Amherst is the largest suburban town in the Buffalo metropolitan area. It is the location of the State University at Buffalo's North Campus, Millard Fillmore Suburban Hospital and substantial medical and other office developments, as well as the Boulevard Mall and numerous retail developments. The Amherst Industrial Development Agency has been effective in the development of two industrial parks and in making the Town home to many new high tech businesses. New York State Urban Development Corporation (UDC) sponsored the development of the Audubon New Community adjacent to the North Campus. The pace of residential construction has slowed down as most of the prime buildable land in Amherst has been developed. Large expanses of wetlands cover much of the Town's remaining open space. Map 1 shows the points of interest in Amherst.
Amherst has acquired a reputation for being an upscale community, at least in part because of the many new subdivisions built in recent decades. However, in actuality it is a very diverse community. Approximately 24% of the Town's population is low or moderate income (i.e., below 80% of the Erie County median income) and over 5% have incomes below the poverty level. 18% of all homeowners are elderly (65+); 22% of all renters are elderly. The elderly represent the fastest growing age cohort of Amherst's population. The age 60+ population increased 31% between 1980 and 1990. The most dramatic increases occurred in the age cohorts for 75-84 (36%) and 85+ (87%).
Although Amherst has no public housing per se, there are eight subsidized rental developments housing 1,314 households in the community. Four of these developments are intended for families while four are reserved for senior citizens. These developments are partly responsible for the lack of concentration of low and moderate income households in just one part of Amherst. The highest concentrations of lower income population occur in the northwest and southwest corners of the Town. Map 2 shows points of interest with low-mod areas outlined.
Amherst has the greatest minority population of any of the Buffalo suburbs. Of the total population of 111,117, nearly 8% is minority. Although all minority groups represent an increasing portion of the Town's population, the largest and fastest growing group are Asians. There are six census tracts with minority populations of 12% or more. The southwest corner of Amherst has the largest proportion of minority population, nearly twenty percent. Map 3 shows the low-mod areas outlined with areas of minority concentration shaded. Map 4 shows low-mod areas outlined with unemployment shaded.
Amherst has 44,518 year-round housing units. At the time of the
1990 census, 10,387 were renter occupied and 30,930 owner occupied. The
vacancy rates were 7.2% and 1.4 %, respectively. The average price of a used
home in 1990 was $136,700. Approximately 40% of the Town's housing was
constructed prior to 1950.
The elderly represent the fastest growing cohort of the Town's population. The age 60+ population increased 31% between 1980 and 1990. The most dramatic increases occurred in the age 75-84 (36%) and 85+ (87%) cohorts. The growth in these groups indicates a need for supportive rental housing, enriched housing services and in-home services and supportive services to maintain their independent living environment.
Amherst acts as the lead public housing agency (PHA) for the Erie County PHA Consortium. There are currently over 500 residents on the PHA waiting list for the Section 8 rent subsidy program.
The homeless population at need in the Town are battered women with children, indicating a need to continue allocating Emergency Shelter Grant funds to shelters which serve these populations.
Statistics for special populations in need of supportive housing in
the Town are generally more difficult to compile and analyze. As part of the
Consolidated Plan preparation, the Town surveyed and encouraged responses from
supportive housing providers serving the Town. In general, countywide
statistics show a significant need for supportive housing. Currently there are
22 group homes (community residences) in Amherst sponsored by 5 nonprofit
agencies providing a total of 184 beds offering supportive housing to special
populations in the Town.
$170,000 in CDBG funds;
$ 70,000 in residential rehabilitation revolving loan fund program income;
$190,000 in HOME funds for 135 units.
$2,000 in CDBG funds for 13 units.
$8,000 in rental rehabilitation program income for 2 units.
"Rollover" through the current program to assist 8 elderly households.
Application if funds become available to assist 50 elderly households.
$190,000 in HOME funds to assist 38 first-time homebuyers purchase homes.
$9,000 in CDBG funds to assist 5 homeowners, 80 renters, 12 first-time homebuyers and 5 families in imminent danger of homelessness.
Permanent affordable housing for the homeless:
2 Section 8 Certificates/Vouchers will be used to assist the
homeless.
Nearly $370,000 in CDBG funds will be used to replace a deteriorated sanitary sewer on East Royal Parkway and to provide handicapped access throughout the town.
Although homes in the Town of Amherst command a higher price than homes in other suburban towns in the metropolitan area, this is the result of market forces. The Town's zoning ordinance permits the construction of single family homes (in MFR-5 zones) on fifty foot lots, and the Town has been generally receptive to accommodating rezonings for apartments and condominiums. Based upon a review of possible barriers to affordable housing, the Town has not identified any inordinate requirements in the rezoning or subdivision review process. The greatest barrier to affordable housing in the Town is NIMBYism (Not In My Back Yard-ism), i.e., the opposition by residents to any proposals labeled "subsidized", "low income" or "affordable". Nonetheless, the Town has myriad subsidized apartment complexes and group homes (community residences). The Town Board has also established a committee to provide a touchstone between community residents and nonprofit agencies that propose to locate group homes in the Town.
The Town publishes display advertisements on a quarterly basis in local weekly newspapers notifying the public of the possible forms of housing discrimination and of the availability of the Town's fair housing officer to assist in the filing of any complaints in fair housing matters.
Every two years the Town provides local realtors, apartment complexes, churches and day care centers with summaries of fair housing laws.
As a suburban town, Amherst does not have the prevalence of very old housing with the problem of lead-based paint. In its housing rehabilitation loan program community development staff routinely advise applicants of the dangers of lead-based paint, the likelihood of its presence in homes built prior to 1978, advisable methods for removing lead-based paint and the availability of free testing for lead in the blood of children at the county health clinic. Rehabilitation loans may be used to remove the danger of lead-based paint from eligible properties. To date the program has not identified any children with high levels of lead in the blood.
Town of Amherst is lead for the HOME Consortium which includes the Town of Cheektowaga and the Town of Tonawanda.
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; in addition: a table provides information about the project(s).
MAP 6 depicts neighborhood streets and proposed HUD funded projects, as described in the table under MAP 5.
