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2012 Update

to the

2007 Analysis of Impediments

to Fair Housing Choice

City of Holyoke, Massachusetts

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Table of Contents Table of Contents............................................................................................................................ 2 Table of Figures .............................................................................................................................. 4 Appendices...................................................................................................................................... 5 Leading and Participating Agencies ............................................................................................... 6 Basis for Analysis of Impediments Update .................................................................................... 6 Analysis of Impediments Background............................................................................................ 7 Methodology................................................................................................................................... 7 Funding ........................................................................................................................................... 7 Capacity .......................................................................................................................................... 8 Impediments Identified ................................................................................................................... 9

Impediment No. 1 ....................................................................................................................... 9 Impediment No. 2 ....................................................................................................................... 9 Impediment No. 3 ....................................................................................................................... 9

Recommendations and Local Accomplishments .......................................................................... 10 Recommendation No. 1 Strengthen Education and Outreach Efforts ...................................... 10

Action.................................................................................................................................... 10 Measurable Goals.................................................................................................................. 10 Local Accomplishments........................................................................................................ 10 Action.................................................................................................................................... 10 Measurable Goal ................................................................................................................... 11 Local Accomplishments........................................................................................................ 11 Action.................................................................................................................................... 12 Measurable Goal ................................................................................................................... 12 Local Accomplishments........................................................................................................ 12

Recommendation No. 2 Help Build Capacity........................................................................... 13 Actions .................................................................................................................................. 13 Measurable Goal ................................................................................................................... 13 Local Accomplishments........................................................................................................ 13 Action.................................................................................................................................... 14 Measurable Goal ................................................................................................................... 14 Local Accomplishments........................................................................................................ 14 Action.................................................................................................................................... 15 Measurable Goal ................................................................................................................... 15 Local Accomplishments........................................................................................................ 15

Recommendation No. 3 Foster Compliance with Fair Housing Act ........................................ 15 Action.................................................................................................................................... 15 Measurable Goal ................................................................................................................... 15 Local Accomplishments........................................................................................................ 15 Action.................................................................................................................................... 15 Measurable Goal ................................................................................................................... 16 Local Accomplishments........................................................................................................ 16 Action.................................................................................................................................... 16

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Measurable Goal ................................................................................................................... 16 Community Profile........................................................................................................................ 17

General Population.................................................................................................................... 17 Gender of the Population .......................................................................................................... 17 Age of the Population ............................................................................................................... 17 Household Characteristics ........................................................................................................ 18 Housing Units ........................................................................................................................... 20 Demographics of Occupied Housing Units .............................................................................. 22 Foreclosures .............................................................................................................................. 22 Affordable & Public Housing ................................................................................................... 23 Income....................................................................................................................................... 24 Race........................................................................................................................................... 25 Ethnicity.................................................................................................................................... 25 Educational Attainment ............................................................................................................ 26 Language................................................................................................................................... 27

Center City .................................................................................................................................... 27 Regional ........................................................................................................................................ 27 Evaluation of the City of Holyoke’s Current Fair Housing Legal Status ..................................... 36

Advocacy Organizations........................................................................................................... 36 Fair Housing Complaints .......................................................................................................... 37 Fair Housing Testing and Legal Cases ..................................................................................... 39 Fair Lending Practices and Impediments.................................................................................. 39 Public Sector ............................................................................................................................. 40

Growth and Development ..................................................................................................... 40 Property Tax Policies............................................................................................................ 41

Identification of Impediments to Fair Housing Choice ................................................................ 42

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Table of Figures Figure 1 Annual Community Development Block Grant Allocations............................................ 8 Figure 2 Annual HOME Allocations .............................................................................................. 8 Figure 4 Age Distribution of Population (2010 Census) .............................................................. 17 Figure 5 Age Distribution of Population (2010 Census) .............................................................. 18 Figure 6 Changes in Number of Households................................................................................ 18 Figure 7 Number of Households by Census Tract (2005-2009 ACS) .......................................... 19 Figure 8 Households by Type (2005-2009 AC) ........................................................................... 19 Figure 9 Households and Families by Census Tract (2011 FFIEC) ............................................. 19 Figure 10 Housing Occupancy by Census Tract (2005-2009 ACS)............................................. 21 Figure 11- Hispanic Owner Occupied Housing Units (ACS)....................................................... 22 Figure 12-Hispanic Renter-Occupied Housing Units (ACS)........................................................ 22 Figure 13 Public Housing Units (Holyoke Housing Authority) ................................................... 23 Figure 14 Median Family Income by Census Tract (2011 FFIEC Census Report MSA/MD 44140) ........................................................................................................................................... 24 Figure 15 Racial Background (US Census) ................................................................................. 25 Figure 16 Ethnic Background (US Census).................................................................................. 25 Figure 17 Hispanic or Latino Origin (US Census) ....................................................................... 26 Figure 18 High School Diploma Achievement (ACS) ................................................................. 26 Figure 19 Percent Change in Population ...................................................................................... 27 Figure 20 2009 Percent People of Color....................................................................................... 28 Figure 21 2009 Limited English Proficiency in the Pioneer Valley............................................. 28 Figure 22 Pioneer Valley Region by Median Family Income (2005-2009) ................................. 29 Figure 23 Pioneer Valley Region by Families Living in Poverty................................................. 30 Figure 24 Pioneer Valley Region by Percentage of Students in Grade School from Low Income Families......................................................................................................................................... 31 Figure 25 Pioneer Valley School Districts with the Largest Number of or Greatest Increase with Students with Limited English Proficiency and Students Whose First Language is Not English 32 Figure 26 Estimated Pioneer Valley Non-institutionalized Population by Disability and Age Group (2008-2010 ACS)............................................................................................................... 33 Figure 27 Percent of Population Age 18 to 64 with a Disability by Type of Disability............... 34 Figure 28- Unemployment Rates by Worker's Place of Residence .............................................. 35

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Appendices U.S. Census Bureau , 2010 Census 2010 Census Redistricting Data Summary File, Tables P1, P2, P3, P4, H1, H4, H16, H17 American Community Survey 2008-2010 Selected Housing Characteristics FFIEC Aggregate Table 1: Disposition of Loan Applications , By Location of Property and Type of Loan, 2010, MSA/MD: 44140- Springfield MA; Pages 15 & 16 RKG Associates, Inc. 2010. Baseline Economic Conditions & Market Characteristics The

Center City Urban renewal District Holyoke Massachusetts. RKG Associates, Inc.: Dover New Hampshire

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Leading and Participating Agencies The City of Holyoke Office for Community Development is the lead agency on development of this 2012 Update to the Analysis of Impediments to Fair Housing (AI) for Holyoke, Massachusetts. Consultation with the following agencies was made in the development of this Plan: The Massachusetts Fair Housing Center The Holyoke Housing Authority Pioneer Valley Planning Commission The last City of Holyoke MA Analysis of Impediments was completed in 2007 by the Massachusetts Fair Housing Center.

Basis for Analysis of Impediments Update Since 1983, the CDBG statute has required that grantees certify that they will affirmatively further fair housing. In 1988, this requirement was incorporated into the regulations at 24 CFR 570.303(d). In 1995 HUD issued a rule which streamlined the fair housing requirements of the Comprehensive Housing Affordability Strategy (CHAS), the community development plan and the programmatic requirements of CDBG, HOME, ESG, and HOPWAS into the single Consolidated Plan. As part of the Consolidated Plan process, grantees are required to complete an AI, takes actions to address impediments and to maintain records of those actions.

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Analysis of Impediments Background The last Analysis of Impediments to Fair Housing was completed in 2007 by the Massachusetts Fair Housing Center, Holyoke MA. In previous years, the City of Holyoke Office for Community Development and the Compliance Office completed the AI. This document is intended to be an update to the 2007 Analysis of Impediments completed by the MA Fair Housing Center. A new AI will be completed in 2014-2015 in conjunction with the City of Holyoke’s next Five Year Consolidated Plan for Federal Fiscal Years 2015-2019.

Methodology This document was developed after a series of interviews, data analysis, and review of numerous publications. It is intended to be an update of the 2007 AI with data from the 2010 Census and the American Community Survey and an inventory of local accomplishments. The next City of Holyoke Five Year Consolidated Plan will be issued in 2014 for FFY2015 through FFY2019. A complete Analysis of Impediments will be conducted for issuance with the FFY2015-2019 Five Year Consolidated Plan. Data analysis for development of the 2012 Analysis of Impediments proved challenging. The 2010 Census did not collect the breadth or depth of information previously collected. The 2005-2010 American Community Survey was utilized, however, the American Community Survey data was provided to the Census Tract level only. Block Group data was not available. The format for this AI Update is as suggested by HUD in its Fair Housing Planning Guide.

Funding Funding for development of this AI Update was provided by HUD to the City of Holyoke through its Community Development Block Grant and HOME administrative budgets.

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Capacity The 2007 AI indicated that the City of Holyoke is primarily responsible for implementation and completion of the recommendations. The limited capacity of the City and the Office for Community Development (OCD), in particular, is a significant obstacle to the full implementation of the AI recommendations. OCD, as the recipient of HUD funds on behalf of the City, is responsible for production of the Analysis of Impediments. Since 2007, HUD funding to the Office for Community Development has been drastically reduced and the City of Holyoke provides no financial support to OCD. Once staffed with seven full time positions, OCD is now staffed with four full time positions effective July 1, 2012. Of those four positions, two are professional positions capable of carrying out the recommendations of the AI. The charts below detail the cuts to Community Development Block Grant funding from 1975 to 2011 and HOME funding from 1992 to 2012.

Year CBDG $

1975 2,942,000

1980 2,145,000

1985 1,599,000

1990 1,306,000

1995 1,805,000

2000 1,673,000

2005 1,541,381

2010 1,454,677

2011 1,210,912

2012 1,066,087

Figure 1 Annual Community Development Block Grant Allocations

Year HOME $

1992 624,105

1995 594,558

2000 648,998

2005 633,466

2010 635,804

2011 580,834

2012 423,877

Figure 2 Annual HOME Allocations

Holyoke's Annual CDBG Allocations

0

0 .2 5

0 .5

0 .7 5

1

1.2 5

1.5

1.7 5

2

2 .2 5

2 .5

2 .7 5

3

3 .2 5

19 7 5 19 8 0 19 8 5 19 9 0 19 9 5 2 0 0 0 2 0 0 5 2 0 10 2 0 11 2 0 12

Holyoke's Annual HOME Allocations

$ 4 0 0 .0 0

$ 4 5 0 .0 0

$ 5 0 0 .0 0

$ 5 5 0 .0 0

$ 6 0 0 .0 0

$ 6 5 0 .0 0

$ 7 0 0 .0 0

19 9 2 19 9 5 2 0 0 0 2 0 0 5 2 0 10 2 0 11 2 0 12

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According to the City’s Interim Personnel Director, the position of City of Holyoke Compliance Officer has been eliminated and the City is in the process of re-distributing those functions. Historically, the City’s Compliance Director assumed Fair Housing responsibilities. Staffing of the Personnel Office has been in flux for several years and it is not likely that the Personnel Office will resume all compliance activities any time soon. With dwindling resources and limited capacity, the City will continue to rely on its Fair Housing partners such as HUD, HAP, the Holyoke Housing Authority, the MA Fair Housing Project, and MA justice Project in ensuring that Holyoke residents have access to equal housing opportunities and legal assistance. Rather than duplicating efforts, the City will continue to partner with these agencies and promote their Fair Housing and related activities.

Impediments Identified The 2007 AI identified three impediments to fair housing in Holyoke as follows:

Impediment No. 1 There are documented discriminatory practices against minority residents in both the rental and homeownership markets especially against persons of Latino origin.

Impediment No. 2 According to HUD statistics, it is estimated that nearly 70% of Holyoke’s total housing units contain lead paint and/or lead hazards which cause a serious threat to children under the age of six. Presence or perceived presence of lead paint is often used as an excuse by property owners to deny housing to families and individuals with young children.

Impediment No. 3 There is a lack of available housing for families and individuals with young children due to lead based paint hazards.

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Recommendations and Local Accomplishments The 2007 AI identified a series of recommendations and measurable goals to address the identified impediments. Those recommendations and measurable goals as well as a brief synopsis of local accomplishments are presented below.

Recommendation No. 1 Strengthen Education and Outreach Efforts

Action

Educate the community on their Fair Housing Rights under the Fair Housing Act. Develop and distribute Fair Housing materials to residents through local social service agencies and other local venues; materials should include a list of fair housing rights as well as the services that the City provides. An emphasis should be paced on Limited English Speaking population.

Measurable Goals

Develop and distribute Fair Housing Materials to the community including realty offices, City offices and the library.

Local Accomplishments

The Office for Community Development has added Fair Housing brochures on a number of different topics, in English and Spanish, to its webpage (www.holyoke.org) and provides a Fair Housing information board on the fourth floor of City Hall Annex adjacent to the conference room. In response to numerous callers who found OCD during Internet searches, the Office for Community Development developed an internal Emergency Assistance Resource Guide for callers seeking assistance on landlord-tenant issues, Fair Housing issues, and obtaining housing, particularly first, last and security deposits. Staff has been trained to screen callers to match them with the most appropriate referral including MA Justice Project, Valley Opportunity Council, HAP, Fair Housing Center, domestic violence resources, and faith-based organizations. OCD staff now regularly attends the Regional Fair Housing Forums coordinated by the Pioneer Valley Planning Commission and the MA Fair Housing Center and the annual MA Fair Housing Conference held in Springfield MA.

Action

Promote financial and fair housing literacy. Work with Adult Learning Centers and other organizations that provide English as a Second Language (ESL) to use an ESL Fair Housing curriculum.

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Measurable Goal

Use of Fair Housing ESL Curriculum for adult education


Holyoke’s achievement for this action has been much broader than the stated measurable goal. The Office for Community Development funds first time home buyer education classes offered through the Holyoke Housing Authority (CDBG Funds). Classes include fair housing and predatory lending components. HAP also provides similar classes. Holyoke public high schools participate in the “Credit for Life” financial literacy curriculum and fair offered annually by local banks and financial institutions. The Holyoke Housing Authority’s Family Self Sufficiency (FSS) Program represents a community based approach to the organization and delivery of locally available social services in order to help eligible families become self-reliant and independent from all forms of public assistance. The Program is committed to assisting Authority residents and Section 8 Housing Choice Voucher households secure safe, decent, and affordable housing opportunities as they strive to achieve economic self-sufficiency and improve the quality of their lives. The Program is designed to identify the needs of participating families and to deliver individually designed, comprehensive and coordinated sets of services to facilitate their efforts in achieving and maintaining economic self sufficiency. The Authority’s FSS program is based upon the following principles:

• Local communities have the capacity for identifying and developing effective solutions to address community problems;

• Public and private resources can be made more effective through a coordinated approach to service delivery;

• The goal of self-sufficiency requires a comprehensive package of services that are tailored to local circumstances and individual needs; and, leadership, communication, and empowerment are interrelated and interdependent. FSS case managers provide one-on-one case management services to families residing in Holyoke Housing Authority’s four federally funded public housing developments and to participants of the Authority’s Section 8 Housing Choice Voucher (HCV) program. All residents are provided the opportunity to work with the case manager to assess their strengths and weaknesses, establish goals, and enter into FSS Contracts of Participation. Particular areas of focus include: Educational attainment—GED and ESL classes in particular Budgeting, establishing and repairing credit and financial literacy skill development Computer literacy skills Job search and career development opportunities Homeownership counseling

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The FSS case manager works individually with residents to identify goals and the barriers to achieving them. Support is provided to find ancillary support services such as transportation and child care which will allow residents to achieve their goals. Such support services are made available through existing memorandums of understanding and established relationships with service providers throughout the community. Federal public housing residents and HCV participants who sign contracts will be afforded the opportunity to establish escrow savings accounts which will allow them to save money which then can be used towards accomplishing established FSS goals. Between July 1, 2011 and June 30, 2012 the Authority’s Resident Services Department Signed Contracts of Participation with 40 public housing tenants and 3 HCV households, resulting in 43 new households coming on to the program. These new additions to the program resulted in a total of 89 households participating in the Authority’s FSS program with 22 participants building savings through an escrow account. 15 households were terminated during this period due to lack of participation. 8 households graduated from the program and 2 of the graduates purchased a home.

Fair housing brochures are made available at a yearly mandatory training for all agencies funded by CDBG. Agencies are asked to refer fair housing complaints to OCD.

Action

Educate non-profit agencies, residents, housing provides, and real estate agents on rehabilitation housing services and programs available through the City with an emphasis on disabled, women with children, the elderly and the landlords.

Measurable Goal

Present a Fair Housing Workshop for local social service agencies, local residents, housing providers, and real estate agents. Require fair housing for landlords who violate the Fair Housing Act.


The Measurable Goal is not consistent with the Action. The Office for Community Development funds two rehabilitation housing programs. The Neighborhood Improvement Program (NIP) provides grants to owner-occupied one to four family houses for improvements. The majority of program beneficiaries are elderly. The Rental Neighborhood Improvement Program (RNIP) provides low interest loans to rental property owners to make improvements to buildings with three or more units. Both programs are administered by Olde Holyoke Development Corporation and funds may be used for lead abatement. Such rehabilitation programs provide funding to increase the quality of the housing stock in Holyoke.

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The Office for Community Development conducted outreach efforts to rental property owners about the Rental Neighborhood Improvement Program. Pamphlets were provided to two rental property owner organizations and to HAP for distribution at their landlord trainings. Property owners in need of improvements to their homes specifically to address disability access are referred to the Stavros Center and to HAP which provide home modification loans. The Office for Community Development is a participant in the Buy Holyoke Now! initiative which promotes home ownership in Holyoke. OCD funded programs are promoted through Buy

Holyoke Now! First time homebuyers participating in Buy Holyoke Now! have immediate access to the Neighborhood Improvement Program with the minimum home occupancy period waived.

Recommendation No. 2 Help Build Capacity

Actions

Promote the renovation of multifamily units and low income single family homes by providing tax incentives for capital improvements to rental property and new developments, regarding energy efficient measurements and universal design. Properties that are not maintained are more likely to become vacant and abandoned. Promote housing that is structurally accessible to and usable by all persons, particularly persons with disabilities, by creating a tax incentive for universal design renovations of rental property and new developments.

Measurable Goal

Tax incentive program developed and implemented.


Capital improvements may be funded by the Neighborhood Improvement Program or the Rental Neighborhood Improvement Program (see above). The former Holyoke Catholic High School site was acquired by Weld Management over fifteen years ago. Weld Management Inc. proposes the conversion of the campus buildings to fifty three units of low-moderate income housing. The Applicant has submitted four applications to MA DHCD for Low Income Housing Tax Credits and is hopeful of an award in early 2013. The City of Holyoke has committed $500,000. in HOME funding to the project. According to the Baseline Economic Conditions & Market Characteristics Report prepared in October 2010 by RKG Associates, Inc., nearly 50% of the acreage in Center City (the lower four Census Tracts) is tax exempt. A local tax incentive program is unlikely to be adopted until the City’s tax base is stronger and more property becomes taxable.

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A significant portion of Holyoke’s housing stock is already affordable or subsidized. The 2012 DHCD subsidized housing inventory puts Holyoke’s subsidized housing at 20.7% of all housing units. If just rental units are considered, Holyoke’s subsidized percentage is 40%. A local tax incentive to develop additional affordable or low income housing is unlikely.

Action

Increase minority participation in homeownership programs. Develop an outreach program that encourages people of color and new immigrants to participate.

Measurable Goal

Assist people of color and new immigrants in purchasing their first home.


The Office for Community Development funds first time home buyer education classes offered through the Holyoke Housing Authority (CDBG Funds) in English and Spanish. Classes include fair housing and predatory lending components. HAP also provides similar classes. The Holyoke Housing Authority offers a path to home ownership for families with Section 8 vouchers. The value of the Section 8 voucher is applied to the home mortgage. Also see description of Family Self Sufficiency Program above. PeoplesBank, headquartered in Holyoke, offers an Equity Builder Program funded by a grant from the Federal Home Loan Bank. The program assists low and moderate income families with first time homeownership. In 2010-2011 twenty eight mortgages were approved for a total of $288,000. in loans. The following trainings were offered in 2011 by Fair Housing partners.

July 24, 2011 Rental Property Owners Workshop HAP Springfield Sept. 11, 2011 Landlord Seminar HAP Holyoke September 2011 First Time Homebuyer Workshops, English HHA Holyoke September 2011 First Time Homebuyer Workshops- English HAP Springfield November 2011 First Time Homebuyer Workshop- Spanish HHA Holyoke January 11, 2011 Rental Property Owners Workshop HAP Springfield February 2011 First Time Homebuyer Workshops- English HHA Holyoke March 2011 First Time Homebuyer Workshops HAP Springfield April 29, 2011 Regional Fair Housing Conference HAP, MCAD Springfield May 2011 First Time Homebuyer Workshops- Spanish HHA Holyoke May 28, 2011 Rental Property Owner Workshop HAP Springfield June 2011 First Time Homebuyers Workshops HAP Springfield

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In addition, over the past ten years, Holyoke has utilized HOME funds to construct new duplexes. Over 70% have been sold to minorities. Holyoke has increased its minority homeownership rates.

Action

Encourage non-profit to develop and implement financial literacy workshops for low-income, people of color and limited English speaking residents.

Measurable Goal

Partner with local service providers and non-profit organizations to provide financial literacy training.


See description of Family Self Sufficiency Program above. See description of Credit for Life and other programs above.

Recommendation No. 3 Foster Compliance with Fair Housing Act

Action

Educate landlords on their responsibilities and obligations under the Fair Housing Act and MA general Laws Chapter 151 B.

Measurable Goal

Provide landlord and property management workshops on the Federal and State Laws with an emphasis on lead paint and reasonable accommodations.


HAP offers a landlord training program several times each year including the topics of lead paint and reasonable accommodations. The workshops are promoted by the Office for Community Development.

Action

Increase enforcement efforts by partnering with the MA Fair Housing Center to perform systemic testing to determine the level and type of discriminatory practices, if any that are taking place in the City of Holyoke.

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Measurable Goal

Perform systemic testing at least every other year every other year for housing discrimination based on familial status, national origin, and disability with an emphasis on linguistic profiling.


The Fair Housing Center recently brought a housing discrimination case to HUD as the result of testing.

Action

Educate local housing advocates on Fair Housing issues on how to recognize discriminatory practices and local resources available to respond.

Measurable Goal

See above HAP workshops.

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Community Profile

General Population The 2010 Census estimates Holyoke’s population at 39,880. This is a slight increase of 0.1% or forty two persons from the 2000 Census and is the first increase, however slight, over the last forty years.

Gender of the Population In 2010, the Census estimated that 53.1% of Holyoke’s population was female.

Age of the Population The median age in the Holyoke in 2010 was 35 years, as compared to 34 years in 2000. Over one quarter of Holyoke’s 2010 population is less than 18 years in age as compared to 21.7% statewide. Holyoke also has more persons under than of five years than the state wide average.

2010 Age Distribution of the Population

7.70%

26.40%

14.20%

20.40%

0.00% 5.00% 10.00% 15.00% 20.00% 25.00% 30.00%

Under 5 yrs.

Under 18 yrs.

Over 65 yrs.

18-65 yrs.

Figure 3 Age Distribution of Population (2010 Census)

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Age Distribution of Population in 2010

0

2000

4000

6000

8000

Under 5 5 to 14 15 to 24 25 to 34 35 to 44 45 to 54 55 to 64 65 to 74 75 to 84 85 yrs

and

over

Figure 4 Age Distribution of Population (2010 Census)

Household Characteristics Although Holyoke’s population increased by only forty two persons from 2000 to 2010, the number of households increased by 4.9% from 14,967 in 2000 to an estimate of 15,737 (ACS 2005-2009). The 2005-2007 household estimate is very close to the 1990 estimate of 15,850 households. DHCD estimated 16,320 households in Holyoke in 2010. The change in the number of households in comparison to the change population indicates that it was Holyoke residents creating new households within the City and not necessarily persons moving into Holyoke and creating households.

Changes in the Number of Households

14400

1460014800

15000

15200

1540015600

15800

16000

1990 2000 2005-2009

Figure 5 Changes in Number of Households

19

0

500

1000

1500

2000

2500

3000

3500

4000

8114 8115 8116 8117 8118 8119 8120 8121 8121

Census Tract

Households by CensusTract

Figure 6 Number of Households by Census Tract (2005-2009 ACS)

Households by Type

61%

39%Family

Non-Family

Figure 7 Households by Type (2005-2009 AC)

2011 Household/Family by Census Tract

0

500

1000

1500

2000

2500

3000

3500

8114 8115 8116 8117 8118 8119 8120 8121 8121

Families

Households

Figure 8 Households and Families by Census Tract (2011 FFIEC)

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Housing Units General characteristics of Holyoke’s housing stock from the 2010 Census include the following based upon data collected by the American Community Survey. Holyoke’s housing stock is generally older and few new units have been constructed in the last five years.

� 43.4% was built prior to 1939

� 94% of it was built prior to 1989

� 0.5% of housing units are 2005 or newer

Implications: Increased maintenance and upkeep costs for property owners Presence of hazards including lead paint and asbestos Accessible units limited by dated construction methodologies

Holyoke’s housing units were built to accommodate families.

� 48.3% of housing units contain 3 or more bedrooms

� 19% of housing units contain no or one bedroom

Implications: Fewer housing options for older adults Higher likelihood of childhood exposure to lead paint The majority of Holyoke’s housing units are contained within multi-unit structures.

� 38.8% of units are 1-unit structures (detached/attached)

� 24.6% of units are within structures with 2 to 4 units

� 36.7% of unites are within structures with greater than four units

Implications: Fewer options for owner-occupied properties Reduced options for upward housing mobility Increased transiency of residents The majority of Holyoke’s housing units contain complete plumbing, kitchen and telephone service.

� 98.5% of units contain complete plumbing facilities

� 98.1% of units contain complete kitchen facilities

� 97.9% of units have telephone service available

Implications: Although housing stock is older, facilities, despite condition, are available

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The majority of occupied housing units are renter-occupied.

� 57.4% of occupied units are renter-occupied

� 42.6% of occupied units are owner-occupied

Implications: Fewer options for home ownership Increased transiency of residents A majority of householders have been in their housing units less than 12 years.

� 58.2% of householders moved into their units since 2000

� 22.7% of households moved in prior to 1989

Implications: Increased transiency of residents The median value of an owner occupied unit is $186,000.

� 48.3% of housing units contain 3 or more bedrooms

� 19% of housing units contain no or one bedroom

Implications: Fewer options for older adults Higher likelihood of childhood exposure to lead paint

2005-2009 Housing Occupancy By Census Tract

0

500

1000

15002000

2500

3000

3500

4000

8114 8115 8116 8117 8118 8119 8120 8121 8121

Housing Units

Occupied

Vacant

Figure 9 Housing Occupancy by Census Tract (2005-2009 ACS)

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Demographics of Occupied Housing Units The 2005-2007 ACS estimated 14,938 occupied housing units with 6,447 as owner occupied and 8,491 as renter occupied. The 2009-2011 ACS estimated an increase to 16,433 occupied units with 6,448 as owner occupied and 9,985 as renter-occupied. According to the American Community Survey, the number of Latino or Hispanic Owner Occupied Units rose by 40% from 2005-2007 to 2009-2011 from 12% to 16.8% which illustrates Holyoke’s efforts to increase Hispanic homeownership rates.

Hispanic or Latino Owner Occupied Housing Units

0.00%

10.00%

20.00%

Holyoke 12.00% 16.80%

Statewide 2.60% 3.00%

2005-2007 ACS 2009-2011 ACS

Figure 10- Hispanic Owner Occupied Housing Units (ACS)

Hispanic or Latino Renter Occupied Housing Units

0.00%

50.00%

100.00%

Holyoke 58.50% 57.90%

Statewide 13.10% 14.90%

2005-2007 ACS 2009-2011 ACS

Figure 11-Hispanic Renter-Occupied Housing Units (ACS)

Foreclosures According to the 2010 Home Foreclosures in the Pioneer Valley Report by the Pioneer Valley Planning Commission, Holyoke was ranked No. 17 of 43 Western Massachusetts municipalities for the 2008 rate of foreclosure. In 2008 Holyoke had 51 foreclosures for a rate of 0.31 compared to the Massachusetts rate of 0.29, the Hampden County rate of 0.56, the Pioneer Valley Region rate of 0.46 and the National rate of 0.79. The 2007 foreclosure rate in Holyoke was 0.23, 2008 at 0.31 and 2009 at 0.28.

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Affordable & Public Housing The 2010 Census estimated that there were 16, 384 housing units in Holyoke. Data from DHCD indicates that of those, 3423 were Total Development Units and 3380 were Chapter 40B Subsidized Housing Units. The statewide average is 9.1%. (DHCD) The Holyoke Housing Authority reports that for the first time in fifteen years, the waiting list for public housing has been closed. In 2011, the HHA had no vacancies. The Holyoke Housing Authority administers one hundred and twenty MRVP project based units. From the Holyoke Housing Authority:

Tract Funding Type Development Units

8114 Federal DHUD Elderly Rosary Towers 100

8114 Federal DHUD Family Toepfert 93

8115 Federal DHUD Family Scattered sites 12

8115 Federal DHUD Elderly Beaudry Boucher 34

8115 Family Ramos Rental Units

9

8116 Elderly Falcetti 85

8116 Elderly Coughlin 54

8116 Federal Hope VI Family Churchill Homes I

50

8116 Federal Hope VI Family Churchill Homes II

50

8116 Fee simple ownership

Family Ramos Home Ownership

19

8117 Federal DHUD Elderly Zielinski 62

8117 Federal FPH; DHUD

Family Lyman Terrace 167

8118 State DHCD Elderly Siebel 40

8120 Federal DHCD Family-Veteran Beaudoin Village 219

8121-1 State DHCD Elderly Congregate 20

1014 Figure 12 Public Housing Units (Holyoke Housing Authority)

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Income Holyoke residents have considerably lower household incomes than the statewide average and are twice as likely as other state residents to live in poverty. The median annual household income for Holyoke residents was $34,496. versus $64,496. for Massachusetts statewide. 28.4% of Holyoke residents are living in poverty versus 10.1% of Massachusetts residents.

Median Family Income by Census Tract

$0

$50,000

$100,000

$150,000

2011 $20,520 $20,416 $20,326 $21,954 $36,188 $98,122 $51,116 $81,885 $50,873

2000 $15,147 $15,069 $15,000 $16,206 $26,712 $72,422 $37,729 $60,438 $37,549

8114 8115 8116 8117 8118 8119 8120 8121 8121

Figure 13 Median Family Income by Census Tract (2011 FFIEC Census Report MSA/MD 44140)

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Race

2000 2010

Population % Population %

White 26197 65.8 26329 66

Black or

African

American

1476 3.7 1867 4.7

American

Indian &

Alaska Native

151 .4 301 .8

Asian 324 .8 428 1.1

Native

Hawaiian and

Other Pacific

Islander

48 .1 27 .1

Some Other

Race

10521 26.4 9374 23.5

Two or More

Races

1121 2.8 1554 3.9

Total 39838 39880 Figure 14 Racial Background (US Census)

5.5% of Holyoke’s population was foreign-born compared to 14.1% statewide.

Ethnicity

2000 2010

Population % Population %

Hispanic or Latino 16485 41.4 19313 48.4

Not Hispanic or

Latino

23353 58.6 20567 51.6

Figure 15 Ethnic Background (US Census)

Holyoke’s Hispanic population increased 7% from 2000 to 2010. Statewide, the percentage of persons of Hispanic or Latino ethnicity is 9.6%.

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2010 Hispanic or Latino Origin

85

14539

58

1803

Mexican

Puerto Rican

Cuban

Other Hispanic

Figure 16 Hispanic or Latino Origin (US Census)

Educational Attainment

Percentage of Residents Aged 25 and over

Without High School Diploma

0

10

20

30

40

50

60

8114 8115 8116 8117 8118 8119 8120 8121 8121

Census Tract

Perc

en

tag

e

%

Figure 17 High School Diploma Achievement (ACS)

Figures from the 2005-2009 American Community Survey indicate that 75% of Holyoke’s residents aged 25 and over have graduated from high school compared to 88.4% statewide. Educational achievement has improved since the 2000 Census when 70% of residents aged 25 and over had graduated from high school. 21.3% of residents aged 25 and over have graduated from college with a bachelor’s degree or higher compared to 37.8% statewide. (2010 Census)

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Language According to the 2005-2009 American Community Survey, 43.6% of persons in Holyoke speak a language other than English at home as compared to 20.4% statewide.

Center City Census Tracts 8114, 8115, 8116, and 8117 are collectively referred to as Center City. For demographics related to Center City, please see Appendix, Baseline Economic Conditions &

Market Characteristics- The Center City Urban Renewal District, Holyoke Massachusetts.

Regional Selected demographic characteristics of the Pioneer Valley are presented to provide a context for Holyoke in relation to its geographic neighbors. Data in this section has been prepared and mapped by the Pioneer Valley Planning Commission. From 1990 to 2010 Holyoke had the largest drop in population with a 9% loss. The vast majority of Pioneer Valley communities experienced population growth. Except for Chicopee (-2%), all Holyoke-abutting communities gained population with Southampton having the largest gain of 29%.

Figure 18 Percent Change in Population

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Aside from Springfield, Holyoke is home to the greatest percentage of people of color (Latino/Hispanic and/or Non-White) in the Pioneer Valley. Three of the lower four census tracts have at least 75% People of Color. Seven of Holyoke’s census tracts have greater percentages of People of Color than the regional average of 28%.

Figure 19 2009 Percent People of Color

Aside from Springfield, Holyoke is home to the greatest number of people with Limited English proficiency in the Pioneer Valley.

Figure 20 2009 Limited English Proficiency in the Pioneer Valley

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Holyoke, Chicopee and Springfield have Median Family Incomes under $60,000. Holyoke’s Median Family Income of $43,578 is the second lowest in the Pioneer Valley and is less than 50% of the Median Family Income for Southampton, an abutting community.

Figure 21 Pioneer Valley Region by Median Family Income (2005-2009)

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Holyoke has the greatest number of families living in poverty in the Pioneer Valley. Holyoke (25.15%) has ten times more families living in poverty than the abutting-community of Easthampton (2.43%).

Figure 22 Pioneer Valley Region by Families Living in Poverty

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Grade school students in Holyoke are overwhelmingly from low income families (89%). This percentage is in stark contrast to its geographic neighbors of Southampton (12%) and South Hadley (29%).

Figure 23 Pioneer Valley Region by Percentage of Students in Grade School from Low Income Families

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From 1995 to 2010, the number of students in Holyoke with Limited English proficiency dropped, as did the number of students for whom English is not their first language. Holyoke’s percentages remain the highest in the Valley, including Springfield.

Limited English Proficient

Limited English Proficient

Numeric Change

First Language Not English

First Language Not English

Numeric Change

1995-1996 2010-2011 1995 to 2010

1995-1996 2010-2011 1995 to 2010

DISTRICT

# % # % # % # %

Agawam 35 0.8 125 3 90 91 2.1 138 3.3 47

Amherst 163 9.2 181 14.6 18 259 14.7 220 17.7 -39

Chicopee 324 4.3 369 4.7 45 667 8.8 1,046 13.3 379

East Longmeadow

3 0.1 6 0.2 3 26 1 106 3.7 80

Holyoke 2,374 30.6 1,533 26 -841 4,371 56.4 2,995 50.8 -1376

Springfield 2,910 12.3 3,552 14.1 642 7,062 29.9 6,158 24.4 -904

West Springfield

105 2.7 291 7.4 186 306 7.8 965 24.5 659

Westfield 226 3.5 239 4 13 490 7.5 710 12 220

Source: Massachusetts Department of Education

Figure 24 Pioneer Valley School Districts with the Largest Number of or Greatest Increase with Students

with Limited English Proficiency and Students Whose First Language is Not English

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Holyoke’s population of individuals ages 18-64 with a disability is more than double the statewide percentage- 20.7% versus 8.8% respectively- and nearly double that of Hampden County- 20.7% versus 12.5%.

Total Estimated population With a disability Percent

Total Estimated Population 18 to 64 years With a disability Percent

Total Estimated Population 65 years and over With a disability Percent

Massachusetts 717,255 11.2 365,191 8.8 288,346 34 Pioneer Valley 83,361 13.5 43,862 11.1 30,387 37.3 Hampden County

67,878 14.8 35,619 12.5 24,491 39.1

Hampshire County

15,483 9.9 8,243 7.5 5,896 31.5

Agawam 3,332 12 1,379 7.9 1,692 37.8 Chicopee 10,115 18.4 5,173 15.1 3,608 41.5 Holyoke 7,926 20.4 4,951 20.7 2,166 42.7 Ludlow 2,158 11 997 8.1 1,085 32.8 Springfield 24,958 16.4 14,651 15.5 6,928 43 Westfield 5,235 12.9 2,329 8.9 2,276 41.7 West Springfield

3,031 10.8 1,536 8.6 1,340 31.6

Amherst 2,450 6.5 1,717 5.4 617 25.6 Northampton 2,963 10.7 1,924 9.8 831 28.7

Source: U.S. Census Bureau, 2008-2010 American Community Survey Three-Year Estimates for Estimated Total civilian non-institutionalized population age 65 and over with a disability

Figure 25 Estimated Pioneer Valley Non-institutionalized Population by Disability and Age Group (2008-2010

ACS)

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Type of Disability

Geography

Percent of Population with a disability

hearing vision cognitive ambulatory self-care independent living

Massachusetts 9 2 1 4 4 1 3 Pioneer Valley 11 2 2 5 6 2 4 Hampden County

13 2 2 6 7 2 5

Hampshire County

8 2 1 3 3 1 3

Agawam 8 2 1 3 3 1 2 Chicopee 15 3 1 6 8 2 4 Holyoke 21 2 3 9 11 4 10 Ludlow 8 2 1 3 5 1 3 Springfield 16 2 3 8 9 3 6 Westfield 9 1 1 5 4 2 3 West Springfield

9 2 2 3 4 1 3

Amherst 5 1 1 3 2 1 2 Northampton 10 2 2 4 5 3 5

Source: U.S. Census Bureau, 2008-2010 American Community Survey Three-Year Estimates for Estimated Total civilian non-institutionalized population age 18 to 64 with a disability

Figure 26 Percent of Population Age 18 to 64 with a Disability by Type of Disability

Percent of Population Age 65 Years and Older with a Disability by Type of Disability (ACS 2008-2010)

Type of Disability

Geography

Percent of Population with a disability hearing vision cognitive ambulatory self-care

independent living

Massachusetts 34 14 6 8 21 8 15

Pioneer Valley 37 15 7 8 23 9 16 Hampden County 39 16 7 9 24 9 18 Hampshire County 32 13 4 6 20 7 12

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Agawam 38 19 5 8 20 6 16

Chicopee 42 19 7 8 27 8 16

Holyoke 43 13 11 12 27 15 26

Ludlow 33 18 10 8 16 4 12

Springfield 43 14 8 12 30 11 20

Westfield 42 20 7 9 28 12 21 West Springfield 32 13 5 7 19 10 15

Amherst 26 15 4 3 15 9 8

Northampton 29 12 3 5 17 6 10

Source: U.S. Census Bureau, 2008-2010 American Community Survey Three-Year Estimates for Estimated Total civilian non-institutionalized population age 65 and over with a disability

Pioneer Valley Region by Unemployment Rates by Worker’s Place of Residence (2010)

Figure 27- Unemployment Rates by Worker's Place of Residence

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Evaluation of the City of Holyoke’s Current Fair Housing Legal Status

Advocacy Organizations Residents and potential residents of the City of Holyoke have several local options when seeking assistance with Fair Housing issues. The following is an abbreviated list of resources. The Massachusetts Justice Project is a federally funded legal services hotline that provides legal services for landlord/tenant, eviction and foreclosures matters to low income persons. In some instances, clients are referred to lawyers for extended services. MJP is located in downtown Holyoke at 57 Suffolk Street. The Massachusetts Fair Housing Center is the oldest fair housing center in Massachusetts and serves clients from Berkshire, Hampden, Hampshire, Franklin and Worcester Counties. It provides free legal services for housing discrimination complaints and also works to preserve homeownership. Its office is located in downtown Holyoke at 57 Suffolk Street. Staff speaks Spanish. Persons age 60 or older are provided with housing assistance through the Community Legal Aid Program located in Springfield. Staff provides services in Arabic, German and Spanish. Low income persons with HIV/AIDS may receive housing and discrimination legal assistance through the HIV/AIDS Law Consortium (now a resource of the Center Human Development). The Consortium’s office is located in West Springfield. River Valley Counseling also offers housing services. Persons with disabilities may obtain legal assistance for housing issues from the Disability Law Center of Boston. Staff provides services in French, Portuguese, Russian and Spanish. Housing discrimination complaints can be made with HUD through several media including online, email and telephone. HUD offers on-line complaint filing in English, Spanish, Arabic, Cambodian, Chinese, Korean, Russian and Vietnamese. The City of Holyoke Office for Community Development is also available to accept housing discrimination complaints. Residents of Holyoke Housing Authority properties are afforded the right to file complaints against HHA through its Grievance Policy.

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Fair Housing Complaints The MA Fair Housing Center provided the City of Holyoke with the following data regarding claims by protected category made by Holyoke residents. Although the claims are made by Holyoke residents, the data does not specify whether the claim is to a property located in Holyoke or elsewhere. 2007:

Protected Category Number of Claims

Race 3

National Origin 6

Familial Status 3

Disability (Mental) 2

Disability (Physical) 3

Disability (Mental & Physical) 7

Public Assistance 1

Sex 0

Age 0

Marital Status 0

Other 7

Total Claims = 32 2008:


Race 1

National Origin 3

Familial Status 2




Public Assistance 2

Sex 0

Age 0

Marital Status 0

Other 23

Total Claims = 43

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2009:


Race 0

National Origin 1

Familial Status 10




Public Assistance 5

Sex 3

Age 0

Marital Status 0

Other 10

Total Claims = 37 2010:


Race 2

National Origin 2

Familial Status 1




Public Assistance 9

Sex 2

Age 0

Marital Status 1

Other 0

Total Claims = 22

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2011:


Race 0

National Origin 3

Familial Status 0




Public Assistance 8

Sex 0

Age 1

Marital Status 0

Other 4

Total Claims = 24

Fair Housing Testing and Legal Cases Two recent fair housing legal cases are based in Holyoke MA.

In 2011, the New England Office of the Environmental Protection Agency filed a complaint for alleged violations of federal lead based paint disclosure laws at properties in Holyoke and West Springfield against Atlas Property Management of Holyoke. (http://www.natlawreview.com/article/holyoke-mass-landlords-face-fines-failing-to-notify-tenants-about-lead-paint) Atlas Property Management and four affiliated property owners are charged with violating lead-based paint disclosure requirements between February 2007 and November 2009 when they rented eleven housing units at ten properties. The parties are charged with failure to provide tenants with the required lead pain hazard information pamphlets, failure to provide lead based paint warnings in lease agreements, failure to include disclose statements, and failure to provide records or reports pertaining to lead based paint hazards. In January 2012, HUD announced that it was charging the owner of a twenty four unit apartment building in Holyoke with housing discrimination for denying units to families that have children. HUD’s charge alleges that the owner and manager violated the Fair Housing Act when she refused to show or rent the apartments to families with children because she could not certify that the building was free of lead-based paint. (http://portal.hud.gov/hudportal/documents/huddoc?id=12HUDvFichera.pdf)

Fair Lending Practices and Impediments HMDA Report Excerpts are provided in the Appendix.

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Public Sector

Growth and Development

41

Property Tax Policies

In 2012, the City of Holyoke was designated as a Green Communities by MA Department of Energy Resources. Although not a housing initiative, the Green Communities designation does provide the City with resources for energy efficiency projects and renewable energy development. Reduced energy costs in turn may reduce housing costs. Holyoke Gas & Electric, the municipally owned utility, has been a key partner in the Green Communities imitative, thus any cost savings are likely to be passed to the property owner. In 2010 (effective 1/1/2011), the City of Holyoke adopted the Stretch Code- an appendix to the Massachusetts Building Energy Code that allows towns and cities to choose more energy efficient building options for all new residential and commercial buildings, residential additions and renovations that would normally require building permits. Future AI’s should include an analysis of the impact of the Stretch Code on the cost of construction and renovation to determine if the Stretch Code is barrier to the development of affordable housing. The City of Holyoke has not adopted the Community Preservation Act which allows communities to create a local Community Preservation Fund to raise money through a surcharge of up to 3% of the real estate tax levy on real property for open space protection, historic preservation and the provision of affordable housing. The act also creates a significant state matching fund, which serves as an incentive to communities to pass the CPA.

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Identification of Impediments to Fair Housing Choice The following potential impediments to fair housing in Holyoke should be further explored for the 2015-2019 AI.

1. Limited availability of undeveloped land for construction of housing particularly for those entry level homeowners;

2. Imbalance between rental and homeownership in various neighborhoods particularly in

light of No. 1;

3. Presence of long standing deteriorated privately-owned properties that are vacant or not actively managed;

4. Language barriers and cultural differences in accessing housing services;

5. The prevalence of lead paint in aging housing stock;

6. The impact of the 2012 Holyoke Urban Renewal Plan on housing choice and

accessibility;

7. The status of public housing units and availability in light of the Holyoke Housing Authority’s decision to reconfigure Lyman Terrace Housing Project through demolition, reconstruction, or re-use; and

8. The impact of the Regional Housing Plan due for publication in 2013 by the Pioneer

Valley Planning Commission.

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Appendices

analysis of impediments - amazon web...

Documents