The seat of Erie County in western New York, 16 miles southeast of Niagara Falls, Buffalo lies at the outlet of Lake Erie on the Niagara River, at the site where the Buffalo River empties into the lake. Buffalo also is the terminus of the New York State Barge Canal. The opening of the St. Lawrence Seaway in 1959 enhanced the city's position in international trade and as a center for the transport and milling of grain. Buffalo continues to be a leader in the steel and electrometalurgical industries. Other manufactures include nonferrous foundries, coal elevators, food products, automobile and aircraft parts and electric motors.
The City of Buffalo will be using the following funds for their FY 1995-96 Program: Community Development Block Grant (CDBG) Program ($22,976,000); HOME Program ($4,814,000); and Emergency Shelter Grant (ESG) Program ($802,000).
Citizen input to the Plan was structured through two means. First, in-depth citizen input has been built into all planning efforts undertaken within the City as a matter of Administration policy. The results of a wide range of neighborhood and city-wide citizen planning efforts provided the initial citizen input used to formulate the Consolidated Plan. In each of the city's planning and development efforts, the City has structured extensive public participation which an unprecedented period of listening and interaction between City government and the members of the Community, and lead to many of the policies expressed in this plan.
The second level of Citizen participation involved a formal process related
to the formulation of the Consolidated Plan, which began with the formation of
the Housing Task Force. The City began formal hearings regarding the
Consolidated Plan in January, commencing a formal period of public hearings
which continued through April to give the Consolidated Plan its final shape, and
included Common Council hearings, as well as final review by the Citizen's
Advisory Committee (CAC).
The City of Buffalo experienced dramatic population loss, losing nearly one half of its population since 1950. During the same period, the remainder of the region, Erie and Niagara Counties, has experienced a significant increase in population, although the remainder of the region lost population in the 1980 to 1990 period. Overall, population shifts have resulted from permanent outmigration from the region and from out migration from the City to the suburban ring. However, although total population has dropped over the last decade, the number of households within the region has remained relatively stable, indicating some stabilization of overall housing demand patterns.
Traditional family structure has also changed dramatically -- householders
living alone, married couples without children, and single headed households
with children form the bulk of households within the City. The racial
composition of the region's households has also changed. White households make
up 67 percent of the City's total households, Black households represent 29
percent, and Hispanic households 4 percent. Despite an increase in the minority
population, Buffalo remains segregated by race. The location and spatial
distribution of income and race shows great disparity across the City, with the
City's poor and minority population concentrated in the City's lower west side
and east side.
Economic growth within the region is a picture of contrasts, one in which the City is no longer the economic center of gravity within the region. Between 1970 and 1980, the region as a whole shared a relatively similar pattern of economic change-- the regional economy shrunk by 93,317 jobs, and the City and the rest of the region shared similar sectoral shifts, suffering major jobs losses in the three largest employment sectors, manufacturing, retail trade, and professional services.
However, after 1980, the City in comparison to the rest of the region experienced widely different economic fortunes. While total jobs shrunk from 171,880 in the in City 1970, to 131,329 in 1980, to 131,001 in 1990, the rest of the region went from 337,909 jobs in 1970 to 285,144 in 1980 to 411,685 in 1990. The region outside the City gained 126,541 jobs between 1980 and 1990 while the City's job growth remained flat (328 job losses during the decade). The three largest employment sectors in both the region remain professional services, retail trade, and manufacturing, although manufacturing is in fact still the second largest employer in the rest of the region.
The shift to services have shifted wage rates downward across the country, however non- manufacturing workers in Buffalo earn less than workers in other US cities. While changing employment fortunes have affected the City's work force, they have impacted the City's minority communities even more so. The City's overall unemployment rate remains above the national average, but has soared in the African-American community, reaching as high as 56% among young African American males in certain census tracts. Subsequently, poverty rates remain concentrated on the City's east and lower west sides.
The City has found that there is a need to stimulate the private housing market. Regional home buying patterns show a strong demand for newly constructed homes, particularly for high cost single family units and single home owner and small family units.There is a need to promote homeownership. The 1990 census indicates that rates of home ownership in Buffalo are significantly below the rest of the region and the nation. 39 percent of all housing units in the City are owner occupied compared to 58% nationwide. Home ownership rates by race shows even greater disparities. 48 percent of white residents in the City own their own homes, compared to 33 percent of African Americans and 16 percent of the Hispanic population.
City housing policies have been plagued by problems such as construction of housing in isolated locations, construction of suburban style housing that destroy urban character. Demolition has been used in an indiscriminate manner and has not focused on the building of complex neighborhoods. Additionally, there is a need to provide housing for persons living with AIDS and HIV related illnesses, the severely mentally ill, the physically disabled, and the elderly and frail elderly.
Housing values in the City have remained considerably lower than the rest of the region. Median home value of owner occupied units as of 1990 is $46,700, while average rent is at $352 per month. In addition, the City's housing stock is now among the nation's oldest, with 60 percent of units built before 1940.
The City's 10 percent vacancy rate compares favorably to the national average, and is not unusually high. The City has actually taken a net of 13,664 units off the market since 1960, through conversions and demolition, keeping pace with falling population.
One of the indicators used to define the population in need of housing assistance rests on relative levels of income. The most frequently used indicator of need is median family income. Median Family income is adjusted by family size and is referred to as the HUD Adjusted Median Family Income, or HAMFI. Very Low income families are defined as those families whose income is 30 percent or less of the City's median family income.
There are 28,965 0% to 30% HAMFI renter households for only 14,525 affordable rental units. 24,533 of those renters pay more than 30% of their monthly income for housing expenses. 39% of all renters have incomes below 31% of the HAMFI with an additional 35% having incomes below 51% of the HAMFL. The cost of new construction makes the supply of rental housing unaffordable to 66% of Buffalo's renting population.
Of the existing homeowners 26,009 households have incomes less than 81% of the Area HAMFL. 7,233 of that group pay more than 30% of their monthly income for housing expenses. HOME ownership is one of the principal tools in combating the blighting effects of absentee ownership; yet 28% of current home owners with incomes less than 81% of the HAMFI can't afford their shelter and are probably incapable of rehabilitating their homes to basic code standards. The cost of new construction is beyond the means of 56% of Buffalo's population.
Additionally, because low income families have lower incomes, the percentages of monthly household income spent toward housing costs, including utilities, are greater than other families. 30 percent of household income spent on housing costs is typically used as an acceptable level, however for many families, housing costs exceed this level. More severe cost burden prevents households from repairing their homes and affording home ownership. 20,314 (37%) of renting households making less than 81 percent of HAMFI experience severe (housing costs greater than 50% of monthly family income) cost burden. 2,944 (11%) of home owners making less than 81 percent of HAMFI experience severe cost burden. Severe cost burden is the single greatest cause of homelessness.
According to a survey conducted by the Erie County Commission on Homelessness, the total daily average number of homeless persons served by the City's homeless facilities and service providers is at 787 persons, of which 175 (22%) are families in need of homeless support programs. While determining the exact number of homeless persons is difficult, key indicators suggest that homeless families are the single fastest growing segment of the homeless population, particularly women with children.
Service to the homeless in the City is provided by the Erie County social service network whose programs include social services, health care, food stamps, rental subsidies, housing rehabilitation grants/loans, aid to special populations, emergency and transitional shelter. Program components include a wide range of activities including but not limited to shelter, meals, clothing counseling, mental health services, victims of domestic violence, substance/alcohol abuse, linkage to service agencies, dental clinics, health care clinics, services to the elderly, services for persons with HIV/AIDS, services for the disabled, aid to teenage mothers, aid to families, etc.
Services are also provided by consortiums of public agencies, including the Homeless Initiative Program and the County's Public Housing Authorities and the Rental Assistance Corporation of Buffalo.
The City carries out a number of assisted and affordable housing programs designed to meet a range of needs. This includes public housing, which are state and federally funded rental units managed by the Buffalo Municipal Housing Authority (BMHA), multi -family properties, and public housing projects.
The Buffalo Municipal Housing Authority's (BMHA) has taken an inventory of it's public housing units. A five year modernization plan has been developed which will address needs such as building rehabilitation, landscaping, security and a variety of resident initiatives.
Lower income families face a number of barriers in attaining affordable, quality housing including: physical condition, public housing conditions, income and cost burden, financing barriers, public policies, infrastructure, housing discrimination and service delivery systems.
The City will enact the following strategies aimed at providing better quality housing options for low income families:
Education - potential home buyers need to learn the credit process, financial planning, post purchase maintenance;
Financial Incentives - such as credit enhancements to reduce bank's risk, Fannie Mae/Freddie Mac/neighborhood pilot programs, use of CDBG funds to provide premiums for higher-risk loans, use of loan pools, rent-to -own program;
Public Subsidies Policies - including re-examination of homestead/non-homestead tax structures, purchase subsidies, privatize public units;
Infrastructure/City Services/Utilities - reexamine real estate tax policies, explore energy efficiency, integrate planning of Public Works Department, Sewer Authority and Water Authority, market positive image, deal with bulk garbage and tires, organize neighborhoods and improve Housing Services Department, develop affordable design innovations, reduce labor costs, improve procedures and training for building code inspectors;
Improve Community Support Services - such as improve management/funding of CBOs, develop City home shows, market home ownership through churches and block clubs, establish home buyers clubs.
The City certifies annually that it will comply with Title VI of the Civil Rights Act of 1964 and Title VIII of the Civil Rights Act of 1968 (as amended), and certify that it's program will be conducted in a manner which affirmatively furthers fair housing.
The following actions will be taken by the City of Buffalo during years one through five:
First Year Goals
Second Year Goals
Third - Fifth Year Goals
The Erie County Health Department has traditionally been the local agency responsible for detecting lead poisoning and enforcing lead abatement requirements. The City also conducts community education in lead poisoning which includes door-to-door community outreach targeted at high risk census tracts and community speakers. The coalition of 20 agencies planned and implemented a conference at Buffalo Convention Center geared to medical professionals, nutritionists, lawyers, environmentalists, parents and education to focus attention to the lead problem by proving a comprehensive overview. The conference will serve as a catalyst for future action to be taken within the City and surrounding areas.
Rebuilding the City will require a mix of strategies and programs to fundamentally address its most basic problems. There is a need to provide high quality basic services to City residents in a coordinated and comprehensive manner. A need exists to close service gaps, address duplication and inefficiency due to overlapping functions among divisions, City Departments and outside human service providers.
The City's vision is to create a climate for positive change in the schools which will result in the stabilization of the community as a whole. The City will continue to put more resources into the Community Schools Project to address the intricacies of urban living. New sites need to be developed and the Mayor's Neighborhood Impact Team is focusing efforts on cleaning up areas surrounding the Community Schools. There is a need to reinvest in the youth to reduce the incidence of juvenile delinquency and develop alternatives to incarceration due to crime, violence and illegal drug activity.
It is necessary to coordinate these human service programs with economic development initiatives to foster a sustainable community. The creation of new businesses lies at the heart of creating job opportunities for City residents. There is a need to strengthen downtown and neighborhood development. Additionally, there is a need to support entrepreneurs, provide access to capital and create meaningful job training programs for youth.
The City of Buffalo is the lead agency who will be coordinating Consolidated
Plan activities.
Improving the quality of life for all of the City's residents is the fundamental goal of the Consolidated Plan. This includes: building a shared vision for change, clearly identifying and analyzing the needs of the community, improving the delivery of basic municipal services through analysis and interagency coordination, establishing objectives for investment and development and building an institutionalized continuous planning process.
The City of Buffalo housing policy stimulates private development of the housing market in order to retain residents and attract new investment in the City. City housing policy also augments the private housing market, supplying housing to people who other wise could not afford decent housing. The following are the City's housing priorities:
The City will enact policies to stimulate the City's housing market. While aggressive loan programs to support the purchase of existing homes will continue, the City will pursue the development of newly constructed subdivisions and housing projects to meet these areas of market demand.
The City's policy will be aimed at converting renters into owners by making it easier to buy a home, especially for Buffalonians who can afford mortgage payments but not down payment or closing costs. The City will also promote homesteading.
The City's housing strategy will reinforce, revitalize or restructure residential areas as needed. The focus will be to insure that amenities will be available near newly constructed housing as a part of community building, new construction will reflect the architectural, historic and cultural context, scale of the surrounding community and that housing will not be built facing major industrial/commercial areas without green space buffers.
The City will restructure the public housing system and restructure and reorganize the assisted and affordable service delivery system.
Reducing homelessness in the city will depend upon job creation, education and improved access to affordable housing. The City's homeless policy will focus on the following areas: improving emergency shelter facilities, increasing the number of homeless care facilities for families, encouraging independent living, promoting partnerships between housing and support service agencies, conversion of public buildings to homeless shelters, utilizing housing rehabilitation and home purchase programs, deconcentration of homeless facilities.
The City will focus on providing emergency housing for families, transitional housing for families, residential housing programs, permanent housing for families and long term nursing care programs.
Safe, decent and affordable housing as a stabilizing force in the lives of seriously mentally ill individuals including single room occupancy or efficiency units.
There needs to be established housing with support options for disabled individuals in a variety of settings for families and individuals.
There is a need for supportive housing and services such as transportation and home care and case management services.
The creation of new businesses lies at the heart of creating job opportunities for City residents. Rebuilding the City's economy will depend upon empowering all City entrepreneurs - large and small - to reach their full economic potential. The following provides the City's economic development and job creation priorities:
The City's "human capital" is its most valuable resource. The prosperity of the City is determined by the character, health and well being of its people. Human needs programming must be an integral part of all physical, economic, and fiscal planning efforts. The following provides the City's human services priorities:
The City of Buffalo will utilize a variety of Federal, state, local and private sector resources to carry out it's Consolidated Plan.
The City will carry out its affordable and supportive housing strategy
through working with public, private and non-profit housing providers.
The City of Buffalo will carry out a variety of housing, human service, economic development and job creation activities. The following is a list of the City's paramount development projects:
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 streets with proposed HUD funded projects.
MAP 7 depicts Neighborhood Segments and streets with proposed HUD funded projects.
TABLE (without associated map) provides information about the project(s).
