The County of Montgomery, Pennsylvania is the third most populated County in the Commonwealth. It is a highly urbanized County with rich rural farmland. Located in the southeastern portion of the state, just outside the city of Philadelphia, Montgomery County is one of four suburban counties in the Philadelphia Metropolitan Statistical area. There are sixty-two municipalities within the 483 square miles comprising the County, each with its own government structure.
Montgomery County's Consolidated Plan presents a strategic vision for housing and community development. It includes a One-Year Action Plan for spending $4.392 million in Community Development Block Grant (CDBG) funds for public improvements projects, housing rehabilitation and public service activities, $1.314 million in HOME program funds for affordable housing projects, and $148,000 in Emergency Shelter Grant (ESG) funds for the provision of supportive services and costs related to shelter operations needed to prevent homelessness and uphold self-sufficiency for low-income residents.
Before each program year, the County announces that it will conduct five (5)
area meetings, publicized for three (3) consecutive weeks in four (4) area
newspapers, to afford citizens the opportunity to comment on the Consolidated
Plan, and the use of CDBG, HOME and ESG program funds. The County established a
steering committee made up of nine representatives (six representing
municipalities and three representing nonprofit organizations) to assist in the
review and recommendation of activities to be funded. The committee's
recommendations were presented to the County Commissioners in a public meeting
with all recommendations announced by the news media. The draft of the
Consolidated Plan was then made available for public review. After the
appropriate comment period was complete, a public hearing was held to allow
citizens the opportunity to address the County Commissioners with their concerns
and/or recommendations. Once the County Commissioners completed their review of
the public comments made, the plan was approved.
During the 1980's, Montgomery County experienced a relatively moderate rate
of growth, increasing in population by 5.4%. The white residential population
of the County increased by 2.9%. By comparison, the black population grew by
41.3% and increased as a segment of the total population from 6.4% in 1980 to
8.6% in 1990. While homeownership increased by 17% County-wide during the
1980s, the rate among potential first-time homebuyers (ages 25 to 34 years)
decreased from 57.5% to 55.6%.
In 1990, the Census identified a total of 293 vacant housing units in the County which were available-for sale and affordable to households at 80% of the median family income (MFI) or below. Nearly 4,000 rental units were identified as vacant, available-for rent and affordable to households at 80% of median or below. It is estimated that between 56% and 73% of the County's housing stock may contain lead-based paint.
The following housing needs have been identified in the Consolidated Plan. There exists the need for subsidized rental housing and for cash assistance to support housing costs for elderly homeowners, the need for subsidized rental housing for small family renter households and very low income large familyrental households. Elderly homeowners may also benefit from rehabilitation, weatherization and utility assistance programs, although the need among this group appears to be relatively modest. Subsidized housing would provide financial relief to those renters who are cost-burdened in addition to rental assistance to afford larger units. Low income homeowners would benefit from a housing rehabilitation program to assist them in maintaining their units in an affordable manner. Household budget counseling and home maintenance training would also be beneficial.
Montgomery County had approximately 265,800 housing units in 1990, an increase of 33,200 units from 1980. During the 1980s, the proportion of renter-occupied units decreased from 29.5% in 1980 to 27.7% in 1990. Overall, the housing stock of Montgomery County is relatively new with only 52% of all housing units constructed prior to 1960. Over 15% of all units have been built since 1980.
Across Montgomery County, the Census identified a total of 293 vacant owner units of various bedroom sizes which were available for sale and affordable to households at 80% of median and below. Of this total, only 70 units were affordable to households at 0% to 50% of median. With such an extremely tight housing market for these units, the opportunities for homeownership among low income households, particularly smaller households, are severely limited.
A total of 3,931 vacant rental units of various bedroom sizes were identified as available-for rent and affordable to households at 80% of median and below.
Montgomery County undertook a comprehensive analysis of its homeless population. The purposes of the analysis were: to test the validity of the 1990 Census, to identify people in shelters or places unfit for human habitation and precariously housed places, and to address the regional needs for supportive services (housing, food, education, health, transportation, employment, etc.)
The Montgomery County Homeless Survey Steering Coordinating Committee (MCHSCC) was formed at the request of the County Commissioners in December, 1993. Charged with the responsibility of conducting both a one-night count of homeless persons on the street, and a week-long survey of persons in shelters or otherwise requiring human services, the MCHSCC was an all volunteer group which represented human service providers, schools, municipalities, churches, businesses, and county departments.
Working through 1994, the MCHSCC developed a method of counting forms for the count and survey, and enlisted the assistance of hundreds of organizations and individuals. The one-night street count occurred early November 16, 1994, and the one-week survey took place November 12-18, 1994. As a result, 401 homeless adults and 399 homeless youth were counted in the survey.
There appears to be a need for additional shelter spaces to service the current homeless population. Service providers for the homeless indicate that the most pressing need in the community for this population is affordable rental units and the provision of a continuum level of support services to assist individuals and families in maintaining self-sufficiency once it is achieved.
The Montgomery County Housing Authority (MCHA) is the owner and manager of all public housing units in Montgomery County. There are 686 units of public housing under the jurisdiction of MCHA. MCHA also administers the Section 8 Existing Housing Program for the County. Currently, the MCHA administers a total of 1,480 Section 8 rental certificates and vouchers. Within Montgomery County, there are approximately 720 private landlords who participate in the Section 8 Program.
A critical need exists among the very low- and low-income renter households who pay more than 50% of their income for rent and live in seriously substandard housing (including the homeless) or have been involuntarily displaced. MCHA's waiting list for public housing units is continuously open. The waiting list for all Section 8 Rental Assistance, however, is currently closed. As of October 1993, there were 458 households on file waiting for an assisted unit.
Public policies and action affecting the approval of sites and other building requirements used in the approval process for the construction of housing can affect the affordability of housing choice. Such policies may include, but are not limited to zoning and building codes, and any referendum process that may be required for governmental approvals for the development of housing.
From a regulatory standpoint, local government measures to control land use, such as zoning and subdivision, define the range and density of housing resources that can be introduced to a community. Housing quality standards are enforced through local building code and inspection procedures.
From a budgetary standpoint, housing choice can be affected by the allocation of staff and financial resources to housing-related programs and initiatives. The decline in federal funding opportunities for low and moderate income housing has shifted much of the challenge of affordable housing production to State, County and local government decision makers.
The Fair Housing Council of Montgomery County administers programs aimed to promote residential freedom in Montgomery County communities. The agency is comprised of a group of concerned County residents who strive to achieve residential freedom in their communities. The Fair Housing Council offers the following services: educational programs on fair housing and fair lending rights; information on current fair housing issues to prospective homeowners and businesses relocating to the area; complaint intake concerning housing discrimination and assistance in resolution; and, general information on fair housing law and local application.
Since 85% of the units in the County were constructed prior to 1980, the probability of finding lead paint is high. There is a significant portion of the County's housing stock that is occupied by low income families (renters and owners) which is suspected of containing lead-based paint (21% and 11%, respectively) and consequently, a potential hazard to children younger than 7 years of age.
For all of these reasons, the County will consider how it can best give priority to making the housing where low income children live as lead-free as possible. Such priorities have been incorporated into the County Consolidated Plan.
The County recognizes the need to construct, reconstruct or improve the existing infrastructure and provide new facilities to alleviate development pressures. Within the category of infrastructure, improvements include flood drainage (storm sewers), sanitary sewers, streets, sidewalks, asbestos removal, and other needs. The County has established goals for expanding the tax base and increasing employment opportunities as a basis for its economic development program. These general goals are tied to and address the basic needs to improve the business climate, provide infrastructure improvements, support labor and training, and improve organizational structure for delivery.
Montgomery County worked with public and private entities that comprise the
affordable housing delivery system to coordinate its housing and support service
efforts. The Montgomery County Housing Authority carries out support service
activities and works with nonprofit organizations to expand the supply of safe,
decent affordable housing and to develop new programs to further economic
self-sufficiency among public housing residents.
The long-term housing and community development objectives include:
The County's housing priorities focus on the provision of decent, affordable housing for all residents, especially those of very low-, low- and moderate-incomes who are cost-burdened or live in substandard or overcrowded housing; increasing housing opportunities for first- time homebuyers; and facilitating and encouraging the provision of supportive housing services to assist homeless individuals, homeless families and non-homeless persons with special needs to obtain and maintain self-sufficiency.
The County's non-housing community development priorities focus on the improvement of the public infrastructure, the provision of public services for senior citizens and the mentally and physically disabled, the removal of architectural barriers which restrict the mobility and accessibility of disabled and elderly persons, and the preservation of historic structures. The County has established goals of expanding the tax base and increasing employment opportunities as a basis for its economic development program. These general goals are tied to and address basic needs to improve the business climate, provide infrastructure improvements, support labor and training, and improve organizational structure for delivery.
The County plans to continue to support and encourage the on-going programs of various organizations which attempt to obtain and maintain permanent housing for very low- and low-income households with the provision of rental and utility payment assistance. The CADCOM, the community action program for Montgomery County, assists very low income homeowners with weatherization activities to improve the energy-efficiency of their homes and to lower their monthly utility expenses.
Resources anticipated to be available to the County for the purposes of implementing the County's affordable housing strategy include funds from the following programs:
Montgomery County will continue to work with public and private entities
that comprise the affordable housing delivery system to coordinate housing and
support service efforts. The Montgomery County Housing Authority will continue
to perform support service activities and work with nonprofit organizations to
expand the supply of safe, decent affordable housing and to develop new programs
to further economic self-sufficiency among public housing residents.
Cooperative efforts between other organizations and public entities will be
strongly encouraged, including the provision of technical assistance to
nonprofit organizations who wish to develop affordable housing for special
needs populations. The Montgomery County Inter-Agency Task Force on Affordable
Housing will continue to pursue expanded policy initiatives which would
facilitate the removal of obstacles to affordable housing as well as the
expansion of opportunities available to low, moderate and median income
households in the County. The Montgomery County Housing Coalition will continue
to represent the broad-based interests of individuals and organizations
interested in and committed to increasing the availability of affordable housing
in Montgomery County.
The Montgomery County One-Year Action Plan outlines the proposed use of approximately $5,854,425 in CDBG, HOME and ESG funds, in addition to program income. These funds will be spent mainly 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.
MAP 5 depicts low-moderate income areas, unemployment levels, and proposed HUD funded projects; in addition, a table depicts information about the project(s).
MAP 6 depicts Neighborhood Segments and streets with proposed HUD funded projects.
