The Delaware County, Pennsylvania, HOME Consortium includes all the communities in Delaware County, except Haverford Township. The Urban County of Delaware includes all of the communities in Delaware County, except for Haverford Township, Upper Darby Township, and the city of Chester. Delaware County is adjacent to Philadelphia on the west side.

Action Plan

For 1995, $6.3 million in entitlement grant funds and $1,111,680 in unprogrammed funds from the previous year will be available for the Consolidated Plan. Entitlement funds will come from the Community Development Block Grant (CDBG) program, the HOME Investment Partnership (HOME) program, the Emergency Shelter Grants (ESG) program, and the Housing Opportunities for Persons with AIDS (HOPWA) program. These funds will be spent primarily on social services, infrastructure improvements in 22 neighborhoods, and homeownership and home rehabilitation programs for lower income persons.

Citizen Participation

The Delaware County Planning Department conducted a series of public meetings to solicit input for the Consolidated Plan. In addition to community meetings, the county invited other governmental agencies and nonprofits to provide insight and input into goals and actions that should be considered. Copies of the plan were distributed to various public locations, such as: the Economic Development Authority in Chester, the Upper Darby Township Municipal Building, the Delaware County Planning Department, and all public libraries in Delaware County. A summary of the Consolidated Plan was published on April 6, 1995, in the Delaware County Daily Times.

In 1990 the county's population was 547,651, a 1-percent decrease from 1980. Over 86 percent of the population was white; 11 percent was African American; and 2 percent was ethnically or racially diverse. In 1990 the median family income (MFI) was $37,337. Of the county's 37,171 persons living below the poverty level, more than half were white; almost a third were African American; and over 60 percent were female. There were concentrations (over 50 percent of the population) of low- and moderate-income households in 29 census tracts in 12 county municipalities.

Housing Needs

In 1990 there were 36,581 extremely low-income (0-30 percent of MFI) and low-income (31-50 percent of MFI) households in the Delaware County Consortium. Of those, 38 percent were elderly homeowners; 18 percent were elderly renters; and over 18 percent were homeowners in medium (three to four persons) families. Of all extremely low- and low- income households in the Consortium, 42 percent spend 50 percent or more of their gross income on housing expenses.

Housing Market Conditions

In 1990 Delaware County had 211,024 housing units, reflecting a net increase of 9,552 units from 1980. However, despite this growth in the housing stock, the county's vacancy rate remained virtually unchanged during the past decade, rising slightly from 4.5 percent in 1980 to 4.8 percent in 1990. Of the county's vacant housing units in 1990, 45 percent were available for rent, and over 18 percent were available for sale. Of the 201,374 occupied units in 1990, three-quarters were owner-occupied, and about one-third were rental units.

In 1992 the median price of all housing units sold in the county was $115,000. The median price of a new house was $164,965, while the median price of resale units was $112,000. Median housing values varied across the county, ranging from $38,400 in Chester City to $281,600 in Rose Valley Borough.

According to the 1990 census, almost 70 percent of Delaware County's housing units were built before 1950. Of the county's total housing stock, only 7 percent were built between 1980 and March 1990. As of 1990 less than 1 percent of the county's 211,024 housing units did not have complete plumbing or kitchen facilities. According to the American Housing Survey, 3,504 owner-occupied units were in substandard condition; 1,048 rental units had severe physical problems; and 3,355 units had moderate physical problems.

Affordable Housing Needs

In 1990 there were 20,069 low-income homeowners throughout the Consortium. Of these 64 percent experienced housing problems. Among rental households, 87 percent of very low-income and 50 percent of low-income households experienced housing problems.

Low-income households cannot afford many of the vacant units for sale. Of the 752 vacant housing units available for sale, only 26 percent are affordable to this group. Furthermore, extremely low-income renters as well as small and large family homeowners require the most rental assistance.

Homeless Needs

According to the U.S. Census Shelter and Street Enumeration in Delaware County, there were 572 homeless people. (Other local surveys indicate the actual number of literal homeless person to be greater.) Of the 572 who were homeless, 42 percent were members of homeless families; 45 percent were single adults; and 13 percent were youth. Over 40 percent had substance abuse problems, and 38 percent were victims of domestic violence.

Nine broad areas of service delivery are critical to developing a comprehensive continuum of care that addresses homeless needs. These include:

• Increasing the effectiveness of outreach services.
• Ensuring provision of emergency shelter to those in need.
• Expanding and integrating case management services.
• Increasing the capacity of long-term placement facilities.
• Increasing the availability of permanent, affordable housing resources
• Improving access to and receipt of various financial, health insurance, and other benefits and entitlements.
• Improving access to all forms of adequate health care.
• Increasing the availability of services to populations with special needs, including: persons with mental illnesses, persons with HIV/AIDS, and persons with dual diagnoses and multiple disabilities.
• Increasing the availability of comprehensive education and training services to all homeless people.

Public and Assisted Housing Needs

The Delaware County Housing Authority (DCHA) manages 909 units of public housing, and the City of Chester Housing Authority (CHA) manages 1,707 units. Of the total public housing stock, 33 percent are zero- to one-bedroom units; 37 percent are two-bedroom units; and 30 percent are three- or more bedroom units. Of the DCHA's housing units, 8 percent are vacant, mostly because of renovations, while of CHA's housing units, 27 percent are vacant, requiring rehabilitation.

Of the 1,821 Section 8 certificates and vouchers within DCHA's inventory, 1,773 are under lease, and 48 are outstanding or not issued. Of the 778 Section 8 certificates and vouchers within CHA's inventory, 727 are under lease, and 51 are outstanding.

Barriers to Affordable Housing

The impediments to affordable housing in Delaware County can be described in three main categories:

• Regulatory barriers. These include: low-density zoning; excessive land development and subdivision requirements; restriction of non-traditional housing; and government processing delays.
• Social barriers. These include: local opposition to affordable housing because residents are unaware of problems; misconceptions of affordable housing and the prospective clients; and the reluctance of elected officials to support potentially unpopular affordable housing projects.
• Financial barriers. These include: the high cost of land; the inability of prospective homebuyers to accumulate the capital needed to cover fees related to home purchase; and the inability to meet the monthly carrying costs and unit maintenance costs.

Fair Housing

The Fair Housing Counsel of Suburban Philadelphia will provide fair housing services to the Delaware County real estate industry, using $20,000 in CDBG funds. The Delaware County Human Relations Board will provide fair housing services to schools, the Board of Realtors and County staff, using $100,000 in CDBG funds. Currently, the county is also updating its Fair Housing analysis.

Lead-Based Paint

The Pennsylvania Department of Health's Bureau of Maternal and Child Preventive Health Programs documented 274 total cases of elevated blood levels among children living in Delaware County in 1992. Approximately 64 to 82 percent of all housing units in Delaware County contain lead-based paint. Between 68 and 87 percent of the existing housing stock in Chester is suspected of containing lead-based paint, while between 70 and 90 percent of the housing stock in Upper Darby Township is suspected of containing lead-based paint. Among rental units, 18,123 households are estimated to be at-risk for lead-based paint hazards, and among owner units, 24,552 households are at-risk.

To reduce the number of contaminated units and the number of poisoned children, the county will form a public-private partnership, or an interagency task force, to enhance public efforts to reduce lead-based paint. Two other goals are to integrate lead hazard evaluation and reduction activities into existing housing programs, and to provide public education on the hazards of lead. Some $400,000 has been allocated for the Chester City Department of Health for lead-based paint outreach, testing and abatement (CDBG).

Other Issues

The Pennsylvania Department of Health recently reported that in Delaware County there are 418 persons with AIDS and an estimated 3,762 persons who are HIV-positive. By county estimates, 1,452 persons have HIV/AIDs, and these persons need single-room occupancy units and other affordable housing for asymptomatic persons as well as additional skilled nursing care beds and hospice facilities.

The Consortium has also expressed other needs, including: additional supportive services for elderly and frail elderly homeowners, and renters at all income levels; additional affordable or subsidized units for the mentally ill; 692 supportive housing units for the developmentally disabled; additional accessible housing for persons with physical disabilities; and additional transitional housing for persons leaving substance abuse programs.

Community Development Needs

The county has analyzed needs in the following general categories:

• Public facilities. Public facility needs include: for more senior centers, neighborhood facilities, child care centers, parks and recreational facilities, health facilities, and parking facilities.
• Infrastructure. The county recognizes the need to upgrade and repair the aging infrastructure that serve the more heavily developed portions of the county, and to provide new facilities necessary to support development activity in other parts of the county. These infrastructure improvements include: solid waste disposal, flood drainage, water, sewer, streets, sidewalks, and asbestos removal.
• Public services. The county needs more transportation and employment services as well as fair housing information and guidance for county residents. Counseling for existing and potential homebuyers, particularly low- and moderate-income families, must be continued to ensure that these families have the knowledge and resources to maintain their homeownership.
• Accessibility. Architectural barriers that restrict the mobility and accessibility of elderly or handicapped people must be removed from county buildings or facilities.
• Economic Development. The county needs to improve employment opportunities by providing assistance to entrepreneurs, improving marketing efforts, and expanding awareness of available financial and economic development services.

Vision for Change

Although the Consortium would like to establish goals and objectives to meet the housing needs of all the residents in the county, it realizes that obstacles, such as time and limited financial factors, make this nearly impossible. Therefore, the Consortium's priorities will focus on meeting the needs of extremely low-income homeowners and renters, low-income non-elderly homeowners, and low-income renters.

Housing Priorities

The housing strategy has been compiled from various sources, including the needs assessment, market conditions analysis, and a determination of the Consortium's priorities based on those needs. The following priorities were developed after receiving considerable input from public officials, public and private social agencies, and other people with an interest in housing issues:

• Rehabilitation of owner-occupied housing units and rental units, modernization and rehabilitation of public housing units, and provision of emergency rehabilitation and weatherization of owner-occupied units. The county will give highest priority to elderly and small-family owner households earning 0- 80 percent of MFI.
• Development of a homeownership assistance program for existing housing units. The county will develop program guidelines and seek partnerships with local financial institutions to provide first mortgage financing for participants.
• Maintenance and expansion of rental assistance for cost burdened renter households, using tenant-based and project-based rental assistance.
• Preservation and expansion of the affordable housing supply, using acquisition and rehabilitation or new construction. The purchase of land or buildings for new construction or rehabilitation could increase the supply of assisted housing.
• Encouragement and facilitation an expanded affordable housing supply. The city of Chester will undertake new construction housing activities for selected westside low- to moderate-income neighborhoods. New units will be made available to eligible households a first-time homebuyer assistance program. The Consortium also wants to expand facilities for the homeless, those threatened with homelessness, and the nonhomeless with special needs.

Nonhousing Community Development Priorities

In accordance with program regulations, the county prepared a community development plan, which is designed to identify and meet the county's needs, and which is based on funding requests received from participating jurisdictions during the past several years. The county's priorities include:

• Providing resources for infrastructure improvements that increase service to the county's neighborhoods.
• Ensuring facilities adequately address the health, safety, environmental, and recreational needs of county residents.
• Helping communities to provide facilities that serve the special needs of various groups, such as the elderly, youth, and handicapped.
• Cooperating with various social service agencies and groups to provide residents with needed services and facilities.
• Helping to preserve structures that are deemed historically significant.
• Cooperating with local municipalities to ensure that local planning and regulatory documents are adequate.
• Promoting economic development by providing incentives to businesses and needed infrastructure for development.

Anti-Poverty Strategy

The Community Action Agency of Delaware County (CAADC) is a private nonprofit corporation that has served as Delaware County's official antipoverty agency for the past 13 years. CAADC activities include: addressing the urgent need for adequate, affordable housing for low-income families; creating employment opportunities for low-income people; creating drug-free communities; establishing an environment that attracts additional community investment; and improving the quality of life for low-income households. It also offers: energy services, such as weatherization and energy conservation education; nutrition counseling; medication and medical supplies that meet basic health care needs; emergency food services; life skills training; and job skills training.

Housing and Community Development Resources

In addition to the funds the Consortium will receive from Federal entitlement programs, the county has access to State funds, United Way funds, and other nonprofit in-kind contributions.

Coordination of Strategic Plan

Within Delaware County public, nonprofit, and private industry cooperate to provide affordable housing and housing-related services. The Delaware County Planning Department serves as the county's housing and community development agency as well as its planning agency. It is responsible for implementing the CDBG, HOME, ESG, Federal Rental Rehabilitation Program, the PA Housing and Community Development program, and the PA Partnership for Housing Program. The Delaware County Housing Authority administers programs, such as Section 8 Rental Assistance and the Public Housing Comprehensive Grant Program. Other public institutions involved in the plan include: the Delaware County Department of Weatherization, the Delaware County Housing Rehabilitation Department, the Delaware County Office of Mental Health/Mental Retardation, the Delaware County Children and Youth Services, the Chester City Economic Development Authority, Chester Housing Authority, and the Upper Darby Township Office of Community Development.

Description of Key Projects

The county has identified the following key projects for 1995:

• Homeownership Program will receive $700,000 to initiate a homeownership program that will serve 70 households.
• Upper Darby Homeowner Rehabilitation Program will receive $302,774 to serve 43 households.
• Redwood Community Playhouse will receive $368,000 to install a heating and cooling system, replace siding, and make other improvements.
• Community Action Agency will receive $153,000 to provide emergency shelter through Family Management Center's rental assistance and hotel/motel placement for 120 homeless households.
• Community Transit of Delaware County will receive $130,000 to provide transit services to elderly and disabled persons.
• Wesley House Community Corporation will receive $100,000 to provide shelter for the homeless.

Locations

Most public facilities and infrastructure projects are targeted to specific areas, while many of the housing related projects are targeted to certain populations regardless of geographic location.

Lead Agencies

Lead agencies include: the Delaware County Planning Department, the Delaware County Housing Authority, the Chester City Economic Development Authority, the Chester Housing Authority, and the Upper Darby Township Office of Community Development.

Maps

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 projects within another of the four neighborhoods indicated in MAP 6.

MAP 9 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).

Mr. John E. Pickett, AICP
Director
Delaware County Planning Department
Toal Building
Second and Orange Streets
Media, Pennsylvania 19063
610-891-5200