The City of Glens Falls has been allocated $716,000 for the FY 95 Community Development Block Grant (CDBG) program as administered by the US Department of Housing and Urban Development (HUD).
In addition to the allocation for FY 95, the City anticipates receiving $63,600 in program income bringing the total community development budget for the year to $779,600.
| 1. Housing Rehabilitation | |
|
$200,000 |
|
75,000 |
|
42,800 |
| 2. Neighborhood Public Facilities | $25,000 |
| 3. Public Service | $130,000 |
| 4. Economic Development/Downtown Revitalization | $100,000 |
| 5. Administration/Planning | $143,200 |
| 6. Program Income | $63,600 |
| TOTAL | $779,600 |
The City's Community Development Office has direct responsibility for administration of all CDBG funds.
The City has established a committee of the Common Council that is charged with overseeing the administration of the program and with the development of new programs. The committee meets on a regular basis and all meetings are open to the public.
The City's Local Development Corporation (LDC) is charged with the administration of the revolving Loan Fund. All loans made by the LDC require a specific written determination that the loan meets the eligibility standards for the use of federal funds.
Meetings which can result in formal actions that affect the consolidated plan are covered by the New York State Open Meetings Law and will be open to the public as provided by that law.
Meetings will be held at times and locations which will give the public, and particularly the targeted populations, the opportunity to participate. To the extent feasible, meetings designed to obtain public input will be held in the evening in order to make them accessible to persons who work during the day and in locations such as City Hall, which are accessible to persons with mobility, visual, and hearing impairments.
The Consolidated Plan, as adopted, and all amendments, will be available to the public at the Community Development Office during regular office hours. The office is accessible for persons with disabilities. If a person with disabilities requires special assistance, the Community Development Office staff will make special arrangements.
The City will respond to complaints in a timely and appropriate manner. In general, the City
will attempt to respond to citizen complaints and concerns as soon as possible. In the case
of formal written complaints, the City will provide written responses within fifteen days.
Glens Falls is a small city (population 15,023) located in Upstate New York. Despite economic down-turns, Glens Falls retains many assets including an attractive downtown and safe neighborhoods. Map number 1(one) shows points of interest in Glens Falls.
11.4% of the households in the City had incomes below 50% of the area's median. Two-thirds of these households were renters, but both owners and renters paid a very high percentage of their incomes for rent.
Another significant segment of the population, 17.2%, had incomes between 51% and 80% of the area's median. This population also had a majority that were renters but the percentage, 60.7%, was smaller than for the lower income group.
Two of the five wards in the City, Ward 1 and Ward 4 have incomes far lower than the City as a whole. Map 2(two) outlines low to moderate income areas within the City.
As would be anticipated given the decline in the overall population, there was little housing construction in the 1970s and 1980s. A very high percentage of that new construction was lower income rental housing -- either publicly owned or subsidized.
An unusually high percentage of the housing stock is in 1-4 family structures and this housing stock is most in need of assistance.
Generally, the housing in buildings with more than five units is in fairly good condition.
On the other hand, the housing survey indicated a substantial need for housing rehabilitation
assistance for these properties.
While Glens Falls is a City of only 15,000, it is comprised of distinct, clearly defined neighborhoods.
For the purpose of this analysis, the City has been divided into five neighborhoods using the ward boundaries as the borders. The use of ward boundaries as the definition of neighborhoods is useful for three reasons.
Two wards (1 and 4) have been designated as having 51% of their residents below 80% of the area median.
Finally, the ward boundaries are coterminous with the Census Tracts used by the Federal government in both the 1990 and 1980 census. This is particularly useful in that census data remains the best and most comprehensive data source available to the City.
Finally, the industrial base of the City needs to be protected and enhanced. Although there are few large industrial properties that are available for development, the City needs to assess the needs and opportunities to protect its existing industrial base and to create new opportunities. In particular, there are many smaller, not full utilized, industrial sites throughout the City.
Ward 1 is one of two wards in which more than 51% of the households were below $27,230 which is 80% of the median income for the Warren and Washington County area according to the 1990 census.
The ward contains both of the elderly housing projects owned and managed by the housing authority as well as the Eden Park Nursing Home. As a result, the population is substantially older than the City as a whole, and the average household size is considerably smaller.
Incomes in the neighborhood are far lower than for the City as a whole. In fact, they are the lowest for any ward in the City. These figures are, in part, affected by the high population of seniors living in subsidized housing. 24.3% of all residents of the area are over 65, compared to only 15.2% for the City as a whole.
The other is Ward 4 located immediately west of the Central Business District. Ward 4 is the smallest ward in the City and is also the one which has undergone the greatest changes over the last several decades.
In the 1960's Urban Renewal was used to assemble a large parcel immediately which was used as the site for a 136-unit HUD-financed Section 236 project which also has Section 8 rent subsidies. The Glens Falls Public Housing Agency also constructed 50 units of state financed public housing units for families in the ward. As a result, a total of 186 of the households in the area are living in subsidized housing. The requirement for annual inspection for Section 8 projects has contributed to maintaining the quality of this housing.
Broad Street, which is the southern border for the ward, has undergone other significant changes. The construction of the Northway (I-87) Exit 18 made this street the principal entryway into the City. A private developer, recognizing the effect this increased traffic would have on Land Use patterns, assembled a large parcel of land and developed a commercial/professional project in the area. It is likely that this process will continue in the future, although perhaps on a smaller scale.
Incomes in Ward 4, as reported in the 1990 census, were considerably lower than incomes in the City as a whole with median household incomes reported at $21,143 compared to $27,312 for the City.
The housing stock in Ward 4 is also substantially different than for the City as a whole. Only 34.2% of the housing is owner-occupied compared to 50.9% for the City as a whole. Similarly, only 36.7% of the housing is single family compared to 48.6% for the City.
In Glens Falls, 2,520 or 41% of all households had incomes below 80% of median for the Glens Falls MSA. Of those, 1,467 which constitute 24% of all households in the City had incomes below 50% of median.
There is also a significant difference between the incomes of owners and renters. 55% (1,671 of 3,011) of all renter households had incomes below 80% of median compared to 27% (849 of 3,118) of homeowners. For households below 50% of median, 34% (1,032 of 3,011) had incomes below 50% of the area median while 14% (435 of 3,118) were in that income category.
In Glens Falls, 41.1% (or 2520) of the 6129 households in the City have incomes below 80% of median for the area. Of those, 1,671 (or 66.3%) were renters and 849 (or 33.7%) were homeowners.
The total housing stock in the City of Glens Falls was 6,569 units, of which 6,129 were occupied and 440 were vacant.
The housing stock was almost evenly divided between owner-occupied units (3,118) and renter-occupied units.
Vacancy rates were 6.7% for rental units and 1.9% for units for sale. The latter figure indicates that the area remains a desirable place to live with few units for sale remaining on the market for extended periods of time.
Fully 75% of all occupied housing units were in one or two family units (4,589 of 6,129). As would be anticipated, this includes almost all of the owner-occupied housing units. However, it also includes almost half (49.6%) of the rental units in one and two family units.
22.7% of all rental housing units and 10.1% of owner-occupied units were substandard.
95% of all substandard units were deemed to be suitable for rehabilitation.
A significant percentage of the single-family housing in the City remains affordable.
Since 1990, prices have remained relatively stable.
Over 40% of the 3,118 owner-occupied homes in the City were valued at less than $75,000.
Emergency Shelter
The network to provide Emergency Shelter is basically in place and functioning adequately. The primary limitation is in the types of shelter available.
Generally, Emergency Shelter consists of housing in privately owned SROs. A major problem is that crossing county lines creates jurisdictional problems as to which Department of Social Services has responsibility for providing assistance.
The Domestic Violence Program is administered by Catholic Charities. Currently they provide shelter in a safe house which is rented. They have received a grant from New York State Department of Social Services Homeless Housing Assistance Program to provide in excess of $300,000 to purchase and renovate a Safe House which better meets their needs including the need for batter safety.
Transitional Housing
In general, it is necessary to identify the specific subpopulations which are in need of transitional housing.
In Glens Falls, the groups most in need are persons with substance abuse problems, both men and women, victims of Domestic Violence, and youths.
As previously noted, Catholic Charities is in the process of developing a permanent Safe House for victims of domestic violence.
One group in need of both emergency and transitional housing are youths between the ages of 16 and 21.
A second unmet need is transitional housing for single adult women with substance abuse problems.
For victims of domestic violence the general goal is fully independent housing. Many have the skills to be quickly reintegrated. Others may need temporary assistance, such as job training, to become integrated. Similarly, the youth population, if provided a supervised transitional residential setting, can anticipate to move to fully independent housing.
Currently there is no formal transitional housing available for persons with a history of substance abuse.
The Glens Falls Public Housing Authority owns and maintains three public housing projects within the City. Two are elderly projects which were financed by HUD, and one is a family project financed by the State of New York.
The PHA also owns and maintains a 75 unit elderly project in the Village of Hudson Falls (Earl Towers).
Generally, all four projects have been well maintained and are in good condition. The PHA has received $750,000 in Comprehensive Improvement Assistance Program (CIAP) funds to make improvements to the Cronin High Rise. This project was built in 1978 and requires a new roof, energy conservation improvements, and other modernization improvements. This grant was approved in 1994. The PHA is preparing to make a second round of improvements under CIAP concentrating on the Cronin High Rise and Earl Towers projects.
The Family Self-Sufficiency Program is a program which provides case management services for Public Housing and Section 8 tenants to assist them in increasing their employability. Rather than providing new services, it assists eligible households to put together a series of existing services (such as day care and a GED program). The final result that is hoped for is that the household gain in economic status so that over a five- year period they become less dependent on government services.
The Family Self-Sufficiency program aimed at families participating in the Section 8 Existing housing Certificate and Voucher Programs would meet a real need in the Glens Falls area.
The opportunities for new residential development within the City are fairly limited. The vacant land that does exist is primarily either small parcels in existing neighborhoods or larger parcels with significant sight limitations.
The few larger parcels which may offer the opportunity for new affordable housing do require public improvements such as the extension of water and sewer lines, and the provision of storm drains to make development of the site feasible. The need is to assist private for profit and not-for-profit developers to develop these sites by providing these public improvements at terms that leave the site affordable for modestly priced housing.
The City of Glens Falls completed a Fair Housing Analysis during the current program year. The City deter- mined that there are no outstanding determinations of unlawful segregation or other housing determination by a court or a finding of noncompliance by HUD regarding housing segregation within the jurisdiction. Map 3(three) shows the ethnic breakdown and areas of minority concentration.
The age of the housing stock in Glens Falls indicates that there is a substantial potential problem with lead- based paint in the City. Only 17% (1,114 of 6,569) of the housing units in the City were built after 1960.
The primary need is for a program of prevention. This could have two components. The first is to educate the public and the contractors working in the community of the dangers of lead-based paint. The second is an educational component aimed at educating the same groups of methods of reducing the lead-based paint hazards.
Job Losses
The most immediate problem is perceived by public officials and the public at large is the loss of jobs and the reduction of the workforce by major employers. Map 4(four) shows low moderate income areas and overall unemployment concentrations.
Declining Retail
The focus of retail activity also shifted away from downtown and to the suburban areas. This trend has continued resulting in several vacant structures in the center of downtown. The adaptive re-use of these structures is a problem that must be found within the changing economy and role of the CBD.
Public Facilities
The needs for street and sidewalk improvement, and water and sewer improvements in the eligible areas is extensive.
The City of Glens Falls Community Development Office serves as the lead agency in coordinating and managing the consolidated planning process. It is the responsibility of the Community Development Office both to prepare the plan itself and to incorporate into the plan the information made available from the various city, county, state and private agencies which are concerned with identifying and meeting the needs of lower income residents of the City.
Glens Falls, a City of only 15,000 in a county of less than 60,000, is very small compared
to the more typical Entitlement communities in the CDBG Program.
Glens Falls has been able to maintain a quality of life that continues to make it a desirable place to live and work.
Its residential areas, despite some physical deterioration, remain true neighborhoods--communities where people care about each other and their surroundings. This sense of pride in place exists in the lower income areas as much as in the upper income areas. The public housing, elderly and family, is well kept both by the Housing Authority and by the tenants.
The downtown area remains a prestigious site which has succeeded in attracting and retaining banking and other office developments. Cultural resources, including the library and museums, continue to attract people to downtown.
A key to a vital and thriving City is to have a stable and diversified economic base including the retention and acquisition of production and manufacturing operations which provide good paying jobs.
As part of the City's vision and strategy, the City must look to other levels of government and to other regional financial resources to address the problems it inherited by virtue of its Central City status.
Four basic categories of housing need received highest priority. They are:
Through the consolidated planning process, the City identified four broad areas of Community Development needs other than housing. They are:
The City has designed a strategy to reduce the number of persons below the poverty level that has two parts. One part involves increasing the number of jobs that are available to lower income households. The second is to support the development of programs which increase the capacity of lower income persons, particularly those below the federally designated poverty levels.
The financial resources available to the City, which essentially consist only of sales and property tax revenue, in addition to the CDBG funds, are limited. The City has also received HOME funds administered by New York State. The City intends to pursue other state and federal resources to the extent possible.
In order to accomplish this, the City needs to strengthen existing ties to other public and private entitles and to build new on-going ties and relationships.
Similarly, in the area of supportive services for lower income households, there exists a
series of generally informal relationships between the City, service providers, and Warren
County. While overall responsibility for the provision of services is a county responsibility,
services are actually provided in the City. These net- works need to be strengthened.
The City of Glens Falls has been allocated $716,000 for the FY 95 Community Development Block Grant (CDBG) program as administered by the US Department of Housing and Urban Development (HUD).
In addition to the allocation for FY 95, the City anticipates receiving $63,600 in program income bringing the total community development budget for the year to $779,600.
| 1. Housing Rehabilitation | |
|
$200,000 |
|
75,000 |
|
42,800 |
| 2. Neighborhood Public Facilities | $25,000 |
| 3. Public Service | $130,000 |
| 4. Economic Development/Downtown Revitalization | $100,000 |
| 5. Administration/Planning | $143,200 |
| 6. Program Income | $63,600 |
| TOTAL | $779,600 |
The City has established a committee of the Common Council that is charged with overseeing the administration of the program and with the development of new programs. The committee meets on a regular basis and all meetings are open to the public.
The City's Local Development Corporation (LDC) is charged with the administration of the revolving Loan Fund. All loans made by the LDC require a specific written determination that the loan meets the eligibility standards for the use of federal funds.
Housing rehabilitation is City-wide. Public facilities are limited to Wards 1 and 4. Downtown revitalization efforts are limited to areas designated as blighted. Map 5(five) shows proposed projects by street level.
The City Community Development Office has direct responsibility for administration of all CDBG funds. The City has established committee of the Common Council that is charged with overseeing the administration of the program and with the development of new programs. The committee meets on a regular basis and all meetings are open to the public.
The City Local Development Corporation (LDC) is charged with the administration of the revolving Loan Fund. All loans made by the LDC require a specific written determination that the loan meets the eligibility standards for use of federal funds.
The City proposes to rehabilitate 20 owner-occupied and 15 rental units.
MAP 1 depicts points of interest in the jurisdiction
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).
