Mount Vernon, New York, is a suburban community in southern Westchester County, about 15 miles north of Midtown Manhattan and bordered by the Bronx. With a population of about 66,000, Mount Vernon is a residential community linked to New York City by commuter rail. Mount Vernon also has commercial and industrial complexes that produce electronic, chemical, plastic, and precious metal products.

Action Plan

In its Consolidated Plan, Mount Vernon describes its housing and community development needs and defines a 5-year strategy for addressing these needs. For the first year of the plan, Mount Vernon is requesting $2.4 million in Community Development Block Grant (CDBG) funds, $565,000 in HOME Investment Partnership Program (HOME) funds, and $86,000 in Emergency Shelter Grant (ESG) funds. This money will be used to finance the 52 housing, community development, and service activities during Fiscal Year 1995.

Citizen Participation

The city's citizen participation plan includes a Citizen's Advisory Committee comprising representatives from low- and moderate-income groups, elderly and special needs groups, and neighborhoods. The committee meets monthly to provide input on needs and to review program progress.

Citywide public hearings, announced in The Mount Vernon Argus newspaper, were held in September and October 1994 to solicit public comments on the city's housing and community development needs. Newsletters, brochures, and public service announcements also were used to inform citizens about the process and to seek their participation. Citizen participation will be encouraged throughout the implementation of the Consolidated Plan through public meetings and distribution of information.

The draft Consolidated Plan was available for a 30-day public comment period before being officially approved and submitted to the U.S. Department of Housing and Urban Development (HUD).

Mount Vernon was one of the Nation's first planned communities. In 1850 an association of 1,000 New Yorkers bought land in Eastchester, as the area was then called, and built a town. In 1892 Mount Vernon received its charter as a city. Now a mature community, the city has an older housing stock and limited vacant land available for the development of new housing. In 1990 Mount Vernon's population was 66,279.

Westchester County's median family income (MFI) is $66,900, versus the national MFI of $35,939. Of the 24,941 households in Mount Vernon, 40 percent have annual incomes less than 80 percent of MFI. Census data show the following levels of low- and moderate-income households:

• Extremely low-income (0-30 percent of MFI) -- 5,168 (21 percent).
• Very low-income (31-50 percent of MFI) -- 3,380 (14 percent).
• Moderate-income (51-80 percent of MFI) -- 1,379 (6 percent).
• Middle-income (81-95 percent of MFI) -- 2,203 (9 percent).

Although the city's total population remained fairly stable, its racial and ethnic makeup changed between 1980 and 1990. Minority populations continued to become a larger percentage of the overall population, reflecting migration patterns within the New York metropolitan region. Nearly 20 census tracts have concentrations of minorities or lower income households.

Housing Needs

The predominant housing need is to alleviate cost burdens among extremely low-, very low-, and moderate-income households, which constitute about 40 percent of the city's households. Housing expenses are high in Mount Vernon because the housing stock is generally sound, few vacancies are available, and land for the construction of additional affordable housing units is limited.

Market Conditions

The 1990 census counted 26,232 units in the city's housing stock. The city's housing market is tight, and vacancy rates vary from 3.3 percent for rental units to 1.8 percent for owner-occupied units.

About 40 percent of the city's housing was built before 1940. Consequently, the existing housing stock must be preserved and rehabilitated.

Mount Vernon has an insufficient number of affordable housing units. The city is an Emergency Tenant Protection Act (ETPA) community, where the State regulates rent increases for existing tenants. However, when ETPA units are vacated, landlords may adjust rents to the current market rates. The city's typical market rates are as follows:

• One-bedroom unit -- $650 to $750 per month.
• Two-bedroom unit -- $800 to $850 per month.
• Three-bedroom unit -- $950 to $1,000 per month.

HUD's fair market rents (FMRs) for Section 8 rental assistance are lower, and landlords who own units that meet HUD's housing quality standards are often reluctant to participate in the ETPA program. Furthermore, available units that have rental prices comparable to FMRs rarely meet HUD's Section 8 housing quality standards. Current FMRs are:

• One-bedroom unit -- $638 per month.
• Two-bedroom unit -- $750 per month.
• Three-bedroom unit -- $938 per month.

The median value for existing ownership housing is $227,200, which lower income households cannot afford even with substantial subsidies.

Affordable Housing Needs

A large proportion of lower income households are cost burdened, paying more than 30 percent of their gross income for housing expenses, including utilities. Some are severely cost burdened, paying more than 50 percent of their income for housing.

Among Mount Vernon's extremely low-income households, 76 percent are cost burdened, and 55 percent are severely cost burdened. Among very low-income households, 50 percent are cost burdened, and 13 percent are severely cost burdened.

Homeless Needs

There were an estimated 721 homeless persons in Mount Vernon. This figure includes 613 persons in 204 families with children, and 108 adults (18 years or older) who are not in families. Of these, 12 families with 22 members and 30 individual adults were unsheltered. The remaining homeless persons were served by emergency shelters or transitional housing.

Currently, 32 emergency housing units are available in Mount Vernon. The city has been working with the Westchester County Department of Social Services and the nonprofit organziation WESTHAB to develop additional emergency housing units. WESTHELP, also a nonprofit organization, has a 46-unit transitional housing complex that offers onsite social services, day care, job training, and other services. Numerous organizations provide assistance to abused women, recently released female inmates, pregnant teens, substance abusers, persons with mental illness, and families with housing and immigration needs.

Public and Assisted Housing Needs

The Mount Vernon Housing Authority owns and manages one public housing project, Levister Towers, which contains 495 family units. Constructed in 1949, this community needs substantial rehabilitation. The cost of renovation, estimated at $11 million, will be completed within several years using funds from New York State's Department of Housing and Community Renewal, HUD's HOME program, and CDBG funds.

Mount Vernon administers 399 Section 8 certificates and 79 vouchers, while 618 families appear on the waiting list for rental assistance. The city also has 690 housing units that are assisted under the Section 8 New Construction and Substantial Rehabilitation programs. Another 680 units in four communities are assisted under other programs.

Barriers to Affordable Housing

Public policy and other barriers to affordable housing include:

• State regulations. New York's ETPA restricts owners of condominium and cooperative units, keeping these units vacant.

• Conversion of rental units into housing cooperatives, which have reduced the stock of rental units.

• Section 8 fair market rents that are lower than market rates for units meeting HUD's housing quality standards.

• Competition for available Section 8 housing. Section 8 rental assistance is portable, allowing families with certificates or vouchers issued by other jurisdictions to migrate into the Mount Vernon housing market.

Lead-Based Paint

Based on the age of the housing stock, an estimated 10,223 housing units occupied by lower income households contain lead-based paint. This figure represents about 40 percent of the city's housing units.

Other Issues

Based on levels of income and disability, following are estimates of lower income populations that have special supportive housing needs:

• Elderly persons -- 2,809 renter households.
• Frail elderly persons -- 324 with difficulties performing activities of daily living.
• Persons with severe mental illness -- 46 homeless or threatened with homelessness.
• Persons with developmental disabilities -- 26.
• Persons with physical disabilities -- 30.
• Persons with alcohol or other drug addictions -- 18.
• Persons with HIV/AIDS -- 600 to 1,200.

Community Development Needs

Mount Vernon's community development needs include: youth centers and community facilities, improvements to the water system, youth services, commercial and industrial rehabilitation and improvement, and planning.

Housing Priorities

Mount Vernon's housing priorities during the next 5 years are:

• To preserve and upgrade the existing housing stock so that lower income renters and homeowners can live in affordable units that comply with codes and standards.

• To provide rental assistance to lower income households that need rental subsidies because of their financial circumstances or living conditions.

• To continue providing affordable homeownership opportunities to low- and moderate-income households.

Nonhousing Community Development Priorities

Mount Vernon's economic development priority is to continue its participation in the city government, private enterprise, and the banking community's cooperative effort to fulfill the city's economic development potential. The Department of Planning and Community Development (PCD) is coordinating this effort, which includes financial incentives and technical assistance by providing one-stop permit processing, business advice, loan subsidies, interest write-downs, and tax incentives. Programs include industrial revenue bond financing, Job Development Authority second mortgage loans, commercial facade renovation, small business loans, and a Neighborhoods Business District Improvement Program.

The city's community development priorities include:

• Maintaining, improving, and expanding the existing infrastructure of roads, bridges, and water and sewer systems.

• Expanding and enhancing publicly provided services to make the city safer and more attractive, including assistance to nonprofit organizations that provide services to lower income residents.

• Combating crime through the community policing program.

• Continuing to meet the needs of special populations, such as the homeless, through the support of various programs and facilities. The city will work with Westchester County to meet these needs on a regional basis. Where possible, CDBG funds will be used to provide public services that address the needs of persons living in poverty and assist persons and families who are threatened with homelessness.

Antipoverty Strategy

The 1990 census reported that 7,823 persons (12 percent) had incomes below the poverty level. Of these, 2,529 were children or youths under age 18, and 1,243 were over age 65. Among female-headed households, 20 percent lived in poverty, and more than 40 percent of female-headed households with children under age 5 lived in poverty. To address the problems of groups with the highest incidence of poverty, the city will continue using CDBG funds for day care, nutrition, career counseling, and other programs.

Housing and Community Development Resources

The financial resources needed to implement the 5-year plan include $2.4 million in CDBG, HOME, and ESG funds. Mount Vernon anticipates that similar levels of HUD community development and housing funds will be available during the remaining 4 years of the 5-year plan. Other Federal and State programs will be used to implement the city's strategic plan. For example, the New York State Department of Housing and Community Renewal will provide partial financing for the rehabilitation of Levister Towers.

Coordination of the Strategic Plan

The Mount Vernon PCD administers Federal, State, and locally funded programs, while serving as the technical staff of the Mount Vernon Urban Renewal Agency, the Industrial Development Agency, the Planning Board, and the Zoning Board of Appeals. PCD also provides technical assistance to local nonprofit housing and social service providers.

PCD works closely with Westchester County's Department of Social Services, which coordinates many homeless housing programs and welfare operations. Furthermore, the commissioner of the Department of Planning and Community Development serves on the Council of Community Services' board of directors. This group, comprising 30 social service agencies, meets monthly, offering a forum for the coordination of social service programs.

Description of Key Projects

For the 1995-1996 program year, Mount Vernon will use $3.3 million in CDBG, HOME, ESG, and program income funds for 52 activities that address specific housing, community development, and human services needs.

Allocations for housing include:

• $567,000 for rehabilitation of single- and multifamily housing, including salaries for the technical assistance staff.

• $452,000 in HOME funds for rehabilitation of Levister Towers public housing units.

• $86,000 in ESG funds for emergency shelters for the homeless.

Allocations for economic development activities include:

• $150,000 to provide small and minority-owned businesses with below-market-rate loans to create retail jobs for lower income people.

• $35,000 for employment training programs for at-risk youth.

• $10,000 for pre-employment skills training for lower income residents.

• $50,000 to assist in rehabilitation of commercial facades.

• $10,000 for grants to replace dilapidated signs on commercial buildings and to eliminate blight in targeted business areas.

• $50,000 for sidewalk and curb repairs in neighborhood business areas.

Allocations for community development projects include:

• $100,000 to repair existing sewer lines in target areas.
• $197,000 to pay salaries of special code enforcement officers.
• $25,000 for traffic signals in target areas.
• $10,000 to replace and upgrade street lighting.
• $200,000 to clean and reline water mains in target areas.
• $50,000 to repair and replace sidewalks in target areas.

To assist 34 public service activities, $485,000 in CDBG funds will be allocated as follows:

• $100,000 to rehabilitate the Boys and Girls Club of Mount Vernon.
• $15,000 for waiting room furniture for a neighborhood health center.
• $30,000 for a summer basketball league.
• $100,000 for scholarships for lower income college students.
• $40,000 for day care scholarship awards at five day care centers.
• $8,000 for afterschool tutoring of at-risk elementary students.
• $7,700 for tutoring illiterate adults.
• $7,000 for uniforms and equipment for an at-risk youth drum and bugle corps.
• $32,000 for a therapeutic program for the frail elderly.
• $10,000 for a community outreach program for at-risk lower income youth.

Locations

Community development activities will occur primarily in targeted neighborhoods. Rehabilitation sites of lower income housing will depend on the application and approval process. Funded public services will be provided to lower income residents throughout the city.

Maps

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, 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 projects within one of the four neighborhoods indicated in MAP 6.

MAP 8 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects within another of the four neighborhoods indicated in MAP 6.

MAP 9 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).