The City of Saratoga Springs is a newly designated central city in the Albany- Schenectady-Troy Primary Metropolitan Statistical Area (PMSA), located 30 miles north of Albany and 200 miles north of New York City. It is renowned for its historic racetracks and mineral springs, as well as the Saratoga Performing Arts Center (SPAC) and Skidmore College.
The City of Saratoga Springs' Consolidated Plan addresses housing and community development needs in the City utilizing $479,000 in Community Development Block Grant (CDBG) and $161,000 in program income, to be supplemented by $15,000 in City funds and an estimated $1.4 million in matching private funds. The funds will primarily be used for housing, public facilities, and public service projects.
The responsibility for coordinating the development of the City's
Consolidated Plan rested with the City's Office of Community Development (OCD),
in cooperation with the 12- member Community Development Advisory Committee
(CDAC), which was charged with coordinating citizen participation efforts,
reviewing Consolidated Plan drafts, evaluating housing and other community
development priorities, and reviewing project funding requests. The CDAC held
four public hearings, in four different neighborhoods, in January 1995, to
elicit citizen participation in preparation for the City's first Consolidated
Plan. Individual meetings with OCD staff were held for those citizens who were
unable to attend the public hearings or who wished a more in-depth understanding
of the CDBG process. OCD staff also consulted with a myriad of other public and
private agencies concerning housing, human service, economic development and
other community needs, including the Saratoga Springs Housing Authority,
Saratoga County Public Health Nurses, West Side Neighborhood Association,
Saratoga County Department of Social Services, and Jefferson and Vanderbilt
Terrace Residents Organization. This Advisory Committee then made
recommendations to the City Council Members regarding the draft Plan, who
approved the final Plan after public hearings and review.
With a 1990 census population of 25,001 persons and a seasonal daytime population estimated to be 60,000 persons, Saratoga Springs is a small city with a variety of housing needs. Median family income for the PMSA was $39,415 in 1990, while the 1990 median City household income was $30,938. Forty-one percent of local households are considered low and moderate income (0-80 percent of area median income), and poverty, minority, and low/moderate income residency is concentrated in the West Side and downtown neighborhoods. The proportion of City residents with incomes below the poverty level is 8.9 percent, and 65 percent of the City's poverty-level population reside in the West Side and downtown area, which includes the only two Census tracts where the concentration of persons below the poverty level equals or exceeds 14 percent. Fifty-six percent of the City's low/moderate income population live in the same area. Racial and ethnic composition among the City's 1990 population is as follows: 95.5% White, 3.3% Black, 1.4% Hispanic and 1.2% Other. The Black population decreased 3.9% from 1980 levels, while the Hispanic and Other populations increased 49.6% and 33.2% respectively.
Extremely low income households (0-30 percent of area median) represent 12.3 percent of the population, and three-quarters are renters. Very low income households (31-50 percent of median) are 11.9 percent of the City residents, and 70 percent of this group are renters. Low income (51-80 percent of median) households represent another 18.3 percent of City households, and 57 percent are renters. A disproportionate share of Black and Native American households have incomes below 50 percent of area median, and the Native Americans are also represented disproportionately among households in the 51-80 percent of median range. Consistent with state and national trends, the average age of Saratoga Springs' population increased between 1980-1990. Locally, the number of school age children dropped 16.3% (by 1,023 children) while the number of persons aged 62 years or above grew 13.9% (by 487 persons).
1990 Census figures demonstrate that the number of City housing units rose
from 9,480 to 10,751 -- an increase of 13.4% within the last ten years. There
was also a 22.8% increase in the number of renter-occupied units, as compared to
only a 6.7% increase in the total amount of owner-occupied units. The ratio
between owner-occupied and rental units changed from 51.4%:38.5% to 48.4%:41.7%
during the time period 1980-1990.
The most pressing housing need observed among the City's current and prospective homeowners is affordability. Almost 18% of the City's owner households suffer a housing cost burden, and this incidence rate quadruples among low-income owners and low-income elderly owners.
Low and moderate income homeowners, especially elderly owners, exhibit continued need for housing rehabilitation assistance. The disparity between increases in household incomes and home sales prices continues to widen, therefore enabling fewer low and moderate income first-time buyers to afford home purchase.
The number of vacant housing units jumped from 7.8% to 9.9% between 1980 and 1990. Since the highest housing vacancy rates occur in the outer census tracts, this may be due to the seasonal use of camps and houses along Saratoga Lake and the presence of unoccupied newly constructed units in several large area subdivisions, rather than a significant trend. The rental vacancy rate is 8.3%, as reported by the 1990 Census. However, as noted below, this figure can be deceptive, given seasonal variations in the housing market.
One of the most urgent housing needs is the shortage of affordable rental units, due to seasonal pressures from summer tourists and rental housing demand from Skidmore College students and U.S. Navy personnel. Forty-one percent of the City's renters suffer a rental cost burden and this figure rises among the City's lower income renter households. Housing overcrowding is not a significant problem locally, except among larger, moderate income rental households, over 30 percent of whom experience overcrowding. Affordable rental units which are handicapped-accessible are also in very short supply. Among homeowners, similar levels of need are experienced: 72 percent of extremely low income homeowners experience a cost burden; two-thirds of very low income homeowners experience a burden, while one-third of low income homeowners experience a cost burden.
A March 1995 homeless count identified 126 homeless persons residing within the City. The great majority of these persons were single adults living in transitional housing units. Among the City's homeless population, the greatest housing and service needs are for emergency shelter for single men and families, enhanced case management, accessible emergency and transitional facilities, more transitional housing units, and emergency housing and support services for homeless youths and persons with HIV/AIDS. Among persons in danger of becoming homeless, the greatest housing needs appear to be growing demand for supportive housing for adults with mental illness, developmental disabilities, alcohol addiction and the frail elderly.
Assisted housing represents 8.2 percent of the City's rental housing stock. These units include 583 rent-subsidized senior housing units, 133 family public housing units, 70 supported apartments and community residential slots for adults with psychiatric disabilities, and 79 residential slots for adults with developmental disabilities. Most nonprofit housing providers indicate that there are waiting lists for all of these assisted housing units.
Public housing needs identified for modernization, removal of lead-based paint hazards and a community center should be addressed within the next several years through the CIAP and Comprehensive Grant awards received by the Saratoga Springs Housing Authority.
The City's policies and procedures regarding land use zoning, building codes, utility connections, environmental and historic/design review can present barriers to the development of affordable housing. City staff members attempt to coordinate review by the five City departments and various advisory boards, but there are undoubtedly time lags inherent in the land use review process and the cost of required improvements which are disincentives to for-profit and nonprofit affordable housing development projects.
The City has attempted to mitigate these affordable housing development barriers in several ways: passing a zoning amendment to provide residential developers with density bonuses if they provide a certain number of affordable homes in their residential planned unit developments; lowering the City's utility service connection fee from $3,000 to $500 to owners of homes appraised at $120,000 or less; adopting a cluster zoning ordinance to allow for the construction of single family homes to be built closer together on 10,000 square foot lots, reducing the amount and cost of infrastructure needed; amending zoning ordinances to allow a temporary second residential unit in an existing home, which can effectively provide affordable housing for relatives and domestic employees; and by amending zoning ordinances to allow residential units to exist on the second story or above in commercial buildings, which legalized the development of more than 1,000 such housing units in downtown Saratoga Springs.
It was hoped that this last measure would stimulate further rehabilitation of downtown buildings; however, state building code requirements for elevator access and other improvements appear to be a significant financial deterrent to renovating these vacant or underutilized areas into affordable rental housing. It is hoped that further development and adoption of a proposed rehabilitation building code by the New York Department of State will mitigate this situation.
The City intends to continue review of land use review procedures to allow for enhanced development of affordable housing units and to provide ongoing community education about fair housing laws to lessen incidence of housing discrimination. The City will also increase efforts to develop public-private partnerships to create more affordable housing units by joining with lending institutions, real estate professionals, nonprofit agencies, community organizations and citizens in housing information meetings and in the development of affordable housing projects which may receive CDBG funding.
The City found that the greatest impediments to fair housing choice were a lack of knowledge by landlords and the general public regarding fair housing laws; a disinclination on the part of landlords to rent to persons on public assistance; and a lack of housing that is accessible to mobility impaired individuals.
The City's response has been ongoing efforts to educate the public regarding the law and where to refer complaints, and to follow-up on any complaints received, noting that the City typically receives two or three such complaints each year. However, there are no current court orders, consent decrees, or HUD-imposed sanctions that affect the provision of fair housing remedies.
It is estimated that there are 2,350 low and moderate income renter households and 839 low and moderate income owner households occupying dwellings in which there are potential lead-based paint hazards.
Infrastructure needs which could be financed through the CDBG program include improvements to the recreation areas at the West Side and South Side fields, sidewalks and curbing in various downtown and West Side neighborhoods, sanitary sewer repairs on the West Side, an expanded kitchen at the Senior Citizens Center, handicapped accessibility improvements at the downtown YMCA and old library building and rehabilitation of older utility lines.
A variety of human service needs for many different special needs populations were identified, including counseling, youth and adult day care programs, case management, home care, transportation, recreation and employment. Citizen input at CDBG public meetings stressed the need for different kinds of youth recreation programming.
Strengthening downtown business development is the greatest economic
development need identified in this Plan. There appears to be a need to also
diversify the local economic base by increasing the number of non-retail jobs
available.
The main focus of the program is to preserve and expand, where possible, the supply of affordable housing; to improve the economic vitality of the community by assisting those sectors most likely to generate jobs; to provide supportive facilities and services for residents; and to upgrade facilities and improvements as needed to arrest the decline of commercial and residential neighborhoods.
The City intends to leverage at least 20 percent private investment to match its CDBG funds each year and will focus CDBG investment in those City neighborhoods with greatest low and moderate income residency.
At least 120 additional affordable rental housing units are needed to meet the demand for low and moderate income households. Another 20 affordable rental housing units are needed to specifically eliminate overcrowding among the City's larger, related renter households. It is also estimated that at least 40 existing rental housing units need to be rehabilitated for low and moderate income households.
Among the City's existing and prospective low and moderate income owner households, the City aims to rehabilitate 41 housing units through rehabilitation assistance funds.
To reduce homelessness, the City intends to promote development of more affordable rental housing options, rehabilitation of existing substandard rental units, provide information and referral to appropriate housing and service providers, and foster development of emergency and transitional shelter for homeless and at-risk special needs populations not adequately served at present.
Long-term community development needs for the City include development of public facilities to serve the greatest number of low and moderate income residents, infrastructure development in underserved, low and moderate income neighborhoods, elimination of slums and blight in all City neighborhoods, encouragement of local economic development to create low and moderate income jobs and development of economic self-sufficiency and family cohesion programs.
Highest priority short-term, non-housing community development needs include expansion of the Senior Citizens Center kitchen, construction of a community center at the Jefferson and Vanderbilt Terrace public housing complex and provision of a greater diversity of youth development and recreation programs.
The City also intends to reduce affordable housing barriers and encourage greater production of affordable housing units by fostering greater communication and linkages between the various public and private, for-profit and nonprofit housing developers in the community.
The number of residents living at or below the poverty level decreased 18.0% between 1980 and 1990, according to Census data. The City's current poverty rate is 8.9%. The primary anti-poverty strategy effectuated by City government is to promote the development of more decent, affordable housing in the local market.
City government officials have also tried to provide city services at reduced rates for low- income persons and families. These efforts have included providing sliding scale fees for the City's recreation and summer camp programs, helping to subsidize meal programs at the Senior Citizens Center and Presbyterian Church soup kitchen, and facilitating construction and rehabilitation of such affordable housing projects as Franklin Manor, South Franklin Street Project, 101 Washington Street Apartments, 117 Grand Avenue Shared Housing Project, Gladwin House domestic violence safe house and SOS homeless men's shelter.
The City of Saratoga Springs' 1995 Consolidated Plan addresses housing and community development needs in the City utilizing $479,000 in Community Development Block Grant (CDBG) and $161,000 in program income, to be supplemented by $15,000 in City funds and an estimated $1.4 million in matching private funds.
The City will carry out its housing and community development plan through coordinated efforts between various public institutions and private groups. The City's Office of Community Development (OCD) will have the primary responsibility for administering funded projects under the City's CDBG programs. OCD also maintains ongoing implementation of the housing rehabilitation grant and loan programs and works with property owners and nonprofit organizations to develop other affordable housing projects for potential funding through the CDBG grants.
The Saratoga Springs Housing Authority has primary responsibility for operating 339 units of conventional housing and 90 Section 8 rental assistance vouchers and certificates allowing lower income persons to afford private apartments within the City. The Saratoga County Department of Social Services provides emergency housing reimbursement to several private agencies and assists residents who are eligible for public assistance with various benefits and services.
nonprofit organizations are major providers of affordable housing and
support services in the City of Saratoga Springs and are often consulted to help
the City plan for future affordable housing and community development policies
and programs. In the private sector, area contractors, lending institutions,
real estate agents and their professional associations have periodically donated
funds and/or technical assistance to local affordable housing projects or
participated in planning and policy discussions on affordable housing issues.
Many such professionals also serve on the boards of area housing and human
service agencies and the City's Community Development Advisory Committee.
Grant monies will be used to provide public information sessions on the home purchase process and reverse mortgage options for senior citizens, as well as for direct down payment and closing cost grant assistance to low and moderate income first-time home buyers who attend mandatory homeownership counseling sessions.
Funds for new construction of 700 square foot addition to the kitchen at the Senior Citizens Center. The Saratoga County Office for the Aging contracts with the Senior Center to cook its 900+ meals to be delivered to other senior meal sites throughout the County and for the Meals on Wheels program and has outgrown its present space.
Grant funds will finance housing rehabilitation on Beekman and Elm Streets, targeted to low and moderate income owner-occupants and tenants. A matching grant program will also be available for rental property owners who rent to low and moderate income tenants.
Grant funds will be used for the first $80,000 in construction costs for a new eleven-bed men's shelter to be located on this City-owned site.
Grant money will be used to replace a deteriorated section of sanitary sewer on Walnut Street between West Circular Street and Ash Street.
Grant funds will be used to continue having a community police officer at this public housing complex for a second year.
Matching grant funds will be provided for construction of an enclosed and heated walkway running between the senior subsidized Embury Apartments and Wesley Health Care Center nursing home.
Grant funds will enhance existing case management and counseling programs for families in need, particularly pregnant and parenting teenagers.
Funding will be provided for a new part-time position for this delinquency and drug prevention program for Division Street school children and to enhance services and counseling for their West Side family members.
Funding will be provided to expand the number of persons who will receive counseling in this agency' s program for men and adolescents who have been violent in their family relationships.
Grant funds will be used for this youth program which seeks to educate young, African-American women about career opportunities, self-esteem and community responsibility.
Funding will be used to institute a family reading and literacy program at this public housing complex.
Continuation of no- and low-interest home improvement loans to low and moderate income owner-occupants and rental property owners with low and moderate income tenants.
Continuation of low-interest loans to non-retail businesses which intend to create jobs for low and moderate income individuals.
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.
