Abington Township, a suburb of Philadelphia, is an established residential community located in Montgomery County, Pennsylvania. It is composed primarily of single-family homes. According to the 1990 Census, the median family income (MFI) is $44,090. Twenty-eight percent of all households in Abington are low- and moderate- income and 25% are headed by women.
The Township of Abington's Consolidated Plan includes a One-Year Action plan for spending $976,000 in Community Development Block Grant (CDBG) funds for the rehabilitation of rental and owner-occupied housing units, new construction of affordable housing, and public improvement projects. HOME funds from the Commonwealth of Pennsylvania will be used as an additional source of funds for the Township's housing rehabilitation program. The Township will also be using CDBG funds to finance planning activities for economic development. The Township's intention is for economic development to be the major thrust of the Township in the future. Deteriorated business areas will be rehabilitated, a stronger tax base will be created and jobs will result.
The Office of Community Development was the lead agency responsible for
overseeing the development of the Consolidated Plan. Not just in developing the
plan, but on an ongoing basis, the Community Development Office holds meetings
and/or discussions with various organizations, public agencies, non-profits, and
interested officials and residents to discuss housing and community development
needs for all segments of the Township's population. Two public hearings were
held after being publicized in the local newspapers. Once the proposed
Consolidated Plan, with input from various sources, was developed, a synopsis
was published in the local papers. Another meeting was held prior to formal
approval by the Board of Commissioners. The consolidated plan was approved by
the Abington Township Board of Commissioners on August 10, 1995. Copies of the
approved plan are available at the Township Building and other locations
throughout the Township.
In 1990, the Census counted a total of 56,322 persons residing in Abington Township. This was a decrease of 5 percent from the 1980 Census. The majority of the Township's residents are white (87 percent), 8 percent are African American , and 5 percent are other minorities. According to the 1990 census, Abington Township has the fourth highest concentration of elderly in Montgomery County. In the four-county area of Bucks, Chester, Delaware, Montgomery Counties, Abington ranks 9th out of 110 townships with the largest concentration of elderly residents 65 years and older.
In 1990, the median family income (MFI) was $44,090, but, by 1994,
had risen to $46,600. Twenty-eight percent of all households in
Abington are low-and moderate income (incomes below 80 percent of MFI).
Abington's minority population, primarily African American and Asian residents,
comprise 10.6 percent of the total population and are generally disbursed
throughout the Township. As incomes rise, minority and white residents make
similar residential choices and can be found living in the same areas.
There are 22,116 housing units in Abington Township occupied by its population of 56,322. Of the 22,116 units, 21,543 units are occupied. The homeowner vacancy rate is 1 percent and the rental vacancy rate is only 5.2 percent. Couple these statistics with the fact that Abington is 93 percent developed, and it is apparent that not only is housing scarce, but there is little developable land available for any use. To complicate the housing situation, Abington's housing stock is aging right along with its population. According to a recent study by the Township's Historical Commission, 7,027 units of non-rental housing, or 41 percent, are 50 years old or more.
Based on the scarcity of vacant units and developable land, affordable housing is difficult to find. The land that is available for housing development is costly, and in many cases, these parcels are the result of subdivisions of large estates.
Households with incomes at or below 50 percent of MFI (14 percent of all households) are comprised predominately by homeowners. Almost three times more very-low income elderly own homes than do the rest of the very low income population, 1305 vs. 456, illustrating that homeownership is virtually impossible for many families who are very low income.
It should also be noted that there are almost two and one half times more very low income elderly renters than the remainder of the population of very low income renters. Abington's low income elderly renter population has more housing problems and greater cost burdens than the very low income population . Sixty percent of all elderly one- and two-member renter households from all income groups have housing problems.
There are no figures available relative to the number of homeless in Abington Township. However, a recent County-wide survey reported that the estimated number of homeless in Montgomery County was 800, which is less than one percent of the total County population.
There are 281 housing units receiving some type of assistance. Of those, 40 are public housing units, 41 are Section 8 tenant based units and 200 are Section 202 housing units.
Public housing units only become vacant when tenants move out. All of the units need rehabilitation work, both inside and out. The Housing Authority is rehabilitating units at a rate of 4 units per year. No loss of any units from Abington's inventory is anticipated.
Section 8 units are made available through a contract with the Montgomery County Housing Authority . Since the assistance to these units is tenant-based, there are no vacancies, nor are there any units anticipated to be lost.
A Section 202 housing project is located in Huntington Valley. None of the units are vacant and their is a ten year waiting list. Twenty-four of the 200 units are accessible.
It should be noted that there are 22 group homes in the Township supporting residents with mental and/or physical challenges.
One of the biggest barriers to affordable housing is economics. The $117,600 average price of a home in Abington Township exceeds the cost of an affordable house for a family earning the County median income. Furthermore, there are approximately 10,000 Township households with incomes below this median and would only be able to afford homes costing under $100,000. Other barriers include the lack of affordable land available for development and the very low vacancy rates.
In January of 1994, the Township's Community Relations Committee became the "lead agency" to offer leadership in fair housing. The group has received $5,000 in CDBG funds to carry out fair housing activities that they deem necessary and appropriate. The Committee is currently working on a brochure which will outline their services and be made available Township-wide.
Abington Township administers a lead-based paint program. In June of 1994, the Board of Commissioners passed a resolution adopting a Lead-Based Paint Testing Protocol and Lead- Based Paint Abatement Standards. Every home that is deemed eligible for participation in the Township's housing rehabilitation program (owner and rental) must be tested for lead- based paint. Those homes where lead-based paint is found must undergo either full abatement or hazard reduction procedures.
Based on the Township's demographics, the Abington Community Development Office is focusing on the elderly population in an effort to ensure that their needs are being served. As a result, the Township is concerned with the removal of architectural barriers, infrastructure improvements and public services. To address other community development needs, the Township is also in the process of developing a plan to implement an economic development plan for its five business districts. Preliminary ideas include a job pool of low/mod income persons and unemployed laborers, both skilled and unskilled, who would be hired to carry out construction plans and maintain the five business districts.
Various organizations, including public agencies, non-profit organizations,
local officials, and residents were consulted during the planning stages of the
Consolidated Plan. Informal suggestions were provided on housing and community
development needs for all segments of the Township.
The following objectives have been addressed: the preparation of a Comprehensive Plan and Zoning Ordinance, and the preparation of an Economic Development Study. The following objectives are currently being addressed: the removal of architectural barriers, improvements to the public infrastructure, demolition of dilapidated structures, and assistance to non-profit organizations.
The Township's Owner-Occupied Rehabilitation program is the most successful program administered by Abington Township. It will be a resource not only for the elderly but for all households whose incomes are at 0 to 50% of the MFI. Over the next year, the Township hopes to rehabilitate 15-20 homes, and over the five-year span of the Consolidated Plan, perhaps 10-15 homes per year using both CDBG funds from HUD, and HOME funds from the Commonwealth of PA. The Township will also assist large-related renter households through financial and technical assistance provided to a local non-profit organization and continue to target the housing needs of its elderly population with special emphasis on those groups at 0 to 50% of MFI.
The Township is in the process of developing a plan to implement the economic development plans for the five business districts that were studied. Job creation and rental rehabilitation activities are being considered.
Economic Development is an integral aspect of the Township's strategy for reducing the number of residents living below the poverty level. The proposed economic development project would create jobs for low- and very low-income residents.
In addition to the Township's annual CDBG entitlement being used in part to fund housing rehabilitation, Abington will also be using HOME and H&CD funds from the PA Department of Community Affairs.
While the Township did not coordinate with units of general local government
in the implementation of the Consolidated Plan, it did consult with various
local community development agencies during the planning stage.
The Abington Township Action Plan outlines the proposed use of approximately $976,000 in CDBG funds. These funds will be spent on an array of housing and community development activities including:
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.
