96-276 Resolution No. 96-276
RESOLUTION
AUTHORIZING THE SECOND AMENDMENT TO THE
1995 COMMUNITY DEVELOPMENT BLOCK GRANT AND THE 1995 ACTION PLAN
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ELGIN,
ILLINOIS, that the 1995 Community Development Block Grant
Program and the 1995 Action Plan are hereby amended for the
Elgin Recreation Center (Project #154130) at 1080 East Chicago
Street and that funds may be used for operational expenses as
provided for under the Housing and Community Development Act
of 1974 as amended.
s/ Kevin Kelly
Kevin Kelly, Mayor
Presented: October 9, 1996
Adopted: October 9, 1996
Vote: Yeas 6 Nays 1
Attest:
s/ Dolonna Mecum
Dolonna Mecum, City Clerk
565 SEPTEMBER 25, 1996 VOLUME LXI
to award separate two-year supply contracts for the period
October 1, 1996, through September 30, 1998, to the following:
Estimated
Unit Price Avg. Annual
Chemical Award to 1st Yr. ;2nd Yr. Contract Value
Soda Ash General Chemical $ . 06991/lb; $ . 07241/lb $125,838
Carbon Continental . 0355/1b; . 0355/lb 39,050
Dioxide Carbonic
and to postpone the award of Potassium Permanganate until the
October 9, 1996, meeting.
Yeas : Councilmembers Gavin, Gilliam, McKevitt, Schock, Walters,
Yearman and Mayor Kelly. Nays : None.
BID 96-097 AWARDED FOR ANALYSIS OF IMPEDIMENTS TO FAIR HOUSING
(CDBG REQUIREMENT)
Councilman McKevitt made a motion, seconded by Councilwoman
Yearman, to award this contract to Kent Group in the amount of
$12,600.00 . Yeas : Councilmembers Gavin, Gilliam, McKevitt,
Schock, Walters, Yearman and Mayor Kelly. Nays : None.
PUBLIC HEARING REGARDING PROPOSED ANNEXATION AGREEMENT FOR
PROPERTY LOCATED AT 100 AND 111 HAWTHORNE STREET BY KANE COUNTY
TEACHERS CREDIT UNION, AS APPLICANT AND OWNER (PETITION 46-96)
Mayor Kelly declared the public hearing open. There were no
speakers . Mayor Kelly declared the public hearing closed.
PETITION 46-96 APPROVED REQUESTING ANNEXATION, AND A MAP
AMENDMENT TO CHANGE FROM KANE COUNTY B1 DISTRICT-BUSINESS TO AB
AREA BUSINESS DISTRICT; PROPERTY LOCATED AT 100 AND 111 SOUTH
HAWTHORNE STREET; BY THE KANE COUNTY TEACHERS CREDIT UNION, AS
APPLICANT AND OWNER
Councilman Gavin made a motion, seconded by Councilman McKevitt,
to approve Petition 46-96 . Yeas : Councilmembers Gavin,
McKevitt, Yearman and Mayor Kelly. Nays : None. Councilmembers
Gilliam, Schock and Walters abstained due to a conflict of
interest.
i
Agenda Item No. 5
--(Pk _;',/,,.
September 19, 1996
TO: Mayor and Members of the City Council
FROM: Richard B. Helwig, City Manager
SUBJECT: Community Development Block Grant - Analysis of
Impediments to Fair Housing
PURPOSE
To provide the Mayor and Members of the City Council with
information regarding proposals for conducting an Analysis of
Impediments to Fair Housing and development of an Action Plan.
BACKGROUND
eft' The Community Development Block Grant regulations were amended
in 1995 to require that entitlement communities conduct an
Analysis of Impediments to Fair Housing and develop an Action
Plan to address any identified impediments to fair housing.
The required analysis and action plan is considered part of
the consolidated plan and will run the same time period as the
consolidated plan. In the case of the City of Elgin the next
analysis will need to be completed during the 1999-2000 CDBG
program year.
A Request for Proposals was prepared to solicit consultants
interested in preparing such an analysis meeting all federal
requirements (see attached) . Four firms were solicited and
two responses were received. The lowest bidder was the Kent
Group of Crystal Lake at $12 ,600 . The Kent Group is the most
qualified proposal submitter having completed fair housing
analyses for the City of Racine, City of Naperville and the
City of Abilene. The other bidder on the analysis was Manage-
ment Resources Specialists of Springfield in the amount of
$14 , 000 .
The principal reason for soliciting a consultant for the
required analysis was to provide an independent, objective
review of the City' s laws, regulations and administrative
policies, as well as, private housing practices in the commu-
ew Additionally, it was recognized that there was a lack
of available trained city staff to conduct the analysis and
develop the action plan.
COMMUNITY GROUPS/INTERESTED PERSONS CONTACTED
None.
FINANCIAL IMPACT
The cost for the analysis and development of the action plan
is an eligible CDBG cost and was anticipated as part of the
administrative and planning budget under the 1996-1997 CDBG
Program. Sufficient funds are available in Account
230-0000-791 . 30-99 Project# 154210 .
LEGAL IMPACT
None.
ALTERNATIVES
The Analysis of Impediments to Fair Housing and the develop-
ment of an Action Plan is a mandatory requirement in order to
continue to receive Community Development Block Grant funding.
RECOMMENDATION
It is recommended that the Mayor and Members of the City
Council award the contract for this study to the Kent Group.
Respectfully submitted,
Ijire . 14 i c9._
0.411K. Dahlstrom
Planning Director
Richard B. Helwig
City Manager
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TABULATION OF BIDS H H
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CITY OF ELGIN ° °' N
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Invitation No. RPF #96-097 H v a i 3 H
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Date of Opening n 9/6/96 0' 0 'r-11-1• - c d - 0 N W
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Department Planning/CDBG x i m d a 0 4 a0o ri•
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Item Description
No. AMOUNT AMOUNT
. • .
1. Analysis of Impediments to
Fair Housing in City of Elgin
and Development of Action Plan $12,600.00 $14,000.00
I.
I
September 18, 1996
TO: Rick Helwig
FROM: Roger Dahlstrom
Pat Andrews
This memo has been written to provide additional information
regarding the Analysis of Impediments to Fair Housing. In April
as part of the CDBG grant application the City signed a special
certification that an analysis would be completed by October 31,
1996 . The analysis is a mandatory requirement of the CDBG
Program. Initially the analysis should have been completed by
February 1996 . However, the regional HUD agency never notified
grantees regarding this requirement until February. Thus, the
regional HUD office granted waivers to all grantees for
conducting the analysis . In April staff requested a list of
consultants from HUD. A list was provided to staff the end of
May. In June the various firms were contacted regarding their
capability of conducting the Fair Housing Analysis . In July and
August the RFP was prepared, reviewed and revised anticipating an
award date in September.
We have contacted the HUD Fair Housing office to see if there was 47)
any possibility for an extension to the certification previously
submitted. Essentially there is little possibility of an
extension and further we were advised that a delay in completing
this study could jeopardize the 1997-98 CDBG fund allocation to
the City. The analysis is an anticipated budget item for the
1996-97 CDBG Program. It is most important for this item to be
awarded at the September 25th City Council meeting. We put the
item on both agendas to allow for any discussion; perhaps it
should have only been included in the regular agenda as a typical
bid award.
A copy of the proposed memorandum and the relevant certification
are attached for your consideration.
6L (
I
eft
REQUEST FOR PROPOSAL
I. Purpose of Request
Proposals are invited from qualified firms interested in
conducting an Analysis of Impediments to Fair Housing and
developing an Action Plan for overcoming any identified
impediments for the City of Elgin. The analysis and plan
are required by the Department of Housing and Urban
Development for Community Development Block Grant
entitlement communities .
II. Background
The City of Elgin is located in Kane and Cook counties with
a 1990 population of 77, 010. The City has an approved
Consolidated Plan (summary attached) .
The requested analysis and plan is to be developed to meet
federal requirements . The analysis and plan shall be
conducted and developed utilizing HUD' s Fair Housing
Planning Guide.
r
IV. Scope of Work
The impediments to fair housing analysis will include a
comprehensive review of the City' s laws , regulations and
administrative policies, procedures, and practices
affecting the location, availability and accessibility of
housing, as well as, an assessment of conditions affecting
fair housing choice. Subject areas to be reviewed include
but are not limited to:
1 . Building, occupancy, health and safety codes .
2 . Policies and requirements affecting the approval for
the construction of housing such as required municipal
services, tax assessments and zoning.
3 . Administrative policies concerning community
development and housing activities .
4 . Public policies affecting resource allocation to areas
of minority concentration and persons with
disabilities .
Oft
5 . Public policies affecting interdepartmental
coordination between other local agencies providing
housing and community development resources to areas of Al,
minority concentration or to individuals with
disabilities .
6 . Planning, financing and administrative actions related
to the provision and siting of public transportation
and supportive social services that may inhibit or
concentrate affordable housing opportunities for
persons with disabilities .
7 . Policies or practices affecting the representation of
all racial, ethnic, religious and disabled segments of
the community on planning and zoning boards and
commissions .
8 . Private sector practices for the sale and rental of
housing and real estate.
9 . Banking and insurance policies and practices affecting
fair housing choice within the jurisdiction.
10 . Private practices regarding the provision of housing
brokerage services .
11 . Private practices affecting programs for accessible
housing.
12 . A review of the disposition of housing discrimination
complaints, violations or suits .
The selected firm is to review, analyze and prepare the
requested analysis and plan. The City will provide the
selected firm with demographic data, the Consolidated Plan,
Fair Housing information, municipal ordinances and other
information as necessary tc complete the analysis and plan
documents .
V. Proposal Requirements
For the work to be undertaken provide the following
information:
1 . Personnel to be involved in conducting the fair housing
analysis and developing the fair housing plan.
2 . The cost of conducting the analysis and producing the
fair housing plan shall be a firm, fixed cost including
any and all expenses ( including any reimbursable
costs) .
Page 2
FHRFP . 96/PZTEXT/4000CD.BG/ADMIN
3 . Provide a time schedule for completion. A draft
analysis must be completed by October 31, 1996 with
final documents completed by November 30, 1996 .
4 . Additional Services :
Identify any additional needed services that should be
provided by the City of Elgin. Identify any additional
services that will be needed through a separate
contract in order to provide the end product.
6 . Qualifications/References
Proposals shall include the following:
a. Qualifications of Personnel .
b. Listing of previous similar projects .
c. List of all sub-consultants who would be working
on this project.
d. References .
8 . Summary
All proposals are due in the City of Elgin Planning
Department before 11 : 00 A.M. on Friday, September 13, 1996 .
For further information, contact Patricia Andrews or
Veronica Bell at ( 847 ) 931-5910 .
r
VI. Proposal Submission
1 . Proposals must be received on or before 11 : 00 A.M. on
Friday, September 13, 1996 . All proposals shall be
submitted to:
Ms Patricia Andrews
Planning Department
City of Elgin
150 Dexter Court
Elgin, Illinois 60120
Telephone: ( 847 ) 931-5910 Fax: ( 847 ) 931-6790
2 . Provide three ( 3) copies of the submitted proposal .
3 . The City of Elgin reserves the right to accept or
reject, either in whole or in part, any and all
submittals in response to this request, with or without
cause, and to waive informalities in any submittals
which are in the best interest of the City.
4 . The City of Elgin is not liable for any cost incurred
prior to the execution of a written agreement, contract
olow or purchase order.
Page 3
FHRFP . 96/PZTEXT/4000CD.BG/ADMIN
•
5 . City Ownership of Contract Products . All products
produced in response to the contract resulting from
this request will be the sole property of the City of
Elgin. This includes all plans , specifications and All
reproducible copy(s) of plans and/or drawings prepared
for the proposed work.
6 . The City reserves the right to contact any references
or clients listed in the documents .
VII . Evaluation of Proposals
Project proposals will be evaluated by the City of Elgin
based upon the following criteria:
1 . Adequacy and completeness of the proposal with regard
to the information specified in the Request.
2 . The availability of the firm' s staff to work on the
project.
3 . Previous background and experience relevant to the
project to be undertaken.
4 . Estimated time to complete the documents and associated
material for the project.
6 . Cost for the conducting the Analysis of Impediments to
Fair Housing and development of the Action Plan.
Page 4
FHRFP. 96/PZTEXT/4000CD.BG/ADMIN
CITY OF ELGIN, ILLINOIS
emk AFFIRMATIVE ACTION/CERTIFICATION REQUIREMENTS
Please submit the • completed and signed forms along with your
proposal . No proposal will be accepted without this information.
A. To assure compliance with the City of Elgin ' s Affirmative
Action Ordinance, all contractors and vendors , herein referred
to as "bidders" , are requested to submit the following
information:
1 . Workforce Analysis using the enclosed Bidder' s Employee
Utilization form.
2 . Provide the information required by Item #3 on the
employee utilization form if the answer to Question 2 on
the form is "yes" .
3 . Provide a written commitment outlining the steps that the
bidder plans to take in the area of recruitment and
promotion of minorities and females to assure equal
employment opportunity. (A copy of the bidder' s
affirmative action plan may be submitted in lieu of this
requirement . )
eft
B. The undersigned certifies that the offerer is not delinquent
in the payment of any tax administered by the Illinois
Department of Revenue unless there is a pending proceeding
contesting the tax.
C . The undersigned certifies that the offerer is not barred from
offering on this solicitation as a result of a conviction for
the violation of State law prohibiting bid-rigging or bid
rotating.
D. The successful Bidder agrees that upon acceptance by the City,
the executed Invitation to Bid along with all instructions ,
conditions , and specifications attached thereto constitute a
binding contract which may be enforced by the City.
Signature/Title
Company Name
Address
Phone Number
FEIN No .
Rev. 4/20/94
CITY OF ELGIN
All
EQUAL EMPLOYMENT
WRITTEN COMMITMENT GUIDELINE
The written commitment required in Item #4 of the "Bidder's
Employee Utilization Form" shall :
1 . Set out the name and phone number of the bidder's
Affirmative Action Officer.
2 . Clearly identify the bidder' s recruitment area and the
percentage of minority and females in the area 's population
and labor force.
3 . Set out what the bidder has done and has set as a goal to be
done to recruit minority and female employees .
4 . Set out the bidder' s specific goals to recruit minorities
and females for training programs or other similar
opportunities available through the bidder' s organization.
5 . Indicate bidder's consent to submit to the City of Elgin
upon request, statistical data concerning its employee 417)
composition and recruitment efforts anytime during the term
of the contract.
6 . Show bidder' s consent to distribute copies of the written
commitment to all persons who participate in recruitment,
screening, referral, selection and hiring of job applicants
for the bidder.
7 . Clearly show that the bidder shall require all
subcontractors, if any, to submit a written commitment
meeting the above requirements of their affirmative action
plan to the City of Elgin.
8 . Clearly state the the bidder agrees that:
"Bidder (company name) shall not discriminate against any
employee or applicant because of race, color, religion, sex,
ancestry, age, national origin, place of birth, or
disability (physical or mental) which will not interfere
with the performance of the job in ,question.
Rev. 9/1/93
47)
BIDDER'S EMPLOYEE . UTILIZATION FoRy.
This report is required by the City of Elgin and shall be
submitted before the contract can be awarded.
Chapter 3.12.1000 Affirmative Action — City Contracts
1. Name and Address of Bidder Description of Project
Total American
JOBCATEGORIES Employees Blacks `Hispanics Asians Indian Other Minority Female
Y T Y T Y I Y t Y T Y t 1 S
■
TOTALS
$mature of Company Qfhd.1 wad Title Tdephote No. Date Sped Pate
—o—
2. Have you ever been awarded a bid by the City of Elgin?
INN YES — NO
IS. If the answer to #2 is yes, please submit a copy of the
Employee Utilization Form that was submitted with your
last successful bid along with a fully completed copy of
this foss.
4. If the statistical. data provided above shows under—
utilization of minority and/or female. please submit,
according to the guideline provided in the attached
document, a written commitment to provide equal
employment opportunity.
NOTE: In the event that a contractor or vendor, etc. fails to
comply with the fair ernployraent and affirmative
action provisions of the .City of Elgin, the City
amongst other actions may cancel. terminate or
suspend the contract in whole or in part.
Rev. 6/15/92
Sexual Harassment--Policies and Programs
Effective July 1, 1993, every party to any contract with the
City of Elgin and every eligible bidder is required to have
written sexual harassment policies that include, at a minimum,
the following information:
(i) the illegality of sexual harassment;
(ii) the definition of sexual harassment under state law;
(iii) a description of sexual harassment, utilizing examples;
(iv) the vendor's internal complaint process including
penalties;
(v) the legal recourse, investigative and complaint process .
available through the Illinois Department of Human
Rights, and the Illinois Human Rights Commission;
(vi) directions on how to contact the department and
commission;
(vii) protection against retaliation as provided by Section
6-101 of the Human Rights Act. 47)
A copy of the policies must be provided to the Department of
Human Rights upon request. P.A. 87-1257 .
Sexual harassment is defined as follows :
"Sexual harassment" means any unwelcome sexual
advances or requests for sexual favors or any
conduct of a sexual nature when ( 1) submission to
such conduct is made either explicitly or
implicitly a term or condition of an individual' s
employment, (2) submission to or rejection of such
conduct by an individual is used as the basis for
employment decisions affecting such individual, or
( 3) such conduct has the purpose or effect of
substantially interfering with an individual 's work
performance or creating an intimidating, hostile or
offensive working environment.
Any questions by contracting parties or eligible bidders
concerning compliance with these requirements should be
directed to the Illinois Department of Human Rights .
Executive Summary
1995-2000 Consolidated Plan
COMMUNITY PROFILE
The most significant trend affecting the community in the last ten years has been an
increased rate of growth and development. From 1980 to 1990 the population of Elgin
increased by 13,212 persons for a total population of 77,010 and a 21% increase in
population. Predictably, this increase in population has been accompanied by an
increase in housing units and households. The number of housing units increased by
3,051 units for 12.3% increase from 1980. Total housing units equalled 27,936 in
1990. Comparing the population growth rate to the housing growth rate it appears that
the housing demand has exceeded the rate of housing supply increases, resulting in a
low housing vacancy rate for both rental and owner housing units. In 1980 the overall
housing vacancy rate was 5.8% (1,432 units); in 1990 the vacancy rate was 3.8%
(1,071 units). The change in vacancy rate resulted in a 25% reduction in the number of
vacant housing units between 1980 and 1990 even though the entire housing stock
increased by 12.3%.
A second important housing characteristic is that the proportion of the housing stock
used as renter and owner occupied housing has changed over the 10 year period. In
1980, renter occupied housing represented 40% of the occupied housing in the city. In
1990, renter occupied housing accounted for 38% of the occupied housing stock, even
though 441 rental units were added over the 10 year period. It is anticipated that the
rental market will continue to lag behind the owner occupied market for the near term.
As a result, the rental housing market will continue to have a low vacancy rate and the
potential for increased rents exists.
In addition to the preceding, the City has added significant commercial and industrial
employers as part of its overall growth pattern and has set the "stage" for future
employment growth through annexations, zoning, infrastructure improvements and
transportation planning. The city has historically been a diversified community
providing employment, housing and community services to its residents and
surrounding populations. Community plans have been intent on maintaining a growth
balance among housing, employment and community services to retain the character
and enhance the economy of the city. Over the last decade the community has
increased its employment base to where it is now the 8th largest industrial city in the
state.
HOUSING AND COMMUNITY DEVELOPMENT NEEDS
Conditions
The Elgin community is experiencing both the positive and negatives of rapid growth
and development. As a result of growth there are more opportunities for employment
and housing while at the same time there is more stress on existing community facilities
and infrastructure. To enhance the existing city and maintain affordable housing while
controlling and locating new development is a primary challenge to the community .
Housing Needs `
Extremely Low Income - Based upon the data comparisons and rankings it appears
that the greatest number of extremely low income rental housing assistance needs is
in the Small Family category followed by the Elderly and Other households. The
percentage of households in each household type requiring housing assistance appear
to be the extremely low income Large Family and the Other household categories. in
the extremely low income owner category it is evident that elderly households represent
the greatest numerical and percentage of housing needs, with cost burden being the
major housing problem. Of the all the extremely low income owner households the
Elderly represented 70% of the households paying more than 30% of income for
housing and 32% of the households paying more than 50% of income for housing.
Low income - Based upon data comparisons and rankings it appears that the
greatest number of low income rental housing assistance needs is in the Small Family
category followed by the Elderly and Other households. The percentage of households
in each household type requiring housing assistance appear to be the low income
Large Family and the Other household categories. In the low income owner category it
is evident that elderly households represent the greatest numerical and percentage of
housing needs, with cost burden being the major housing problem. Of the all the low "'
ow income owner households the Elderly represented 59% of the households paying more
than 30% of income for housing and 44% of the households paying more than 50% of
income for housing. However, the owner cost burden category does not recognize or
account for a number of mitigating factors. Elderly homeowners often have high equity
in homes and other assets'that are not calculated as income and therefore are not
reflected in the cost burden statistics provided by HUD. Additionally, as a general rule
there are more programs that assist the elderly than are available to other low and
moderate income groups, particularly the Other Household category. Therefore, the
comparison of household income to housing cost may overstate the actual housing
assistance needs of the low income elderly category.
Market Conditions
There are 27,936 housing units in the community of which 26,865 (96%) are
occupied. Of the occupied housing units a total of 16,736 (62%) are owner occupied
and 10,129 (38%) are renter occupied. Of the owner occupied housing units the
majority (80%) are single family detached housing units, with attached single family
accounting for 6%, mobile homes for 6% and two unit structures accounting for 5%.
The type of housing structure occupied by renters is more diverse than owner occupied
housing. The rental housing market is composed of single family detached housing
. accounting for 11% of the renter occupied housing units; attached single family for 8%;
two unit structures for 19%; 3 to 4 unit structures for 13%; 5 to 9 unit structures for
24%; 10 to 19 unit structures for 10%; 20 to 49 unit structures for 8%; and, 50 units and
over structures accounting for 6% of the occupied rental units.
The 1980 to 1990 decade represented a strong growth period for the community.
Household formation both by number (2,959) and by percentage was less than the
population change (21%) and nearly equal to the housing unit change. The higher
increase in population is reflective the fact that for the first time in 40 years both the
average number of persons per household and the average family size increased. The
average household size increased from 2.64 persons in 1980 to 2.81 persons in 1990.
The average family size increased from 3.22 persons in 1980 to 3.39 persons in 1990.
The recent trend of increasing household size is further reflected in the following
household size data.
The increase in household and family size and the higher growth rate of larger
households is representative of the growth of the minority population, which tends to
have a greater number of persons per household. The increase in household size is
also a response to the low housing vacancy rate which causes people to remain in
households longer and to share housing units.
Housing demand has been exceeding housing supply in the community over the last
ten years. Unless, or until, more affordable housing is provided in surrounding 411,
communities it is expected that demand will continue to exceed supply regardless of
the growth rate of the community and additions to the housing stock.
Affordable Housing Needs
In order to assess change in overall housing affordability in the community, a
general comparison of income to housing costs needs to be conducted. The
percentage change in income may be compared to changes in housing costs as a
gauge in estimating if incomes are keeping pace with overall housing costs. The most
comparative unit of measure to estimate the rate of change is median household
income to median housing unit cost. The median household income in the city
increased 80% from 1980 to 1990 (1980 = $19,747; 1990 = $35,546). At the same time
the median owner occupied housing value increased by 55% (1980 = $62,200; 1990 =
$96,300) and the median gross rent increased by 87% (1980 = $268; 1990 $501).
Thus, it would appear that, in general, income increases have kept pace with housing
cost increases. However, as stated previously the low vacancy rate and the reduced
rate of rental housing production appear to have raised rental costs at a greater rate.
The rate of increase in rents affects very low income households the most, since these
households are more dependent on the rental market for housing. However, it would
also appear that more households may be able to purchase housing since overall the -
median household income increase was greater than the owner occupied housing unit
cost increase. This trend may also explain the high demand for owner occupied
housing reflected in the change of the proportionate renter/owner share of the overall
housing stock and the low vacancy rate (1.2%) for owner occupied housing. Of
concern to the community, is the reality that the city provides some of the most
affordable housing in the northwest metropolitan area. Even as the community
attempts to meet the housing needs of its residents, housing demand will continue to
rise regardless of additional housing supply simply because the community is
"affordable". The entire issue of affordable housing needs to be addressed on a
regional basis rather than on an "entitlement" city or urban county basis
Homeless Needs
Two service providers furnish the majority of shelter capacity in the community - the
Salvation Army in conjunction with the local PADS program and the Community Crisis
Center. From surveys returned by these two organizations it appears that the 1990
Census information may be an undercount of the homeless population, probably
primarily because of the date in time the Census information was gathered. In
February of 1993 the average night occupancy for both of these facilities totalled 70
persons of whom 24 (34%) were identified as children. It has been the experience of
"• the shelter providers that more families with children have utilized the shelters than
previously. The Community Crisis Center, which provides for longer stays than
overnight, has indicated that clients are staying longer at the facility than in previous
years often due to the difficulty of locating alternate housing, with the cost of housing
(and required security deposits) being a primary factor in obtaining housing. The
combined percentage of repeat clients for the two facilities is 63%. The high
percentage of repeat clients indicate the difficulty of obtaining other shelter or the
option of alternative housing. Additionally, both shelter facilities indicate that 100% of
the clients served are homeless. Since the percentage of repeat clients is so high the
number of homeless persons has not been adjusted from the counts submitted by the
shelter providers.
Public and Assisted Housing Needs
The Housing Authority of Elgin has substantial waiting lists for both public housing
and the Section 8 Program. As of March, 419 applicants were listed on the public
housing waiting list. The Section 8 Program waiting list is opened each year for one
week during the first week in March. A total of 845 applicants are on the waiting list
currently. Approximately 65% of applicants on the waiting lists meet federal preference
guidelines.
Barriers to Affordable Housing
Tax Policies: The City of Elgin has attempted to restrain the municipal tax levy. Since
1989 the overall change in the municipal tax rate has been a 2.6% increase. It has
been a policy of the City Council to refrain from tax rate increases.
Zoning Policies: The City of Elgin has attempted to recognize previous patterns and
forms of development within the context of a comprehensive revision to the local zoning
ordinance which became effective in 1992. The 1992•zoning ordinance recognizes and
provides for residential conservation zoning districts which contain minimum
requirements of lot area, lot width, building setbacks, etc. that are complimentary to the
era of development for different portions of the city. These type of provisions minimize
the negative impact more contemporary zoning requirements could have on the existing
housing stock.
The city's zoning ordinance provides zoning categories for single family, two family,
multi-family and planned housing developments thus promoting a wide variety of
housing types and a range of housing costs. The zoning ordinance is non-exclusionary
and promotes the rational utilization of land, the avoidance of land use conflicts and
provides the opportunity for the construction of affordable housing.
Building Codes: The city's building code is based upon the BOCA National Building
Code. The adoption a standardized building code avoids the additional costs
associated with idiosyncrasies of communities having unique codes that are unlike any
other code for standard building requirements.
Fair Housing
The city provides a Fair Housing Office and staff for services to individuals who may
have encountered housing discrimination. This position is funded by the city's General
Fund and is not dependent upon the CDBG Program. Federal funding has assisted in
the development of a fair housing ordinance and associated documents. The city has a
long history in human relations and anti-discrimination services.
Lead-Based Paint
In 1990 the City of Elgin contained 27,936 dwelling units of which 18,312 were
estimated to contain lead based paint. It was further estimated that 14,674 dwelling
units were affordable to low and moderate income households. Of the affordable
housing units a total of 11,173 dwelling units were estimated to contain lead based
paint. ""
The number of lead poisoning cases in the community have risen as the amount of
blood testing has increased. With the 1993 requirement that all children must be
tested for blood lead levels for kindergarten and first grade the number of reported lead
poisoning cases have increased and it is anticipated that the number of reported cases
will continue to increase in the short term. From 1990 to 1993 the number of reported
lead cases referred to the city's Hea,!+h Officer have totalled 186. In 1994 a total of 72
lead poisoning cases were reported.
Community Development Needs
In the last decade the city has expanded and developed economically to where it is
now the 8th largest industrial city in Illinois (a decade ago the city was ranked as
number 15). During the last decade the city annexed and developed residential,
commercial and industrial properties effectively maintaining a balanced economic
growth pattern. Along with the growth pattern has been a diversity of job creation
providing a broad range of job types and required skill levels. Thus the non housing
community development issues and needs for Elgin are more qualitative than census
statistically related (quantitative). Simply, many of the non housing community '"
development needs relate to quality of life and living environment.
In particular there are needs for improved and expanded parks and associated
linkages (pedestrian ways, bicycle ways, etc.). Few community or public facilities have
been added over the last decade and are needed to serve the existing and expanded
population of the city, particularly the youth of the community. The aging infrastructure
needs attention (streets, lights, storm sewers, bridges, dams, water mains).
Transportation planning needs to be accomplished to provide for efficient traffic
movement in a river city with a limited number of bridge crossings and ,even more
limited, street continuity. Neighborhood problems need to be addressed holistically
from housing quality to crime prevention.
Coordination
The City of Elgin coordinates with neighborhood groups and social service
organizations in the planning process for the overall Consolidated Plan and the annual
plan. Implementation of activities involves a variety of partnerships and city
departments to complete the funded activities.
HOUSING AND COMMUNITY DEVELOPMENT STRATEGY
Vision for Change
To develop and nurture a liveable community that offers a broad range of housing
choices, living environments, public facilities and economic opportunities for all
community residents.
Housing and Community Development Objectives and Priorities
The general housing priority for the community is the maintenance and improvement
of the existing older housing stock. The older housing stock is typically the most
affordable housing available in the community. An overall emphasis for community
development is the improvement of older neighborhoods and the provision of facilities
and activities for youth in the community.
4)
Housing Priorities
One - Maintain the existing affordable housing stock through the repair and
rehabilitation of renter and owner occupied housing units.
Based upon the number of housing units that are affordable to the low income
population, the location of the affordable housing units, the age of the housing stock
and the number of substandard housing units, the maintenance of the existing housing
stock is of primary importance to the community. The maintenance of the existing
housing stock would be of benefit to the elderly (renter and homeowner), small families
and large families who exhibit the greatest cost burdens and are least able to afford
housing maintenance repair and more likely to reside in deteriorated housing.
Two - Provide for the testing and abatement of lead based paint hazards.
Based upon the extent of older housing units in the community and the number of lead
poisoning cases reported, the local testing for lead based paint hazards is of
significance. Additionally, considering that low income families at most at risk for lead
poisoning, have generally younger aged households and occupy housing units with the
411)
potential for lead hazard it is important to provide an affordable and safe housing
environment. Of the estimated number of housing units containing lead based paint
(18,312) 65% are considered affordable to low income households.
Based upon recent experience it is estimated that approximately 60 housing units per
year require some lead paint abatement.
Three - Improve the existing public housing stock by accomplishing repairs and
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improvements not funded by federal funds.
The public housing stock is an important housing element for extremely low income
families and families with severe cost burden. The improvement of the public housing
environment including play areas, handicapped accessibility and fire safety is of
importance to the quality of life for public housing residents and the surrounding
residential areas.
Four: Maintain the level of existing rental housing assistance in the community.
Based upon the extremely low income and low income housing assistance needs
identified the Section 8 certificate and voucher program is of prime importance for many
families. It is estimated that approximately 985 certificates and vouchers are provided
in the community (both public housing managed and private project based Section 8).
r, At a minimum the maintenance of the existing level of assistance is of prime importance
to providing affordable housing. In addition to Section 8 the maintenance of affordable
rental units via other programs will be necessary.
Five: Increase the rate of homeownership in the community, particularly for first time
home buyers.
A total of 62% of all occupied housing units are home owner occupied within the
community. By assisting low income households in homeownership will further the long
term investment of these households in the community. With the current interest rates
the opportunity exists for increased homeownership particularly for the Moderate
Income households.
Non-Housing Community Development Priorities
One - Improve the living environment of the neighborhoods in the community through
coordinated and complimentary programs and actions. Over the next five the following
is planned for the city's neighborhoods: Rental Licensing Program and Inspection of
Rental Housing Units; Additional Resident Police Officers; Housing Architectural
Restoration Program; Neighborhood Street Reconstruction; Neighborhood
elk Improvement Program; Neighborhood Planner; Neighborhood Housing Services
Support; Street Lighting; Traffic Control; Selective Street Closure.
Two - Provide increased programming and facilities for youth in the community. Some
of the actions planned include: Boys and Girls Club Support; Summer Youth
Employment Program; Elgin Recreation Center Support; Children's Museum
expansions and rehabilitation.
Three - Expand and improve existing parks and recreational opportunities.
Neighborhood parks improvements; District park improvements; Addition of a
Community Recreation Center.
Four - Continue capital improvements to support and enhance the economic community
and business areas. Downtown street lighting; Transportation corridor improvements;
Parking improvements in the downtown area; Vacate and reuse the inappropriate
railroad in the downtown area; Continued support for the business facade
improvement program; Facilitate and support the I-90/Randall Road Interchange.
Anti-Poverty Strategy
The population of persons below the poverty level by age is composed of the
following groupings: 40% under the age of 17, 51% between the ages of 18 and 64 and
9% over 65 years of age. Because a certain amount of poverty will exist by simply
having public housing units and Section 8 rental assistance thus providing shelter for
those in poverty an element needing to be addressed are those in poverty not being
provided assistance for shelter and services. At this time there is no available data to
assess the population in poverty not receiving services.
Programs that currently exist that provide avenues and assistance for addressing
poverty include low cost day care to allow parents to work and have affordable day
care for children; job training through state, federal and local programs; educational
opportunities as well as such services as food pantries, free clinics, clothing centers,
and assisted housing. There is no accurate means to gauge how many households
have used these programs and how many households that have been or could have
been in poverty has been reduced by these programs. A gauge of the effectiveness of
local programs may be that the percentage of the local population in poverty changed
very little over the 1980 - 1990 decade (7.4% in 1980 and 7.7% in 1990) compared to a
national increase in the percentage of population in poverty. The community will
continue to provide the opportunity for persons in poverty to obtain educational skills,
job training and support services.
Housing and Community Development Resources
The primary federal resources available to the Elgin community are Community
Development Block Grant, Section 8, and public housing, Resources available from -
the state include the Low Income Housing Tax Credit, Weatherization Program and
Energy Assistance Program. A prominent local resource is the Neighborhood Housing
Services of Elgin as well as the Community Crisis Center, the Wayside Center,
Salvation Army and Elgin Township.
Coordination of Strategic Plan
In general the City of Elgin Planning Department is charged with coordinating the
strategic plan in conjunction with the Planning and Development Commission, the Elgin
City Council and the City Manager's Office. The City and its departments coordinate
with a variety of social service organizations, neighborhood associations and other
community organizations. ,,,nik