments: 100 Businesses
Provide needed public services for low- and moderate-income City residents.
Proposed 5-year accomplishments: 20,000 (People in general)
250 Elderly Households
3,000 Elderly
500 Youth
Long-Term Objective #2. Increase access to quality public and private facilities and services.
Short-Term Objectives: Provide for the rehabilitation needs of eligible public and private facilities.
Proposed 5-year accomplishments: 3-4 organizations (e.g., improvements to a City-owned park or a non-profit facility serving lower income persons)Provide needed public services for low- and moderate-income City residents.
Proposed 5-year accomplishments: (See Long-Term Objective #1)
Assist businesses that provide goods or services needed by low and moderate income residents.
Proposed 5-year accomplishments: (See Long-Term Objective # 1)
Improve the facades of commercial buildings in lower income areas of the City.
Proposed 5-year accomplishments: (See Long-Term Objective # 1)
Long-Term Objective #3. Reduce the isolation of lower income groups within the area of the City lying to the East of Paulison Avenue through the revitalization of deteriorating or deteriorated neighborhoods.
Short-Term Objectives: Improve the facades of commercial buildings in lower income areas of the City.
Proposed 5-year accomplishments: (See Long-Term Objective # 1)Assist businesses that provide goods or services needed by low and moderate income residents.
Proposed 5-year accomplishments: (See Long-Term Objective # 1)
Improve the facades of commercial buildings in lower income areas of the City.
Proposed 5-year accomplishments: (See Long-Term Objective # 1)
Long-Term Objective #4. Restore and preserve properties of special historic, architectural, or aesthetic value.
Short-Term Objectives: Improve the facades of commercial buildings in lower income areas of the City.
Proposed 5-year accomplishments: (See Long-Term Objective # 3)
Long-Term Objective #5. Conserve energy resources.
Short-Term Objectives: Assist businesses that provide goods or services needed by low and moderate income residents.
Proposed 5-year accomplishments: (See Long-Term Objective # 1)
Long-Term Objective #6. Expand economic opportunities through job creation and retention.
Short-Term Objectives: Retain and create jobs for low and moderate-income persons.
Proposed 5-year accomplishments: 50 Businesses: 40 Low/Mod Jobs Retained, 125 Low/Mod Jobs Created
Long-Term Objective #7. Establish, stabilize, and expand businesses.
Short-Term Objectives: Improve the facades of commercial buildings in lower income areas of the City.
Proposed 5-year accomplishments: (See Long-Term Objective # 3)Retain and create jobs for low and moderate-income persons.
Proposed 5-year accomplishments: (See Long-Term Objective # 6)
Assist businesses that provide goods or services needed by low and moderate income residents.
Proposed 5-year accomplishments: (See Long-Term Objective # 1)
Eliminate conditions of 'spot blight' by assisting business owners in eliminating specific conditions of blight or physical decay.
Proposed 5-year accomplishments: (See Long-Term Objective # 1)
The action plan describes the activities to be undertaken with 1995 funds that will further the objectives of the Consolidated Plan. The City of Passaic's consolidated formula allocation includes entitlements of $1,536,000 under the Community Development Block Grant Program and $666,000 under the HOME Investment Partnerships Program. An estimated $39,600 in program income is also expected. A summary of the activities follows.
Community Development Block Grant Program
| Activity | |
|---|---|
| Public Services (all activities) | $229,207 |
| Housing Rehabilitation Loan Program | 120,000 |
| Business Development Loan Program | 100,000 |
| Program Administration | 235,000 |
| Rehabilitation of Public Facilities | |
| YMCA45 River Drive | 17,000 |
| Street Improvements (Summer St. and Howe Ave.) | 600,000 |
| Transitional housing 21 Grove Street | 4,000 |
| Planning | 60,000 |
| Fair Housing | 51000 |
| Facade Improvements Commercial Buildings | 205,393 |
| Total | $1,575,600 |
HOME Investment Partnerships Program:
| Act | Funding |
|---|---|
| Program Administration | $66,000 |
| CHODO Operating Expenses | 10,000 |
| New Construction | 140,000 |
| Substantial Rehabilitation | 125,000 |
| Moderate Rehabilitation | 175,000 |
| Acquisition | 150,000 |
| Total | $666,000 |
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, and proposed HUD funded projects.
MAP 6 depicts Neighborhood Segments and streets with proposed HUD funded projects; in addition, a table provides information about the project(s).
Glen Carter, Director
Department of Community Development
Phone: (201) 365-5563
