The City of White Plains Consolidated Strategy and Plan presents a five year strategy for addressing the city's housing and community revitalization needs. It includes a One Year Action Plan for spending approximately $6,600,000 in Community Development Block Grant and program income funds, Comprehensive Grant funds, other federal funds, as well as state, local and private resources. These funds will be spent on a wide range of housing and community development activities primarily in the city's low income target areas where housing, economic development, public facility and service needs are the greatest.
The development of the Consolidated Plan was undertaken concurrently with the city's Comprehensive Plan, providing an opportunity for joint citizen participation. The principal
means of eliciting citizen participation were through the Comprehensive Plan citizen groups; Community Needs Assessment and Neighborhood Vision Questionnaires; city-wide forums, and community forums for special interest groups; and formal public hearings as part of both the Consolidated Plan and Community Development citizen participation process. Special outreach was made to the city's Housing Authority, Afro-American and Hispanic
communities, Westchester County Departments of Planning, Health, Social Services, Community Mental Health and other housing providers and social service agencies in White Plains, many of which provided input on housing and community development needs and strategies. Citizen comments received at each of the two required Consolidated Plan hearings, and in writing during the comment period, were responded to in the Plan prior to
its submission to HUD. The Plan was approved by the City Council on June 6, 1995.
The population of the City of White Plains remained relatively stable during the 1980s, increasing by only 3.6% for a total 1990 population of 48,718. While the population experienced little change, the racial make-up of the city was redistributed, with the Hispanic population more than doubling its numbers. According to the 1990 Census, the majority of the city's population was white (64.3%); 18.2% were black; and 14.2% were Hispanic.
The 1990 median family income for White Plains was $56,684. Thirty percent of the city's
households were low to moderate income, defined as those with incomes below 80% of
median income. Low and moderate income persons constitute 27.18% of the White Plains
population. Concentrations of low income persons are located in eight census tracts in and
around the downtown. Afro-Americans and Hispanics are disproportionately represented in
several of the low and very low income categories.
White Plains is a dynamic community which, like many similar sized cities in the New York metropolitan region, thrived during the 1980's. Between 1980 and 1990, the city expanded its residential base by 1,500 units, and added 627,000 square feet of retail space and more than 2 million square feet of commercial/office development. But like other communities in the area, White Plains has been affected by the recent economic slowdown which began in 1990 and included substantial downsizing by several large corporate entities. The weak commercial sector is expected to take several years to turn around, and the recovery of jobs is expected to be slow. Two new malls have created hundreds of lower skilled positions, challenging the city to develop strategies to preserve the non-mall retail in the traditional downtown area.
White Plains is a suburban residential community with areas around the downtown that are zoned and developed with higher, more urban densities. There is tremendous diversity in the housing stock -- high-rise, garden and small multi-family structures, and single family homes -- and ownership types -- rental cooperative, condominium, single family homes and homeowner's associations. White Plains is unique among most communities in New York and in the nation in relation to its historic policy on the location of assisted housing for low income households. In a scatter site approach, the city has dispersed assisted housing developments throughout multi-family zones in the community, promoting both economic and racial/ethnic integration of the city. Since 1980 the concentration of minority population in many census tracts decreased. There is only one census tract, tract 93, with a minority concentration.
Overall, approximately 30% of White Plains' households are considered by HUD to be low and moderate income, earning less than 80% of the median income. Of these households, 72% are renters and 28% are homeowners. The elderly predominate among both low and moderate income renters and owners, and minorities comprise 46% of the renters and 14% of the owners.
The existence of housing problems, including such factors as cost burden and overcrowding, generally declines as incomes increase. While the elderly are represented in greater numbers in the extremely low income category, 1990 data indicates that small (2-4 person) and large (5+ person) families, and "other" households (non-elderly, single person households) are experiencing housing problems in greater numbers in the low, moderate and middle income levels.
Based on the 1990 Census, the City of White Plains has 20,714 total dwelling units, of which 94% are occupied. Of the total units, approximately one third of the units are single family, 40% are in 20+ unit structures, and 25% are located in two, three and four family structures, and small, multi family buildings of up to 19 units. Of these, 52% are ownership type, and 48% are rental. The vacancy rates are low -- 4.2% for rental housing and 5% for owner housing -- suggesting a tight housing market. A total of 1,670 rental units in the city are project based assisted housing, almost half of which are public housing units.
In White Plains, there is a strong correlation between income, mixed minority areas and substandard housing, with the census tracts ranking the highest in minority populations generally having the greatest percent of substandard housing.
An important variable in assessing the condition of the community's housing stock is the age of the housing. Fifty percent of the housing in White Plains was built prior to 1950. With this older housing stock, it is reasonable to assume that there is substandard housing in the city.
Like other communities throughout the northeast, White Plains experienced a spiraling of housing costs during the 1980's. In 1990, the Census reported the median value for owner occupied housing as $296,000, an increase of almost 350% from 1980. Median contract rents increased by over 200% during the same period. The upward pressure on housing costs can be attributed to a number of factors including a shortage of developable land with available infrastructure, and a "boom" economy throughout most of the 1980's which resulted in escalating land prices and a strong market for expensive housing targeted to upper income households. Low and moderate income households need additional housing options -- both rental and ownership -- which are affordable.
The Westchester County Department of Social Services is the primary homeless provider in the county. Based on their data, of the total 4,061 homeless in Westchester, only 243, or 6%, originated in White Plains. However 425 homeless persons are actually housed in the city. Adults and children in families represent a growing percentage of the overall homeless population. The City of White Plains exceeds its fair share contribution by 70%, housing 10.2% of the county's homeless with only 6% originating in the city. White Plains has an extensive inventory of facilities and services for the homeless including 65 beds at three emergency/transitional facilities, 128 rooms at a family center, and various supportive services.
The City of White Plains has a total of 1,670 housing units which are project based assisted units, representing 17% of the city's total rental stock. Of these, 712 are public housing units, and 958 are other subsidized housing units. Public housing needs include continued maintenance and upkeep of major systems, apartments, exterior areas, and expansion of tenant space. Other assisted housing is largely in good repair. There are long waiting lists for all assisted and public housing projects.
Service providers for special needs populations indicated the following needs:
While persons with mental disabilities need supportive group living environments, White Plains provides more of such housing than any Westchester community, and is considered to be a saturated community. There is no support for additional residential beds, unless there is an equal reduction of residential beds for other special populations.
Obstacles the city faces in addressing its housing needs include lack of vacant land, high cost of land, limited availability of funds, limited number of Section 8 certificates and vouchers, local opposition, limited non-profit capacity, and high construction costs. There are no major public policies which inhibit or have a negative effect on the creation of housing. The Zoning Ordinance of the City of White Plains provides for a wide range of multi-family densities, facilitating various types of housing development.
Hazards of housing-related environmental concerns, such as lead based paint, affect the housing market inventory. Of the 20,714 housing units in White Plains, an estimated 80% to 85% are affected by lead based paint. Since the oldest housing is most likely to have lead based paint and is also located in mixed minority areas which are also areas of low and moderate income households, it is most likely that extremely low, low and moderate income minority households will be exposed to lead based paint hazards, more than moderate to upper income and predominantly white households.
Community development needs in White Plains include a wide range of activities including:
The City of White Plains' strategic plan identifies objectives that have been developed in accordance with goals for providing decent housing, a suitable living environment, and expanding economic opportunities for low and moderate income persons.
Housing priorities include:
Community development priorities include:
Many of the strategies set forth in the Consolidated Plan are directed at reducing housing costs of households in poverty or providing supportive services to prevent families and individuals from falling below the poverty line. The city's CDBG Program funds public services such as tutoring, mentoring and family counseling programs to very low and low income families. The Section 8 Family Self Sufficiency Program will be instrumental in reducing the number of households below the poverty line, and will teach self-help skills to extremely low and low income families with children through a series of supportive programs. Other activities available to families at the poverty level are administered by Westchester County and include day care, employment training and other supportive services.
The City of White Plains anticipates that funding will be available from federal, state, local and private sources. Federal resources include the Community Development Block Grant, Section 8 Rental Voucher and Certificate, and Comprehensive Grant programs. Federal funds are also anticipated to be received from various programs for the developmentally disabled, senior citizens and youth. Resources from New York State are likely to include funds made available through the Department of Youth, and the Office of Mental Retardation and Developmental Disabilities. The City of White Plains will provide capital funds for public services devoted to low income youth, senior citizens and developmentally disabled persons., and Westchester County will provide Youth Program funds. Modest private contributions from private companies and foundations are also anticipated in support of the city's service programs.
As a small city, there is a great deal of interaction in White Plains among the various
supportive service and housing agencies. The city's Planning Department administers the
CDBG and Section 8 Programs. The staff coordinates closely with the White Plains Housing
Authority, Westchester County CDBG and Section 8 administrators, and the various non-profit housing, homeless and other service agencies providing services to the city. Gaps in
the institutional structure include limited funding and staff capacity. Various federal and
state programs are being substantially curtailed or eliminated, and the state of the economy
has reduced the amount of private contributions to non-profit providers.
The City of White Plains One Year Action Plan outlines the proposed use of approximately $6.6 million in Community Development Block Grant funds, program income, Comprehensive Grant funds, other federal funds, New York State Deaprtment of Youth funds, City of White Plains Capital funds, Westchester County Youth Program funds and private contributions. Funds will be spent on a wide range of housing and community development activities including residential rehabilitation in the city's target areas; code enforcement; public services for youth, seniors and other low income persons; architectural barrier removal to improve access for the handicapped; street, sewer, drainage, parking and other public infrastructure and facility improvements; comprehensive plan preparation; and program management and administration.
Highlights of the City of White Plains housing goals for the first year include the rehabilitation of approximately 60 multi-family dwelling units and 6 single family dwelling units with CDBG funds; rental assistance to 215 very low income households through Section 8 and 25 families through the Family Self-Sufficiency Program; maintenance improvements to the public housing stock; and supportive services to an estimated 200 homeless or at-risk individuals
MAP 1 shows a number of points of interest in the City of White Plains.
MAP 2 shows the points of interest in the City, and provides an outline of low and moderate income areas.
MAP 3 provides an outline of low and moderate income areas, and also highlights areas of minority concentration.
MAP 4 outlines low and moderate income areas, and provides information concerning unemployment.
MAP 5 shows project locations, outlines low and moderate income areas, and provides information concerning unemployment. Only 4 projects are plotted on the map, since most of White Plains' proposed activities are City-wide.
