Hazleton is located in the central section of eastern Pennsylvania. It is in Luzerne County, south of the larger city of Wilkes-Barre. Formerly a center of coal mining, it is still responding to many legacies of its past, from blighted land and contaminated water resulting from mining to an aging population and housing stock.
The city of Hazleton seeks to meet the needs of a large population of seniors with low incomes that was once the city's working class, while also responding to special environmental issues and to national social problems. A CDBG allocation of $1,224,000 will be used for housing rehabilitation, public facilities improvements, services to the homeless, and accessibility improvements.
This plan, based largely on the city's Comprehensive Plan and that of Luzerne County, was prepared in consultation with a consultant working for the city's Office of Community Development. Preparation of the plan involved consultation with various local public and charitable agencies, as well as two public hearings. The hearings were publicized in the local paper, and the draft plan was made available prior to the second hearing. No written comments were received.
MAP 1 depicts points of interest in the jurisdiction.
Hazleton reached its population peak of 38,009 in 1940. Since then the population has dropped by one-third, to 24,730. In the 1970s and again in the 1980s, the population of Hazleton dropped by about 10 percent.
Between 1950 and 1990, the largest population losses were in the 20 to 44 age group, which decreased by 6,082 persons, and in the 0 to 19 age group, which decreased by 4,975 persons. There was a net increase of 3,075 persons in the over 65 age group. Hazleton's population is older than the average for the State. Only 1.9 percent of Hazleton's population belongs to an ethnic minority, with Asian/Pacific Islanders and Hispanics predominating.
Hazleton's median income of $20,927 is 28 percent less than the Statewide median. One of the eight census tracts within Hazleton (Tract 2174), has a median income that is 40 percent of the city median. The other tracts are close to or above the city median. Although 13.5 percent of Hazleton's residents live in poverty, almost 45 percent of the residents are in poverty in tract 2174, as are 20 percent in tract 2175.
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.
The 1990 census showed a decrease of 1 percent in the number of housing units in Hazleton during the 1980s. There is little land remaining in Hazleton suitable for development of housing; some of the vacant land is occupied by abandoned strip mines. More than two-thirds of all housing units in Hazleton were built before 1940, and 92 percent were built before 1970. Of the 11,343 housing units in Hazleton, about one-third are single-family detached dwellings, and another third are attached single-family dwellings. About one unit in five is in a multifamily property with three or more units.
Slightly more than half of Hazleton households own their own homes; a rate significantly lower than the State and national levels. The average home sales price in the city, according to the Board of Realtors, was $56,412, much lower than the Greater Hazleton Area median price of $72,885. The vacancy rate for owner-occupied houses was less than 1 percent.
Nearly half of 5,320 rental units in Hazleton are concentrated in three census tracts. The rental vacancy rate is 5.8 percent, but many vacant units are believed to be in poor condition. Median rent was reported at $300 or more without utilities in 1992. To rent a typical two-bedroom unit in Hazleton would require an income of $18,880, which is about 90 percent of the city median income, and more than low-income persons could afford.
Households with incomes under 80 percent of the city median are considered by the U.S. Department of Housing and Urban Development (HUD) to be low income; those below 50 percent of the median are considered very low income, and those with incomes below 30 percent of the median income are considered extremely low income.
Elderly households in Hazleton have low incomes; 81 percent of all elderly renter households and 71 percent of elderly homeowner households are low income. Large families that rent are the only group that has significant overcrowding problems in Hazleton; 83.5 percent of households in this group are low income. The main housing problem that is reported is cost burden, which HUD defines as payment of over 30 percent of income for housing costs. The extremely low-income elderly and large families have the highest cost burdens, with many paying more than half their income for housing. In addition, large Hispanic families and nonelderly homeowner small families more frequently have housing problems. (Housing problems, as defined by HUD, may be a cost burden, overcrowding, or inadequate physical condition of the unit.)
While age of housing is not a sure indicator of rehabilitation needs, almost every unit in Hazleton built before 1940 is occupied by a low-income household, as are four out of five of the units built between 1940 and 1959. This is a strong sign that low-income households live in housing in need of rehabilitation.
Information on homelessness was compiled for Fiscal Year 1994 for Luzerne County by the Luzerne County Consortium Comprehensive Housing Affordability Strategy. This information is still considered current by the city. An assumption is made that Hazleton's homelessness statistics are proportional to its portion of the county's population, that is 7.5 percent. This calculation indicates a homeless population of 200 persons, 17 of them unsheltered. None of these persons are served by transitional housing. About three quarters of them are considered to have problems such as severe mental illness, substance abuse, or both; 12 percent are estimated to be victims of domestic violence; and 3 percent have AIDS or are HIV positive. About two-thirds of the Luzerne Country homeless are local residents, and 84 percent are considered to be temporarily homeless. The monthly income of these persons averaged $366.
The Luzerne County Coalition for Homeless has been in operation for several years. Participants include more than 20 social service providers, public agencies, businesses, and individuals. One result of interagency cooperation has been the designation of lead agencies for outreach and coordination in the areas of veterans, drug and alcohol abusers, elderly persons, mentally ill persons, and families and children. Another result has been the identification of a need for the following additional services that are not now available:
The gap between incomes and affordable rents is a major cause of homelessness in the Hazleton area. However, family disintegration and lack of resources for emergency intervention are also contributing factors. The shelters identified in the plan are in the Wilkes-Barre area, about 25 miles from Hazleton.
There are three public housing developments in the Hazleton. Two are high-rise buildings for seniors and persons with disabilities, each with 200 units, 92 of which are efficiencies. Another project for families has 100 units, of which 50 have 3 bedrooms, and 8 have 4 bedrooms. These properties are in good condition because they are not very old. Participation of residents in management and operation is encouraged.
There are also 310 rent-assisted units in Hazleton in complexes owned and run by private owners for elderly and disabled persons. Families are also eligible for one complex. Residents pay 30 percent of adjusted gross income for rent.
In addition, the Hazleton Housing Authority administers 347 Section 8 rental-assistance certificates and vouchers. This assistance enables households to seek market rate housing, regardless of their ability to pay. However, there were more persons on the waiting list for all types of rental assistance in Luzerne County than the total number of units available.
Affordable housing is considered abundant in Hazleton. Compared to surrounding areas, the housing stock is very modestly priced and rental rates are lower. However, there still is a gap in what households can afford to pay and the rental rates. Much housing is in poor condition.
A Fair Housing Analysis in 1991 indicated that the impediments to fair housing in Hazleton included:
The housing stock of Hazleton is typically multistory, often older houses converted into apartments that are not accessible for persons with disabilities.
The age of the housing stock in Hazleton suggests high potential for lead-based paint hazards. Testing for lead poisoning is currently not available in Hazleton, but the city expects to be included in the county's Lead Abatement Program. The State has been asked to include the city in its target zone for testing. Extensive screening was conducted in 1978 through 1980, and lead-paint problems were abated in a number of homes.
Elderly households are found to need home modifications to accommodate changing physical capacity; services to assist with daily living; assistance with home repair and maintenance; and, for extremely low income households, housing subsidies.
The Wyoming Valley AIDS Council (part of the Northeast Regional HIV Planning Coalitions including Luzerne County) States that there is a critical need for housing for persons with AIDS. Both persons who have remained in the area and persons with AIDS returning to the area may have a need for housing, particularly if they are rejected by their families.
Hazleton's neighborhoods with substantial low-income populations have needs for infrastructure and public facilities improvements such as parks and recreation areas, fire protection, waste water systems, water supply and distribution systems, storm management systems, solid waste systems, and street improvements. Handicap accessibility to municipal buildings should be improved. The central business district and neighborhood shopping areas need revitalization.
Vacant and blighted mine areas of the city need reclamation and revitalization for the purpose of economic development. It needs to be determined whether acid mine water underneath abandoned mine shafts could be treated as a source of potable water for the city. This would enhance economic development opportunities for the city.
The Hazleton Office of Community Development has coordinated preparation of this plan. The surrounding municipalities were notified as it was developed.
The city plans to rehabilitate housing in Hazleton, to improve infrastructure in low income neighborhoods, and to improve the conditions of low-income people in other ways.
The housing priorities in Hazleton's Strategic Plan are the following:
The city also will address the impediments to fair housing described earlier, by establishing linkages with affected interest groups, working with the Housing Authority to increase economic self-sufficiency among single parent families, urging an increase in fair market rents, forwarding an updated zoning ordinance to City Council this year, and pursuing other fair housing concerns.
The nonhousing community development priorities in Hazleton's Plan are the following:
The Housing Authority will be implementing a plan to increase resident participation in its activities. It will establish the post of Resident Initiative Coordinator, strengthen the resident council structure, increase training available to residents, and establish procedures for resident participation.
Hazleton requires the employment of families benefiting from HUD programs in HUD-funded construction when possible, as required under the HUD Section 3 program. Hazleton's zoning allows day care, employment, and housing developments to be located in the same area. The city also has several economic revitalization projects which may create jobs for low-income people.
The Office of Community Development will implement the Consolidated Plan. It will coordinate efforts, where appropriate, with the Luzerne County Consortium. The Consortium in turn coordinates activities among a large number of agencies in the area. The Housing Authority is also an important partner in implementing the plan.
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) depicted in.
The following activities are proposed for funding through the CDBG program during 1995: