Bristol Township is located north of Philadelphia in Bucks County, Pennsylvania. Settlement began shortly after William Penn became Proprietor of Pennsylvania in 1681. After 1900, with the opening of interurban trolley lines and railroad commuter service, the area became more accessible from Philadelphia and development increased somewhat. The economy of the township remained primarily agricultural until World War II. Workers in World War II factories and in a huge steel-making complex built in the 1950s boosted Bristol Township's population to a peak of 67,498 in 1970. Over the last 20 years, downsizing by major industrial employers in the area has trimmed both the population and the labor force. The 1990 census reported a population of 57,129 for Bristol Township.
HUD's Consolidated Plan regulations require local governments to identify and describe housing and community development needs and priorities and to establish a comprehensive 5-year strategy for addressing these needs using Federal and other resources. The Consolidated Plan replaces six separate planning and application submissions for programs sponsored by HUD's Office of Community Planning and Development (CPD) with a single document. For the first year of the its 5-year plan, the Bristol Township is requesting $721,000 in Community Development Block Grant (CDBG) funds. This funding will be used to finance the 25 community development projects planned for fiscal year 1995.
On August 3, 1994, a public hearing was held to inform the public and seek public comment on proposed applications for HOME funds to be submitted to the Pennsylvania Department of Community Affairs. Discussion at the hearing centered on how the funds would be used, how Bristol's Community Development Department would be staffed, and future funding. Other topics included rehabilitation of owner-occupied housing and vacant, publicly owned properties, including the possibility of homeownership assistance to promote resale of these latter units.
A September 4, 1994, public hearing obtained public comment on proposals received and sought input on other projects. A third public meeting, held on October 11, allowed citizens to comment on those projects being considered for inclusion in the 1995 statement and on other community needs.
Township officials used public input from these meetings, as well as information on community needs provided by the township's managing director and community development administrator, from various public and private agencies, and area professionals in preparing the Consolidated Plan. The public sessions cited above were a continuation of an earlier series of surveys, discussions, and public meetings held from 1992 to mid-1994 in preparation for a June 1994 Park and Recreation Plan and a 5-year 1994-98 Community Housing Affordability Strategy (CHAS).
Bristol Township's population shrank by 15.4 percent from 1970 to 1990. This was primarily due to out-migration of working-age people who have left the community to seek work elsewhere after many industrial operations in southern Bucks Country reduced their workforces. U.S. Steel's Fairless Works, built in the early 1950s in Falls Township, is a major example. It was the largest employer of Bristol Township residents and once had over 10,000 employees, most of whom lived in the township. Today the steel-manufacturing complex employs only about 960 people.
Unemployment in Bristol Township in July 1994 was 7.1 percent, down from a 9.9 percent rate in 1991, but still well above the prevailing 5.6 unemployment rate in the rest of Bucks County. The 1990 census reports that Bristol Township's per capita annual income was $13,267. This also compares unfavorably with Bucks County as a whole, which had a per capita income of $18,292.
Bristol Township is primarily a community of owner-occupied single-family homes. The total number of households in the township is 19,242. Of these, 1,750 are considered extremely low-income households (with incomes under 30 percent of the median income for the area). There are an estimated 1,875 very low-income households (with 31 to 50 percent of the area median income), and about 3,859 other low-income households (51 to 80 percent of median). Another 2,069 households are rated as medium-income (81 to 95 percent of area median income).
Significant demographic changes are taking place in the age and gender makeup of the township. Housing is comparatively inexpensive compared to the rest of Bucks County or nearby New Jersey. As a result, senior citizens continue to live in the township and not migrate to retirement communities. Many of the original population of those who settled in the community during its growth years, from the later 1950s to the 1970s, remain as residents. The results include a significant increase in the number of older people and a slower turnover of the housing stock. This means that affordable housing is not trickling down to younger citizens.
If no changes are made in the housing stock, this trend will continue until about 2010, when the mortality rate is expected to increase among the township's current older population. In the meantime there will be changes in the gender ratio, currently almost evenly balanced between males and females. Because females have a longer life expectancy than males, the female population of the community will increase over the next 10 or 15 years, as the male population decreases.
Large segments of lower-income households, both renters and owners, are experiencing a significant cost burden, with their housing costs at more than 30 percent of household income. Those with a severe cost burden are paying more than 50 percent of their income for housing.
In general, households in the lowest income brackets experience a greater incidence of affordability problems than those with higher household incomes. Among very low-income elderly households, renters are much more likely than owners to have a housing cost burden. At the slightly better "other low-income" level, cost burden remains a problem except for smaller households and elderly owner households. At the moderate-income level, cost burden is more likely to be a problem for owners than renters. Cost burden problems suggest a need for more assisted housing and for an increase in the township's owner-occupied housing program.
Given the demographic shifts toward a more elderly (particularly female) population, there is a need both for elderly housing and for units for smaller households. If elderly housing, both assisted and non-assisted, becomes more available, more owner-occupied housing will become available for younger households, especially first-time homebuyers.
According to the 1990 census, Bristol Township's housing stock consists of 20,073 units, an increase of 8.7 percent over 1980. The additional 1,079 units over 1980 are primarily single-family homes with 3 bedrooms. Given that the land area is almost totally developed, no significant new housing developments are expected to be constructed in Bristol Township. Most housing units in the township were built after 1950, when there were only 3,575 units. Most of the housing stock is relatively young and in generally good condition. However, overcrowding is a particular problem among larger renter households.
Of the community's 20,073 housing units, 19,314 are occupied. Of the occupied units, 77 percent are owner-occupied and 23 percent are renter-occupied. The housing supply is fairly tight -- the vacancy rate for owner-occupied units is 1.5 percent; only 7 percent of rental units are vacant.
The median value of a single-family home in Bristol Township is $95,100. This is only two-thirds the median value of a home in Bucks County, but an increase of 134 percent over the median value of a Bristol Township home in 1980.
There is a shortage of units affordable to lower income elderly persons and smaller households (see "Housing Needs" above). There is also an overabundance of larger units for various household types. For example, there are no vacant 0- or 1-bedroom units for extremely low-income households. There are, however, 41 vacant units of this size affordable to very low-income tenants, and 193 for other low-income and moderate-income households. There are also 179 vacant 2-bedroom units and 332 vacant 3-bedroom units for all 4 categories of low- to medium-income households.
A homeless person is defined as one who is sleeping in shelters or in places not meant for human habitation. Bristol Township has one shelter for the homeless, operated by the Lower Bucks County Chapter of the American Red Cross. The Red Cross indicates that 69 percent of those served at the shelter were residents of Lower Bucks County prior to their homelessness and about 38 percent were from Bristol Township.
There are an estimated 90 homeless Bristol Township residents living in shelters. The number of unsheltered homeless is unknown, though a "point-in-time" count by the Community Development Administrator on the evening of October 27, 1994, counted seven individuals sleeping at four unsheltered locations.
The primary needs of those families and individuals affected by homelessness are transitional housing, as well as Section 8 certificates or vouchers for permanent assisted housing. Job training and employment opportunities are also needed to help homeless persons move toward self-sufficiency.
The two conventional public housing projects in Bristol Township are run by the Bucks County Housing Authority. Venice-Ashby II has 61 family units and Grundy Gardens has 130 units for the elderly. There are also 62 townhouses in Venice-Ashby I, a project-based Section 8 development. The Bucks County Housing Authority also has 390 Section 8 certificates and vouchers in use in Bristol Township.
There are three other assisted housing complexes:
The primary barrier to affordable housing is school real estate taxes. Bristol Township, though a distressed community with high unemployment, has the second highest real estate taxes in Bucks County. This includes the second highest school taxes. Average real estate taxes in the township are running about $3,242 per housing unit. This high tax burden is the main issue in dissuading developers from proposing new housing development in any price range. Other barriers are unemployment, cost of the housing, fixed incomes, and an aging population.
In June 1993 the U.S. Department of Housing and Urban Development reviewed Bristol Township's October 1989 Fair Housing Analysis report and found it in conformance with Federal regulations.
Based upon experience from the township's owner-occupied housing rehabilitation program, it is estimated that 2 percent of all units occupied by households in the various low-income categories may be contaminated with lead-based paint. The Bucks County Department of Health is awaiting funding from the State of Pennsylvania for a community screening program. This will involve door-to-door visits to do screenings for lead-poisoning in children. At preconstruction meetings, the Bristol Township's Office of Community Development briefs housing rehabilitation contractors on its lead-based paint hazard requirements.
There are a number of subpopulations with needs related to the possibilities of becoming homeless. It is estimated that up to 10 percent of the non-frail elderly (62 to 75 years of age) could require supportive housing assistance. This translates into 318 households in the township. Another 238 households (30 percent of those with members over 75 years old), could require assistance with daily activities such as bathing, shopping, and preparing meals.
There are no mental health community rehabilitation residential programs in Bristol County. Eleven leased apartments in Bensalem Township have 33 beds to serve chronic mentally ill adults. These serve Bristol Township and other areas. Currently, 60 township households receive supportive mental health services. The Bristol-Bensalem Human Services Center is opening a supported-living program for persons with mental illness in the community; 10 households are already on the waiting list.
Bristol Township has prepared a number of previous studies on its community development and economic needs. These include the Bristol Township Comprehensive Plan, as well as business surveys done for economic development efforts. In the area of public improvements, the following needs are recognized:
A number of public facilities may require expansion, rehabilitation, or upgrade. These include existing community and senior citizen centers and centers or schools for the economically disadvantaged and mentally or physically handicapped persons.
Bristol Township is an economically distressed community with high unemployment and underemployment. Economic development needs (some of which may not be eligible for CDBG funding) include:
With the exception of housing rehabilitation and the first-time homebuyer assistance program, which will be administered by the Bristol Township Office of Community Development, social service and housing needs are provided by Bucks County and countywide nonprofit organizations. Bristol Township believes that this system is operating admirably and does not propose to take any steps to alter it.
To address its economic development needs, the township has enlisted the cooperation of local businesses through the Bristol Township Business Advisory Board, which will foster private sector cooperation in determining the best path towards economic revitalization. Township officials are also working with State agencies on various economic development approaches.
Bristol Township is a distressed community. Its Consolidated Plan acknowledges the problems created by unemployment, underemployment, employer downsizing, social ills, homelessness, racial tension, aging of its population, outmigration of its working-age population, burdensome real estate taxes, dense housing development, insufficient open space and recreation facilities, lack of business investment, and a lack of local government revenues.
The township's strategies and goals over the next 5 years include:
A high priority is obtaining assistance for renter households that are cost-burdened or living in overcrowded conditions. However, Section 8 certificates and vouchers to provide rental assistance for such households are channeled through the Bucks County Housing Authority; township officers do not control this source of assistance. The township, however, is encouraging HUD to provide an increased allocation of Section 8 assistance to the housing authority to alleviate these burdens.
Bristol Township plans to continue its program of housing rehabilitation for low- to moderate-income owner-occupants, which it began at the inception of the CDBG program. The township also plans to continue to provide funds for acquisition of deteriorated housing units and for the rehabilitation and resale of this housing to eligible low- to moderate-income rental households.
For public facilities, priorities include addition and upgrade to the Township Senior Citizens Center and rehabilitation of the KBSI Community/Senior Citizens/Youth Development Center. Parks and recreation centers in eligible areas are to be upgraded. For fire companies serving eligible areas, buildings are to be rehabilitated and equipment provided.
Infrastructure priorities are to install public water and sewers in areas still served by well water and septic tanks and to pave and reconstruct streets.
Economic development priorities are for projects involving the construction, reconstruction, or upgrading of commercial and industrial infrastructure and buildings. A key goal is to locate a major new interstate highway interchange in Bristol Township.
Bristol Township is actively pursuing businesses and organizations that will bring more employment opportunities to its residents. When township assistance is provided, new or expanding enterprises are strongly encouraged to give first employment priorities to local residents, especially those who reside in low- and moderate-income neighborhoods.
Specific anti-poverty/economic development efforts being undertaken include:
Resources to meet Bristol Township's stated goals include CDBG entitlement moneys, economic development funds, and the collective capabilities of the township's Office of Community Development, the Mayor's Business Advisory Board, and other local government departments. Potential resources include State and Federal housing, economic development, and parks and recreation facilities funds. Other resources include cooperating State agencies and nonprofit groups in Bucks County and Bristol Township.
The township's Office of Community Development will continue to act as a referral agency for persons seeking housing assistance available from the county housing authority and other service providers. The township is working with the Pennsylvania Department of Community Affairs to obtain State HOME and housing and community development funds to undertake a comprehensive program of revitalization in a neighborhood with a concentration of minority persons, unemployment, and low incomes.
Bristol Township is working with the Pennsylvania Department of Commerce and the Governor's Response Team to secure grant and loan financing for business expansion, job growth, and industrial infrastructure development. In addition, the township is working with the Pennsylvania Department of Transportation and the Pennsylvania Turnpike Commission on placement of the proposed I-95/Turnpike interchange.
During 1995 Bristol Township proposes to use its CDBG allocation of $721,000 on 25 housing, community development, and public services efforts. Important CDBG allocations to improve the township's stock of low- to moderate-income housing include:
Significant community development projects to be funded include:
Allocations for public services project efforts include:
These projects are scattered throughout the township. Some will benefit only a specific site, while others -- such as a water distribution line -- will serve a particular neighborhood. Other efforts, such as equipment for a fire company, will benefit a wider service area.
The township Office of Community Development will serve as the lead agency for the housing and community development projects planned for this fiscal year.
Housing rehabilitation projects included in this year's plan will be of direct benefit to 105 families. Community development projects will benefit or provide services to an estimated 25,224 people. Of these, 660 persons are specifically identified as elderly and 118 as youths.
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 project(s) from a street level vantage point; in addition, a table provides information about the project(s).
