The Town of Hamburg, New York is a Community Development Block Grant entitlement community, and is also part of the County of Erie, Town of Hamburg, Town of West Seneca Home Investment Partnership Program (HOME) Consortium. Therefore, the Consolidated Plan was a joint effort between the Town of Hamburg and the County of Erie.
The Town of Hamburg portion of the Consolidated Plan represented projects that were identified through the consolidated planning process for community development, housing and economic development. The One-Year Action Plan included projects totaling approximately $656,000 in Community Development Block Grant funds, and $122,396 in Home Investment Partnership program funds.
During the preparation of the Consolidated Plan, a enormous effort was put
forth to increase citizen participation within the town and county communities.
Numerous meetings were held with community based organizations and also public
hearings were held throughout consortium communities to enhance and strengthen
citizen participation. Within the Town of Hamburg, public hearings and citizen
advisory committees were continued with the hope of securing greater
participation from within the community. The draft and final Consolidated Plan
was widely available for review and was well publicized within the community and
local newspapers.
The Town of Hamburg is located in southern Erie County along the western shores of Lake Erie, directly south of the cities of Lackawanna and Buffalo, New York. The Town encompasses an area of approximately 41.3 square miles and has a population of 53,735 according to the 1990 Census. This population includes that of two incorporated villages with the Town: the Village of Blasdell, located on the northern boundary, with a 1990 population of 2,900, and the Village of Hamburg, located in the southern part of Town, with a population of 10,442.
Over the past several decades, Hamburg has experienced steady growth in both overall population and the production of housing units. From 1940 to 1980, the Town tripled its population from 17,190 to 53,270, and although this increase has slowed appreciably since 1980, the construction of new housing units continues more or less unabated. While the national economic climate managed to slow the production of new housing in Hamburg throughout most of the decade, there has been a substantial pick-up in recent years. This increase is reflected in the significant surge in the number of approved subdivisions and building permits issued in the Town over the last few years.
In some respects, demographic trends in the Town of Hamburg have mirrored national statistics. The Town's median household size has been decreasing steadily, reflecting the general trend toward smaller families and the increasing prevalence of single parent households. The median household size decreased by 8.6% since 1980 to 2.66 persons per household. In contrast, the median for renter-occupied units increased by 11.2% for the period to 1.98 persons per household. Renter households continue to make up about one-quarter of Hamburg's occupied housing. The national figure is approximately 36% rental and 64% owner-occupied. The predominant housing type is single family homes, which continue to make up about 70% of the Hamburg housing market. Single-family attached (91.8%) and mobile home (226.7%) showed the most dramatic increase in market volume, perhaps indicative of the increasing need to provide affordable, lower priced alternatives in a market that has witnessed skyrocketing housing costs over the past several years. The cost of housing in the Town of Hamburg has been escalating at a faster pace than household income.
The elderly population increased substantially (41.5%) during the decade and in 1990 represented 13.8% of the town's population. Some 1995 figures now place the elderly population as high as 20.0% of the Town's population. These statistics tend to counter National trend forecasts (Center For Urban Policy Research) which show the elderly population in the country growing significantly only after the year 2020. A growing elderly population will generally require a need for additional subsidized housing, nursing care and other supportive services. Racial minorities continue to make up a very small part of the Town's population. In 1980, non-whites comprised approximately 1.9% of Hamburg's population. According to 1990 Census reports, the minority concentrations actually decreased significantly and now represent only 1.1% of the Town's overall population. See map of Minority Concentration.
The median family income for Hamburg in 1990 was $40,515 or an increase of
77% over the 1980 median income of $22,892. Although 1990 figures for median
rent and housing values show increases in the 76%-78% range, local statistics
reflect a 115% increase in housing costs over the ten year period. Based on
this data, the relative cost of housing in the Town has increased at a
significantly faster rate than income, and is expected to impact negatively on
an increasing number of Hamburg households, especially those with low and very
low incomes.
The Town of Hamburg's population increased by just under 1% between 1980 and 1990, which was an appreciable slowing of the growth rate in the Town over the four previous decennial periods. Based on projections prepared by the Erie County Planning Department and New York State Departments of Environmental Conservation and Commerce, the Town's population is expected to grow at a more modest rate over the next ten years, stabilizing at about 58,500 persons from the year 2000 to 2010.
The average household size decreased from 2.91 in 1980 to 2.66 persons per household in 1990, reflecting a continuing trend both locally and nationally over the past several decades. The rate is expected to decline more gradually over the next ten years with eventual leveling off after 2000.
Single family detached is the predominant housing type representing approximately 70% of the Town's current stock. While the national economic climate slowed housing production to some extent, there was still a 9.8% increase in overall housing units from 1980. There has also been a substantial pick-up in housing construction activity as witnessed by the number of approved subdivisions in the past two years.
Rental housing constitutes approximately 26% of the Town of Hamburg's existing housing stock according to 1990 Census figures. The majority of rental units are in multi-family structures of three or more units, with a typical unit size of 2 bedrooms. Although the 1990 breakdown of housing units by tenure, structure and number of bedrooms is not yet available, these characteristics for rental housing are not expected to change significantly.
The availability of 1990 Census figures, delineating the characteristics of occupied housing by tenure and bedroom type, allows a comparison. Two bedroom units essentially accounted for all of the net gain in rental housing units for the ten year period. Modest additions of one and three bedroom units to the housing inventory were offset by similar losses in the make-up of studios and five bedroom units available for rental. A significant portion of the Town's rental housing is occupied by low and moderate income persons. While the Town does not operate a public housing authority, there are several assisted residential projects serving this population, particularly the elderly, which occupy nearly 80% of the project units.
Only about 1% of the rental units were in substandard condition and none of these were determined to be unsuitable for rehabilitation. In 1980, approximately 24% of the rental units were built prior to 1940. While the aging of the rental stock has not significantly impacted on general housing conditions, it may pose an eventual problem in the future. The production of rental units through new construction has lagged behind housing construction for home purchase. During the period from 1980 through 1988, the Town Building Department issued permits for 1,066 new housing units, approximately 80% of which were for single family homes. According to Town Planning Department records, there have been 33 new subdivisions approved or under construction in the Town since December 1989, representing approximately 1600 housing units. Rental units make up a relatively small percentage of that total.
Vacancy rates and the availability of affordable rental housing throughout Erie County was a major concern voiced by several agencies responding to surveys. Large family units (4-5 bedrooms) are virtually non-existent and the available smaller units are generally priced out of the range of low income households. A recent survey of Hamburg rental listings (December 1991) supports these opinions. On average, there were about a dozen rental listings for Hamburg in the weekly Home Finder issue of the Buffalo News. Over 90% of the rentals were 1 or 2 bedroom, with few of the offerings affordable to low income persons.
Despite the fairly steady housing production within the Town, the vacancy rate has been disturbingly low over the years. The 1980 Census reported an overall vacancy rate of 2.7%. A vacancy rate of 5% is generally considered ideal for a healthy housing market. The 1990 Census figures indicates an overall vacancy rate of 1.3% and a below normal rental vacancy rate of 3.3%. In addition to the limited housing choice available to low income renter households in Hamburg, the rising cost of housing further hampers the efforts of many to find decent housing within their means. Given the limited availability of units, recent trends, and the local market's propensity to develop higher-end, single family, for sale housing, the outlook for quality, affordable rental housing looks bleak. In all likelihood, public initiatives and subsidy incentives will be required to induce the private sector to develop decent affordable rental housing in Hamburg to address the identified needs of lower income persons. The Town has recently initiated efforts in this regard with the Princeton Square Affordable Housing subdivision. Although primarily designed as an Affordable Homeownership Program, the project will provide 13 new affordable rental units for low income families.
Owner-occupied and for-sale housing comprises approximately 74% of the Town of Hamburg's existing housing stock according to 1990 Census figures. Approximately 24% of the owner- occupied units were in structures built prior to 1940. Given the steady production of new owner- occupied units in Hamburg, the percentage of the housing stock over 50 years old is not expected to impact on the general housing conditions of the home purchase market, which is considered quite good.
All bedroom types witnessed increases for the period. Three and four bedroom units accounted for most of the gain. With a net gain of 1,491 housing units for the ten year period, owner- occupied housing comprised nearly 87% of the increased housing production in Hamburg during the past decade.
Housing costs on the other hand have risen dramatically in the past five years. In the Town of Hamburg, the average cost of single family homes increased by 74.2% between 1985 and 1991. The rate of increase is comparable to that experienced in the more exclusive, suburban residential communities of Amherst, Clarence and Orchard Park. The rising housing costs are not limited to single family homes in the area, nor does the spiraling increase appear to be subsiding. The cost of newly constructed housing is significantly higher than that of existing homes in Hamburg, with many of the new offerings in the $125,000 to $225,000 price range. In response to the affordability crisis in Hamburg, the Town initiated the Princeton Square Affordable Housing subdivision which constructed 15 single family and 13 two family homes. The after subsidy cost of a single family home is approximately $59,000 and the after subsidy cost of a two-family home is approximately $87,500. Subsidies were used to write down the cost of home purchase so that it is affordable to targeted low and moderate income families. In addition, the thirteen rental units will be set aside for low income and very low income households. It is hoped that this project will serve as a model for additional affordable housing efforts in Hamburg in the future.
The difficulty in assessing the needs of the homeless in a community like Hamburg, is that the problem is often less visible in the more rural and suburban areas. The homeless are highly mobile and naturally gravitate to areas where services are provided. Traditionally, these services have been concentrated in cities and urban areas, which have exhibited greater acceptance of the homeless than the suburbs and where the centralization of such services make their delivery more effective and economical. Solutions for rendering better relief for the homeless, however, should not be the sole responsibility of any one jurisdiction in a metropolitan area. Recognizing its responsibilities, the Town has approached the homeless issue with the following objectives: 1. to understand the dimensions of the problem in Hamburg and the surrounding communities of Erie County and, 2. to determine how the Town can best participate in effecting positive solutions to address the identified need. Erie County has an extensive network of shelters, support service agencies and housing providers serving the homeless and at-risk population within the larger Metro Buffalo area, which includes the Town of Hamburg. To provide a general framework for assessing the state of existing needs, the Town initially reviewed available county-wide studies on the homeless issues, participated in the surveys undertaken by the Erie County Consortium of Entitlement Communities and conducted follow-up discussions with shelter operators and homeless advocates within the Metro Buffalo area. This information was augmented by a survey of Hamburg housing and service providers to determine specific needs of the Town's homeless population.
The Town of Hamburg has one public housing apartment complex, namely Cambridge Square, which is independently owned and operated. In addition, there are three elderly assisted complexes, Bethel Estates, Creekbend Heights and Hamburg Health Care. Belmont Shelter Corporation administers the public housing program for the town and other entitlement communities in Erie County as the Public Housing Agency (PHA). A listing of residences and people is maintained and administered through them with oversight by a steering committee comprised of the County of Erie and town's of Amherst, Cheektowaga, Tonanwanda and Hamburg.
The Town of Hamburg recognized barriers to affordable housing in the late 1980's when costs of new homes were skyrocketing. That trend was also hitting the rental community where low and moderate income persons were being shut out of rental and homeownership opportunities. In a suburban area like the Town of Hamburg, the trend is toward more upscale homes and apartments. These factors however, are not readily controlled by the town, and after a study of the town's policies for rezonings, planning, tax policies, building fees etc. it was concluded that no real governmental barriers to affordable housing were present.
The Town of Hamburg has always been considered a champion for the fair housing cause. In addition to contracting with fair housing organizations, the town also has its own fair housing law in place. Most studies of the town conclude that problems with fair housing generally are held to independent landlords who feel they can control their properties to their liking. The Town of Hamburg also has a Fair Housing Officer who acts as a liaison between the community and the Department of Community Development in investigating any and fair housing all complaints.
While a good portion of the Town of Hamburg along the shores of Lake Erie was built prior to 1940 as cottages, the majority of homes were built between the 1960's to the present. Lead based paint has not been a prevalent problem within the Town of Hamburg, and the town's rehabilitation programs address lead based paint hazards as necessary. The Town of Hamburg through the Department of Community Development runs a testing program for through our housing rehabilitation program.
With the continual increase in the town's elderly population, more programs
will be needed to deal with this cliental. Current estimates place the elderly
population within the Town of Hamburg as approaching 20% of the total
population. Statistics on aging suggest that an elderly population of 12% or
greater is extremely high. The town will continue to suggest and implement
programs to this end. In addition, handicap accessibility and infrastructural
needs will also have high priority.
After completing the detailed Consolidated Plan study, many objectives and priorities were identified by the Town of Hamburg including the following:
Public Facilities: To address the rapidly growing elderly population, senior centers are a great priority. The town has opted for satellite locations as opposed to one large center so as to make the services more obtainable for the elderly. In addition parks and recreational facilities will be updated to ensure accessibility for the physically challenged.
Infrastructure Improvements: Funding will be utilized for; repair and installation of sewer lines to prevent infiltration; repair and improve drainage systems; reconstruct and improve streets and reconstruct and replace sidewalks.
Public Service: New programs and services for the elderly including Adult Day Care and Health Maintenance; new services for the physically challenged; job training and fair housing activities.
Economic Development: A continuation of low interest loan programs for facade improvements, job creation and job retention; provide infrastructure improvements to generate business growth and job creation.
The two main housing objectives of the Town of Hamburg are to make living environments decent, safe and sanitary while also being affordable. To this end the town will continue its aggressive housing rehabilitation program which addresses energy efficiency, code enforcement, removal of lead based paint, removal of asbestos and overall repairs addressing the decent, safe and sanitary condition. In addition, the Town of Hamburg has identified affordable housing as a priority including rental units and homeownership. The town has already completed one phase of affordable housing with the Princeton Square subdivision. Twenty-eight new homes equalling forty-one new units of affordable housing were built for low and moderate income persons. Not only did this project provide for affordable homeownership, but it also provided for affordable rental units for rent burdened low and moderate income persons. Two additional affordable housing projects are planned for the town in the near future.
The Town of Hamburg is a Community Development Entitlement Community and is also a part of the County of Erie, Town of Hamburg and Town of West Seneca Home Investment Partnership Program (HOME) consortium. In addition, the town also writes grants and has received funding through the New York State Affordable Housing Corporation and the New York State Division of Housing and Community Renewal
The Town of Hamburg will continue its role in the Consolidated Planning
process while maintaining a high level of cooperation and communication with the
County of Erie. Regularly scheduled meetings, public hearings and public
forums are held throughout the town to ensure citizen participation and
understanding of the programs provided.
The Town of Hamburg One-Year Action Plan detailed the use of approximately $778,000 in Community Development Block Grant, Home Investment Partnership Program (HOME) funds and program income. The expenditures outside of planning and administration were as follows:
The Town of Hamburg continues to address the needs of the community as revealed in the Consolidated Plan, and will continue to do so with the limited resources available.
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 is a map, sectioned by neighborhood, which depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
MAP 7 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded project(s) from a street level vantage point; in addition, a table provides information about the project(s).
