The town of Islip is located on the southern shore of Long Island in New York State. It includes the well-known resort area of Fire Island. Most of the town, however, is made up of year-round single-family homes, located in small, defined communities. Islip contains 16 hamlets and four incorporated villages. While the area was settled prior to the 1940s, most of the development in the area occurred after World War II as part of the suburban expansion around New York City. During the development period, Islip's population increased by 8,000 to 10,000 persons each year. Since 1974, however, the town's population has showed very little increase.
Islip's Consolidated Plan calls for first-year expenditures of almost $4.6 million, including Community Development Block Grants (CDBG) of $2.514 million, $1.221 million from Housing Opportunities for Persons with AIDS (HOPWA), $631 thousand from the HOME Investment Partnership Program, and $93 thousand of Emergency Shelter Grants (ESG). These funds will be used to address eight housing and community development priorities.
Islip's citizen participation plan focuses on participation by low and moderate-income persons, especially by residents of public housing and those in areas of potential program activity. Islip disseminated information to the public about the consolidated plan and its housing and community development programs. A meeting of government representatives was held in December 1994, then in January 1995 a public forum was held. Community groups, church and civic groups, nonprofit organizations, and others attended. Discussion focused largely on the needs of children at risk. Thirteen participants represented nine local nonprofit organizations, a school district, and the community development agency. Both meetings were handicap accessible, and Spanish interpreters were available. A system was put in place for receiving and handling complaints or concerns. An additional hearing was held on the Federal Housing Opportunities for Persons With Aids (HOPWA) program. After the January meeting, the Consolidated Plan was published in Newsday, the major newspaper on Long Island, and was made available for review at eight local government sites.
Final discussion of the Consolidated Plan at a board meeting of the town's Community Development Agency involved 19 persons, including town residents, nonprofit groups, and local government officials. Comments were made about code enforcement, and about avoiding concentrations of low-income housing in impacted neighborhoods.
The town of Islip is a built-up and mature suburban area of 299,587. Its population increased only 0.2 percent between 1980 and 1990. However, the number of households increased by 5.5 percent, indicating a smaller household size in the community. In the 1980s, the racial and ethnic composition of the town began to change. The white population dropped by 12 percent, and different ethnic populations grew, especially Hispanics and African-Americans. By 1990, the population was 80 percent white, 13 percent Hispanic, 6 percent African-American, and all others less than 2 percent. Minority populations are concentrated in Bay Shore, Central Islip, North Bay Shore, Islandia, and Brentwood.
Median family income (MFI) in Islip was $52,762 in 1990. About one-third of Islip's households are considered to be low- and moderate-income because their incomes are less than 95 percent of area median. About 30 percent of white and Asian household have incomes below 95 percent of median, compared to over 40 percent for blacks, Hispanics, and Native Americans. Low-income populations are concentrated in Brentwood, Central Islip, Bay Shore, North Bay Shore, and Bohemia.
As early the 1950's and 1960's, certain older neighborhoods in older hamlets began to deteriorate and experience overcrowding. The town has a 20-year history of addressing community development and housing issues, using all available Federal and State programs. The town claims that they pursued those issues more than any other Long Island community. In redeveloping College Woods, 419 units of new housing were built, including 382 single family units. This was the largest suburban affordable housing development in the State of New York.
Single family homes with three or four bedrooms predominate in the area. Four out of five units are owner-occupied units, mostly with more than two bedrooms. Of the 95,306 year-round housing units, about 15 percent are garden apartments, and about 3 percent are single family homes that are rented. Census records show a large number of vacant units, but a number of these are seasonal homes, making it difficult for lower income people to find affordable housing.
The housing market provides homeownership opportunities in the form of detached single- family houses, town houses, and cooperative and condominium developments. These are frequently too expensive for low-income families. The need for such units is expected to increase, as more smaller households are formed, but there is little undeveloped land zoned for residential use left in Islip. Housing costs in Islip increased by 381 percent during the 1980s. Only 6 percent of the units in Islip are estimated to be affordable to very low-income households (0 to 50 percent of MFI). Long waiting lists for subsidized housing indicate a serious need for more such housing.
There are a few concentrations of substandard housing, totaling about 5,000 units. Most of these units are considered suitable for rehabilitation.
About 25 percent of Islip's households are considered to be very low-income (0 to 50 percent of MFI) or low-income (51 to 80 percent of MFI). Of these, about one-third rent and two-thirds own their homes. The renters in this income group tend to be elderly and smaller households, the owners are evenly split between elderly and non-elderly.
About 18 percent of Islip households have very low-incomes (0 to 50 percent of MFI) . Half of the households in this group pay at least 50 percent of their income for housing costs. Over 90 percent of households in this income group have some housing problem, such as physical deficiencies, overcrowding, or housing costs of over 30 percent of household income. About one-third of very low-income households are elderly.
Low-income households (51 to 80 percent of MFI) make up about 6 percent of Islip's population. Their problems are similar, but not as severe. Almost two-thirds have housing problems, including the 19 percent who pay more than half of their income for housing. About 27 percent of low-income households are renters, but 80 percent of those renters have housing problems
Households with moderate-incomes (81-95 percent of MFI) represent about 8 percent of all Islip households. These are almost all white and have fewer housing problems than the lower income groups. Only one-quarter of these households rent.
The 1990 census included a one night attempt to count homeless persons. In Islip, the Census identified 133 homeless individuals in shelters. Suffolk County's Department of Social Services estimates that about 150 homeless individuals or families seek assistance in Islip each year. The 53 units available for sheltering homeless persons are considered adequate. Shelter providers urge a focus on providing housing to give homeless people a transition to permanent housing.
The Suffolk County Department of Social Services seeks to prevent homelessness through renovation of housing for homeless people, and through an eviction prevention program that provides cash and counseling to persons at risk of eviction or lacking a rental deposit. The latter program is 85 percent successful.
Nine out of 10 of the homeless persons served by the Department have multiple needs, with 75 percent having substance abuse problems along with other problems. The Department has programs in place to respond to different problems and populations.
The Islip Housing Authority owns and manages 352 public housing units in 4 projects. There are 2 vacancies and 1,786 households waiting for public housing.
The Housing Authority also is responsible for the Federal Section 8 rental assistance program, including the Section 8 Family Self-Sufficiency program. The latter program provides caseworker services to 114 participants. The authority oversees a total of 928 units of assistance to tenants renting from private landlords.
The scarcity and high cost of developable land in Islip are barriers to affordable housing. In addition, Islip notes community opposition to locating affordable housing in local neighborhoods, local property and Federal tax burdens, restrictions on Federal housing programs, and the lack of sewage treatment options as barriers.
The Community Development Agency includes fair housing concerns in all of its programs. Minority groups are as well represented in its programs proportional to their presence in the general population. The agency consults frequently with the National Association for the Advancement of Colored People, the Urban League, and Adelante of Suffolk County, and participates in the Islip Anti-Bias Task Force.
The Suffolk County Health Department determined that, although lead-based paint is present in most of the housing stock because it was built before lead-based paint was banned in 1978, in most cases it is not chipping or flaking. In 1994, about 4,500 children from Islip were tested for lead exposure, of which 105 had elevated blood lead levels. Of these, 10 had levels high enough to be considered lead poisoned.
Islip's Human Resources Department acts as a conduit for funding of facilities for persons with special needs, mostly run by nonprofit organizations. The State's Office of Mental Health and the county Department of Social Services provide similar services, especially to person released from institutions.
The total population of 5 major mental hospitals in Suffolk Country dropped from 33,724 to a total of 6,189 between 1960 and 1990, indicating a tremendous influx into the community of mentally-ill persons requiring supportive services and housing. The town estimates that 120 mentally ill persons need housing in Islip and that 175 beds are needed for substance abusers.
The Association for the Help of Retarded Children, which also provides adult programs, has a waiting list of 300 people for its facilities. It is estimated that there are 75 mentally- retarded persons in need of housing in Islip. Islip has one facility for emergency shelter of runaway youth and one for victims of domestic abuse.
There are estimated to be 130 persons with AIDS in Islip. As many as half of these persons are believed to be homeless or at risk of homelessness. Six hundred to 1,200 people in Islip may require adaptive housing to cope with a physical disability.
The town is exploring options, including congregate housing, home sharing, and an increase in nursing facility beds to help elderly people remain in the community as they age. The Housing Authority manages approximately 700 subsidized rental units for the elderly for which the wait is 3 to 5 years.
Islip's community development focus is on the revitalization of specific low- and moderate-income communities within Islip. General needs the town has identified include:
Islip has eight housing and community development priorities for the next 5 years:
Priority 1. Expand housing opportunities for very low- and other low-income renters. Islip intends to assist 685 households in these income categories over the next 5 years. In addition, 50 new units of public housing will be developed, and 55 new affordable units will be developed through the HOME program. New Section 8 rental assistance certificates are expected for 150 families and 50 elderly households. Nonprofit groups will provide about 89 units for families and 160 new units for the elderly.
Priority 2. Improve housing for very low- and other low-income homeowners. Rehabilitation of 400 homes is planned.
Priority 3. Expand homeownership opportunities for low-income homebuyers . Families with children and with incomes of 51 to 80 percent of MFI will receive priority for homeownership assistance.
Priority 4. Assist in the location of housing for the homeless and households with special needs. Islip will implement the continuum of care approach to create a comprehensive system of aid to homeless families and individuals. Outreach and assessment are seen as critical, since many homeless people are not reached or counted. A high priority is providing permanent supportive housing. Islip will attempt to ensure that such housing is not concentrated in certain areas.
Priority 5. Expand employment opportunities for low- and moderate-income people. Job training and the development of a small business incubator will be the focus.
Priority 6. Revitalize neighborhoods. Commercial storefront renovations will be made in Bay Shore, Central Islip, and Brentwood. In these communities, street and parking improvements will be contingent on substantial private investment. Additional street and sidewalk programs and cleanup programs are expected.
Priority 7. Remove architectural barriers to public facilities. Access to public buildings, parks, and sidewalks will be improved for persons with disabilities.
Priority 8. Address the needs of poor children in order to break the cycle of poverty.
Islip's antipoverty strategy is embedded in its priorities above. The Community Development Agency will attempt to establish a structure to provide job training and retraining skills via consultation the Suffolk County Department of Labor and nonprofit service providers and to establish a mechanism for program referrals. Islip is committed to expanding its commercial and industrial base, and has the first New York State Economic Development Zone on Long Island.
The Islip Community Development Agency is the lead agency for management of Federal housing and community development funds for the community. It relies on a number of agencies and organizations to carry out these programs.
Abandoned and surplus properties are provided by Suffolk County for the development of housing for low-income people. The county Department of Social Services provides housing and other services for homeless people, and provides public assistance, a source of rents in low-income projects.
The State of New York provides funding for first-time homeowners through the Affordable Homeownership Development Program, and for affordable housing through the Division of Housing and Community Renewal. Specialized housing with supportive services is funded by other State agencies.
The U.S. Department of Housing and Urban Development provides funding for a variety of programs carried out by the town Community Development Agency. Among these are programs which provide Federal funds for the following needs:
In addition, there are a number of other Federal programs for which the Community Development Agency, or nonprofit organizations working with the agency, can apply. The Central Islip Civic Council manages housing and provides tenant and housing counselling services. The Islip Housing Development Fund Company builds and rehabilitates affordable housing, as does the Long Island Housing Partnership. Nassau-Suffolk Health Systems Agency administers the HOPWA program. Suburban Housing Development and Research is a longtime provider of housing for homeless people. Adelante of Suffolk County provides job training, primarily to Hispanic people.
The agency acknowledges that its current efforts to provide accessible housing to physically disabled adults have some gaps, particularly in rental housing. It also believes that some low-income individual may be receiving services, but not all the services they need, because of the complexity of the system.
Following through on its priorities for the 5-year period, some of the activities that Islip intends to carry out during the year beginning on July 1, 1995 are: