Fair Housing Plan

Developed in accordance with: Title I of the Housing and

Community Development Act of 1974, as amended The

Fair Housing Act (Public Law 90-284, 42 USC 3601-20)

Human Rights Law of the State of New York (Executive

Law, Article 15)

Steuben

County,

New York

August, 2018

1

Table of Contents

Introduction ................................................................................................................................... 2

Availability of Information .......................................................................................................... 2

Discrimination Complaints .......................................................................................................... 4

Housing, Employment, and Income ............................................................................................ 5

Age of Housing Stock ................................................................................................................. 5

Condition of Housing Stock........................................................................................................ 6

Purchase or Rental Value of Housing Stock ............................................................................... 7

Occupancy Characteristics and Types of Housing Units ............................................................ 8

Units Affordable to Low and Moderate Income Households ..................................................... 8

Demographic and Employment Characteristics ........................................................................ 10

At risk populations .................................................................................................................... 15

Transportation and primary facilities ........................................................................................ 15

Fair Housing Programs and Organizations ............................................................................. 16

Arbor Housing and Development ............................................................................................. 16

Hornell Housing Authority ....................................................................................................... 16

LawNY ...................................................................................................................................... 17

Impediments to Fair Housing .................................................................................................... 17

Recommendations ....................................................................................................................... 18

References .................................................................................................................................... 20

Appendix ...................................................................................................................................... 21

Appendix A: Annual Median Income – Steuben County ........................................................ 21

Appendix B: Poverty Level ..................................................................................................... 23

Appendix C: Maps .................................................................................................................... 24

Bus Routes and At Risk Populations .................................................................................................. 24

Bus Routes and Primary Facilities ...................................................................................................... 25

Average Median Income ..................................................................................................................... 26

HUD Poverty Levels ........................................................................................................................... 27

Local Job Centers ................................................................................................................................ 28

Appendix D: Public Notice for Steuben County Residents ..................................................... 29

Appendix E: Letter to Realtors and Lending Institutions ........................................................ 30

Appendix F: Housing Discrimination Reporting Forms ......................................................... 31

2

Introduction

Steuben County has received grants from the Community Development Block Grant

(CDBG) Program sponsored by the U.S. Department of Housing and Urban Development

(HUD), implemented in New York State by New York State Homes & Community

Renewal. The County understands the importance of promoting Fair Housing in the

community and is committed to meeting its responsibilities as a recipient of CDBG

funds.

The County has developed this Fair Housing Plan to inform residents, banks, realtors and

landlords of Fair Housing provisions under Federal and State laws and to define a

mechanism to assist people who may be victims of housing discrimination. It also serves

to identify impediments and make recommendations on how to improve fair housing

policies in Steuben County. This is done by identifying problems related to fair housing,

assembling fair housing information in the form of this plan, and increasing housing

choice throughout the county for residents of all incomes levels.

The Steuben County Planning Department conducted the following activities in order to

fulfill these guidelines:

Identification and review of current studies, surveys, articles and statistical

materials.

Collection and review of public documents to identify existing impediments.

Research of available data sources to explore housing, demographic, income and

economic patterns in Steuben County.

Stakeholder surveys and outreach

Analysis of information collected and compiled during public document reviews,

research of available data sources and survey collection identify impediments to

fair housing choice.

Availability of Information

The County’s Fair Housing Plan recognizes that public knowledge of Fair Housing

provisions is the first step in expanding equal opportunity. To increase public knowledge

of Fair Housing provisions, the County will take the following actions:

Appoint a Fair Housing Officer

The County Legislature has appointed the County Planning Director or his/her designee

as the County’s Fair Housing Officer. The County’s Fair Housing Officer will:

3

1. Post Fair Housing and Affirmative Action posters in the County Office

Building.

2. Place Fair Housing advertisements in official newspapers.

3. Post Fair Housing information on the County’s website.

4. Document housing discrimination complaints on a standard form.

5. Forward copies of all complaints to and, when appropriate, consult with the

Fair Housing/Equal Opportunity Division of the HUD Office in Buffalo

and/or the New York State Division of Human Rights in Rochester.

6. Compile information about fair housing-related services available to County

residents.

7. Host trainings for both residents and public and private stakeholders to

promote information sharing amongst all interested parties.

Advertise in Local Newspapers

The County will, periodically, publish a notice in the official newspapers, that names the

Fair Housing Officer and provides his/her address and telephone number. The notice will

say that persons who think they are victims of housing discrimination should contact the

Fair Housing Officer for help filing a complaint.

Provide Information on Federal and State Statutes Related to Fair Housing and Other

Appropriate Material

The County will make available, upon request, copies of applicable Federal and State

laws which contain anti-discrimination provisions, including: Title VI of the Civil Rights

Act of 1964, Title VIII of the Civil Rights Act of 1968, Fair Housing Amendments Act of

1988 and the Human Rights Law (Executive Law, Article 15) of the State of New York.

The County’s website will include links to information and descriptive brochures issued

by HUD and the New York State Division of Human Rights.

The Fair Housing Officer will prepare a webpage that summarizes fair housing laws

applicable in the County, and available assistance.

4

Maintain Contact with Realtors and Lending Institutions

The County will periodically contact local banks and realtors to request they help further

Fair Housing in Steuben County by following both Federal and State Fair Housing laws.

Maintain Contact with Assistance Agencies.

The County will communicate with agencies and organizations that provide assistance to

persons who may be victims of discrimination, including but not limited to:

Southern Tier Legal Services (LawNY)

Arbor Housing and Development

Center for Dispute Settlement

Discrimination Complaints

The County will provide information and assistance to individuals who think they are

victims of housing discrimination.

Discriminatory Housing Practices

For the purpose of this plan, a discriminatory housing practice means an act that is

unlawful under Sections 804, 805, 806 or 818 of the Fair Housing Act (Title VIII of the

Civil Rights Act of 1968, as amended) or the Human Rights Law (Executive Law, Article

15) of the State of New York. Such discriminatory housing practices include

discrimination in the sale or rental of housing, discrimination in this provision of

brokerage services, or interference, coercion, or intimidation based on race, color,

religion, sex, national origin, disability, age, marital status, familial status, sexual

orientation, or military status.

Receiving Complaints

The Fair Housing Officer will record information on a standard form to ensure that a

complete file is established. Following this, the Fair Housing Officer will then contact

the Department of HUD and/or the New York State Division of Human Rights to review

the complaint and request guidance in the formal filing of the complaint, in cases where

the individual decides to use this method. Copies of all complaints will also be

forwarded to the Fair Housing and Equal Opportunity Division of the HUD Office in

Buffalo and the New York State Division of Human Rights in Rochester. If the

complainant decides to take his/her case directly to a Court of Law, the Fair Housing

Officer will consult with the Law Department and Public Defender’s Office on the

appropriate procedures to be followed and the procedure for securing affordable legal

services if the individual is of low or moderate income.

5

Housing, Employment, and Income

Steuben County is located in the southern tier region of New York. The county has a total

land area of approximately 1,390 square miles. It is bordered by Schuyler and Chemung

Counties to the east, Allegany County to the West, Livingston, Ontario, and Yates

Counties to the north and Pennsylvania to the south.

The following data is organized so that the county can prioritize housing needs and have

a well-founded basis on which to develop and implement comprehensive housing policies

that benefit the safety, health, and wellbeing of the people that call Steuben County

home. The following areas are addressed in this document:

1. An inventory of the municipality's housing stock by age, condition, purchase or rental

value, occupancy characteristics, and type, including the number of units affordable

to low and moderate income households.

2. A projection of the County’s housing stock, including the probable future

construction of housing for the next ten years.

3. An analysis of the County’s demographic characteristics, including but not limited to,

household size, income level, age and race;

4. An analysis of the existing and probable future employment characteristics of the

County;

Age of Housing Stock

The age of a community’s housing stock is considered a means of determining its overall

condition and identifying housing units in need of rehabilitation, especially those units

constructed 50 or more years ago. Steuben County’s housing stock was mostly

constructed prior to 1960 and construction rates have mostly declined afterwards. This

decline is most likely due to a leveling off in the total population of the county. The time

period prior to 1939 saw the largest amount of units built at 17,478 or almost 36% of the

total housing units. 70% of the County’s housing stock was built before 1970. This only

leaves approximately 30% of Steuben County’s housing stock that is less than 45 years

old. Given the age of its housing stock, many homes may not be in favorable condition,

and in need of repairs and upgrades.

Table 1

Age of Housing Stock

Time of Construction Number of Units Percent of Units

Built 2014 or later 57 0.10%

Built 2010 to 2013 523 1.10%

6

Condition of Housing Stock

In addition to age, other factors are taken into consideration to determine the quality and

condition of a municipality’s housing stock and whether units are substandard. 2016

ACS data is used to estimate the number of substandard housing units in Steuben County

using the following factors.

Persons per room as an index of overcrowding. If 1.01 or more persons occupy one

room than the unit is considered substandard.

The adequacy of plumbing facilities is used to determine if a unit is substandard.

Inadequate plumbing facilities are indicated by either a lack of exclusive use of

plumbing facilities or incomplete plumbing facilities.

The adequacy of kitchen facilities is also used to determine the quality of a unit and

determine if it is substandard. Inadequate kitchen facilities are marked by shared use

of a kitchen or the lack of a sink with piped water, a stove, or a refrigerator.

Using the above indicators, the table below shows the number of substandard occupied

housing units in Steuben County.

Table 2

Housing Characteristics

Total Percentage

Number of Persons per Room

1.01 or more 603 1.5%

Plumbing Facilities

Occupied Units with Complete Plumbing Facilities 40,087 99.10%

Units Lacking Complete Plumbing Facilities 351 0.90%

Kitchen Equipment

Occupied Units with Complete Kitchen Facilities 40,038 99.0%

Lacking Complete Kitchen Facilities 400 1.0%

TOTAL 41,058 100%

Built 2000 to 2009 3,611 7.40%

Built 1990 to 1999 4,891 10.00%

Built 1980 to 1989 5,419 11.10%

Built 1970 to 1979 6,294 12.90%

Built 1960 to 1969 3,726 7.60%

Built 1950 to 1959 4,034 8.30%

Built 1940 to 1949 2,780 5.70%

Built 1939 or earlier 17,478 35.80%

Total 48,813 100.00%

7

As indicated in the table above, Steuben County has a total of 603 deficient units by

overcrowding. 351 occupied housing units lack complete plumbing facilities and 400

units lack an adequate kitchen. In order to estimate the number of deficient units that are

occupied by low or moderate income households, a ratio of 0.727 as determined by the

American Community Survey Public Use Micro-data Sample (PUMS), is applied to the

total number of deficient units. This ratio, when applied to the number of deficient

homes lacking complete plumbing and kitchen facilities throughout Steuben County

yields a total of 255 and 290 units respectively.

Purchase or Rental Value of Housing Stock

According to 2016 ACS 5-year estimates, the median value of housing sales in Steuben

County was $94,300 increasing by around $3,300 from 2015 values. A majority of the

owner-occupied housing stock was valued between $50,000 and $99,999. A total of

10,757 occupied units were paying rent with 1,136 not paying any rent. A majority of

units paid $500 and $999 for rent each month. There is a clear deficiency of housing

stock valued over $200,000 throughout Steuben County as nearly 85% of all occupied

units were valued at or below $199,999. The following tables describe value of owner-

occupied and renter-occupied units in the County according to 2016 ACS data.

Table 3

Value of Owner-Occupied Units

Value ($) Units Percentage

Less than 50,000 4,561 16.00%

50,000-99,999 10,867 38.10%

100,000-149,999 5,494 19.20%

150,000-199,999 3,380 11.80%

200,000-299,999 2,387 8.40%

300,000-499,999 1,265 4.40%

500,000-999,999 415 1.50%

1,000,000 or more 176 0.60%

Median $94,300 (X)

Table 4

Cost of Rent in Steuben County

Contract Rent Specified Units

Less than $499 2,320

$500-$999 6,732

$1,000-$1,499 1,502

$1,500 or more 203

Total 10,757

8

Occupancy Characteristics and Types of Housing Units

According to the 2016 ACS 5-year estimates, Steuben County had 40,438 occupied

housing units, with 70.6% being owner-occupied and 29.4% being renter-occupied.

There were 8,375 vacant units of the total 48,813 housing units in Steuben County.

As depicted in Table 5, 67% of the housing stock consists of single-family detached

housing and another 14.9% is made up of mobile homes. The balance of housing within

the County is displayed in the table below.

Table 5

Housing Units

Units in Structure Number Percent of Total Units

1-Unit Detached 32,693 67.00%

1-Unit Attached 682 1.40%

2 Units 3,256 6.70%

3 or 4 Units 1,796 3.70%

5 to 9 Units 1,400 2.90%

10 to 19 Units 611 1.30%

20 Units or more 1,076 2.20%

Mobile Home 7,286 14.90%

Other 13 0.00%

Total 48,813 100.0%

Units Affordable to Low and Moderate Income Households

Very Low-income households are defined as those households earning less than or equal

to 50 percent of a regional median income. Low-income households earn more than 50

percent of regional median income, but less than 80 percent of regional median income.

In addition, NYSHCR (New York State Housing and Community Renewal) has

developed a sliding scale for income limits, which defines low- and moderate-income

limits based on household size. HCR has determined separate incomes for one to eight

person households.

Similarly, housing units are to be priced to be affordable to households who could

reasonably be expected to live within the housing units. For example, the current HCR

regulations require that an efficiency unit be affordable to a household of one, as shown

below within Table 6, 2015 NYSHCR Income Limits for Steuben County. According to

the U.S. Census Bureau 2016 ACS data 34% of the population of Steuben County is

considered low income by HUD standards based on the county median family income of

$59,661. As a result, it would seem that nearly one third of the population of Steuben

County is eligible for some form of financial housing assistance. It is recommended that

further analysis into the affordability of housing for Steuben county residents be

completed.

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Table 6: 2015 Income Eligibility for Steuben County

1 Person 2 Person 3 Person 4 Person 5 Person

Extremely Low Income $12,600 $15,930 $20,090 $24,250 28,410

Very Low Income $21,000 $24,000 $27,000 $29,950 $32,350

Low Income $33,550 $38,350 $43,150 $47,900 $51,750

To be affordable, a household should not be paying more than 28 percent of its gross

income on principal, interest, taxes and insurance, subsequent to a minimum down

payment of 5 percent. A rental unit is affordable if the household is paying no more than

30 percent of its income on rent and utilities. The following tables display how many

owners and renters are paying more than 30% of gross income on mortgages or rent.

Table 7

Monthly Owner Cost as a Percentage of Household Income in 2015

Percentage of Income Number Percent of Total

Less than 20.0% 7,363 50.70%

20% to 24.9% 2,225 15.30%

25% to 29.9% 1,456 10.00%

30% to 34.9% 869 6.00%

35% or more 2,604 17.90%

TOTAL 14,517 100.00%

*27 units not computed

Table 8

Gross Rent as a Percentage of Household Income in 2015

Percentage of Income Number Percent of Total

Less than 15% 1,971 18.50%

15% to 19.9% 1,494 14.00%

20% to 24.9% 1,515 14.20%

25% to 29.9% 1,303 12.20%

30% to 34.9% 888 8.30%

35% or more 3,481 32.70%

TOTAL 10,652 100.00%

*1,241 units not computed

10

Demographic and Employment Characteristics

As depicted in Table 9 below, the population of Steuben County grew slightly from 1940

to 1970, with its greatest percent change of 7.7 percent occurring during the time period

between 1950 and 1960. The U.S. Census data demonstrates that the County’s

population for the year 2010 was 98,990 which is a 0.3% increase from 2000 population

levels. Population density is a measure of the number of people residing within a given

land area. As the table shows, Steuben County is very low density given the amount of

land area the County occupies.

Table 9

Steuben County Population Characteristics 1930-2014 (Estimated)

Year Population Percent Change Population Density*

1930 82,671 - 58.9

1940 84,927 2.70% 60.5

1950 91,439 7.70% 65.1

1960 97,691 6.80% 69.6

1970 99,546 1.90% 70.9

1980 99,217 −0.3% 70.7

1990 99,088 −0.1% 70.6

2000 98,726 −0.4% 70.3

2010 98,990 0.30% 70.5

Est. 2014 98,394 -0.6% 70.1

*Population Density displayed as residents per square mile

Source: U.S. Census Bureau

Table 10 illustrates the age cohort breakdown of the County. The residents of the County

have an older median age (41.8) than that of the State (38.1). A breakdown of population

by age for the County is provided below:

Table 10

Population Comparison by Age

Age Steuben County Percent

Under 5 5,552 5.70%

5 to 19 18,604 19.00%

20 to 34 16,752 17.10%

35 to 54 25,683 26.20%

55 to 64 14,419 14.70%

Over 65 17,141 17.50%

Total 98,151 100.00%

Median Age 42.3 -

11

As illustrated in Table 11 below, according to the 2016 ACS the median household

income in Steuben County was $48,823. This is significantly less than median income for

New York State, which was $60,741. A distribution of households by income for

Steuben County is presented in Table 10, below.

Table 11

Households by Income in 2016

Income ($) Total Percent

Less than $10,000 2,620 6.50%

$10,000-$14,999 2,613 6.50%

$15,000-$24,999 4,548 11.20%

$25,000-$34,999 5,004 12.40%

$35,000-$49,999 5,812 14.40%

$50,000-$74,999 7,962 19.70%

$75,000-$99,999 4,967 12.30%

$100,000-$149,999 4,661 11.50%

$150,000-$199,999 1,273 3.10%

$200,000 or more 978 2.40%

Median Household Income $48,823 -

The 2016 ACS reports on the work activity of all residents age 16 years and older. A

total of 43,222 residents were 16 years or older and employed. As indicated in Table 12,

only 6.5 percent of workers are self-employed and the majority of workers (76.6%) work

within the private sector.

Table 12

Classification of Workers

Class Steuben County Percentage of Workers

Private Wage and Salary 33,091 76.60%

Government Workers 7,177 16.60%

Self Employed 2,831 6.50%

Unpaid Family Workers 123 0.30%

TOTAL 43,222 100.00%

An analysis of the employees (over the age of 16) by economic sector indicates that

Steuben County workers were involved in a broad array of economic sectors. As depicted

in Table 13 below, the highest concentration of workers at 25.5 percent of the total

workforce was in educational, health, and social services, which was followed by

manufacturing at 17.9 percent and retail trade at 11.3 percent of the work force.

12

Table 13

Workforce by Sector

Sector Employees Percentage of Workforce

Agriculture, Forestry, Fisheries &

Mining 1,588 3.70%

Construction 3,021 7.00%

Manufacturing 7,733 17.90%

Wholesale Trade 694 1.60%

Retail Trade 4,869 11.30%

Transportation, Warehousing and

Utilities 1,695 3.90%

Information 580 1.30%

Finance, Insurance & Real Estate 1,458 3.40%

Professional, Scientific, Management,

Administrative, and Waste

Management Services

3,106 7.20%

Educational, Health and Social

Services

11,012 25.50%

Arts, Entertainment, Recreation,

Accommodation and Food Services

3,797 8.80%

Other Services 1,867 4.30%

Public Administration 1,802 4.20%

Table 14 illustrates the workforce occupation characteristics in Steuben County compared

with that of New York State. The occupation characteristics of the County’s residents

compare closely with that of workers throughout the state with some exceptions. The

County maintained a much higher percentage in manufacturing and agriculture, forestry,

fisheries and mining than that at the State. Steuben County, however, had a lower

percentage of jobs in several industries including Finance, Insurance, and Real Estate as

well as Professional, Scientific, Management, Administrative, and Waste Management

Services. Both the County and State Occupation Characteristics are summarized in table

14 below.

Table 14

Occupation Characteristics

Sector Steuben County

(Percentage)

New York State

(Percentage)

Agriculture, Forestry, Fisheries

& Mining 3.70% 0.60%

Construction 7.00% 5.60%

Manufacturing 17.90% 6.30%

Wholesale Trade 1.60% 2.50%

Retail Trade 11.30% 10.70%

13

Transportation, Warehousing

and Utilities 3.90% 5.10%

Information 1.30% 2.90%

Finance, Insurance & Real

Estate 3.40% 8.10%

Professional, Scientific,

Management, Administrative,

and Waste Management Services

7.20% 11.60%

Educational, Health and Social

Services 25.50% 27.40%

Arts, Entertainment, Recreation,

Accommodation and Food

Services

8.80% 9.60%

Other Services 4.30% 5.00%

Public Administration 4.20% 4.60%

In order to understand what implications this employment data has for the County and

region as well as understand what the employment trends are for Steuben County, the

New York State Department of Labor (NYSDOL) has prepared regional projections,

which analyze the expected increase or decrease in a particular employment sector by the

year 2022. This data has been summarized in Table 15, below.

Table 15

Southern Tier Projected Employment

Industry 2012 Estimated

Employment

2022 Projected

Employment

Numeric

Change Outlook

Total Self Employed and Unpaid Family

Workers, All Jobs

17,690 18,050 360 Growing

Agriculture, Forestry, Fishing and

Hunting

1,920 2,070 150 Growing

Mining 1,180 1,120 -60 Declining

Utilities 1,260 1,180 -80 Declining

Construction 8,570 9,740 1,170 Growing

Manufacturing 35,630 35,030 -600 Declining

Wholesale Trade 7,580 7,800 220 Growing

Retail Trade 31,350 31,730 380 Growing

Transportation and Warehousing 5,750 6,230 480 Growing

Information 3,800 3,480 -320 Declining

Finance and Insurance 10,130 9,920 -210 Declining

Professional and Business Services 21,160 24,110 2,950 Growing

Educational Services 55,770 59,100 3,330 Growing

Health Care and Social Assistance 39,390 44,970 5,580 Growing

14

Arts, Entertainment, and Recreation 2,810 3,080 270 Growing

Accommodation and Food Services 20,340 22,770 2,430 Growing

Other Services (except Government) 12,260 14,120 1,860 Growing

Government 28,790 27,760 -1,030 Declining

Total (All Industries) 305,380 323,280 16,760

Growing

Source: New York State Department of Labor, Division of Research and Statistics - Long-Term Industry

Employment Projections, 2012-2022

As indicated above in Table 15, it is projected that in 2022 employment will increase in

the majority of occupations and overall the economy will grow by 16,760 jobs. Health

care and social assistance along with educational services are expected to realize the

largest growth during 2012-2022.

Table 16 below shows the racial diversity of Steuben County. Lack of fair housing based

on race alone is not an issue in Steuben County as the county lacks overall racial

diversity, however this also may justify a focus on accommodating an aging population

and those with disabilities.

Table 16

Race Population Percent

White 93,231 95.00%

Black or African American 1,501 1.50%

American Indian and Alaska Native 124 0.10%

Asian 1,456 1.50%

Native Hawaiian and Other Pacific Islander 13 0.00%

Some other race 292 0.30%

Two or more races 1,534 1.60%

Total 98,151 100.00%

Steuben County is currently, and expected to remain, a county with a rural, agricultural

nature. Nearly three times more persons over the age of 16 in Steuben County reported

working in the agricultural or manufacturing industry than the New York State average.

The median household income however, is over $10,000 less than the state average, most

likely due to the largely blue collar work force. Home value is also reflective of this fact.

87 percent of occupied housing units in Steuben County are valued below $200,000.

This creates a gap for higher wage earners in the county looking for higher end housing;

however home values and household income more or less mirror one another throughout

the County.

15

Housing condition is lacking due to the age of housing stock throughout the County. One

in three occupied units were built before 1939 and according to ACS 2016 data nearly

1,000 units have substandard kitchen or plumbing facilities. Furthermore, 3,849 homes

owners and 4,574 renters contribute 30 percent or more of their gross monthly income to

housing costs, which according to New York State Housing and Community Renewal

standards is deemed unaffordable.

Steuben County is a region that caters to the middle class. However, with a steady

population and fairly diverse workforce, there appears to be a lack of housing options for

very low and extremely low income households as well as higher income households. It

would be in the best interest of the county and local governments to invest in the

development of affordable housing options for these low income families while also

planning for increased growth within the county from industries creating a larger

population of higher wage earners that expect higher quality housing options. More

research should be done on the current housing situation in Steuben County and how it

affects households on either end of the income spectrum.

At risk populations

At risk populations are often more likely to experience housing discrimination. This is

due in large part to a lack of resources and housing choice. Figure C shows where at risk

populations are located throughout the county along with transportation routes. For the

purposes of this map, “at risk” is defined as those individuals who qualify for

supplemental nutrition assistance program (SNAP) benefits according to the Steuben

County Department of Social Services database. Not surprisingly, at risk populations are

centered in the counties three largest municipalities; the City of Corning, City of Hornell,

and the town/village of Bath. Although public transportation routes serve all of these

locations, the Steuben County Transportation study completed in 2018, identified

deficiencies in service which include: (a) that transportation routes need to better coincide

with start and end of shifts of major employers, (b) the county needs to promote land use

methods that recommend housing opportunities for people who may depend on transit

(low-income, elderly, etc.) be located near transit stops. (c) To evaluate the 2-1-1 system

and improve connectivity for individuals seeking services.

Transportation and primary facilities

It is important when siting housing facilities throughout the county to ensure that they are

located in an area with good access to primary facilities. Appendix D shows public

transportation routes in relation to primary facilities, classified as medical, hospital, major

employer, and government office. It would appear, based on that map, that all primary

facilities throughout the county are located on public bus routes. Not surprisingly, many

of these facilities are also located primarily where there is the highest concentration of “at

risk” individuals.

16

Figure G. shows where job centers are located within Steuben County and throughout the

region. Access to these services is critical in achieving fair housing. Although the four

job centers in the region are all accessible via public transportation, it should be noted

that there is no job center located in Corning, the largest city in the county with the

highest concentration of major employers, critical facilities and at risk populations.

Fair Housing Programs and Organizations

Arbor Housing and Development

Arbor Housing and Development is a non-profit, 501(c)3 corporation, committed to

building independence and creating housing options to underserved populations

throughout the Southern Tier of New York. Arbor Housing offers residential behavioral

health and domestic violence services and assistance for renters and home buyers. They

work in Steuben County to develop, rehabilitate and manage quality residential sites, to

aid people in living within their means in communities of their choice.

Arbor Housing and Development is an experienced developer of affordable housing as

well as supportive housing for at-need populations. Their work includes new

construction, rehabilitation, historic restoration and adaptive reuse. Arbor Housing and

Development is a Chartered Member of Neighbor-Works America, is a Community

Housing Development Organization (CHDO), is a NYS HCR-certified Rural

Preservation Corporation and is a HUD Certified Housing Counseling Organization.

Arbor Housing and Development provides many resources in relation to Fair Housing.

They have adopted the National Industry Standards Code of Ethics and Conduct for

Homeownership Professionals. With this in mind, they provide financial counseling, pre-

purchase counseling, post-purchase counseling, rental counseling and assistance (through

Housing Choice Vouchers) and foreclosure counseling. Arbor also manages subsidized

properties, licensed and unlicensed housing programs as well as a domestic violence

shelter and VASH (Veterans Affairs Supportive Housing). Regarding property

management they provide safe, affordable housing to low income folks from all

backgrounds, including those with both mental and physical disabilities as well as

individuals and families with income levels below 30% AMI to up to 70% AMI.

Hornell Housing Authority

Established in 1966, the City of Hornell Housing Authority and its affiliated entities

provide rental subsidy to 281 households and owns and manages 147 units of mixed

finance affordable housing in the City of Hornell. They support individuals and families

move towards economic self-sufficiency. The Hornell Housing Authority’s mission is to

“focus its resources on maintaining, constructing, and assisting households and

individuals of the Hornell Community with quality, economically efficient,

environmentally friendly, and personally safe homes. The Authority will promote quality

17

value-added services for its clients by creating and maintaining partnerships with

appropriate agencies with the collective goal of improving the quality of life in the

community we serve.”

LawNY

LawNY is a non-profit law firm that provides free legal assistance to people in 14

counties in western New York. Their legal professionals assist with landlord/tenant

disputes, unemployment insurance benefits, denial of public assistance, foreclosure, and

other fair housing related disputes. The Steuben County planning department,

department of social services, and office for the aging all refer fair housing related issues

to Law NY.

Impediments to Fair Housing

A major issue as identified by stakeholders in Steuben County is the accommodation of

those with disabilities. Many of the properties in the county are aging and built a certain

way without those with disabilities in mind. As a result, those that are wheelchair bound

or have difficulty with stairs, for example, may have a hard time finding housing that fits

their needs and their budget. Property managers sometimes are unwilling to

accommodate these needs up front because of the out of pocket expense. In addressing

accessibility, there appears to still be a “one size fits all” approach, when disabilities are

so often different and require different types of accommodation (i.e. not all disabilities

require a wheelchair, some require a scooter- but all the changes made for a wheelchair

make it impossible for someone on a scooter to access- as in height of a sink, clearance

under a counter).

Vulnerable, low or fixed income families and individuals, as well as seniors often have

problems finding decent, safe, and sanitary housing. Because the county is largely

automobile dependent, housing in major population centers, (Cities of Hornell and

Corning, Village of Bath) is critical to provide but currently limited.

There are several trends and patterns regarding fair housing that currently exist

throughout Steuben County. As previously identified there is a need to make units more

adaptable to persons with disabilities. In addition, Housing and Foreclosure counselors

still see subprime mortgage loans and reverse mortgage products. These lenders often

make it difficult to provide homeowners relief and assistance with a plan to cure arrears

and help them remain in their homes. Targeted audiences with reverse mortgages are the

generally elderly, but many of the members of the protected classes could fall victim in

this area. More work should be done on the lending side to assist those individuals

experiencing financial hardship to get out from under that debt.

18

Another trend is rent increases by nearby property managers as a result of the

construction of market rate properties. Outreach should be done at the early stages of

project development to work with neighborhood property managers to ensure that the

construction of market rate houses does not negatively impact the rent of low income

individuals in the vicinity. This should also be a consideration when looking at potential

sites for market rate housing throughout the county.

As a policy, and in accordance with CDBG requirements, Steuben County annually

contacts lenders and private sector financial institutions reminding them of the issues

surrounding fair housing. Although the department has not received any instances of fair

housing discrimination reported to them through these financial institutions it remains an

important part of affirmatively furthering fair housing in Steuben County. More hands on

training and communication with financial institutions and lenders is a goal of the county

in order to discuss leveraging the needs of the community with existing programs to

better serve at risk populations.

Recommendations

The following recommendations are a result of stakeholder surveys, an analysis of the US

Census Bureau’s demographic and housing data, an examination of fair housing

impediments in Steuben County, and an analysis of the current resources and active

public and private organizations throughout the county.

a. Work with communities to create zoning language that is compatible with fair

housing goals and work to identify appropriate sites for fair and affordable

housing.

Often a challenge with addressing fair housing is properly siting housing

developments. As shown in mapping and supported by income data, Steuben

County supports a large low income population by statewide and national

standards. These at risk populations are centered primarily on the three largest

municipalities of Hornell, Corning and Bath. Work should be done with these

three municipalities in particular to address deficiencies in current zoning policies

while also identifying appropriate areas where fair housing development is

appropriate. Additionally, although some data does support the need for market

rate housing to accommodate anticipated employment growth, new housing

developments should incorporate an appropriate mix of market rate and low

income housing options.

b. Address building codes to accommodate individuals with disabilities and improve

the quality of substandard housing

Older buildings or buildings in disrepair were frequently identified as a fair

housing issue for persons with disabilities. The county should work to provide

Training for local code enforcement staff in order to identify issues with code

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enforcement, address the reasonable accommodation of persons with disabilities,

and improve the housing quality throughout the county. This would also serve to

address the longstanding issue of property code maintenance and enforcement.

c. Better disseminate information to improve fair housing enforcement

The county posts fair housing information in accordance with HUD requirements

and NPO’s often hand out information on Fair Housing and references on whom

to contact if someone believes they are being discriminated against. However,

information sharing throughout the county could be improved. It would be

beneficial to all stakeholders (public entities, housing authorities, NPO’s,

landlords, financial institutions, local governments) if fair housing information

was more readily available. An annual meeting of stakeholders would aid in

information sharing and a real time identification of barriers and issues. The

county should also work with Southern Tier Central Regional Planning and

Development, as well as neighboring counties to identify common issues and

strategies to address deficiencies.

d. Neighborhood Revitalization

An improved local economy benefits every aspect of the community, including

the need for fair and affordable housing. The county should continue to work

with local governments to identify revitalization strategies to increase business

development and retention, improve the downtown sense of place and promote a

vibrant welcoming environment for all protected classes.

e. Training

The need for an increased amount of training opportunities targeting a variety of

stakeholders was a consistent theme in analyzing fair housing needs in Steuben

County. Training specifically aimed at financial institutions and accommodating

persons with disabilities is of particular need. Additionally, a more

comprehensive training program that was catered to both providers of housing

and residents of covered properties would be helpful. Educational seminars would

be welcome as it was consistently identified as a challenge to get the public to

actually engage, but they may become more involved if they actually understood

the issues. Finally, meeting with members of “protected classes” to find out

directly from them what issues they deal with on a daily, weekly, and monthly

basis would serve as a solid foundation for further policy development.

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References

Association, A. P. (2017). Quick Notes: Planning for Fair Housing. American Planning

Association Planning Advisory Service.

NYS Office of Community Revewal. (2016). CDBG AFFH Checklist. NYS OCR. Albany: New

York.

New York State Human Rights Law, Executive Law, Article 15, §§ 290-301.

The Housing Council. (2005). Analysis of Impediments to Fair Housing Choice in Monroe

County, New York. Rochester.

The Fair Housing Information Clearinghouse. 1996. Fair Housing Planning

Guide, vol. 1. Circle Solutions, Inc. under contract with the US Department of

Housing and Urban Development.

The Civil Rights Act of 1968, as Amended, 1988. Pub. L. No. 100-430, 102 Stat.

1619 (codified as amended at 42 U.S.C. §§ 3601 – 3619, 3631 (1988)).

US Bureau of the Census. 1981. Census of Population and Housing. 1980.

Department of Commerce.

US Bureau of the Census., 1991. Census of Population and Housing. 1990. Department of

Commerce.

US Bureau of the Census., 2001. Census of Population and Housing 2000. Department of

Commerce.

US Bureau of the Census., 2011. Census of Population and Housing 2010. Department of

Commerce.

U.S. Department of Housing and Urban Development. (1996). Fair Housing Planning Guide.

Washington D.C.

21

Appendix

Appendix A: Annual Median Income – Steuben County

Towns AMI Low Income

80% AMI

Very Low

Income

50% AMI

Extremely

Low Income

30% AMI

Addison $ 47,284.00 $ 37,827.20 $ 23,642.00 $ 14,185.20

Avoca $ 42,406.00 $ 33,924.80 $ 21,203.00 $ 12,721.80

Bath $ 38,819.00 $ 31,055.20 $ 19,409.50 $ 11,645.70

Bradford $ 50,795.00 $ 40,636.00 $ 25,397.50 $ 15,238.50

Cameron $ 44,706.00 $ 35,764.80 $ 22,353.00 $ 13,411.80

Campbell $ 47,941.00 $ 38,352.80 $ 23,970.50 $ 14,382.30

Canisteo $ 51,265.00 $ 41,012.00 $ 25,632.50 $ 15,379.50

Caton $ 71,912.00 $ 57,529.60 $ 35,956.00 $ 21,573.60

Cohocton $ 43,622.00 $ 34,897.60 $ 21,811.00 $ 13,086.60

Corning $ 61,308.00 $ 49,046.40 $ 30,654.00 $ 18,392.40

Dansville $ 43,958.00 $ 35,166.40 $ 21,979.00 $ 13,187.40

Erwin $ 69,267.00 $ 55,413.60 $ 34,633.50 $ 20,780.10

Fremont $ 56,250.00 $ 45,000.00 $ 28,125.00 $ 16,875.00

Greenwood $ 52,361.00 $ 41,888.80 $ 26,180.50 $ 15,708.30

Hartsville $ 55,294.00 $ 44,235.20 $ 27,647.00 $ 16,588.20

Hornby $ 52,344.00 $ 41,875.20 $ 26,172.00 $ 15,703.20

Hornellsville $ 43,690.00 $ 34,952.00 $ 21,845.00 $ 13,107.00

Howard $ 49,554.00 $ 39,643.20 $ 24,777.00 $ 14,866.20

Jasper $ 37,500.00 $ 30,000.00 $ 18,750.00 $ 11,250.00

Lindley $ 53,674.00 $ 42,939.20 $ 26,837.00 $ 16,102.20

Prattsburgh $ 48,750.00 $ 39,000.00 $ 24,375.00 $ 14,625.00

Pulteney $ 51,050.00 $ 40,840.00 $ 25,525.00 $ 15,315.00

Rathbone $ 39,886.00 $ 31,908.80 $ 19,943.00 $ 11,965.80

Thurston $ 55,417.00 $ 44,333.60 $ 27,708.50 $ 16,625.10

Troupsburg $ 53,036.00 $ 42,428.80 $ 26,518.00 $ 15,910.80

Tuscarora $ 41,959.00 $ 33,567.20 $ 20,979.50 $ 12,587.70

Urbana $ 53,490.00 $ 42,792.00 $ 26,745.00 $ 16,047.00

Wayland $ 48,625.00 $ 38,900.00 $ 24,312.50 $ 14,587.50

Wayne $ 59,167.00 $ 47,333.60 $ 29,583.50 $ 17,750.10

West Union $ 40,625.00 $ 32,500.00 $ 20,312.50 $ 12,187.50

Wheeler $ 48,375.00 $ 38,700.00 $ 24,187.50 $ 14,512.50

Woodhull $ 45,365.00 $ 36,292.00 $ 22,682.50 $ 13,609.50

Addison Village $ 49,259.00 $ 39,407.20 $ 24,629.50 $ 14,777.70

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Almond $ 49,861.00 $ 39,888.80 $ 24,930.50 $ 14,958.30

Arkport Village $ 51,458.00 $ 41,166.40 $ 25,729.00 $ 15,437.40

Avoca Village $ 47,188.00 $ 37,750.40 $ 23,594.00 $ 14,156.40

Bath Village $ 33,558.00 $ 26,846.40 $ 16,779.00 $ 10,067.40

Canisteo Village $ 48,382.00 $ 38,705.60 $ 24,191.00 $ 14,514.60

Cohocton

Village

$ 40,855.00 $ 32,684.00 $ 20,427.50 $ 12,256.50

Hammondsport $ 45,625.00 $ 36,500.00 $ 22,812.50 $ 13,687.50

North Hornell $ 61,458.00 $ 49,166.40 $ 30,729.00 $ 18,437.40

Painted Post $ 55,714.00 $ 44,571.20 $ 27,857.00 $ 16,714.20

Riverside $ 41,071.00 $ 32,856.80 $ 20,535.50 $ 12,321.30

Savona $ 46,875.00 $ 37,500.00 $ 23,437.50 $ 14,062.50

South Corning $ 56,830.00 $ 45,464.00 $ 28,415.00 $ 17,049.00

Wayland Village $ 41,364.00 $ 33,091.20 $ 20,682.00 $ 12,409.20

Corning City $ 61,308.00 $ 49,046.40 $ 30,654.00 $ 18,392.40

Hornell City $ 39,447.00 $ 31,557.60 $ 19,723.50 $ 11,834.10

Steuben County $ 48,823.00 $ 39,058.40 $ 24,411.50 $ 14,646.90

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Appendix B: Poverty Level

City/Town Total Families Below Poverty

Level* Percent

Addison town 2,557 393 15.4%

Avoca town 2,072 394 19.0%

Bath town 11,531 2368 20.5%

Bradford town 773 104 13.5%

Cameron town 1,019 253 24.8%

Campbell town 3,298 251 7.6%

Canisteo town 3,307 544 16.4%

Caton town 1,837 125 6.8%

Cohocton town 2,343 247 10.5%

Corning city 10,832 1791 16.5%

Corning town 6,268 429 6.8%

Dansville town 1,880 322 17.1%

Erwin town 8,329 586 7.0%

Fremont town 937 97 10.4%

Greenwood town 671 73 10.9%

Hartsville town 599 30 5.0%

Hornby town 1,763 133 7.5%

Hornell city 8,200 1941 23.7%

Hornellsville town 3,976 616 15.5%

Howard town 1,584 221 14.0%

Jasper town 1,614 401 24.8%

Lindley town 2,049 293 14.3%

Prattsburgh town 2,181 213 9.8%

Pulteney town 1,324 171 12.9%

Rathbone town 1,218 351 28.8%

Thurston town 1,307 150 11.5%

Troupsburg town 1,127 216 19.2%

Tuscarora town 1,430 292 20.4%

Urbana town 2,073 240 11.6%

Wayland town 4,019 591 14.7%

Wayne town 992 56 5.6%

West Union town 302 39 12.9%

Wheeler town 1,243 187 15.0%

Woodhull town 1,877 440 23.4%

*Based on US Census Bureau Poverty thresholds for 2016

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Appendix C: Maps

Bus Routes and At Risk Populations

25

Bus Routes and Primary Facilities

26

Average Median Income

27

HUD Poverty Levels

28

Local Job Centers

29

Appendix D: Public Notice for Steuben County Residents

Housing Discrimination is Against the Law

Housing discrimination is illegal. Federal Fair Housing Law and New York State laws prohibit

discrimination in the sale, rental, financing and brokerage of housing based on race, color,

religion, sex, national origin, disability, age, marital status, familial status, sexual

orientation, or military status.

Steuben County supports fair housing throughout the County and assists persons with fair

housing problems. Several organizations can provide you with assistance if you are involved in

a housing dispute or believe you are a victim of discrimination in the sale, rental or financing of

housing.

For general assistance or questions, please contact:

LawNY

16 W William St,

Bath, New York 14810

(607) 776-4126

If you have a discrimination complaint based on race, color, religion, sex, national origin,

disability, age, marital status, familial status, sexual orientation, or military status, please contact:

New York State Division of Human Rights

Toll Free: 1-888-392-3644

Hearing impaired: 718-741-8300

One Monroe Square

259 Monroe Ave, 3rd

Floor

Rochester NY 14607

716-238-8250

Steuben County Planning Department

3 East Pulteney Square

Bath, New York 14810

607-664-2268

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Appendix E: Letter to Realtors and Lending Institutions

Dear Sir/Ms:

Steuben County participates in Community Development Block Grant programs funded by the

U.S. Department of Housing and Urban Development (HUD) and New York State Homes &

Community Renewal. Under these programs, we are obligated to affirmatively further fair

housing in Steuben County.

We advance fair housing by offering technical assistance to anyone in the County who believes

they have been a victim of housing discrimination. We also contact local financial institutions

and real estate agents to remind them that Federal and State laws prohibit any person from

discriminating in the sale or rental of housing, the financing of housing, or the provision of

brokerage services, including otherwise making unavailable or denying a dwelling to any person,

because of race, color, religion, sex, national origin, disability, age, marital status, familial

status, sexual orientation, or military status.

While we do not consider housing discrimination a significant problem, we would like to ensure

a positive, fair housing environment throughout our community.

Please continue to help ensure fair housing throughout Steuben County. If you know of any case

of housing discrimination, please do not hesitate to contact the Steuben County Planning

Department at 3 East Pulteney Square, Bath, NY 14810 (607) 664-2268.

Thank you for your continued support and cooperation in providing fair housing throughout

Steuben County.

Sincerely,

Amy R. Dlugos

Planning Director

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Appendix F: Housing Discrimination Reporting Forms

1. HUD Housing Discrimination Form

2. NYS Division of Human Rights Complaint Form