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4.0 Overview
of the People and Housing
4.2 Housing
The following section assesses the housing conditions
in the Village of Pittsford by analyzing total housing units, units
in structure by type, year structure built, selected monthly costs
as a percentage of household income, housing value, housing occupancy
and tenure and source of water and sewage disposal. The information
provides an overall evaluation of the health of the housing stock
and allows for appropriate measures to ensure the well being of
the community.
4.2.1 General Characteristics
4.2.1.1 Total Housing Units
Total housing units in the Village of Pittsford
in 1990 were 648 with a slight increase of 0.6% in 2000 for a
total of 652 units; this is in contrast to a decline in population
in the Village of 4.7% from 1990 to 2000. The Town of Pittsford
had 8,547 total housing units in 1990 for an increase of 13.6%
in 2000 for a total of 9,709 units. Monroe County experienced
a 6.6% increase in housing units with a total of 285,524 units
in 1990 to 304,388 units in 2000.
4.2.1.2 Units in Structure
The following table illustrates the number of
units in each structure in the Village, Town and County.
Table 4-6 Units
in Structure -1990
Village of Pittsford, Town of Pittsford and Monroe
County
| |
Village of Pittsford |
Town
of Pittsford |
Monroe
County |
| Units in Structure |
Number |
% |
Number |
% |
Number
|
% |
| 1-unit, detached |
487 |
75.2% |
7,190
|
84.1%
|
174,952
|
61.3% |
| 1-unit, attached |
11 |
1.7%
|
497 |
5.8%
|
14,137
|
5.0% |
| 2 to 4 units |
135 |
20.8% |
302
|
3.5%
|
44,389
|
15.5% |
| 5 to 9 units |
5 |
0.8%
|
403 |
4.7%
|
20,931
|
7.3% |
| 10 or more units |
0 |
0.0%
|
104 |
1.2%
|
25,754 |
9.0% |
| Mobil home, trailer,
manufactured home* |
10
|
1.5%
|
51
|
0.6%
|
5,361
|
1.9% |
Source: US Bureau
of the Census - 1990
In the Village, 1-unit detached structures account
for 75.2% of the housing stock as compared to 84.1% for the Town
and 61.3% for the County. This is followed by 2 to 4 unit structures
at 20.8% for the Village and 3.5% for the Town and15.5% for the
County. The table also illustrates that the Village of Pittsford
does not have any large apartment complexes of 10 units or more.
For the most part housing units are limited to single and two
family units.
4.2.1.3 Age of Housing
Age of the housing stock in the Village of Pittsford
is considerably older than that of the Town and Monroe County
as illustrated in the Table below.
Table 4-7
Year Structure Built -1989
Village of Pittsford, Town of Pittsford and Monroe
County
| Year structure
built |
Village
of Pittsford |
Town
of Pittsford |
Monroe
County |
| |
Total
|
%
|
Total
|
%
|
Total |
% |
| |
|
|
|
|
|
|
| Total housing
units |
648 |
|
8,547 |
|
285,524 |
|
| |
|
|
|
|
|
|
| 1989 to March
1990 |
3
|
0.5%
|
192
|
2.2%
|
3,580
|
1.2% |
| 1985 to 1988 |
11 |
1.6%
|
810
|
9.5%
|
14,969
|
5.2% |
| 1980 to 1984
|
11
|
1.6%
|
643
|
7.5%
|
11,800
|
4.1% |
| 1970 to 1979
|
24 |
3.7%
|
1,448
|
16.9%
|
46,888
|
16.4% |
| 1960 to 1969
|
61 |
9.4% |
2,700
|
31.6%
|
52,321
|
18.3% |
| 1950 to 1959
|
115
|
17.7% |
1,349 |
15.8%
|
43,460
|
15.2% |
| 1940 to 1949
|
43 |
6.6%
|
285
|
3.3%
|
25,554
|
8.9% |
| 1939 or earlier
|
380
|
58.6%
|
1,120
|
13.1%
|
86,952
|
30.4% |
Source: US Bureau
of the Census - 1990
The Village contains 648 total housing units
with a larger number of housing units constructed before 1940
(380 or 58.6%) and fewer newer units constructed after 1988 (3
or 0.5%) than the Town and County.
4.2.1.4 Housing Expenses
The percentage of household income that residents
spend on housing costs can be an indicator as to the affordability
of housing in a community, as well as overall level of income.
The table below compares housing expenses of the Village of Pittsford
to the Town of Pittsford and Monroe County. Housing expenses are
defined as rent or mortgage payments, taxes and utility payments.
Table 4-8
Selected Monthly Expenses - 1989
Village of Pittsford, Town of Pittsford and Monroe
County
| |
Village
of Pittsford |
Town
of Pittsford |
Monroe
County |
| |
Total
|
% |
Total
|
% |
Total
|
% |
| |
|
|
|
|
|
|
| Specified owner occupied
housing units |
412 |
|
6,580 |
|
157,916 |
|
| Less than 20% of household
income |
208 |
50.4% |
3,405 |
51.7% |
84,337 |
53.4% |
| 20% to 24% of household income
|
59 |
14.3% |
1,009 |
15.3% |
25,501 |
16.1% |
| 25% to 29% of household income
|
44 |
10.6% |
883 |
13.4% |
17,427 |
11.0% |
| 30% to 34% of household income
|
28 |
6.7% |
453 |
6.9% |
10,699 |
6.7% |
| 35% or more of household
income |
73 |
17.7% |
812 |
12.3% |
19,555 |
12.3% |
| Not computed |
0 |
0.0% |
18 |
0.27% |
397 |
0.3% |
| |
|
|
|
|
|
|
| Specified renter occupied
housing units |
177 |
|
1,047 |
|
94,239 |
|
| Less than 20% of household
income |
70 |
39.5% |
358 |
34.2% |
25,441 |
27.0% |
| 20% to 24% of household income
|
18 |
10.1% |
136 |
13.0% |
12,732 |
13.5% |
| 25% to 29% of household income
|
14 |
7.9% |
138 |
13.2% |
10,538 |
11.1% |
| 30% to 34% of household income
|
15 |
8.4% |
84 |
8.0% |
6,813 |
7.2% |
| 35% or more of household
income |
44 |
24.8% |
258 |
24.6% |
35,091 |
37.2% |
| Not computed |
16 |
9.0% |
73 |
7.0% |
3,624 |
3.8% |
Source: US Bureau
of the Census - 1990
In the Village, 50.4% of occupied housing units
spend less than 20% of their household income on housing expenses
as compared to 51.7% in the Town and 53.4% in Monroe County. In
the Village, 39.5% of renter occupied housing units are spending
less than 20% of their household income on housing expenses compared
to 34.2% in the Town and 27% for the County. However, 24.8% of
residents spend a significant amount of their income at 35% or
more on housing expenses.
4.2.1.5 Housing Values
The table below reveals the housing values for
the Village of Pittsford in contrast to the Town of Pittsford
and Monroe County.
Table 4-9
Housing Value - 1990
Village of Pittsford, Town of Pittsford and Monroe
County
| |
Village
of Pittsford |
Town
of Pittsford |
Monroe
County |
| |
Total
|
% |
Total
|
% |
Total |
% |
| |
|
|
|
|
|
|
| Specified owner occupied
units |
412 |
|
6,547
|
|
155,425 |
|
| |
|
|
|
|
|
|
| Less than $50,000 |
1 |
0.2%
|
19 |
0.3%
|
7,867
|
5.0% |
| $50,000 to $99,000 |
91 |
22.0%
|
502 |
7.7%
|
89,905
|
57.8% |
| $100,000 to $149,000 |
205 |
49.7%
|
2,302
|
35.1%
|
38,566
|
24.8% |
| $150,000 to $199,999 |
66 |
16.0% |
1,615
|
24.7%
|
11,221 |
7.2% |
| $200,000 to $299,999 |
31 |
7.5% |
1,404
|
21.4% |
5,764 |
3.7% |
| $300,000 or more |
18 |
4.3%
|
705 |
10.8%
|
2,102
|
1.3% |
| |
|
|
|
|
|
|
| Median (dollars) |
$127,300
|
|
$162,000
|
|
$90,700 |
|
Source: US Bureau
of the Census - 1990
Housing values in the range of $100,000 to $149,000
account for 49.7% of the total number of units in the Village
as compared to 35.1% for the Town and 24.8% of the units in the
County in this same price range. In general, the Village of Pittsford's
housing values rate higher than Monroe County once the values
reach $100,000 and above. A total of 77.0% of the owner occupied
units in Pittsford are valued at over $100,000 where as the County
only has 37.0% of its owner occupied units above $100,000. This
indicates that although the majority of the structures in the
Village are over 60 years old, the housing stock is in good condition.
4.2.1.6 Occupancy and Tenure
The occupancy and tenure of an area can convey
how affordable the housing of a community is. The table below
compares these figures between the Village of Pittsford, Town
of Pittsford and Monroe County.
Table
4-10 Housing Occupancy & Tenure - 2000
Village of Pittsford, Town of Pittsford and Monroe
County
| |
Village of Pittsford |
Town
of Pittsford |
Monroe
County |
| |
Total |
% |
Total |
% |
Total |
% |
| Housing Occupancy |
|
|
|
|
|
|
| |
|
|
|
|
|
|
| Total housing units |
652 |
100.0%
|
9,709
|
100.00%
|
304,388
|
100.0% |
| |
|
|
|
|
|
|
| Occupied housing units |
633 |
97.1%
|
9,448
|
97.3%
|
286,512
|
94.1% |
| Vacant housing units |
19 |
2.9%
|
261 |
2.7%
|
17,876
|
5.9% |
| Seasonal, recreational or
occasional use |
2 |
0.3%
|
62 |
0.6%
|
1,175
|
0.4% |
| Homeowner vacancy rate (Percent)
|
|
0.6%
|
|
0.6%
|
|
1.4% |
| Rental vacancy rate |
|
0.6% |
|
4.4%
|
|
7.6% |
| |
|
|
|
|
|
|
| Housing Tenure |
|
|
|
|
|
|
| |
|
|
|
|
|
|
| Occupied housing units |
633 |
100.0% |
9,448
|
97.3%
|
286,512
|
100.0% |
| Owner occupied housing units
|
460 |
72.7% |
8,211
|
84.6% |
186,426
|
65.1% |
| Renter occupied housing units
|
173 |
27.3%
|
1,237
|
13.1%
|
100,086
|
34.9% |
| Average household size of
owner occupied units |
2.36
|
|
2.77 |
|
2.67 |
|
| Average household size of
renter occupied units |
1.90
|
|
1.84 |
|
2.11
|
|
Source: US Bureau
of the Census - 2000
There is a large percent of occupied housing
units in the Village of Pittsford at 97.1% as well as the Town
at 97.3% while Monroe County is slightly less at 94.1%. Owner
occupied units account for 72.7% in the Village, 84.6% in the
Town and 65.1% in the County. The housing unit vacancy rate in
the Village at 2.9% is more than the Town at 2.7% but less than
that of the County at 5.9%. Renters account for 27.3% of the housing
units in the Village of Pittsford, 13.1% in the Town and 34.9%
in Monroe County.
The low vacancy rate and high owner occupancy
rate for the Village indicates a strong housing market with quality
housing stock and a solid employment sector.
4.2.1.7 Public Utilities
The following table illustrates the accessibility
of sewer and water service available to the residents of the Village.
Table 4-11
Source of Water & Sewage Disposal - 1990
Village of Pittsford, Town of Pittsford and Monroe
County
| |
Village
of Pittsford |
Town
of Pittsford |
Monroe
County |
| |
Total
|
% |
Total |
% |
Total
|
% |
| |
|
|
|
|
|
|
| Total housing units |
648 |
|
8,547
|
|
285,524 |
|
| |
|
|
|
|
|
|
| Lacking complete plumbing
facilities |
2* |
0.3% |
26 |
0.3%
|
1,021
|
0.4% |
| |
|
|
|
|
|
|
| Source of Water |
|
|
|
|
|
|
| Public system or private
company |
646 |
99.7% |
8,521
|
99.7%
|
278,609
|
97.5% |
| Individual drilled well |
2 |
0.3% |
26 |
0.3%
|
5,798
|
2% |
| Individual dug well |
0 |
0% |
0 |
0% |
844 |
0.3% |
| Some other source |
0 |
0% |
0 |
0% |
273 |
0.09% |
| |
|
|
|
|
|
|
| Sewage disposal |
|
|
|
|
|
|
| Public sewer |
625 |
91.3%
|
6,638
|
77.7% |
253,772
|
88.8% |
| Septic tank or cesspool |
23 |
3.3%
|
1,877
|
22.0%
|
30,694
|
10.7% |
| Other means |
0 |
0% |
32 |
0.4%
|
1,058
|
0.37% |
Source: US Bureau
of the Census - 1990, peter. j. smith & company, inc.
The Village had 91.3% of residents on public
sewer service in 1990 while the Town had 77.7% of residents on
public sewer service; the County had 88.8% of residents with public
sewer service in 1990. The availability of water and sewer infrastructure
impacts the quality of life for Village residents as well as providing
opportunities for more intense development. In 2000, everyone
within the Village has access to public water and sewage disposal.
4.2.2 Housing Trends
4.2.2.1 Building Permits
In the last five years there has been only one new home built
within the Village of Pittsford. Although there has been limited
new construction, there has been extensive work done to both residential
and commercial properties. The table below lists specific building
permits issued between 1996 through to March 2001 in the Village
of Pittsford.
Table
4-12 Building Permits Issued
1996 - March 2001
| Permit
Issued |
1996
- March 2001 |
| |
|
| Addition |
20 |
| Deck |
13 |
| Exterior Renovations |
14 |
| Garage Construction |
4 |
| Interior Renovation |
45 |
| Porch Addition |
8 |
Source: Village of Pittsford
Building Inspector
4.2.2.2 Home Sales and Assessments
The Rochester Association of Realtors states
that from June 2000 to May 2001, 26 properties were sold in the
Village of Pittsford; approximately 11,200 were sold in the Genesee
Region. The median sale price of $160,950 for the Village is considerably
higher than the $97,000 median sale price for the Genesee Region
. Housing assessments in the Village have increased approximately
8.3%; this is higher than both the Town (5%) and County (1%-2%)
assessment increases.
4.2.2.3 Future Housing Potentials
There is a potential to develop "Village
scale" housing in the northwest section of the Village. Recommendations
from the Comprehensive Planning Committee state that the northwest
corner of the Village is zoned Special Mixed Use and is currently
underutilized. This area should be developed with a strong linkage
to the Canal waterfront with compatible architecture to reflect
the scale and history of the area and appropriate parking and
a required access road.
4.2.3 Available Housing Programs
The Village of Pittsford does not administer
any affordable housing programs but has access to programs administered
through the Community Development Division of Monroe County and
the State. Monroe County allocates $3.5 million in federal funds
towards projects that provide affordable housing opportunities,
homeless assistance and neighborhood improvements. Programs include:
Community Development Block Grant (CDBG)
CDBG provides states with annual direct grants
that can be awarded to smaller communities and rural areas for
use in revitalizing neighborhoods, providing affordable housing
and improving community facilities and services.
Home Investment Partnership (HOME)
The HOME program is designed to provide decent,
safe and affordable housing to low and very low-income residents.
Eligible activities include: acquisition of existing housing,
rehabilitation of substandard housing, new home construction and
demolition of decayed housing. In addition there are services
focusing on housing affordability, tenant based rental assistance,
down payment and closing cost assistance to new low-income homebuyers
and financial assistance to existing low-income homeowners for
rehabilitation.
Emergency Shelter Grant (ESG)
ESG awards grants for the rehabilitation or
conversion of properties into homeless shelters and also provides
funding for social service and homeless prevention activities.
Low-Income Housing Credit (LIHC)
This program is administered by the State of
New York Division of Housing & Community Renewal (DHCR) and
promotes investment in the development and retention of affordable
low-income rental housing. LIHC provides a dollar-to-dollar reduction
in federal income tax liability for property owners who develop
and rehabilitate low-income rental housing.
Section 8 Program
This program is also administered by DHCR and
is tenant based housing assistance in the form of vouchers to
low-income families who reside in New York State.
Architectural Consulting Program
Historic Pittsford, Inc. is a non-profit agency
that administers a program, in conjunction with an architect,
to provide free consulting and a written report on proposed exterior
changes; this ensures that the historical character of a property
is maintained as improvements are made.
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