Fair Housing by YO90

City of New Rochelle Analysis of Impediments to Fair Housing Choice Adopted June 2008

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TABLE OF CONTENTS ES. EXECUTIVE SUMMARY .......................... ES-1 Planning Preparation and Process ................................................................................................ ES-1 Citizen Participation........................................................................................................................ ES-2 Fair Housing initiatives................................................................................................................... ES-2 Federal Resources............................................................................................................................ ES-3

I. INTRODUCTION ........................................ I-1 Who Conducted the Study.................................................................................................................I-1 Participants ...........................................................................................................................................I-2 Methodology Used ..............................................................................................................................I-3 Funding .................................................................................................................................................I-4 Conclusions ..........................................................................................................................................I-4

II. JURISDICTIONAL BACKGROUND................... II-1 Demographic Data ............................................................................................................................ II-1 Income Data....................................................................................................................................... II-2 Employment Data ............................................................................................................................. II-3 Housing Profile.................................................................................................................................. II-5 Other Relevant Data ......................................................................................................................... II-8

III. FAIR HOUSING LEGAL STATUS ................. III-1 IV. IDENTIFICATION

IMPEDIMENTS ............. IV-1

Public Sector......................................................................................................................................IV-1 Private Sector ..................................................................................................................................IV-13 Public and Private Sector ..............................................................................................................IV-18

CITY OF NEW ROCHELLE

TABLE OF CONTENTS V. ASSESSMENT

PROGRAMS

AND

ACTIVITIES . V-1

HOME Investment Partnerships Program (HOME) ..................................................................V-1 Community Development Block Program (CDBG)....................................................................V-2 Housing Choice Voucher Rental Assistance Program .................................................................V-5 Westchester Residential Opportunities Access to Home Program............................................V-5 Programs Assessment Conclusion...................................................................................................V-6

VI. CONCLUSION

AND

RECOMMENDATIONS ....... VI-1

Impediments to Fair Housing Choice...........................................................................................VI-1 Previous Impediments to Fair Housing and Actions Taken .....................................................VI-7 Conclusion.........................................................................................................................................VI-9

VII. REFERENCES .................................... VII-1

LIST OF TABLES Table 2-1 2008 HUD Income Limits for Westchester County.............................................. II-3 Table 2-2 New Rochelle Business Sector Characteristics in 2001 .......................................... II-4 Table 2-3 Median Rents by Bedroom Size for Westchester County...................................... II-7 Table 3-1 Fair Housing Complaints Received by WRO Since 2004 .....................................III-1 Table 4-1 Multi-Family Districts .................................................................................................IV-2 Table 4-2 Accessible Housing Survey 2005 and 2007 Overall Access Ratings for New Rochelle .......................................................................................................................IV-13 Table 4-3 HMDA Aggregate Loan Applications for New Rochelle ...................................IV-14 Table 4-4 HMDA Aggregate Insurance Loans for New Rochelle ......................................IV-15 Table 4-5 Building Accessibility/Visitability in New Rochelle.............................................IV-22

LIST OF FIGURES CITY OF NEW ROCHELLE

TABLE OF CONTENTS Figure 4-1 Employment/Transportation/Assisted Housing Relationship............................IV-5 Figure 4-2 Location of Choice ......................................................................................................IV-6

APPENDICES Appendix A – Signature Page Appendix B – Areas of Racial/Ethnic Integration and Segregation Maps Appendix C – Home Mortgage Disclosure Act Data Appendix D – Outreach List Appendix E – Fair Housing Survey and Questionnaire Appendix F – Citizen Participation

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ES. Executive Summary

ES. EXECUTIVE SUMMARY SUMMA RY

ES.

EXECUTIVE SUMMARY

The Analysis of Impediments to Fair Housing Choice (AI) is required by the U.S. Department of Housing and Urban Development (HUD) from local jurisdictions that receive federal housing and community development funds under the Community Development Block Grant (CDBG) and HOME Investment Partnership (HOME) Programs. The overall goal of the AI is to review and assess impediments to fair housing within the community. According to HUD, impediments to fair housing choice are: •

Any actions, omissions, or decisions taken because of race, color, religion, sex, disability, familial status or national origin that restrict housing choices or the availability of housing choices.

•

Any actions, omissions or decisions that have the effect of restricting housing choices or the availability of housing choices on the basis of race, color, religion, sex, disability, familial status or national origin.

The AI consists of seven sections: 1. Executive Summary; 2. Introduction; 3. Jurisdictional Background Data; 4. Evaluation of Jurisdiction’s Current Fair Housing Legal Status; 5. Identification of Impediments to Fair Housing Choice; 6. Assessment of the Current Public and Private Fair Housing Programs and Activities in the Jurisdiction; and 7. Conclusions and Recommendations.

PLANNING PREPARATION AND PROCESS The preparation of the AI utilized consultation and coordination among various government agencies, private groups (for- and non-profit), and individuals.

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EXECUTIVE SUMMARY

CITIZEN PARTICIPATION The City of New Rochelle conducted three public focus groups in April 2007 during the Consolidated Plan process. Comments and input relating to New Rochelle’s housing needs were received at this time and were utilized for the AI. Community members and social service organizations were invited to attend the public focus groups. Housing, recreation, youth, and senior service providers, as well as neighborhood associations, were present at the workshops. A Fair Housing Survey and a Fair Housing Questionnaire was also conducted of various public and private organizations that provide services essential to fair housing to gather input relevant to fair housing efforts and impediments to fair housing in New Rochelle.

FAIR HOUSING INITIATIVES Fair housing is crucial to ensuring that persons of like income levels have equal access to housing. A key part of achieving this goal is the preparation of this Analysis of Impediments to Fair Housing Choice (AI). The previous AI was completed by the Department of Development May 2001. Previous issues identified in the AI include the following: •

Inadequate supply of affordable units;

•

Substandard housing;

•

Inadequate supply of housing for disabled persons;

•

Lack of knowledge of fair housing regulations;

•

Need for fair housing enforcement and advocacy;

•

Aged housing stock in need of repair;

•

High income levels and fees required to rent apartments limits choice for people on fixed incomes; and

•

Locations of banking institutions and real estate offices.

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ES.

EXECUTIVE SUMMARY

The City of New Rochelle is conducting several housing programs and projects which address some of the various fair housing impediments. In addition, there are several local housing agencies providing an array of fair housing, first-time homebuyer assistance, and eviction prevention, all of which enable protected groups to obtain, maintain, and finance decent and affordable housing.

FEDERAL RESOURCES The primary federal resources for the City are the HUD CDBG and HOME Program grants. The total estimated CDBG funding for the City of New Rochelle for fiscal year 2008 is $1,723,930 and is $623,884 for HOME funding.

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I. Introduction

I. INTRODUCTION

INTRODUCTION

Title VIII of the Civil Rights Act of 1968 (and subsequent Amendment in 1988) made it unlawful to discriminate in any aspect related to sale, rental, or financing of dwellings (or in the provision of brokerage services or facilities) in connection with the sale or rental of a dwelling because of: •

Race;

•

Color;

•

Religion;

•

National origin;

•

Sex;

•

Families with children; and

•

Persons with handicaps.

The Department of Housing and Urban Development (HUD) requires that all recipients that receive federal funds from the Community Development Block Grant (CDBG), HOME Investment Partnerships (HOME), Emergency Shelter Grant (ESG), and Housing Opportunities for Persons with AIDS (HOPWA) Programs take actions to affirmatively further fair housing. This obligation includes conducting an analysis to identify impediments to fair housing choice within the jurisdiction. The last Analysis of Impediments to Fair Housing Choice (AI) conducted by the City of New Rochelle was in May 2001. The purpose of this study is to update the Analysis of Impediments in accordance with HUD requirements of 24 CFR 570.904(c)(1) for Entitlement CDBG grantees of the U.S. Department of Housing and Urban Development and in accordance with HOME Program requirements for Entitlement grantees under HUD. The City is committed to eliminating discriminatory practices in housing opportunities for all protected groups identified under the fair housing laws and continues to be committed to furthering fair housing within its jurisdiction.

WHO CONDUCTED THE STUDY The City of New Rochelle coordinated efforts with other relevant public service agencies to conduct the Analysis of Impediments to Fair Housing Choice. The Department of Development is responsible for the administration of HUD related programs in the City of New Rochelle, including the Community Development Block Grant (CDBG) program and the HOME Investment Partnerships (HOME) program, and acts as the lead agency in preparing the Analysis of Impediments.

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INTRODUCTION

PARTICIPANTS The City of New Rochelle understands the importance of citizen participation and involving pertinent stakeholders in the AI process. To ensure that all relevant information was gathered, the City utilized many resources in conducting this study and collaborated with individuals and groups that represent the special interests of protected groups. A fair housing survey was provided online and a draft of the AI was given to various organizations working with fair housing and low- and moderate-income persons for comment. Participants included the following: •

City of New Rochelle’s Section 8 Office;

•

City of New Rochelle Buildings Department;

•

Westchester Residential Opportunities (WRO);

•

New Rochelle Neighborhood Revitalization Corporation (NRNRC);

•

New Rochelle Municipal Housing Authority (NRMHA);

•

Westchester Community Opportunity Program (WESCOP);

•

Westchester Jewish Community Services;

•

Habitat for Humanity;

•

Westchester Disabled on the Move;

•

Westhab Inc;

•

New Rochelle Human Rights Commission;

•

Aids-Related Community Services;

•

Westchester County Veterans Services Agency;

•

Housing Action Council; and

•

Westchester County Board of Realtors.

Additionally, during the preparation of the 2008-2012 Consolidated Plan, three public focus groups were held in April 2007 and two public hearings were held in June and November of 2007. Comments and input relating to New Rochelle’s housing needs were received at this time. These meetings were attended by the public, various public service agencies, and nonprofit organizations taking a special interest in housing-related activities. A draft of the Analysis of Impediments will be available on the City’s website for 15 days to provide public comment. A detailed outreach list is attached in Appendix D.

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INTRODUCTION

METHODOLOGY USED The methodology used in conducting the Analysis of Impediments included identifying strengths and weaknesses in fair housing practices and recommending courses of action to improve upon the deficiencies found during the study. The analysis included a review of current demographic data, contact with the public and special interest groups, and a comprehensive review of all laws, regulations, ordinances, and policies affecting housing patterns and practices throughout New Rochelle. The approach to the Cityâ&#x20AC;&#x2122;s AI was based on the methodologies recommended in HUDâ&#x20AC;&#x2122;s Fair Housing Planning Guide, Vol. I. Areas of review are described in more detail below.

DEMOGRAPHIC

AND

HOUSING MARKET REVIEW

Demographic data from the U.S. Census Bureau as well as any other local or more recent demographic data source was utilized in this study. Data collected from the New Rochelle 2008-2012 Consolidated Plan was also used for the AI. Special attention was paid to trends that may indicate a concentration of protected classes in any one area of the City. Information on the accessibility and availability of housing, including different unit sizes, affordability levels, and accessibility for disabled persons was also collected.

LOCAL REGULATORY REVIEW A comprehensive review of all local ordinances and regulations that may potentially influence the availability or accessibility of housing to protected groups, such as minorities, families with children, or people with disabilities, was also completed. This included a review of local policy decisions and actions to determine if those actions prohibit or impede the approval process for the construction of subsidized and private housing. A review was also conducted to determine whether public policy actions keep housing and community development resources from areas with a large concentration of minorities or people with disabilities. Administrative actions that influence the location of public transportation and that impede or cause the concentration of housing and social services for people with disabilities were reviewed as well. Local regulatory review also included employment policies to analyze information about hiring policies and practices, focusing on the hiring and retention of minorities and persons with disabilities.

REPRESENTATION

PROTECTED GROUPS

An evaluation was made of the extent of representation of racial, ethnic, religious, or disabled communities and an assessment done on whether any existing policies or practices impede the appropriate representation of any of these groups on local planning and zoning boards and commissions. CITY OF NEW ROCHELLE

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INTRODUCTION

REAL ESTATE PRACTICES A review of housing choice for protected groups was made by investigating local for-sale and rental housing markets. The presence of any practices that may affect the ability of protected groups to rent or buy homes in New Rochelle was researched. In addition, a review and analysis of all housing discrimination complaints or lawsuits filed in the City was completed.

SEGREGATION

AND

RACIAL VIOLENCE

Police report data was utilized to determine the extent of racially motivated violence and degree of racial segregation. Demographic data sources to evaluate the extent of racial segregation in the county were also reviewed.

FUNDING The Department of Housing and Urban Development requires that all jurisdictions receiving CDBG and HOME funds certify to affirmatively further fair housing. In certifying that the jurisdiction will further fair housing the City must conduct an Analysis of Impediments, preferably in conjunction with their five-year Consolidated Plan process. The City of New Rochelle recently prepared the 2008-2012 Consolidated Plan and as part of that process is now updating the Analysis of Impediments to Fair Housing. Major organizations that coordinate with the City of New Rochelle in fair housing efforts include the New Rochelle Municipal Housing Authority (NRMHA) and the New Rochelle Neighborhood Revitalization Corporation (NRNRC). The New Rochelle Municipal Housing Authority (NRMHA) receives approximately $4.4 million annually and provides affordable housing opportunities to nearly 2,500 people in New Rochelle including 400 families, 200 seniors, and 200 disabled. The New Rochelle Neighborhood Revitalization Corporation (NRNRC) is a non-profit organization that has created affordable housing valued at over $85 million since 1979 and hundreds of thousands of dollars in new tax revenue annually for the City.

CONCLUSIONS The City conducted a thorough review of current demographic data, a comprehensive review of all public sector laws, regulations, ordinances, and policies, a review of private sector lending policies and practices, fair housing enforcement, informational programs and visitability in housing in New Rochelle. The Analysis also included an assessment of the jurisdictionâ&#x20AC;&#x2122;s fair housing programs and activities. The City consulted with several local fair housing organizations and also conducted a fair housing survey which provided valuable CITY OF NEW ROCHELLE

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INTRODUCTION

input. Through the comprehensive review and input received from the various bureaus and agencies the City was able to identify the following impediments to fair housing choice in New Rochelle. •

Reluctance of landlords and large privately owned apartment complexes to rent to Section 8 Housing Choice Voucher tenants.

•

Inadequate supply of affordable housing in New Rochelle.

•

Lack of available vacant land in New Rochelle to build affordable housing projects

•

Lack of accessible housing units for the disabled.

•

Presence of lead based paint in the City's aging housing stock limits housing choice for families with small children.

•

Discriminatory practices of Co-op Boards in approving potential purchasers.

There are various approaches and actions that the City can take in an effort to remedy fair housing impediments. Recommendations for the continuation of current efforts the City already undertakes and commencement of new corrective actions to increase fair housing efforts are detailed in Section VI of this Analysis of Impediments to Fair Housing Choice.

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II. Jurisdictional Background

II. JURISDICTIONAL BACKGROUND

II.

JURISDICTIONAL BACKGROUND

New Rochelle was founded in 1688 by the French Huguenots who named the town after their last stronghold in France, La Rochelle. New Rochelle is located in Westchester County and is about 16 miles from New York City. It lies on the Long Island Sound east of Mount Vernon and is a suburban city of 10.4 square miles. For almost 300 years, New Rochelle's waterfront has continued to play an important role in the life of the community. The shoreline within the City of New Rochelle measures 2.7 miles, but with its many irregularities and off-shore islands, the actual length of the waterfront is 9.3 miles.

DEMOGRAPHIC DATA POPULATION In 2000, the City had a population of 72,182 and has a high population density with 7,098 people per square mile. New Rochelle is one of the largest suburbs of New York City, the seventh-largest city in the state of New York, and the second-largest city in Westchester County. Between 1990 and 2000, the population increased seven percent. In 2005, the American Community Survey estimated the City’s population to be 75,961, indicating an approximate growth rate of about one percent per year. The estimated population as of July 2006 was 73,446. As of 2000, Westchester County’s population was estimated to be 923,459, and is expected to grow to 945,174 by 2010 and to 982,666 by 2030. The seven percent growth in the population in New Rochelle since the 2000 census directly affects the current housing demand and community redevelopment. As the population grows, there is an increased need for more development, more job opportunities and municipal services. Growth may also spur construction in new homes, which will result in an increasing need for affordable single-family homes and rental units. Rental prices may increase due to growth and associated demand for housing.

AGE The median age of New Rochelle residents is 37 years, as compared to 39 for Westchester County. Youth under the age of 18 account for 24 percent of the population and 16 percent of the population is seniors. The largest population segment in New Rochelle at 30 percent is middle-age adults 25-44 years old.

RACE/ETHNICITY New Rochelle is known for its diverse population, and many community members describe this as one of the City’s primary assets. The City is comprised mainly of Caucasian/NonHispanics, but there are also many Hispanic and African-American residents.

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II.

JURISDICTIONAL BACKGROUND

Racial composition of New Rochelle in 2000 is listed below: •

Caucasian/Non-Hispanic

68%

•

Hispanic Origin

20%

•

African American

19%

•

Other

•

Asian

•

Two or More Races

•

American Indian and Alaska Native

<1%

•

Native Hawaiian or Pacific Islander

<1%

Approximately one-fifth of residents indicate they are of Hispanic origin. Ethnicity is selected in addition to a race, and therefore the totals may add to greater than 100 percent. Increasing racial and ethnic diversity may mean the increased need for sufficient public services to address issues such as language barriers, education for minorities, job opportunity and training for minorities and fair housing.

INCOME DATA Income is directly related to increasing opportunity and prosperity, particularly for low-and moderate-income persons. The 2000 median household income in New Rochelle was $55,513 and per capita income was $31,956. Westchester County had a higher median household income in 2000 at $63,582 and per capita income of $36,726. Since 2000, New Rochelle’s median household income has grown with an estimate of $66,363 in 2005. If New Rochelle is able to maintain the pattern of growth, the quality of life for all residents is likely to increase. According to 2000 Census data 7,376 or 10.2 percent of New Rochelle’s residents were living at or below the poverty level as of 2000. This figure is higher than Westchester County (8.6%) and lower than New York State as a whole (14.2%). Female-headed households with children under 18 living in poverty accounted for 2.9% of the population. Families with children under 18 made up 2.8% and 1.4% were persons age 65 and older. Female-headed households and elderly households typically increase the demand for affordable housing near schools and also near access to mass transit. The Department of Housing and Urban Development (HUD) uses the area median income to determine which areas have a high percentage of low-and moderate-income households. Using this data, it was determined that the southern part of the City has the majority of low-

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II.

JURISDICTIONAL BACKGROUND

and moderate-income households. Income limit areas are based on FY 2008 for Westchester County, which includes New Rochelle, and are shown below.

TABLE 2-1 2008 HUD INCOME LIMITS FOR WESTCHESTER COUNTY CDBG Income Level

% AMI

Income

Extremely Low

0-30%

Less than $30,500

Low

31-50%

$30,501 - $50,800

Moderate2

51-80%

$50,801-$81,300

HOME1

Extremely Low

0-30%

Less than $30,500

Very Low

31-50%

$30,501-$50,800

Very Low

51-60%

$50,801-$60,960

Low2

61-80%

$60,961-$81,300

Income limits are based on a four-person household.

The City of New Rochelle has been approved by HUD to use “uncapped income limits” for this income category which reflects 80% of the actual median income for the area . It is higher than the standard 2008 HUD limit of $70,800 for this income group. These are the limits established by HUD and referred to in the definition of “Low Income” families in the HOME regulations at 24 CFR 92.2.

EMPLOYMENT DATA In 2005, New Rochelle had 35,268 people in the labor force (Westchester County Department of Planning, Data Book, 2005). There were approximately 1,505 unemployed persons, and the City’s unemployment rate in November 2005 was 4.3 percent. In 2000, there were 33,757 jobs held in New Rochelle by persons age 16 and older. Major retail facilities in New Rochelle include New Roc City, Price Club, Home Depot, Quaker Ridge Shopping Center, Golden Horseshoe, New Rochelle Shopping Center, and Costco Wholesale (Westchester County Department of Planning, Data Book, 2001). New Rochelle has a very diverse local business sector, as demonstrated in the table below.

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II.

JURISDICTIONAL BACKGROUND TABLE 2-2 NEW ROCHELLE BUSINESS SECTOR CHARACTERISTICS IN 2001

Business Sector

# of Firms

# Employed

Payroll

Sales

Wholesale Trade

147

1,221

$55,826,000

$614,106,000

Retail Trade

256

2,581

$50,969,000

$609,360,000

Healthcare and Social Assistance

202

1,459

$51,470,000

$125,291,000

Professional, Scientific & Technical Services

175

1,416

$22,914,000

$61,471,000

Administrative Support and Waste Management

857

$18,701,000

$48,214,000

Arts, Entertainment and Recreation

Specific numbers not available at city level

Information Services

Specific numbers not available at city level

Manufacturing Industries

Specific numbers not available at city level

As of 2006, New Rochelle’s local economy had strengthened from previous years. New Rochelle has many assets that increase economic opportunity, including its location near New York City, waterfront access, and its diverse population and rich history (The Changing Face of New Rochelle, 2006). Large scale development in New Rochelle is bringing new life to older commercial centers. As of 2006, there have been a number of new restaurant openings, including Mo’s New York Grill, Rangoli Indian Cuisine, Red Lotus, Da Vinci Café, and Bella Bella. New investment and development has also caused downtown property owners to invest in improvements and provides increased job opportunities for local low-income residents. In conjunction with the new development taking place, a New Rochelle Development Employment Initiative has been launched to ensure that the maximum number of New Rochelle residents benefit and participate in the City’s extensive development. The initiative promotes skilled trades and provides professional career training and employment opportunities, especially for low- and moderate-income persons. In 2006, 12 individuals completed a six-week pre-apprentice program. With more than $2 billion of development projects planned or in progress, there will continue to be opportunities for job growth in the construction trades, retail, management, and technical services (The Changing Face of New Rochelle, 2006).

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II.

JURISDICTIONAL BACKGROUND

This initiative will provide the opportunity for residents to economically improve their lifestyle, promote career advancement, preserve the Cityâ&#x20AC;&#x2122;s essential diverse workforce, and produce a local economic multiplier effect.

HOUSING PROFILE The ability of low- and moderate-income households to be able to rent or buy a home is increasingly a challenge throughout the United States, including in New Rochelle. Increases in household income have not kept pace with the rising cost of housing. The type, size, and composition of a household can affect the type of housing and services that are needed. In 2000, New Rochelle had 26,235 households, most consisting of families. The average household size was 2.68 persons in 2000. Sixty-seven percent or 17,683 households in New Rochelle are families, and 19 percent of households are married, 6 percent are single-parent families, and 33 percent have children under age 18. Twenty-six percent of all households in New Rochelle are single persons living alone, and 13 percent of all households have a member age 65 or older. Thirty-four percent of all households have children under 18. The growing percentage of families with children may increase the demand for owneroccupied housing in New Rochelle since national data indicates that families with children are more likely to buy their home than other household types. This may also result in the need for more homeownership programs, including first-time homebuyer counseling programs. The large number of elderly households will continue the need for supportive housing and other services to assist the frail elderly. Fifty-nine percent of New Rochelleâ&#x20AC;&#x2122;s elderly own their homes, so there will be an increasing need for rehabilitation, including to accommodate ADA accessibility issues. Also, the continuous rise in taxes is forcing the elderly out of their homes, so the need for more senior housing and assisted living will continue to increase. Single-parent households, specifically female-headed households living below the poverty level, will continue to increase the demand for affordable housing. Single-parent households may also increase the need for housing that provides suitable access to amenities such as schools, day care facilities, and transportation. The number of households in New Rochelle containing more than five people will increase the need for adequately-sized affordable housing units to be constructed, specifically affordable rental units to prevent overcrowding.

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II.

JURISDICTIONAL BACKGROUND

HOUSING GROWTH, TYPE, TENURE, RATE

AND

VACANCY

In 2000, New Rochelle had 26,995 housing units and a vacancy rate of 2.9 percent for owneroccupied units and 2.45 percent for renter-occupied units. Multi-family units make up a large percentage of housing units in New Rochelle. Rental units in larger buildings are typical of urban cities like New Rochelle. Fifty percent of units (13,173) are owner-occupied and 50 percent of units (13,016) are renter-occupied. Housing types in New Rochelle consist of: •

Single-family detached

38%

•

Single-family attached

•

Multi-family units

49%

•

Duplexes

•

Mobile homes

<1%

Large Households •

13 percent (3,510) of all households in New Rochelle have five or more persons.

•

55 percent (1,864) of large households own their home, and 45 percent (1,509 households) are renters.

•

76 percent (13,173 units) of owner-occupied housing units have three or more bedrooms.

•

15 percent (1,905 units) of rental housing units have three or more bedrooms.

Single Parent Households •

Single parent families in New Rochelle increased by 54 percent between 1990 and 2000.

•

7 percent (1,949) of all New Rochelle households are headed by single parents with children. 78 percent (1,526) of those households are headed by women.

•

23 percent (1,955) of female-headed households live below the poverty level.

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II. AGE

JURISDICTIONAL BACKGROUND AND

CONDITION

According to the 2000 Census, the majority of the City’s housing stock was built before 1960, with most being built in 1939 or earlier. Approximately 2 percent of housing units were built between 1990 and 2000. The majority of housing units constructed before 1940 are brick structures, many with original exterior and interior wood trim, plaster walls, and rich, historic architectural features. The age of the City’s housing stock contributes to New Rochelle’s attractive historic character. However, the age of the dwellings also contributes to the need for ongoing maintenance and, in many instances, substantial rehabilitation when property owners have not undertaken necessary maintenance. •

161 units, or less than one percent of all units, lack complete plumbing facilities.

•

117 units lack complete kitchen facilities.

OVERCROW DING Overcrowding is relatively low for owners in New Rochelle; however, renters experience overcrowding at a much higher rate (14 percent) than owner households (2 percent). Overcrowding for all households in New Rochelle is at 8 percent according to the 2000 Census.

HOUSING COSTS The median listing price in New Rochelle in 2008 is $725,000 and the average sale price is $691,864, according to the Multiple Listing Service system.

TABLE 2-3 MEDIAN RENTS BY BEDROOM SIZE FOR WESTCHESTER COUNTY (AS CALCULATED BY HUD FOR 2008) Fair Market

50% AMI (30% of Income)

51-65% AMI

Studio

$1,095

$888

$1,056

One-Bedroom

$1,306

$952

$1,133

Two-Bedroom

$1,519

$1,142

$1,362

Three-Bedroom

$1,832

$1,320

$1,565

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II.

JURISDICTIONAL BACKGROUND

As the cost of housing rises nationwide, finding affordable housing in the City of New Rochelle and Westchester County continues to be a challenge. Though there has been a decrease in single-family home prices from 2006 to 2007, the high-end market remained the strongest, with 21 percent of homes selling for $1 million or more. This market makes it difficult for low- and moderate-income families to achieve homeownership and with very low- and low-income levels in New Rochelle ranging from $27,757 to $44,410, the rental rates in Westchester County make it hard for low-income families to find suitable housing. The City of New Rochelle is taking steps towards furthering the affordable housing initiative by working with non-profit agencies such as the NRNRC, Habitat for Humanity, Westhab, Inc. and the Housing Action Council to construct new affordable housing developments. The City has also taken the initiative to make sure that any new housing development considers affordable housing by adopting an ordinance that requires developers to build affordable units. This ordinance initiates an affordable housing fund that can help finance additional affordable housing activities.

OTHER RELEVANT DATA EDUCATION PROFILE Education level and economic opportunities play a critical role in determining the income level of a household. In New Rochelle, educational attainment of person aged 25 years and over is as follows: •

9 percent have not competed high school.

•

10 percent have a high school education (no diploma) or less.

•

23 percent are high school graduates.

•

14 percent of residents have attended some college but have no degree.

•

24 percent have a college degree (includes Associate and Bachelor’s degrees).

•

18 percent have a professional/graduate degree.

SPECIAL NEEDS POPULATION Certain groups may have more difficulty finding housing and may require specialized services or assistance. Due to their special circumstances, these groups are more likely to have low or moderate incomes. These groups include the elderly, frail elderly, and persons with disabilities, among others.

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II.

JURISDICTIONAL BACKGROUND

Elderly and Frail Elderly There are 11,279 persons in New Rochelle age 65 or over as of 2000. There were a total of 6,951 senior households in 2000 and seniors represent 16 percent of the population. Fortyone percent of elderly households rent their homes, while 59 percent of elderly households own their homes. Also, 6,602 seniors, or 59 percent of seniors in New Rochelle have some type of disability.

Persons with Disabilities Disability data is provided for persons ages five or over in the 2000 Census. In New Rochelle 11,961 persons, or 17 percent of the total population, have a disability. Of the total number of disabilities: •

21 percent are physical disabilities;

•

9 percent are sensory disabilities;

•

11 percent are mental disabilities;

•

7 percent have self-care disabilities;

•

25 percent are disabilities that prevent the person from going outside their home; and

•

27 percent are disabilities that affect a person’s employment.

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III. Fair Housing Legal Status

III. FAIR HOUSING LEGAL L EGAL STATUS

III.

FAIR HOUSING LEGAL STATUS

One component of New Rochelleâ&#x20AC;&#x2122;s Analysis of Impediments to Fair Housing Choice is to identify fair housing complaints in the City and to recognize and understand patterns or trends involving housing complaints. Westchester Residential Opportunities (WRO) acts as the lead fair housing organization for Westchester County and is the first line of contact for fair housing complaints. WRO is a HUD-certified housing counseling agency, a licensed real estate broker, and a United Way agency. WRO works with real estate agents, property managers, and landlords to ensure that fair housing laws are followed, and also works with banks and other lenders to ensure that fair lending procedures are practiced. If an individual feels that they have been discriminated against in regards to the purchase or rental of housing, they may also make a formal fair housing complaint to the Department of Housing and Urban Development. Individuals can also contact the New York State Division of Human Rights or the New Rochelle Human Rights Commission. To analyze potential impediments to fair housing choice, information from WRO, the New York State Division of Human Rights, the Department of Housing and Urban Development (HUD), and the Department of Justice (DOJ) was reviewed. The City requested or reviewed information on the number and types of complaints that have been filed alleging housing discrimination. Westchester Residential Opportunities (WRO) provided the information in Table 3-1 disclosing the number and type of complaints received in New Rochelle from 2004 to the present.

FAIR

TABLE 3-1 HOUSING COMPLAINTS RECEIVED BY WRO SINCE 2004 Practices Cited as Discriminatory

Type of Discrimination

Race Color Religion Sex National Origin Disability Familial Status (families with children under 18) Total Complaints

Resolved Complaints and Referrals Number of Number of Fair Fair Housing Housing Complaints Complaints Successfully Referred to Resolved HUD 14 0 0 0 0 0 0 0 4 0 18 2

Conditions of Sale or Rental

Refusal to Rent

Reasonable Accommodation

3 0 0 0 4 2

10 0 0 0 4 4

4 0 0 0 0 18

2 CITY OF NEW ROCHELLE

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FAIR HOUSING LEGAL STATUS

The NYS Division of Human Rightsâ&#x20AC;&#x2122; current information system is only able to supply data from 2004 to present. Data is available by zip code. Between 2004 and 2008, the Division received seven housing-related complaints in New Rochelle. Of those complaints, four concerned disability issues, two concerned age-related issues, and one concerned marital/familial status. In the case that an individual feels that their housing rights have been violated and would like to make a complaint to the Department of Housing and Urban Development (HUD), they have one year to do so. Upon HUD accepting the complaint an investigation takes place. If the investigation by HUD produces reasonable cause to believe that discrimination has occurred the Secretary of HUD will charge the respondent with violating fair housing laws. After the charge has been issued a HUD Administrative Law Judge (ALJ) will hear the case and issue an initial decision. In the event that the parties involved elect to have their case heard in federal court the Department of Justice (DOJ) will commence a civil action. From the data received above regarding fair housing complaints in New Rochelle, there have been no complaints received where the Secretary of HUD has issued a charge against a respondent and no complaints required a decision by a HUD Administrative Law Judge. Since the previous AI was conducted, no fair housing suit has been issued within the City of New Rochelle by the Department of Justice.

CITY OF NEW ROCHELLE

III-2

IV. Identification of Impediments

IV. IDENTIFICATION OF IMPEDIMENTS

IV.

IDENTIFICATION OF IMPEDIMENTS

PUBLIC SECTOR ZONING

AND

SITE SELECTION

The City of New Rochelle Zoning Code is codified in Chapter 331 of the Municipal Code. It was adopted in November of 2001 and has subsequently been amended. The Code defines 42 zoning districts divided into three classes: “fixed” districts, overlay zones, and “floating” zones. The three fixed classes are residence, mixed use, and commercial/industrial. Seven of the residential districts specifically permit multi-family uses. One of the “floating” zones specifically permits the development of affordable housing. A floating zone is by definition intended to encourage a specific use by facilitating the rezoning of certain qualifying parcels. The Affordable Housing Floating Zone (PUD-AH) can apply to any parcel that is located in the RMF-0.4 zone or higher density or that is in an urban renewal zone. This zone yields a density of approximately 25 units/acre. For housing to be affordable, it must often be developed at higher densities. For the purpose of this analysis, a minimum permissible lot area per dwelling unit of equal to or less than 3,500 square feet will be considered higher density. The City of New Rochelle has eight such zoning districts. Four of these districts have minimal set-back requirements combined with a maximum floor area ratio of 0.50 or greater. A total of six multi-family districts have a maximum floor area ratio of 1.0 or greater. Only three of these are combined with minimum lot area/dwelling unit and minimal set-back requirements. For a summary of these districts, please see the table below.

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IV.

IDENTIFICATION OF IMPEDIMENTS TABLE 4-1 MULTI-FAMILY DISTRICTS

District

Max. FAR

Min. lot area per dwelling unit (SF)

Min. floor area per dwelling unit (SF)

Front

Side

Rear

Minimum set-back (feet)

R2-7.0 "Two-family Residence"

0.40

3,500

600

8 each, 20 combined

R1-URTH "Urban Renewal Townhouse"

0.50

2,200

1,000

None

RMF-0.4 "Multifamily Residence"

0.40

3,500

600

8 each, 20 combined

RMF-0.5 "Multifamily Residence"

0.50

3,500

400, plus 200 per bedroom

8 each, 20 combined

RMF-0.7 "Multifamily Residence"

0.70

3,500

400, plus 200 per bedroom

See note 1.

RMF-1.0 "Multifamily Residence"

1.0

3,500 for the first 2 units, 2,500 for each addl.

400, plus 200 per bedroom

RMF-1.3 "Multifamily Residence"

1.3

3,500 for the first 2 units, 2,500 for each addl.

400, plus 200 per bedroom

See note 2.

RMF-2.0 "Multifamily Residence"

2.0

3,500 for the first 2 units, 2,500 for each addl.

400, plus 200 per bedroom

Note 1: 12ft but not less than half the height of the facing wall. Note 2: For buildings up to 40 feet in height: same as in the RMF-0.7 District. For buildings greater than 40 feet in height: 25 feet plus 1/16 the height of the wall facing the side lot lines.

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IV.

IDENTIFICATION OF IMPEDIMENTS

A zoning map of the City of New Rochelle shows that the majority of higher density districts are concentrated in the southern third of the City. These areas coincide with areas of minority concentration and low-income areas.

COMMUNITY REVITALIZATION SERVICES

AND

MUNICIPAL

Neighborhood revitalization efforts and the provision of services play a key role in fair housing choice. The Cityâ&#x20AC;&#x2122;s community development strategy focuses on continuing revitalization efforts in the community and downtown area through various public facilities activities and also providing various services to low-and moderate-income persons. The City will undertake infrastructure improvements that will focus on the revitalization of the downtown area and also provide a safer environment for residents. Public facility activities include street lighting, curbs, gutters, and sidewalks. Public services, which encompass a wide range of activities that provide assistance to many target-income residents, are a high priority for New Rochelle as well. New Rochelle provides an array of services citywide, including first-time homebuyer counseling, homeless services, senior services, youth services, and disabled services. The City of New Rochelle also encourages programs and services that support job training and help low- and moderate-income entrepreneurs start and run successful businesses and promotes downtown revitalization and economic development efforts. In review of general public services available in New Rochelle, there are no apparent impediments in the quality of services provided and facilities available to all residents. The Department of Public Works provides and maintains the Cityâ&#x20AC;&#x2122;s physical facilities. The Department provides municipal engineering; traffic engineering; maintenance, repair, and construction of sewers and drains; cleaning of streets and highways; collection and disposal of refuse; collection and disposal of recyclable material; maintenance, repair, construction, reconstruction, and resurfacing of streets; maintenance of traffic devices; installation and maintenance of street lights; maintenance of City-owned trees; removal of ice and snow from public thoroughfares; leaf and yard waste removal and disposal; maintenance of City-owned buildings, structures and properties; and maintenance of City vehicles other than fire trucks. These services are provided on a citywide basis and are available to residents of all income levels. There are also many parks and recreational facilities that are available and accessible to all residents. The City has approximately 21 parks available citywide.

EMPLOYMENT, TRANSPORTATION,

AND

HOUSING

The relationship between place of employment and accessible transportation can play a major role in housing choice. The five major employers in the City of New Rochelle include the New Rochelle City School District, Sound Shore Medical Center, the City of New Rochelle, CITY OF NEW ROCHELLE

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IDENTIFICATION OF IMPEDIMENTS

Iona College, and the College of New Rochelle. According to City-Data.com, there are 8,441 workers who live and work in the City of New Rochelle. There is a daytime population change of approximately -11,184 or -15.5% in New Rochelle due to commuting. The Transit Center on North Avenue is the main transportation hub in New Rochelle. The Transit Center has a parking garage for over 900 vehicles and offers quick Metro-North train service to New York City and Amtrak service to Boston, New York, and Washington, D.C. It also houses a bus terminal, accommodating as many as 300 buses per day, and offers taxi and airport limousine service. Much of the Cityâ&#x20AC;&#x2122;s public and assisted housing is located with easy access to the Transit Center by the Westchester Bee Line Bus or is within walking distance. The Cityâ&#x20AC;&#x2122;s good linkage between affordable housing, transportation , and its major employers provide a wider housing choice for lower income groups since they are not restricted to housing adjacent to heavily congested and blighted areas close to the Transit Center. Figure 4-1 shows the employment, transportation and assisted housing linkage in New Rochelle and Figure 4-2 shows assisted housing in New Rochelle and assisted housing that rents to families with children and disabled persons.

CITY OF NEW ROCHELLE

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IV.

IDENTIFICATION OF IMPEDIMENTS FIGURE 4-1

EMPLOYMENT/TRANSPORTATION/ASSISTED HOUSING RELATIONSHIP

CITY OF NEW ROCHELLE

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IV.

IDENTIFICATION OF IMPEDIMENTS FIGURE 4-2 LOCATION OF CHOICE

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IV.

IDENTIFICATION OF IMPEDIMENTS

PUBLIC HOUSING POLICIES The City of New Rochelle works to maximize its available resources to address the needs of its low-income citizens, including those households that are served by the New Rochelle Municipal Housing Authority (NRMHA) and the Section 8 Housing Choice Voucher program managed primarily by the City. The NRMHA is a public governmental agency established under New York State law. It is the policy of the New Rochelle Municipal Housing Authority to comply fully with the Title VI of the Civil Rights Act of 1964, Title VIII and Section III of the Civil Rights Act of 1968 (as amended), Executive Order 11063, Section 504 of the Rehabilitation Act of 1973, and the Age Discrimination Act of 1975. The operations of the Housing Authority are subject to all applicable state laws, including the Open Meetings Act and state procurement requirements. All meetings of the NRMHA are pursuant to public notice and are open to the public. Policy for the NRMHA is set by the seven-member Board of Commissioners. The City of New Rochelle currently has 1,883 public and assisted housing units. New Rochelle’s public housing program is primarily operated by the NRMHA. The NRMHA owns and manages 543 family and senior housing units. The Hartley Houses and Peter B. Bracey Apartments contain 340 units and the senior housing of La Rochelle Manor and Queen City Towers contain 203 units. New Rochelle has developed an extensive inventory of assisted housing funded by various HUD programs, and these units include 1,003 family units, 752 units for the elderly, and 16 units for the disabled. The New Rochelle Neighborhood Revitalization Corporation (NRNRC) also owns and develops subsidized units throughout the City. The Housing Choice Voucher (Section 8) Program is administered by the City of New Rochelle’s Section 8 Program and provides portable vouchers that assist low-income households with housing costs. The goals of the Section 8 Program are to promote adequate and affordable housing, economic opportunity and a suitable living environment free from discrimination; provide or attract supportive services to improve recipients’ employability; and to improve customer satisfaction. There are currently 900 families receiving housing choice vouchers in New Rochelle and there are 900 families on the waiting list. Length of time on the waiting list depends on available vouchers.

Homeownership Public housing residents and Section 8 recipients are provided with homeownership information and opportunities through several activities in the City: the Family SelfSufficiency Program, the City’s homebuyer projects, and the Hartley House Redevelopment Project. CITY OF NEW ROCHELLE

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IV.

IDENTIFICATION OF IMPEDIMENTS

The City’s Section 8 Office collaborates with the New Rochelle Municipal Housing Authority by providing funding for the operation of the Family Self- Sufficiency (FSS) Program. The FSS coordinator’s office is located at 50 Sickles Avenue, New Rochelle, the main office of the New Rochelle Municipal Housing Authority. Approximately 36 Section 8 households participate in the program annually. Participants also earn escrow funds which may provide a down payment for purchase of a home in the future. The City of New Rochelle notifies public housing residents of first-time home buyer opportunities whenever any of its HOME-funded homeownership projects are completed. Recent projects have included the Lincoln Condominium and the West End Townhomes. The redevelopment by the NRMHA of Hartley Houses on Horton Avenue will include homeownership opportunities for its residents. This project will require phased demolition of 240 rental units and tenant relocation prior to construction. The NRMHA meets regularly with the Resident Advisory Board Members of Hartley House to discuss the project timetable and present the proposed redevelopment plan. The project is expected to result in a mix of rental and homebuyer town homes. The NRMHA has selected a co-developer and is preparing a demolition and disposition application intended to be submitted to HUD in 2008. Construction on the first phase is expected to begin in October 2008 or March 2009 on Hartley Field, a vacant parcel of land formerly owned by the City. To date no HOPE VI funds have been awarded to NRMHA for this project since the project is still in the predevelopment stage.

Resident Initiatives in Management of Public Housing Public housing residents are involved in the management of the New Rochelle Municipal Housing Authority through the United Tenants Council, which includes residents of Hartley House, Bracey House, 50 Sickles Avenue and 111 Lockwood Avenue. This group meets every three months with the NRMHA Board of Directors to discuss issues pertaining to building maintenance and address quality of life problems. Hartley House Complex (Horton Ave.) Currently, the NRMHA does not have a Section 504 Voluntary Compliance Agreement to increase the number of accessible units since the properties it manages is in compliance with regard to the minimum housing units and parking spaces that are required by the law. Upon completion of the Hartley House Redevelopment, the newly constructed townhomes will be in compliance with federal ADA requirements as applicable. The New Rochelle Municipal Housing Authority is classified as “troubled” by HUD under 24 CFR Part 902; however, a Memorandum of Agreement has been executed between the NRMHA and HUD which has a two-year timetable to address the issues of governance, organization and staffing, finance and procurement, property maintenance, resident CITY OF NEW ROCHELLE

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IV.

IDENTIFICATION OF IMPEDIMENTS

initiatives, capital funds, security, and management information systems. Quarterly reports are submitted to HUD which describe the NRMHA’s accomplishments and actions regarding each operational area. The Memorandum of Agreement will expire during 2009 and with HUD approval, the “troubled” status will be removed. The NRMHA partners with several City-operated departments in order to improve the selfsufficiency, safety, and quality of life for Hartley House residents as follows: •

The Office for the Aging provides senior computer literacy and case management services.

•

The New Rochelle Youth Bureau will institute anti-violence programs for the youth at Hartley House in 2008.

•

The City School District provides on-site after-school programs at Hartley House.

•

The New Rochelle Police Department has executed a Memorandum of Agreement for two dedicated police officers at Hartley House as well as the stationing of “satellite precinct” van at the complex.

Bracey Apartments (345-361 Main Street) Due to the limited resources available from HUD and the City, the NRMHA has reached out to the institutional sector of the City and has developed a partnership with Monroe College and the City School District. Computer training and after-school programs are provided to Bracey residents. The NRMHA is continuing to seek out additional funding and partners for programs and services at this complex.

Coordination of Resources between the City and the New Rochelle Municipal Housing Authority The City will initiate regular meetings with officials of the NRMHA to discuss mutual needs, resources and services in order to better maximize and coordinate the provision of each other agencies’ programs and services to the low- and very low-income families, seniors, and disabled persons in New Rochelle.

DISPLACEMENT The City of New Rochelle, in conjunction with NRNRC, undertook the West End 2000 Affordable Housing Development project, which was a $60 million residential development program that included construction of a 102-unit affordable senior complex and 25 single family town homes. The units constructed will remain affordable for at least twenty years as required through the grant programs that provided financing. This project included the CITY OF NEW ROCHELLE

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IV.

IDENTIFICATION OF IMPEDIMENTS

acquisition of residential and commercial property, causing displacement and relocation of homeowners, tenants, and businesses. Forty-two units were removed and replaced with a total of 168 units and a plan was developed to assist displaced persons. The NRMHA is also involved in pre-development activities for the redevelopment of the Hartley House complex. The redevelopment is intended to reduce minority concentration by providing a choice in new location to current residents of two of the buildings to be demolished in preparation for construction of new affordable townhouses. Residents are able to use their relocation benefits to obtain housing in other communities or other parts of New Rochelle. The goal of the Hartley House redevelopment is to create a mixed-income development that would attract persons of other racial backgrounds to purchase affordable housing in the complex in an effort to reduce minority concentration.

TAX POLICIES To the extent permitted by New York State laws, incorporated governmental units in the State of New York are permitted to exempt real property taxation, enhancing the affordability of housing for residents. The City of New Rochelle’s tax policies in Chapter 288 of the municipal codes uphold the provision of affordable housing for protected groups, including senior citizens and persons with disabilities, and also encourage fair and affordable housing for low-income persons. According to Chapter 288: Taxation, Article I of New Rochelle’s municipal code and pursuant to §467 of the New York Real Property Tax Law, real property owned by one or more persons, each of whom is 65 years of age or over, or real property owned by husband and wife, one of whom is 65 years of age or over, shall be exempt from City taxation by the City of New Rochelle to the extent of 50 percent of the assessed valuation of the property. This ordinance helps to keep housing affordable for senior citizens. Article II (Tax Abatement for Rent-Controlled and Rent-Regulated Property Occupied by Senior Citizens or Persons with Disabilities) provides taxation exemptions on property depending on income. Tax exemptions are prorated based on income, with lower-income households receiving the largest exemptions. The inclusion of this ordinance helps assist low- and moderate-income persons in obtaining affordable housing. Articles III and VI include tax exemptions to accommodate the physically disabled and those with limited incomes, and Article IV offers a tax exemption for veterans. In addition, the State of New York allows exemption from taxation under Real Property Tax Law Section 414 for public housing and publicly assisted housing.

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IV. BOARDS

AND

IDENTIFICATION OF IMPEDIMENTS COMMISSIONS

Article X of Chapter 9 (§ 9-40) establishes a Commission on Human Rights (adopted December 7, 1976). The Commission on Human Rights was established to foster mutual respect and understanding among all racial, religious, and nationality groups within the City; perform research related to relationships in the community that may affect human rights; inquire into incidents of tension and conflict among or between various racial, religious, and nationality groups; to take action to alleviate such tension and conflict; and conduct and recommend educational programs that will increase goodwill among residents and open various opportunities to all City residents. New Rochelle has also established a Site Selection Committee to aid in selecting and recommending suitable sites for the location of community residential facilities for the developmentally disabled. Article XVIII established a temporary Advisory Committee on Affordable Housing and Illegal Occupancy for the purpose of reporting to and advising the City Council with respect to possible measures and programs to increase the number of affordable housing units available to New Rochelle residents, to determine the extent of illegal conversions and illegal occupancies in the City, and to assess the effectiveness of current enforcement mechanisms such as the City’s Housing Code Inspection Unit. This ordinance helps to support affordable housing in New Rochelle. Overall, the Boards and Commissions established by the City of New Rochelle seem to provide adequate protection for residents.

BUILDING CODE COMPLIANCE All permitting and building code information provided for in Chapter 111 of the New Rochelle municipal codes upholds the idea of decent, safe, and sanitary housing. The Bureau of Buildings is the primary department for handling building code compliance and code enforcement in New Rochelle. The Bureau of Buildings Department enforces state and local codes relating to properties and buildings to assure the protection of life and property and to enhance the quality of life for New Rochelle residents. The bureau assists in zoning, planning, land use, and environmental matters and serves as staff to the Zoning, Planning, Sign Appeal Review, and Standards and Appeals Boards. The Deputy Commissioner/Building Official is responsible for all functions of the Bureau, from providing information and applications to the public to enforcing the City’s Zoning Ordinance, Building Code, Land Regulations and Sign Ordinances. The Bureau also reviews plans and specifications for code compliance as part of the process to issue building permits

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IDENTIFICATION OF IMPEDIMENTS

and certificates of occupancy. According to Chapter 174 of the municipal code, the Building Official is also designated as the code enforcement officer and is responsible for enforcement of the housing code. The City also has a Senior Housing Inspector responsible for all functions of the Housing Code Enforcement Unit. The Housing Inspector enforces various building code provisions, including the Environmental Protection Ordinance, and is responsible for all investigations pertaining to quality of life issues received from the City Manager's Office or citizens. The Housing Inspector performs and assigns residential and commercial inspections, investigates and prosecutes all violators of the City and State codes, and issues and serves criminal court summonses.

ACCESSIBILITY As of March 6, 1991, the Department of Housing and Urban Development adopted Fair Housing Accessibility Guidelines to provide builders and developers with technical guidance on how to comply with the specific accessibility requirements of the Fair Housing Amendments Act of 1988. Westchester County and the City of New Rochelle are committed to ensuring fair and accessible housing in the community. In 2005, Westchester Residential Opportunities (WRO) conducted an accessible housing survey. WRO surveyed more than 700 residential buildings to determine their degree of accessibility for individuals with mobility impairments. WRO continued to survey over 400 additional buildings of 20 or more units in 2007. These efforts revealed that persons with physical disabilities face a severely restricted housing selection. The study focused on the four major cities of Westchester County, including White Plains, Yonkers, Mount Vernon, and New Rochelle. Twenty-three percent of the buildings surveyed were given a “good access” rating, with good, adequate, limited and no access being the four ratings. Forty percent of the buildings could be made more accessible through minor renovations. Seventyseven percent had some type of access problem cited and 70 percent did not have wheelchair access. The 2005 Accessible Building Survey included ninety-eight buildings in New Rochelle. According to the access ratings above, 47 buildings in New Rochelle were accessible. Of the 47 accessible buildings, three had an overall rating of “good” accessibility and forty-four had a rating of “adequate” accessibility. Combining the 2005 and 2007 Accessible Buildings Surveys, a total of 232 buildings were surveyed in New Rochelle. The total overall access rating for New Rochelle is shown in the table below.

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IDENTIFICATION OF IMPEDIMENTS

TABLE 4-2 ACCESSIBLE HOUSING SURVEY 2005 AND 2007 OVERALL ACCESS RATINGS FOR NEW ROCHELLE Good Access

Adequate Access

Limited Access

No Access

Total Buildings

232

23%

34%

37%

100%

Recommendations for furthering efforts for accessibility that resulted from the survey include: •

Survey the remaining multi-family dwellings;

•

Provide outreach and education efforts to disability-related groups, individuals, and case managers; and

•

Publicize the database and make available to all in hopes of raising awareness.

PRIVATE SECTOR LENDING POLICIES

AND

PRACTICES

Availability and affordability of financing on a non-discriminatory basis is critical to fair housing choice. Government policies and procedures that regulate, monitor, or otherwise impact rental, sales, and property insurance practices play a significant role in promoting fair housing choice. The Home Mortgage Disclosure Act (HMDA) was enacted by Congress in 1975 and is implemented by the Federal Reserve Board’s Regulation C. The information collected by HMDA is provided by public lending institutions and is intended to make available public loan data that can be used for the following purposes: •

To help determine whether financial institutions are serving the housing needs of their communities;

•

To assist public officials in distributing public-sector investment so as to attract private investment to areas where it is needed; and

•

To assist in identifying possible discriminatory lending patterns and enforcing antidiscrimination statutes.

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IDENTIFICATION OF IMPEDIMENTS

The HMDA requires lenders to disclose home mortgage and home improvement lending transactions. This data was analyzed for New Rochelle and the table below consists of the aggregated disposition of loan applications by location of property and type of loan. There are several categories that are covered by the HMDA. The home loans categories include FHA, FSA/RHS & VA, conventional, refinancing, home improvement loans, and loans on dwellings for 5 or more families. Table 4-3 below demonstrates aggregate mortgage loan applications in 2006 for New Rochelle. Appendix C includes the data tables used to calculate the information in this section by census tract for New Rochelle.

TABLE 4-3 HMDA AGGREGATE LOAN APPLICATIONS NEW ROCHELLE FHA, FRS/RHS & VA #

$000’s

Conventional

Refinancing

FOR

Home Improvement

Loans on Dwellings for 5 or more families

$000’s

868

308,101

729

246,279

138

24,067

28,487

139

49,101

169

65,619

3,920

480

Applications Denied

328

109,652

418

165,817

104

14,416

1,250

Applications Withdrawn

154

52,659

319

113,391

5,508

Files closed for incompleteness

18,832

27,440

2,435

1,536

538,345

1,710

618,546

301

50,346

30,227

Loans Originated Approved, Not Accepted

Total

290

In 2006 (the most recent data available) in the City of New Rochelle, a total of one home was approved but not accepted through the FHA, FSA/RHS and VA. The loan request was for $290,000. There were a total of 1,536 conventional loan applications that amounted to $538 million. The average loan request was $350,485. Of the total conventional loans, 868 that were originated, 139 were approved but not accepted, 328 were denied, 154 were withdrawn, and 47 were closed for incompleteness. Refinancing loan applications totaled 1,710. The total amount of all the loans was $619 million, with an average loan request of 361,722. Of the total refinancing loans, 729 were originated, 169 were approved but not accepted, 418 were denied, 319 applications were withdrawn, and 75 were closed for incompleteness. CITY OF NEW ROCHELLE

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Home improvement loan applications totaled 301. The total amount of all the loans equaled $50 million, with an average loan request of $167,262. Of the total home improvement loans, 138 were originated, 32 were approved but not accepted, 104 were denied, 20 applications were withdrawn, and 7 were closed for incompleteness. There were a total of 21 loan applications for dwellings for five or more families; these totaled about $30 million. The average loan request was $1.4 million. Of the total loan requests, 19 were originated, one was approved but not accepted, and one was denied. Table 4-4 demonstrates mortgage insurance loans from private mortgage insurance companies in New Rochelle for 2006, which is the most recent HMDA data available.

TABLE 4-4 HMDA AGGREGATE INSURANCE LOANS NEW ROCHELLE FHA, FRS/RHS & VA

Conventional

FOR

Refinancing

Home Improvement

Loans on Dwellings for 5 or more families

$000’s

Loans Insured

21,439

2,592

Approved, Not Accepted

9,410

417

Applications Denied

110

Applications Withdrawn

845

466

Files closed for incompleteness

238

Total

125

32,042

3,561

In 2006, there were no FHA, FRS/RHS & VA loans. There were a total of 125 conventional loan applications that amounted to $32 million. The average loan request was $256,336. Of the total conventional loan applications, there were 95 that were insured, 24 that were approved but not accepted, one that was denied, four applications withdrawn, and one that was closed for incompleteness. There were 9 refinancing loan applications. The total amount of all the loans was $3.6 million, with an average loan request of $395,666. Of the total refinancing loans, there were

CITY OF NEW ROCHELLE

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IDENTIFICATION OF IMPEDIMENTS

six that were insured, one that were approved but not accepted, one that were denied, and one application withdrawn. There were no home improvement loans insured or loans on dwellings for 5 or more families. Since the HMDA data was only available for metropolitan cities, further analysis of denial rates by race was not available at the City level. A survey of private banks lending procedures and practices was conducted in an attempt to gain a broad determination of any lending discrimination.

REAL ESTATE MARKET FACTORS In reviewing ownership opportunities, the Westchester County Board of Realtors reported that the median sale price for the first quarter of 2007 was $635,000, down from $650,000 in the first quarter of 2006. In the first quarter of 2007, 1,044 single family homes were sold, including 319 condominiums, 423 cooperatives, and 141 two- to five-family units. The total number of sales increased from 1,823 to 1,927, as compared to the first quarter of 2006. Conversely, for the second quarter in a row, single-family median home prices in Westchester County posted a year-to-year decline, though the mean sale price was up approximately three percent. This suggests that the high-end market was the strongest. Twenty-one percent of Westchester County houses sold for $1 million or more. The median sales price of a condominium in Westchester County in 2007 was $392,000, nearly nine percent more than in 2006. Cooperatives reported a seven percent increase in price, reaching a median of $185,000. The data reported by the Westchester County Board of Realtors indicates a market that was in transition as both buyers and sellers adjusted their strategies for dealing with the slowdown in sales and decline in prices. For rental housing trends countywide, Westchester County Residential Opportunities reported a slight decline in rental rates in 2006, although the cost of a one-bedroom unit increased slightly. The average residential rent for a one-bedroom apartment was $1,270. A two-bedroom apartment was $1,645, and a three-bedroom apartment rent averaged $2,031. This represents a $10 increase in rent for one-bedroom apartments, a $14 decrease for twobedroom apartments, and a $46 decrease for three-bedroom apartments from 2005. In the fourth quarter of 2006, 3,361 units were advertised for rent. This was down from 4,238 units in 2005. According to the 2005 Westchester County Data Book, which uses 2000 Census information, New Rochelle had a vacancy rate of 2.9 percent with 806 vacant units. As for-sale home prices have increased significantly since the 2000 Census, beyond the affordability range of low- and moderate-income households in New Rochelle, there was greater upward pressure on rents, especially given the already low vacancy rate. CITY OF NEW ROCHELLE

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IDENTIFICATION OF IMPEDIMENTS

SUBPRIME LENDING A rapid increase in subprime mortgage lending can pose a serious threat to the housing market and the financial stability of communities, especially where such lending has been disproportionately provided in low- and moderate-income neighborhoods. Many subprime loans have interest-only payments or adjustable interest rates, which attract homebuyers but often eventually lead to payments that are unaffordable for many borrowers. Because the interest rates of subprime mortgage loans are higher than those of prime loans, and because these rates are adjustable over time, many subprime borrowers eventually pay substantially more for their loans than prime borrowers. Subprime loans appeal to lowincome households due to lendersâ&#x20AC;&#x2122; willingness to loan to customers with poor credit history. Homeowners with subprime loans are increasingly forced into foreclosure, with negative impacts on low-income households and neighborhoods. Given that low-income households have been a significant portion of the recent subprime lending market, as foreclosures increase and homes cannot be resold due to the downturn in the for-sale market, homes in low-income neighborhoods may be abandoned. Cities also suffer as a result of subprime lending, due to the loss of property tax revenue, and the potential for neglected properties to create law and code enforcement problems.

HOUSING MARKET SUMMARY As the cost of housing rises nationwide, finding affordable housing in Westchester County and the City of New Rochelle continues to be a challenge. Though there has been a decrease in single-family home prices from 2006 to 2007, the high-end market remained the strongest, with 21 percent of homes selling for $1 million or more. This market makes it difficult for low- and moderate-income families to achieve homeownership. Condominium and cooperative sale prices increased from 2006 to 2007, suggesting a market in transition after a 2006 slowdown. There was also a slight decline in rental rates in Westchester County; however, the availability of units also declined, indicating a higher demand for affordable housing. Based on a housing allowance of 30 percent of gross income, Westchester County rental rates require an income of $50,800 to afford a one-bedroom apartment and $65,800 to rent a twobedroom apartment. With very low- and low-income levels in New Rochelle ranging from $27,757 to $44,410, the rental rates in Westchester County make it hard for low-income families to find suitable housing.

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IDENTIFICATION OF IMPEDIMENTS

PUBLIC AND PRIVATE SECTOR FAIR HOUSING ENFORCEMENT The City of New Rochelle has been actively involved in enforcing fair housing through various grant programs, fair housing organizations including non-profit organizations and also through public policy. Westchester Residential Opportunities (WRO) acts as the lead Fair Housing Agency for Westchester County, including New Rochelle. WRO responds to complaints of housing discrimination by investigating, testing, negotiating, mediating, and litigating using a panel of cooperating attorneys, and they also provide education for consumers and train professionals and co-op boards. WRO has conducted testing of real estate agents, mortgage lenders, and landlords to assure that fair housing practices are being followed and to document instances of discrimination in fair housing. WRO conducted a â&#x20AC;&#x153;paired testingâ&#x20AC;? from July 2004 through February 2005 in selected Westchester communities to determine if minorities were treated differently than whites as they approached real estate agencies for rental housing. The results revealed that almost half (48 percent) of the real estate offices tested exhibited race-based housing discrimination. WRO conducted 58 tests of 25 real estate offices and unequal treatment based on race or national origin or other violations of fair housing laws was found in 27 of the 58 tests or 46 percent of the tests conducted. The real estate offices tested showed properties in Eastchester Area (lower Westchester), the River Towns Area of Hastings, Dobbs Ferry, and Irvington, and Mount Pleasant Area (mid-northern Westchester). Though these tests were not performed in New Rochelle, the results uncovered sufficient problems worthy of recommending a program of ongoing testing in the same and additional communities to evaluate how widespread these problems are in the County. WRO is committed to providing remedies to fair housing discrimination and takes action against any cases identified. WRO will continue to enforce fair housing by reporting cases to the Attorney General so that legal action may take place. WRO also files complaints with the Department of Housing and Urban Development and will also contact the firms and attempt to conciliate the matter. All referred cases where a Realtor is involved, WRO will inform the Westchester County Board of Realtors of the action being taken. WRO will ask that any penalties required by the Attorney General or HUD include mandatory training of staff in fair housing law and practice and will also urge firms whose practices were questionable to participate in fair housing training. The Westchester County Board of Realtors has advised its members that the New York State Department of State has passed a new law that requiring any agent who is obtaining a new license or renewing their license as of July 1, 2008 to take a Fair Housing education class as CITY OF NEW ROCHELLE

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IDENTIFICATION OF IMPEDIMENTS

part of their certification. This requirement will provide additional enforcement of the federal Fair Housing Act by New Rochelleâ&#x20AC;&#x2122;s real estate brokers and agents. They will be educated about subtle forms of discriminatory practices and the penalties and fines for noncompliance. The City of New Rochelle also enforces fair housing through the Community Development Block Grant (CDBG) Program and the HOME Investment Partnership (HOME) Program. Through these programs the City is required to affirmatively further fair housing and has been actively involved in the preparation of the Analysis of Impediments to Fair Housing Choice (AI). The City collaborates with many organizations providing public services in New Rochelle to assure that any discriminatory housing practices are eliminated, and these agencies include the New Rochelle Neighborhood Revitalization Corporation (NRNRC), the New Rochelle Municipal Housing Authority (NRMHA), Westchester Residential Opportunities (WRO), and the Section 8 Program. The City of New Rochelle, in conjunction with the NRNRC, a non-profit agency, has made efforts in recent years to increase the affordable housing available in the City. NRNRC is an established developer, owner, and manager of affordable housing in New Rochelle. NRNRC has completed several affordable housing projects through its CHDO, the New Rochelle Community Housing Development Corporation. The development of these affordable housing projects resulted in the construction or renovation of over 600 rental units affordable to low- and very low-income households. The developments are valued at $76.5 million and generate hundreds of thousands of dollars of tax revenue annually. The City of New Rochelle has also adopted an affordable housing ordinance on March 21, 2006. This ordinance states that each residential application that proposes the construction of more than 10 dwelling units of rental housing shall provide a floor area set-aside for moderate-income residents. The floor area will comprise at least 10 percent of the floor area devoted to rental housing in the residential development. If the developers decide to opt out of building the affordable units on-site, then the builder must pay a fee determined by a payment schedule set forth in the New Rochelle City Code. Funds collected will be used for acquisition of land suitable for the construction of low- and moderate-income housing units, construction of low-and moderate-income housing units, rehabilitation of existing low- and moderate-income housing units, and/or direct assistance to persons purchasing moderateincome housing units. Additionally, the City of New Rochelleâ&#x20AC;&#x2122;s municipal and zoning codes have been developed in a way to protect fair housing choice. The zoning codes have an inclusionary housing focus, requiring affordable housing with new developments and providing numerous senior citizen zones, affordable housing floating zones, and lower parking ratios for senior and affordable housing. Public sector policies provide more protection for Section 8 tenants as well. Portability and building codes offer tenants more choice.

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INFORMATIONAL PROGRAMS Westchester Residential Opportunities (WRO) is the lead agency providing information and education to the public on fair housing. WRO is dedicated to fair housing for all and provides educational information about fair housing rights on their website at http://www.wroinc.org/ and also provides a Guide to Fair Housing and a Fair Housing Complaint Form. On their website, WRO defines fair housing and provides public information on fair housing rights. WRO also provides information on how to make a fair housing complaint, where to find more information on fair housing, and where and when to attend fair housing workshops or expos. WRO posts information and articles regarding lending practices, average rent reports, and a fair and affordable housing newsletter. Fair housing education takes place at Homebuying Expos, Countywide events, and specialized workshops. Workshops are developed to educate renters in their rights and responsibilities. WRO also offers training for professionals and co-op boards. The Fair Housing Program sponsors fair housing seminars for advocates, real estate professionals, and other housing professionals. Seminars are held for staff and clients at non-profit agencies throughout Westchester and Putnam Counties, and agents call WRO daily concerning individual fair housing situations, thus averting many fair housing complaints. WRO offers consultation services to housing professionals on fair housing issues. WRO has been successful in reaching out to and educating eight real estate agent offices in New Rochelle and training 150 agents during 2007. The training for these realtors takes place in offices throughout Westchester and Putnam Counties and lessons concentrate on situations agents encounter every day. The organization continues efforts to reach more offices and reach others in the business community, as well as concerned residents. WRO also refers the public to links on local fair housing programs and campaigns. The “Don’t Borrow Trouble” Westchester Campaign is an initiative aimed at educating the public about predatory lending practices in Westchester County, and preventing foreclosure for those who have fallen victim to financial hardships. The campaign seeks to educate families and individuals about how to avoid predatory lending scams and about available community resources. The City of New Rochelle is also actively involved in providing educational opportunities to the public. Through the Community Development Block Grant (CDBG) Program and the HOME Investment Partnership (HOME) Program the City is required to affirmatively further fair housing and must provide information in the Five-Year Consolidated Plan and Annual Action Plan regarding fair housing. The City’s website also provides a link to the Section 8 Housing Choice Voucher Program and provides educational information on the program and how to access it. The City also posted a notice regarding April as being Fair CITY OF NEW ROCHELLE

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Housing month and provided information on what fair housing is, fair housing complaint applications, and a HUD brochure on predatory lending. The Mayor of New Rochelle also emphasized the City’s commitment to fair housing by reading a statement about the 40th anniversary of the Fair Housing Act at the April 8, 2008 City Council meeting. The City of New Rochelle also collaborates with fair housing organizations in raising fair housing awareness and in efforts to reduce fair housing impediments, including: •

On-going funding and collaboration with Westchester Residential Opportunities for counseling on fair housing, fair lending, and financial literacy to expand housing choices and opportunities for families.

•

Affirmative marketing requirements for the developer of 25 affordable townhomes and 102 senior rental units in the West End project.

•

Increase of 102 units of handicap-accessible rental units for seniors.

•

Compilation of an inventory of handicap-accessible apartments in New Rochelle by Westchester Residential Opportunities for posting on WRO’s and the City’s website as a resource for housing.

•

Initiation of the Residential Rehab Program will incorporate accessibility adaptations where possible.

•

Increased housing choices for families through partnership with Westchester County’s Lead Abatement Program for owner-occupied units.

•

A grant received directly from HUD under the Fair Housing Initiatives Program (FHIP) by Westchester Residential Opportunities (WRO) enabled this agency to conduct an “Education and Outreach Program for Protected Classes” at City Hall to government, non-profits, and realtors to make them aware of housing discrimination violations and pertinent regulations.

•

A Housing Forum for Older Adult Homeowners was conducted by Westchester Residential Opportunities at the Hugh Doyle Senior Center to counsel them on senior housing issues such as reverse mortgages and identity theft scams.

•

First Home Club Workshops were held at City Hall by Westchester Residential Opportunities to match down-payment savings which may enable families to move from minority-concentrated neighborhoods.

•

The City is currently updating its Analysis of Impediments to Fair Housing to make further strides in providing fair housing opportunities and education. CITY OF NEW ROCHELLE

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Additionally, on August 1, 2007 an amendment to section 441(3)(a) of the Real Property Law was adopted by New York State requiring all real estate licensees renewing their license after July 1, 2008 to have at least three hours of training in fair housing and/or discrimination in the sale of or rental of real property.

VISITABILITY

HOUSING

The “visitability” concept is a voluntary standard promoted by HUD in new construction and existing properties. Visitablity means that at least one entrance is at grade (no step), approached by an accessible route, such as a sidewalk and that the entrance doors and all interior doors on the first floor are at least 34 inches wide, offering 32 inches of clear passage space. Garito Manor in New Rochelle is an example of compliance with HUD visitability standards. Both entrances of this building are at grade with no step and are approached by an accessible route. The entrance doors and all interior doors on the ground floor are at least 36 inches wide. In 2005, Westchester Residential Opportunities (WRO), completed an Accessible Building Survey (discussed in the Accessibility Section above) which focused on three focal points of building access for existing buildings including building entrance, exterior route, and common areas. A total of 98 buildings in New Rochelle were assessed. The results of this survey shown below in Table 4-5 help to better understand the “visitability” of buildings in New Rochelle.

BUILDING

TABLE 4-5 ACCESSIBILITY/VISITABILITY NEW ROCHELLE

Building Entrance

Exterior Route

Common Areas

Accessible

Inaccessible

N/A

Inaccessible Minor

N/A

Inaccessible Major

N/A

The City of New Rochelle understands the importance of “visitability” and is committed to incorporating policies to enhance visitability in the community.

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V. Assessment of Programs and Activities

V. ASSESSMENT OF PROGRAMS PR OGRAMS AND ACTIVITIES

V. ASSESSMENT OF PROGRAMS AND ACTIVITIES HOME INVESTMENT PARTNERSHIPS PROGRAM (HOME) HOME is authorized under Title II of the Cranston-Gonzalez National Affordable Housing Act, as amended. HOME is the largest federal block grant to state and local governments designed exclusively to create affordable housing for low-income households. Approximately $2 billion is allocated annually among the states and hundreds of localities nationwide. The program was designed to reinforce several important values and principles of community development: •

HOME's flexibility empowers people and communities to design and implement strategies tailored to their own needs and priorities.

•

HOME's emphasis on consolidated planning expands and strengthens partnerships among all levels of government and the private sector in the development of affordable housing.

•

HOME's technical assistance activities and set-aside for qualified community-based nonprofit housing groups builds the capacity of these partners.

The HOME program offers a broad range of eligible activities. Funds can be used to provide home purchase or rehabilitation financing assistance to eligible homeowners and new homebuyers; the construction or rehabilitation of housing for rent or ownership; or for "other reasonable and necessary expenses related to the development of non-luxury housing," including site acquisition or improvement, demolition of dilapidated housing to make way for HOME-assisted development, and payment of relocation expenses. PJs may use HOME funds to provide tenant-based rental assistance contracts of up to 2 years if such activity is consistent with their Consolidated Plan and justified under local market conditions. Recipients of HOME funds must meet the HUD requirements for fair housing laws. The HOME program regulation states the statutory requirement from the Comprehensive Housing Affordability Strategy (CHAS) that the jurisdictions must affirmatively further fair housing. As part of the HUD application process for HOME funds the City signed an assurance committing the locality to: •

Maximizing choice within the community’s total housing supply;

•

Lessening racial, ethnic, and economic concentrations of housing;

•

Facilitating desegregation and racially inclusive patterns of occupancy and use of public facilities; and

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V. ASSESSMENT OF PROGRAMS AND ACTIVITIES •

Administering the HOME Program in a manner to affirmatively further fair housing.

New Rochelle is a PJ for HOME funds. The City receives HOME entitlement funds annually to be used to promote affordable housing in the City through activities such as owneroccupied housing rehabilitation and construction of new affordable units. Housing goals that the City has identified in the Consolidated Plan include: •

Provide affordable housing for low-income persons and families;

•

Increase homeownership opportunities for low- and moderate-income persons;

•

Provide affordable senior housing;

•

Rehabilitation of existing housing stock.

The City plans to fund the following housing program through the HOME program during the 2008-2012 Consolidated Plan period. This program is designed to enhance the effectiveness of the City’s housing goals for target-income residents. Home funds are intended to provide funding for land acquisition and construction costs to assist with the construction of affordable housing and provide home ownership opportunities for low income residents.

RESIDENTIAL REHABILITATION PROGRAM The Residential Rehabilitation Program is designed to assist with the rehabilitation of low- to moderate- income owner-occupied housing, with preference to seniors, to increase the supply of decent affordable housing in New Rochelle.

COMMUNITY DEVELOPMENT BLOCK PROGRAM (CDBG) The Community Development Block Grant (CDBG) program is a flexible program that provides communities with resources to address a wide range of unique community development needs. Beginning in 1974, the CDBG program is one of the longest continuously run programs at HUD. The CDBG program provides annual grants on a formula basis to 1,180 general units of local government and States. The CDBG Program was created by Title I of the Housing and Community Development Act of 1974 and has been a source of versatile and comprehensive funding to help small cities and rural areas meet their economic, housing, and community development needs. CDBG funds may be used for activities which include, but are not limited to:

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V. ASSESSMENT OF PROGRAMS AND ACTIVITIES •

Acquisition of real property;

•

Relocation and demolition;

•

Rehabilitation of residential and non-residential structures;

•

Construction of public facilities and improvements, such as water and sewer facilities, streets, neighborhood centers, and the conversion of school buildings for eligible purposes;

•

Public services, within certain limits;

•

Activities relating to energy conservation and renewable energy resources; and

•

Provision of assistance to profit-motivated businesses to carry out economic development and job creation/retention activities.

The CDBG program contains a regulatory requirement to affirmatively further fair housing based upon HUD’s obligation under Section 808 of the Fair Housing Act. The CDBG regulation also reflects the CDBG statutory requirement that the grantees certify that they will affirmatively further fair housing. For the purpose of the CDBG program, HUD defines “Affirmatively Furthering Fair Housing” as requiring a grantee to: •

Conduct an analysis to identify impediments to fair housing choice within the jurisdiction;

•

Take appropriate actions to overcome the effects of any impediments identified through the analysis; and

•

Maintain records reflecting the analysis and actions taken in this regard.

The last Analysis of Impediments to Fair Housing Choice (AI) conducted by the City of New Rochelle was in May 2001. This document will serve as the updated Analysis of Impediments in accordance with HUD requirements of 24 CFR 570.904(c)(1) for Entitlement CDBG grantees of the U.S. Department of Housing and Urban Development. The City is committed to eliminating discriminatory practices in housing opportunities for all protected groups identified under the fair housing laws and continues to be committed to furthering fair housing within its jurisdiction. This Analysis of Impediments will coincide with the City of New Rochelle’s 2008-2012 Consolidated Plan. The City’s community development goals include: •

Promote community and downtown revitalization in target areas; CITY OF NEW ROCHELLE

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V. ASSESSMENT OF PROGRAMS AND ACTIVITIES •

Provide improvements to public facilities and infrastructure in target areas;

•

Support recreational services and park improvements; and

•

Encourage the provision of services to assist target-income individuals and families, including those with special needs, seniors, and youth.

Neighborhood revitalization and the provision of good service are essential to fair housing choice. In many communities, the quality or extent of public services and facilities vary dramatically among residential neighborhoods. Lower-income, densely-populated residential areas often lack the level and array of services that are provided in less impacted, more affluent neighborhoods. The City plans to fund the following activities through the CDBG program during the 20082012 Consolidated Plan period. These programs are designed to enhance the effectiveness of the City’s community development goals for target-income residents and improve neighborhood environments.

INFRASTRUCTURE IMPROVEMENTS The City expects to fund street improvements including street lighting, curbs, gutters, and sidewalks in target areas. Infrastructure improvements will focus on revitalization of the downtown and will provide a safer environment.

FIRST-TIME HOMEBUYERS COUNSELING PROGRAM The City will fund a homeownership counseling program to assist target-income households with the purchase of a home. The program will provide funding to target-income households to provide first-time homebuyer preparation workshops.

HOMELESS SERVICES The City of New Rochelle will fund supportive services to help the homeless secure permanent housing and maintain independent living. These services may include a food pantry and soup kitchen, a self-sufficiency program, and a summer camp.

SENIOR SERVICES The City will assist with the provision of senior services to its elderly. Such services may include home-delivered meal programs, recreational programs, and outreach to potential employers for senior citizens.

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V. ASSESSMENT OF PROGRAMS AND ACTIVITIES YOUTH SERVICES The City will support a variety of youth services, especially recreation services for the community’s target-income young people. These include educational programs, recreational programs, job training and self-esteem improvement programs, and after-school programs.

DISABLED SERVICES In order to help target-income persons with disabilities, the City will assist disabled youth by providing matching funds for a therapeutic summer recreation program for profoundly disabled persons between the ages of 5 and 21.

HOUSING CHOICE VOUCHER RENTAL ASSISTANCE PROGRAM The Housing Choice Voucher (Section 8) Rental Assistance Program provides vouchers to very low- and extremely low-income households that are in need of housing, are potentially at risk of becoming homeless, or have special needs, such as persons with HIV/AIDS. Section 8 Rental Assistance provides affordable housing which can help many families move more quickly to economic self-sufficiency. The additional assistance enables them to devote scarce resources to other needed items.

WESTCHESTER RESIDENTIAL OPPORTUNITIES “ACCESS TO HOME PROGRAM” WRO’s “Access to Home Program” is a community collaborative to make houses and apartments of low-income households significantly more accessible for persons in wheelchairs and with other mobility impairment. Its focus is to reduce housing barriers that lead to nursing home placement and to promote independent living. Westchester Residential Opportunities, Inc. (WRO) is the lead agency, responsible for overall program coordination. WRO works with property owners, both landlords and homeowners, to approve proposed work and then contracts with local firms to make substantial home improvements, such as widening doors; lowering kitchen cabinets; bathroom modifications; upgrading exterior ramps; lifts and much more. Improvements usually have no cost to the renter, homeowner, or landlord. Westchester Independent Living Center and Westchester Disabled on the Move screen applicants for eligibility and provide other necessary social services or case management to maximize self-sufficiency. CITY OF NEW ROCHELLE

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V. ASSESSMENT OF PROGRAMS AND ACTIVITIES The Westchester County Department of Planning inspects potential sites eligible for accessibility modifications, outlines the scope of work, and monitors construction. They will also identify other renovations needed for health and safety that could be achieved with funding through their additional property improvement programs such as Restore, Lead Safe Westchester, and other funding streams.

PROGRAMS ASSESSMENT CONCLUSION Through the activities and programs listed above the City persists in its efforts to increase fair housing in New Rochelle. Though the City is dedicated to increasing fair housing choice for the entire community lack of funding, population growth, high cost of housing, and scarce land can create fair housing barriers. The City will continue to coordinate efforts with local public and private organizations to increase fair housing opportunities.

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VI. Conclusion and Recommendations

VI. CONCLUSION AND RECOMMENDATIONS

VI. CONCLUSION AND RECOMMENDATIONS The Department of Housing and Urban Development (HUD) requires that all recipients that receive federal funds from the Community Development Block Grant (CDBG) and HOME Investment Partnerships (HOME) Programs take actions to affirmatively further fair housing. This obligation includes conducting an analysis to identify impediments to fair housing choice within the jurisdiction. According to HUD, impediments to fair housing choice are: •

Any actions, omissions, or decisions taken because of race, color, religion, sex, disability, familial status, or national origin that restrict housing choices or the availability of housing choices.

•

The City conducted a thorough review of current demographic data; all public sector laws, regulations, ordinances, and policies; private sector lending policies and practices; fair housing enforcement; informational programs; and visitability in housing in New Rochelle. The analysis also included an assessment of the jurisdiction’s fair housing programs and activities. The City consulted with several local fair housing organizations and also conducted a fair housing survey which provided valuable input. Through the comprehensive review and input received from the various bureaus and agencies, the City was able to identify the impediments to fair housing choice in New Rochelle.

IMPEDIMENTS TO FAIR HOUSING CHOICE IMPEDIMENT 1 Reluctance of landlords and large privately-owned apartment complexes to rent to Section 8 Housing Choice Voucher tenants.

Documentation The Fair Housing Survey and Questionnaire conducted for the purpose of this AI revealed that the Section 8 voucher situation is worthy of attention. Many voucher holders are unable to find suitable housing because of a perception that Section 8 tenants are undesirable.

Recommendations for Continuation of Current Efforts and/or Commencement of New Corrective Actions •

Work with landlords and large, privately-owned apartment complexes to identify misconceptions about the program and resources that will aid both tenants and CITY OF NEW ROCHELLE

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VI. CONCLUSION AND RECOMMENDATIONS landlords to match Section 8 tenants with affordable units based on fair housing criteria. •

Continue to distribute written material to landlords, tenants, and the general public regularly through the Westchester Residential Opportunities (WRO), the Section 8 office, the New Rochelle Municipal Housing Authority (NRMHA), New Rochelle Realtors, and tenants’ associations in New Rochelle.

•

Continue to send individual letters to Section 8 landlords of multi-family properties encouraging their continued participation.

•

Continue the Landlord-Tenant Information Program maintained by Westchester Community Opportunity Program (WESCOP), located in the MLK Center at 95 Lincoln Avenue. Here, disputes are resolved through counseling and explanation of regulations governing decent, safe, and sanitary housing and put into use before grievances lead to evictions and court challenges. The office sees several hundred tenants and landlords a year. They also have a grant from the Federal Emergency Management Agency to stop evictions through a rollover loan program.

•

Maintain participation in the county-wide Section 8 expos, which provide landlords with information about the Section 8 program, highlight the financial advantages of the Section 8 program, and dispel landlord fears of renting to Section 8 tenants.

IMPEDIMENT 2 Inadequate supply of affordable housing in New Rochelle.

Documentation The median listing price in New Rochelle in 2008 is $725,000 and the average sale price is $691,864, according to the Multiple Listing Service system. Median fair market rent by bedroom size in New Rochelle (as calculated by HUD for 2008): •

Studio: $ 1,095

•

One-bedroom: $ 1,306

•

Two-bedroom: $ 1,519

•

Three-bedroom: $ 1,832

As the cost of housing rises nationwide, finding affordable housing in Westchester County and the City of New Rochelle continues to be a challenge. Though there has been a decrease in single-family home prices from 2006 to 2007, the high-end market remained the strongest, CITY OF NEW ROCHELLE

VI-2

VI. CONCLUSION AND RECOMMENDATIONS with 21 percent of homes selling for $1 million or more. This market makes it difficult for low- and moderate-income families to achieve homeownership. Condominium and cooperative sale prices increased from 2006 to 2007, suggesting a market in transition after a 2006 slowdown. There was also a slight decline in rental rates in Westchester County; however, the availability of units also declined, indicating a higher demand for affordable housing.

Recommendations for Continuation of Current Efforts and/or Commencement of New Corrective Actions •

Work with private developers to encourage developers to include affordable units.

•

Determine locations for the development of affordable units and work with local non-profits to acquire land for affordable units.

•

Continue to work with local non-profits to encourage more development and resources to build and maintain affordable housing in the community.

•

Continue the Section 8 program and housing planning services to provide a variety of affordable housing services.

•

Enforce the inclusionary zoning policy adopted by the City which aids in the development of affordable units.

•

Enforce the Affordable Housing Ordinance adopted by the City on March 21, 2006.

•

Continue actions to increase the supply of available units through the New Rochelle’s Section 8 Office, which provides a total of 1,053 section 8 subsidies and also through the New Rochelle Municipal Housing Authority (NRMHA), which provides 130 households with rent subsidies to lower the cost burden and enable these persons to have a wider range of housing choice. The portability of Section 8 vouchers enables subsidized renters to move to areas which may be less minority concentrated.

•

Continue efforts and collaborations on affordable housing and other fair housing needs with Habitat for Humanity, Westchester Residential Opportunity (WRO), New Rochelle Neighborhood Revitalization Corporation (NRNRC), New Rochelle Municipal Housing Authority (NRMHA), Westchester Community Opportunity Program (WESCOP) – Tenant-Landlord Program, Westchester Jewish Community Services, Westhab Inc., the Housing Action Council, and Westchester Disabled on the Move.

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VI. CONCLUSION AND RECOMMENDATIONS •

Continue the use of HOME Investment Partnership (HOME) funds to write down the cost of housing construction to increase the supply and choice of affordable housing.

IMPEDIMENT 3 Lack of available vacant land in New Rochelle to build affordable housing projects.

Documentation New Rochelle is located in Westchester County and is about 16 miles from New York City. New Rochelle is a suburban city of 10.4 square miles with a waterfront that stretches 9.3 miles. In 2000, the City had a population of 72,182 and has a high population density with 7,098 people per square mile. New Rochelle’s Zoning Code defines 42 zoning districts divided into three classes: “fixed” districts, overlay zones, and “floating” zones. The three fixed classes are residence, mixed use, and commercial/industrial. Seven of the residential districts specifically permit multifamily uses. One of the “floating” zones specifically permits the development of affordable housing. The Affordable Housing Floating Zone (PUD-AH) yields a density of approximately 25 units/acre.

Recommendations for Continuation of Current Efforts and /or Commencement of New Corrective Actions •

Continue efforts to determine locations for the development of affordable units and work with local non-profits to acquire land for affordable units.

•

Continue to track and keep record of available land.

IMPEDIMENT 4 Lack of accessible housing units for the disabled.

Documentation The 2005 and 2007 Accessible Building Survey conducted by Westchester Residential Opportunities (WRO) revealed that persons with disabilities face a severely restricted housing selection. The Fair Housing Survey and Questionnaire conducted for the purpose of this AI also revealed that the disabled population in Westchester County is very low-income and there is not enough low-income housing available for the developmentally disabled, emotionally disabled, or physically disabled.

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VI. CONCLUSION AND RECOMMENDATIONS There are insufficient numbers of accessible units to meet the demand, as 17 percent of the population in New Rochelle has a disability. Even when an accessible unit is available and advertised, it may be leased to non-disabled tenants before a disabled person has had the chance to apply. There is no requirement that public or private property owners reserve or hold open accessible units, or seek referrals from agencies that provide services to people with disabilities.

Recommendations for Continuation of Current Efforts and /or Commencement of New Corrective Actions

•

Market Articles, I, III, VI of Chapter 288, Taxation, of the Municipal Code that implement tax exemptions for making adaptations to make a home more accessible for persons with disabilities and tax exemptions for disabled persons.

•

Enforce that all new construction of multi-family (4 units or more), co-ops, and conversions must meet Section 504 of the Americans with Disabilities Act (ADA) and the State Code in regard to entrances, mail box, laundry accessibility, doorways, controls access, grab-bar reinforcements.1

•

Refer people with disabilities to the 2005 and 2007 Accessible Buildings Survey list of accessible units to assist people with disabilities to find available accessible units, or sign people up on a waiting list for those units.

•

Continue working with organizations to provide a wide variety of housing services, including services to the disabled. These organizations include Westchester Disabled on the Move, and the New Rochelle Municipal Housing Authority (NRMHA).

•

Consider senior citizen tax and rent abatements to increase housing choice by reducing cost burden.

•

Enforce the City Council legislation providing tax abatement benefits to senior citizen homeowners based on income, and rent increase abatements to eligible senior citizen tenants. This has kept many older owners from losing their homes with the increase of taxes and renters from paying rent increases while on a limited income. These two programs assist 275 senior families each year.

•

Encourage design specialists to require and encourage housing designs that consider the needs of the disabled.

Source – 2001 Analysis of Impediments to Fair Housing, City of New Rochelle, N.Y. CITY OF NEW ROCHELLE

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VI. CONCLUSION AND RECOMMENDATIONS •

Provide builders and developers with information about the advantages of providing housing for this market.

IMPEDIMENT 5 Presence of lead-based paint in the City’s aging housing stock limits housing choice for families with small children.

Documentation The Fair Housing Survey and Fair Housing Questionnaire conducted for the purpose of the AI and also information received through the New Rochelle Development Department revealed that lead-based paint in older homes throughout the City continues to be an impediment to fair housing in New Rochelle particularly with families with small children and under the Section 8 Program.

Recommendations for Continuation of Current Efforts and /or Commencement of New Corrective Actions •

Provide an education program for homeowners and renters regarding the hazards of lead-based paint, especially during renovations.

•

Conduct lead-based paint assessments for units being rehabilitated with the City’s HOME funds through a partnership with Westchester County’s lead-based paint elimination program.

•

Provide outreach programs to encourage contractors to become certified lead-based paint specialists.

IMPEDIMENT 6 Discriminatory practices of co-op boards in approving potential purchasers.

Documentation The Fair Housing Survey and Fair Housing Questionnaire conducted for the purpose of the AI, Westchester Residential Opportunities (WRO), and also the previous Analysis of Impediments revealed that there may be discriminatory practices by co-op boards in approving potential purchasers. Co-op admission policies reject buyers without a reason and according to WRO there is a fear amongst potential applicants of the process. The process involves high fees and is very lengthy and many times results in rejection even after the applicant has fulfilled all requests. To address this issue WRO has created a webcast for coop board members entitled “The Pathways to Fair Housing”. CITY OF NEW ROCHELLE

VI-6

VI. CONCLUSION AND RECOMMENDATIONS Recommendations for Continuation of Current Efforts and /or Commencement of New Corrective Actions •

Conduct annual Fair Housing education program for co-op associations and realtors.

•

Distribute WRO’s webcast for co-op board members.

•

Post WRO webcast on the City’s website.

PREVIOUS IMPEDIMENTS TO FAIR HOUSING AND ACTIONS TAKEN The last Analysis of Impediments to Fair Housing Choice (AI) conducted by the City of New Rochelle was in May 2001 and identified the following as impediments: •

Lack of vacant land for construction of affordable housing;

•

Inadequate supply of affordable units;

•

Substandard housing;

•

Inadequate supply of disabled housing;

•

Lack of knowledge of fair housing regulations;

•

Need for fair housing enforcement and advocacy;

•

Aged housing stock in need of repair;

•

High income levels and fees required to rent apartments limits choice for persons on fixed incomes;

•

Locations of banking institutions and real estate offices;

•

Co-op board admission policies reject buyers without a reason;

•

Discrimination by landlords against single parents and families with children and refusal to accept Section 8 vouchers for low income families;

•

Landlords’ or sellers’ definition of family regarding sale or rental of housing unit;

•

Inadequate supply of bilingual realtors, bankers, and other professions to help the Hispanic community; CITY OF NEW ROCHELLE

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VI. CONCLUSION AND RECOMMENDATIONS •

Concentration of minority persons;

•

No reduced rate for permit fees for affordable housing;

•

Discrimination in lending by private banks;

•

Insufficient number of Section 8 vouchers available to assist eligible low-income families and senior citizens;

•

NIMBYism; and

•

Presence of lead-based paint limits housing choice for families with small children.

Since 2004, the City has taken many actions to overcome fair housing barriers and reduce the number of impediments found. In 2006, the City continued to collaborate with WRO. WRO worked with the West End Townhomes purchasers regarding fair lending practices in obtaining mortgages for their new homes as well as first-time homebuyer counseling. Affirmative marketing practices were also upheld in accepting applications for rental units in the West End 2000 Project. The marketing of newly constructed housing units, managed by the NRNRC, utilized HUD-approved preferences and income criteria which could not exceed 80 percent of the Westchester median family income. The City of New Rochelle adopted an affordable housing ordinance on March 21, 2006. This ordinance states that each residential application that proposes the construction of more than 10 dwelling units of rental housing shall provide a floor area set-aside for moderateincome residents. The floor area will comprise at least 10 percent of the floor area devoted to rental housing in the residential development. If the developers decide to opt out of building the affordable units on-site, then the builder must pay a fee determined by a payment schedule set forth in the New Rochelle City Code. Funds collected will be used for acquisition of land suitable for the construction of low- and moderate-income housing units, construction of low-and moderate-income housing units, rehabilitation of existing low- and moderate-income housing units, and/or direct assistance to persons purchasing moderateincome housing units. The City continues to support and collaborate with the efforts of Westchester Residential Opportunities (WRO) by providing funding for various fair housing issues, including minority concentrations, lack of knowledge of fair housing regulations, and lead-based paint issues.

CITY OF NEW ROCHELLE

VI-8

VI. CONCLUSION AND RECOMMENDATIONS MINORITY CONCENTRATION In 2004 and 2005, the City continued to fund Westchester Residential Opportunities (WRO) to provide first-time homebuyer workshops for some of the relocatees of the West End 2000 project. A Financial Literacy Workshop was offered and four First Home Club meetings were held in April and May of 2004. The New Rochelle Municipal Housing Authority (NRMHA) continued pre-development activities for the redevelopment of the Hartley House Complex, which is intended to reduce minority concentration by providing a choice in relocation to displaced residents. The residents could use their relocation benefits to obtain housing in other communities or other parts of New Rochelle. The goal of the Hartley House redevelopment was to create a mixedincome development which would attract persons of other racial backgrounds to purchase affordable housing in the complex in an effort to reduce minority concentration.

LACK OF KNOWLEDGE REGULATIONS

FAIR HOUSING

The City utilized a grant received by WRO directly from HUD under the Fair Housing Initiatives Program (FHIP) to conduct and “Education and Outreach Program for Protected Classes” to government, non-profits, and realtors with the intentions of raising awareness of housing discrimination violations and pertinent regulations. WRO continues to provide fair housing one-on-one counseling to New Rochelle residents.

LEAD-BASED PAINT ISSUES Through the HOME program, WRO conducted a Housing Forum for Older Adult Homeowners at the Doyle Senior Center to educate seniors on Westchester County’s grant program for lead-based paint removal called “Lead-Safe Westchester.” Seniors were made aware that there is a website administered by the Westchester County Board of Health which contains communications about lead-based paint issues and that the County offers a $5,000 grant per unit to assist landlords and property owners to obtain financial assistance for reducing lead-based paint hazards in their properties.

CONCLUSION The City of New Rochelle is committed to providing fair and affordable housing opportunities for all of its residents and will continue to make efforts towards eliminating fair housing impediments through the recommended actions above.

CITY OF NEW ROCHELLE

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VII. References

VII. REFERENCES

VII.

REFERENCES

Department of Housing and Urban Development Fair Housing Planning Guide. City of New Rochelle 2008-2012 Consolidated Plan. City of New Rochelle 2001 Analysis of Impediments to Fair Housing Choice. New York State Division of Human Rights. Department of Justice. Home Mortgage Disclosure Act. Westchester Residential Opportunities Race Based Fair Housing Testing Project. Westchester Residential Opportunities Accessible Building and Accessible Housing Survey. * A list of participants can be found in Section I-2 of this document.

CITY OF NEW ROCHELLE

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Appendix A - Signature Page

APPENDIX APPEN DIX A - SIGNATURE PAGE

APPENDIX A â&#x20AC;&#x201C; SIGNATURE PAGE CITY OF NEW ROCHELLE NEW YORK The City of New Rochelle, New York, as a recipient of Community Development Block Grant (CDBG) funds and HOME Investment Partnerships (HOME) funds through the Department of Housing and Urban Development (HUD), and in order to comply with its certification to affirmatively further fair housing, has conducted an Analysis of Impediments to Fair Housing to assess the availability of fair housing choice within the City of New Rochelle. I affirm that the City of New Rochelle will support activities to assure nondiscrimination in the provision of housing and its accompanying transactions.

________________________ Charles B. Strome, III City Manager

________________ Date

CITY OF NEW ROCHELLE

A-1

Appendix B - Areas of Racial / Ethnic Integration and Segregation Maps

APPENDIX B - AREAS OF RACIAL / ETHNIC INTEGRATION AND A ND SEGREGATION MAPS

APPENDIX B – MAPS

AREAS

FIGURE B-1 AFRICAN-AMERICAN CONCENTRATION

CITY OF NEW ROCHELLE

B-1

APPENDIX B – MAPS

AREAS

FIGURE B-2 ASIAN CONCENTRATION

CITY OF NEW ROCHELLE

B-2

APPENDIX B – MAPS

AREAS

FIGURE B-3 HISPANIC CONCENTRATION

CITY OF NEW ROCHELLE

B-3

APPENDIX B – MAPS FIGURE B-4 TARGET AREA

CITY OF NEW ROCHELLE

B-4

Appendix C - Home Mortgage Disclosure Act Data

APPENDIX C - HOME MORTGAGE DISCLOSURE ACT DATA

D- Outreach List Appendix D-

APPENDIX DD - OUTREACH LIST

APPENDIX D â&#x20AC;&#x201C; OUTREACH LIST ANALYSIS

Agency

IMPEDIMENTS Contact

FAIR HOUSING CHOICE OUTREACH LIST E-mail Address

Phone

Address

City of New Rochelle Section 8 Office

Eileen O'Rourke

Eorourke@ci.new-rochelle.ny.us

(914)654-2179

515 North Avenue New Rochelle, NY 10801

City of New Rochelle Buildings Department

Paul Vacca

pvacca@ci.new-rochelle.ny.us

(914)654-2036

515 North Avenue New Rochelle, NY 10801

Westchester Residential Opportunities Inc.

Ann Seligsohn

fairann@wroinc.org

(914)428-4507

470 Mamaroneck Ave. White Plains, NY 10605

New Rochelle Neighborhood Revitalization Corp.

Charles J. DePasquale, Executive Director

charlie@yahoo.com

(914)633-7092

400 North Avenue New Rochelle, NY 10801

New Rochelle Municipal Housing Authority

Steven Horton, Executive Director

sdh@nrmha.org

(914)636-7050

50 Sickles Ave. New Rochelle, NY 10801

WESTCOP

Norvelle Brandon

nbrandon@westcop.org

(914)636-3050

95 Lincoln Avenue New Rochelle, NY 10801

Westchester Jewish Community Services

Patrice Cuddy

pcuddy@wjcs.com

(914)761-0600

845 North Broadway White Plains, NY 10605

Habitat for Humanity of Westchester Inc.

Jim Killoran, Executive Director

jim@habitatwc.org

(914)636-8335

524 Main Street New Rochelle, NY 10801

Westchester Disabled on the Move

Mel Tanzman

melt@wdom.org

(914)968-4717

984 North Broadway, Suite L-01 Yonkers, NY 10701

WESTHAB Inc.

Robert Sanborn, Vice President Real Estate Development

robert.sanborn@westhab.org

(914)345-2800

85 Executive Blvd. Elmsford, NY 10523

New Rochelle Human Rights Commission

Dr. Jacquelyn Volk, Chairman

irosario@sshsw.org

(914)654-2163

515 North Avenue New Rochelle, NY 10802

Aids-Related Community Services (ARCS)

Westchester County Headquarters

No Email

(914)345-8888

40 Saw Mill River Road Hawthorne, NY 10532

CITY OF NEW ROCHELLE

D-1

APPENDIX D â&#x20AC;&#x201C; OUTREACH LIST Agency

Contact

E-mail Address

Phone

Address

Westchester County Veterans Service Agency

Thomas Meier

No Email

(914)995-2145

112 East Post Road, 4th Floor, Rm. 442 White Plains, NY 10601

Housing Action Council

Alan Gordon, Deputy Director

agordon@affordable homes.org

(914)332-4144

55 South Broadway, 2nd Fl Tarrytown, NY 10591

Westchester County Board of Realtors

No Specific Contact

No Email

(914)681-0833

59 South Broadway White Plains, NY 10601

City of New Rochelle Planning Department

Ed Lynch, Director of Planning

elynch@ci.new-rochelle.ny.us

(914)654-2183

515 North Avenue New Rochelle, NY 10801

CITY OF NEW ROCHELLE

D-2

Appendix E - Fair Housing Survey and Questionnaire

APPENDIX E - FAIR HOUSING SURVEY AND QUESTIONNAIRE QUESTIONN AIRE

APPENDIX E â&#x20AC;&#x201C; FAIR HOUSING SURVEY Organization Name Name/ Title/ of Person completing the Survey Phone Number

Email Address

Question #1: Describe the number and types of complaints alleging housing discrimination that your organization has received and/ or referrals that your organization has made. Type of Discrimination

Practices Cited as Discriminatory

Resolved Complaints and Referrals

Refusal to Rent

Reasonable Accommod ation

Number of Fair Housing Complaints Successfully Resolved

Number of Fair Housing Complaints Referred to HUD

Color

Religion

Sex

National Origin

Disability

Familial Status (families with children under 18)

Total Complaints

Conditions of Sale or Rental Race

Question #2: Describe impediments to fair housing that affect the people your organization serves (feel free to comment on or add to the examples listed below): A. Public Sector examples: Municipal regulations, zoning, public housing voucher portability, sale of subsidized housing, planning and zoning boards, property tax policies, and building codes, etc. .

CITY OF NEW ROCHELLE

E-1

APPENDIX E â&#x20AC;&#x201C; FAIR HOUSING SURVEY B. Private Sector examples: Lending policies and practices, etc. . C. Public and Private concerns: Fair housing enforcement; informational programs; Visitability in housing for people with disabilities; etc. . Question #3: Describe trends or patterns that have developed regarding impediments to fair housing, and possible causes for these trends/patterns. . Question #4: Assess current public and private fair housing programs and activities in the City of New Rochelle or Westchester County. Describe goals and accomplishments of your organization. . Question #5: Discuss any other fair housing concerns. .

CITY OF NEW ROCHELLE

E-2

APPENDIX E –FAIR HOUSING QUESTIONNAIRE Please check any items below that you feel may currently be or continue to be an impediment to fair housing choice in New Rochelle and provide a detailed explanation in the space provided. Impediment #1 – lack of vacant land for construction of affordable housing.

Impediment #2 – inadequate supply of affordable units.

Impediment #3 – substandard housing.

Impediment #4 – inadequate supply of disabled housing.

Impediment #5 – lack of knowledge of Fair Housing regulations.

Impediment #6 – need for Fair Housing enforcement and advocacy.

Impediment #7 – aged housing stock in need of repair.

Impediment #8 – High income levels and fees required to rent apartments limits choice for persons on fixed incomes i.e. SSI or SSD.

Impediment #9 – Locations of banking institutions and real estate offices.

CITY OF NEW ROCHELLE

E-3

APPENDIX E –FAIR HOUSING QUESTIONNAIRE Impediment # 10 – Co-op Board admission policies reject buyers without a reason.

Impediment #11 – Discrimination by landlords against single parents, and families with children and refusal to accept Section 8 vouchers for low income families.

Impediment #12 – Landlords or sellers definition of family regarding sale or rental of housing unit.

Impediment #13 – Inadequate supply of bi-lingual realtors, bankers and other to help the Hispanic community.

Impediment #14 – Concentration of minority persons.

Impediment #15 – No reduced rate for permit fees for affordable housing.

Impediment #16 – Discrimination in lending by private banks.

Impediment #17 – Insufficient number of Section 8 vouchers available to assist eligible low-income families and senior citizens.

Impediment #19 – NIMBYism.

CITY OF NEW ROCHELLE

E-4

APPENDIX E –FAIR HOUSING QUESTIONNAIRE Impediment #20 – Presence of lead-based paint limits housing choice for families with small children.

CITY OF NEW ROCHELLE

E-5

Appendix F – Citizen Participation

APPENDIX F – CITIZEN PARTICIPATION PARTICIP ATION

CITY OF NEW ROCHELLE, N.Y. NOTICE 2008 ANALYSIS OF IMPEDIMENTS TO FAIR HOUSING 15-DAY COMMENT PERIOD May 27-June 10, 2008 Publication dates: May 27 & May 28, 2008 The City required to update the “Analysis of Impediments to Fair Housing” (AI) in conjunction with the submission of the 2008-2012 Consolidated Plan which was previously submitted to HUD in November 2007. This analysis is required by HUD as a condition of receiving Community Development Block Grant and HOME funds. The overall goal of the AI is to review and assess impediments to fair housing within the community and identify corrective actions that the City can implement. The last analysis was completed in 2001. The preparation of the AI consisted of the following: review of the City’s Zoning Code, Comprehensive Plan and housing and income data; research of the City’s disabled and racial demographics to identify groups that may be subject to housing discrimination; consultation and coordination among various government agencies, private groups, non-profits and individuals; data from the focus group meetings held in 2007 for the Consolidated Plan. Two surveys were sent to agencies that serve the special interests of the protected groups such as the New Rochelle Human Rights Commission, the City’s Section 8 and City departments that may impact fair housing impediments such as Buildings and zoning. The comment period for the AI will extend from May 27 through June 10, 2008. The draft AI is available for viewing on the City’s website at www. newrochelleny.com. Comments can be presented at Citizen’s to Be Heard, June 10 at 8 PM, City Council Chambers, 515 North Avenue. The City Council will adopt the 2008 Analysis of Impediments to Fair Housing at the June 17, 2008 Council meeting. Written comments regarding the re-program may be sent until June 10, 2008 to: Craig King Commissioner of Development 515 North Avenue New Rochelle, New York 10801

CRAIG KING Commissioner of Development

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