Troy is located in Rensselaer County and is part of the Capital District Region. Troy is located in eastern, upstate New York at the junction of the Hudson and Mohawk Rivers and major interstate highways I-90 and I-87. Troy's seven-miles of unimpeded waterfront presents the city with several exciting revitalization, economic and recreational opportunities. Served by an excellent transportation network, Troy is easily accessible to New York City, Buffalo, Boston, Montreal and other Capital Region markets. Once a leading manufacturing center, employment in the city's thriving service sector accounts for most of the area's job growth, particularly in the fields of higher education and health care.
The One-Year Action Plan evolved from the 3-5 Year Strategic Plan. The 3-5 Year Strategic Plan was developed primarily based on a compilation of community issues identified by residents, business leaders, service providers, municipal leaders and community advocates and from review of primary and secondary research materials about the affected area. The housing needs analysis was primarily based on a study that was provided by the Troy Rehabilitation Improvement Program. Approximately $3,299,200 in Community Development Block Grant ($2,689,000), Emergency Shelter Grant ($90,000) and the HOME Investment Partnership Program ($520,200) funds were appropriated to over 50 different projects geared specifically at increasing homeownership, improving the housing stock and community revitalization activities in three neighborhood stabilization areas: North Central, Central Troy and portions of South Troy. The HOME funds were made available as a result of the City of Troy's participation of a member of the Colonie- Schenectady-Troy HOME consortium.
Funds were also made available to help provide rental and security deposit assistance for individuals at risk of homelessness and to help provide a wide range of special need housing including emergency, transitional and supportive housing, as well as a continuum of support services, resettlement, aftercare and human services -- aimed at reducing recidivism and helping homeless individuals become self-sufficient and succeed in permanent housing arrangements. In addition, funds were appropriated for youth programs: streetscaping and beautification activities; implementation of community policing; job creation activities; infrastructure improvements; public facility improvements and for repairs necessary to comply with the Americans with Disabilities Act.
The Consolidated Plan was developed with extensive and elaborate citizen
involvement. The city of Troy Planning and Community Development Department was
the lead agency responsible for coordination and compilation of the Consolidated
Plan. However, over 300 citizens participated in a total of 9 neighborhood
specific town meetings and 7 focus groups which were aimed at gathering citizens
input community issues and solutions to key neighborhood concerns. The obvious
purpose of the neighborhood meetings and focus group was to identify community
issues. The secondary purpose was to create an environment for people who live,
work and do business in the neighborhood to start the process for revitalizing
the community through cooperative initiatives. Three separate public hearing
were also held. Most importantly, citizens' recommendations were incorporated
into the 3-4 Year Strategic Plan. Additionally, a Citizen Participation Plan
has been developed - with citizen input - and will be updated annually with
feedback from Troy residents.
Population in the city of Troy has declined steadily from over 80,000 at the turn of the century to 54,269 in 1990. Population trends in the city vary considerably by neighborhood, with the older sections losing population at a rate greater than in the city as a whole. Troy's population is relatively youthful, with a median age of 29.3, as opposed to the MSA with a median age of 34. Over 22.5% of the population is between 24 and 44. While individuals 65 and over decreased by 6.1% between 1980 and 1990, the 75 and over age group increased by 10%. Mature adults or senior citizens make up over 14% of Troy's total population. Approximately 39% of all seniors live alone and over 79% of this category are females.
Although racial minorities make up 12% of the City's overall population, most racially ethnic groups made significant gains during the past decennial period. While their numbers are low, the number of Asian Americans residing in Troy increased 178.1% between 1980 and 1990, while Hispanic Americans increased 85%. However, over the past two years, the Hispanic population has increased significantly. The highest concentration of minority residents continues to be in the inner city, including census tracts 404, 405 and 407. In 1990, African Americans were 22 percent of the total population in census tract 404 and 20.1 percent of total persons residing in census tract 405.
Troy's manufacturing sector has been steadily declining. In 1990, only 13% of its residents engaged in manufacturing activity, compared with a national average of 18%. Services are the largest source of employment, employing about 40% of the population in the FIRE industries, health, design professions and law.
One-half of Troy's total real property value is institutional, religious, or government property not on the tax rolls. Troy and Lansingburgh are separated into two independent school districts with two separate school tax rates.
Approximately 54.5% of households residing in the City are considered low
and moderate income. Another 34.6% are very low income, with incomes less than
50% of the median, or $16,208. Households headed by minorities are far more
likely to be low or very low income than those headed by whites. Over seventeen
percent of Troy residents are living at or below the poverty level. The highest
concentration of low and moderate income households are found in North Central,
Downtown and portions of South Troy. At 11%, the poverty average in
Lansingburgh is significantly lower than that in the rest of the city. At 31%,
the poverty rate is the highest in Downtown Troy. At $8,911, the per capita
income is the region's lowest and 16.1% of households receive public assistance.
The condition of Troy's housing stock varies from neighborhood to neighborhood and census tract to census tract. In those areas which have very high owner-occupancy housing rates, the condition of the housing stock is relatively in good to fair condition. For example, at 46.8% and 55% respectively, Lansingburgh and Albia have the highest owner- occupancy rates in the city. Overall, housing is primarily one and two-family structures. Most structures appear to be well maintained. Newly constructed townhouses and singly family structures include Vanderhyden Estates and Riverview Estates. Most of the housing located in Census Tract 412 appears to be in good or prime condition. Sycaway and the East Side are predominately residential districts with housing conditions ranging from prime condition consisting of large, well maintained one and two family homes to poorer condition of housing located along 15th Street between People and Hoosick Streets.
Conversely, in North Central and Central Troy, where rental housing dominates, the housing stock appears to be in poor and dilapidated conditions. Between Rensselaer and Hoosick Streets, most of the housing in Census Tract 404 is in poor condition, with some instances of extreme dilapidation. In Census Tract 405, south of Ingalls and west of Oakwood Avenue, most of the housing is in poor to fair condition. North of Ingalls, housing is generally in fair condition with some areas along Oakwood Avenue and on residential streets near St. Mary's Hospital in good to prime condition. In south Troy, two, three and some four-family structures predominate. Single-family homes are concentrated in the Lincoln Avenue Section, and south of Burden Avenue and the Menands Bridge. Much of the housing in South Troy is in a deteriorating condition, although a large percentage of the housing structures are in mixed condition and appear to have been rehabilitated recently (particularly, the facades). Over 70% of the housing in Troy is over 30 years old.
Although housing needs and affordability problems are more intense and obvious in certain socioeconomic groups and within certain neighborhoods, the fact is that the issue of affordability is wide-ranging and complex. There is a critical need for a variety of housing options to be made available to fulfill the needs of all income levels. However, central to addressing the housing situation in Troy is the need to increase affordability of housing and continue rehabilitation of the existing housing stock.
A total of 5,423 households in Troy reported housing costs in excess of 30% of income. This represents 30.9% of all households and significantly greater for lower income households. Households with annual incomes under $10,000 accounted for one out of two, of the households determined to be cost burdened. Renter households were more severely impacted than owner-occupied units. Overall 46.5% of all low income households in Troy were cost-burdened and 22.5% were severely cost-burdened.
Needs of Very Low Income Households
Addressing the affordability issue for very low income households centers primarily on a need for some kind of rent subsidy program or additional subsidized units and rental assistance. Additional, safe, clean SRO units are also needed to help serve very low income individuals. Funds are also needed to help very low income homeowners maintain and repair their homes.
Needs of Low Income Households
This category includes people of fixed incomes and many are the community's working poor. The housing needs of this group include additional affordable standard rental units, a need which may be fulfilled through rehabilitation of existing units or the creation of new units. A high percentage of this group is homeowners, struggling to keep pace with emergency repairs as well as home improvement items. Therefore, homeowner needs as well as renter needs must be addressed. The low income group includes potential first-time homebuyers, most of whom are shut out of the market due to high down-payment and closing costs and the high cost of housing. Therefore, there is a need to provide affordable opportunities for homeownership to both low and moderate income persons.
Needs of Moderate Income Households
During the period from 1982 - 1987, Troy housing prices increased by 142%. At the same time, the stock of vacant or under utilized buildings suitable for rehabilitation and housing options for lower income buyers began to dwindle. These factors tended to locally intensify the more widespread problems of rising housing costs and heavy closing costs which put homeownership out of the reach of many people in moderate to middle income ranges. The obvious result is that people who are unable to afford to buy houses are remaining renters, hindering both the affordability and availability of rental units to lower income persons. In order to lesson this situation there is a need for additional homeowner units affordable to persons in low, moderate and middle income categories. Due to the lack of buildings available for rehabilitation, these units would have to be primarily newly constructed infill housing. Additional needs of these groups include programs to promote and subsidize homeownership in low, moderate and middle income categories.
Of low-income owner households and renter households, large families in particular, are likely to spend much more than 30% of their income to pay for shelter, followed by minority households.
Housing costs in the Capital District rose dramatically during the 1980s, with Troy having the largest increase of 142.1%. With the increasing costs of housing in the Capital District and the relatively high percentage of low income households residing in the city, the purchase of a new or existing home has become an increasingly difficult proposition for many residents. As of 1990, 70% of the single family homes were valued at under $100,000, and over 90% of the renters in Troy paid less than $500 per month. Listings for two-family homes had average sale prices of $73,000. The cost for newly constructed housing is significantly higher than that of existing homes in Troy. Costs for the Highpointe townhomes for example, are in the $120, 000 - $150,000 range. Utilizing an affordability model, the income required to purchase an average-priced existing home is approximately 58% higher than the median income for Troy households and more than twice that of very low income households. Only 35% of the City's 20,708 households fall above the qualifying income necessary to purchase the average-priced existing home after a minimum 5% down payment, while only 25% could purchase a new home.
Another factor in assessing the market condition is the availability of housing choices. Despite the elimination of several hundred substandard units from the existing housing stock, the city-wide vacancy rate for all housing types, 9.2%, remains unchanged from 1980.
Several other market factors have had an ongoing impact on the availability of affordable apartments in Troy. One is that the high cost of buying a house has prevented middle class people from moving out of apartments and into houses on the edges of the city. This creates a shortage of quality units on the free market, which consequently pushes prices up and allows landlords to be more selective in their choice of tenants. A second factor is the large population of students who occupy many of the reasonably priced apartment available. Low/mod income households, especially large families, must compete with students for affordable housing.
Finally, physical characteristics of the city have prohibitive effects upon development of new affordable housing. There is a very limited amount of vacant land available: a considerable portion of Troy's open space is of a rugged nature, with steep slopes and ravines.
The high cost of purchasing a home has prevented many middle class people from becoming homeowners. People who are unable to afford to purchase homes are remaining renters, hindering both the affordability and availability of rental units to lower income persons. The very low income and low income households are struggling to pay rent and/or maintain and repair their homes. There is a great need for rent subsidy programs or additionally subsidized units and rental assistance. As well, funds are necessary to help the households maintain, repair and make improvements to their homes. There is a need for additional homeowner units affordable to persons in low, moderate and middle income categories. Additionally needs of these groups include programs to promote and subsidize homeownership in low, moderate and middle income categories.
According to the 1990 CHAS, as estimated 1,232 persons were reported as being homeless in the City of Troy. Troy, in partnership with many agencies and providers, has developed a continuum of care model to address the needs of the homeless and individuals at risk of homelessness. Using case management as the central service methodology, the continuum offers outreach, advocacy, education, information and referral and follow-up as core services. The service strategies are offered over four identifiable phases with specialized service offered in each phase. The four phases include prevention, emergency shelter, transitional housing and permanent housing. Evaluation of the continuum of care will focus on the effectiveness of the initiatives to improve the quality of life for the homeless persons and citizens at risk of homelessness by increasing service integration and accountability, increasing access to services, decreasing the length of time it takes for a consumer to access permanent housing, and increasing access to employment and income, thereby reducing the threat of housing vulnerability and homelessness. A critical need also exists for permanent supportive housing environments for homeless and non-homeless persons with special needs, including teenage parents and their children, the frail elderly, persons with disabilities and with HIV/AIDs and veterans.
However, the lack of decent affordable housing is the root of the homeless problem and is putting significant numbers of people at risk of homelessness. In order to adequately address the homeless crisis, additional emergency, transitional and permanent housing must be developed in this community, as well as supportive services. Provision of additional permanent, affordable housing opportunities is the immediate priority.
The majority of assisted housing in Troy is administered by the Troy Housing Authority (THA). Nearly one-quarter of the approximately 1,500 public housing units serve the City's elderly population. The THA has a current waiting list of 111 households, a decrease of about one-third since August 1991 and a significant decline since the mid-1980s. Housing needs as indicated by waiting list applicants include 48 elderly (1-BR units; 40 small families (1- and 2-BRs); and 23 large families (3- and 4-BR units).
The THA is also the primary administrator of the Section 8 Rental Subsidy Program. Approximately 390 households are on the waiting list for rent subsidies, perhaps more an indicator that people wish to stay in their own neighborhoods rather than move to public housing. Troy has more than 900 units of project-based Section 8-assisted housing operated by private housing providers such as the Troy Rehabilitation and Improvement Program. Primarily located in Downtown Troy, North Central and Lansingburgh, most of these projects have lengthy waiting lists ranging from four months to three years. Special needs population needs include:
Barriers to Affordable Housing
Until 1994, the Commission on Human Rights was the coordinating entity for addressing fair housing issues and housing discrimination complaints in the city of Troy. Previously, the Office was included in the City's budget and staff was designated to undertake initiatives in connection with the promotion of fair housing. In 1995 however, as a result of the City's precarious fiscal dilemma, the City discontinued funding of the Office of Human Rights. Subsequently, the City's efforts to promote fair housing have been sporadic and fragmented, handled largely by volunteer commissioners of the Human Rights Commission. The City is currently examining ways in which to coordinate fair housing efforts and is in the process of developing its Fair Housing Plan, which will be submitted to HUD February 1996.
Steps to mitigate lead-based paint hazards in residential housing are coordinated primarily through the combined efforts of the Rensselaer County Department of Housing and the City of Troy Bureau of Code Enforcement.
According to the 1990 Census, approximately 64.9% of the total housing units in Troy were in structures built in 1939 or earlier; therefore it is likely that lead-based paint hazards will be present in a significant number of Troy's residential housing. Troy's efforts to control lead-based paint hazards focus largely on prevention by educating low income tenants, homeowners that participate in the City's housing programs, on the presence and risks associated with lead-based paints. All tenants and property owners that participate in the City's housing programs are given a notification which contains pertinent information on the hazards of lead-based paint. Tenants and property owners must acknowledge receipt of this information by signing and returning the Notification form, which is maintained by the city in the case file. When it has been determined that lead-based paint is present at the specific location, a certified Notice of Lead Poisoning is sent by DOH to both the tenant and property owner. A copy of the Notice is also sent to the City's Bureau of Code Enforcement. The Bureau of Code Enforcement follows up with the tenant and owner. At this point, the affected family is able to apply to the City for grant assistance for lead abatement work.
As of December 31, 1993, 76 cases of AIDS in the County were diagnosed. The New York State Department of Health's Epidemiology Program estimates that the total number of those in Rensselaer County who are HIV+is up to ten times the number of those with full-blown AIDS, or as many as 760 people. The approach for addressing this health care crisis must be two pronged: assisting individuals who have already been diagnosed HIV+/AIDS and stemming the increase of cases through education and prevention programs. It is highly probable that persons with HIV/AIDS will require increasing housing and supportive services including case management, supportive counseling, mental health services. One of the most critical current problems is the lack of affordable housing for persons with HIV/AIDS. A full range of housing options for persons with HIV/AIDS is needed including: additional subsidized housing units; newly constructed or rehabilitated scattered site apartments designed to accommodate the physical needs of persons with advanced stages of the disease and their caregivers and short term housing financial assistance, such as help paying security deposits, utility bills and moving costs.
There is a wide range of community needs including better public safety programs that partner with the community in addressing crime and combatting the criminal element associated with street-level drug dealing. Implementation of community policing and "real" neighborhood watch programs were cited as needs citywide. Improvements to the public facilities and repairs to bring public facilities into compliance with the Americans With Disabilities Act are included as needs which must be addressed over the next 5 years. The provision of various human services including programs that promote job training and skills enhancement and which make child care more affordable to the working poor and low income working families emerged throughout the Consolidated Planning process as critical needs. Finally, activities which promote economic development and help spawn entrepreneurship in neighborhood-based enterprises and programs which provide youth leadership skills were also at the top of the list of community development needs.
The City of Troy was primarily responsible for coordinating and compiling
the Consolidated Plan. However, many others are credited for providing
assistance and support during the planning process. Namely, the Commission on
Economic Opportunity, Inc., TRIP, EastWest Planning, the Sage Colleges and the
Council for Citizenship Education and many human and social services
organizations.
The City's housing and community development objectives were established based on three basic factors: the city's aging housing stock, the significant number of very low and low income households present in Troy, and resident input gathered through an elaborate citizen participation process. Neighborhood revitalization and upgrading of the city's aging housing stock, with particular emphasis on the provision of quality, safe, standard affordable housing for very low, low and moderate income households and concentration of federal funds into the most needy areas including Census Tracts 404, 407 and 410. Also, the city's efforts include strategies to increase homeownership in the three target neighborhood stabilization areas. Other strategies under this objective include improvements to rental units in owner-occupied buildings; provision of homebuyer counseling services; the provision of rental assistance for very low income households and finally, the development and implementation of a continuum of care model for serving the homeless and individuals at risk of homelessness. Other strategies under this objective include support for programs which provide aesthetically pleasing neighborhood environments including public service improvements for sidewalks, streets and beautification and tree planting activities.
The number 2 objective includes strategies for expansion of economic development opportunities and provision of the related job training and human resource programming required to maximize benefits to very low, low and moderate income households.
Non-Housing Community Development Priorities
The City's housing programs are designed specifically to address the needs of very low, low and moderate income households. As a result of the high cost of housing and the large number of low to moderate income households in Troy, the City is targeting its resources to help very low, low and moderate income households who are struggling to meet basic needs. Child care scholarships are available which allow working poor and low income working families to remain active in the workplace while ensuring that their children are in quality, affordable and safe care. The Housing Assistance Program provides funds to low income families and homeowners on fixed incomes to make much needed repairs and improvements to their housing and bring their building structures up to code compliance. The Troy Boys & Girls Club Midnight Basketball Program, Vanderhyden and School Two, Bridge Coalition and Oakwood Presbyterian Church and Lansingburgh Boys and Girls Club provide quality and structured youth programming -- at reduced cost to very low and low income households -- which is aimed at keeping children in safe, non--threatening environments. The city of Troy has used federal resources to leverage other partnerships to expand the use of neighborhood assets, such as the School 2 Community Center School, which serve very low income families.
Key to community revitalization, however, are very strong and active
neighborhood groups. Throughout the neighborhood meetings, community concerns
were raised that could be effectively addressed in partnership with the
municipality at the community level. However, without organized community
groups, residents did not know where to begin. Clear to everyone was the need
for organized neighborhood associations and neighborhood groups. The City will
leverage its Enterprise Community designation and funds to work with citizens
to build a neighborhood association infrastructure and provide leadership
training to residents to empower and equip them with the necessary tools for
bringing about long-term neighborhood stabilization.
North Central, Downtown and portions of South Troy
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 Central Troy and proposed HUD funded projects.
MAP 6 depicts North Troy and proposed HUD funded projects.
TABLE (without associated map) provides information about the project(s).
Sandra A. Brown
Phone: 518-270-4625
Fax: 518-270-4626
