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City of Salinas Analysis of Impediments to Fair Housing Choice Page I 4.7 Subprime Lending City of Salinas Analysis of Impediments to Fair Housing Choice May 2015 City of Salinas Community and Economic Development Department, Housing Division 65 W. Alisal Salinas, CA 93901 (831)758-7334 ACKNOWLEDGEMENTS Mayor Joe Gunter Tony Barrera, Councilmember Jose Castaneda, Councilmember Kimbley Craig, Councilmember Gloria De La Rosa, Councilmember Jyl Lutes, Councilmember Steve McShane, Councilmember City Staff Ray E. Corpuz, Jr., City Manager Alan Stumpf, Interim Director of Community and Economic Development Grace Aston, Planning Manager (former), Housing Division Anastacia Wyatt, Planning Manager, Housing Division Anna Velazquez, Community Development Analyst (former) Joel Alvarez, Housing Services Supervisor Francisco Brambila, Housing Rehabilitation Specialist Mary Israel, Community Improvement Assistant Consultants Veronica Tam and Associates, Inc. MIG, Inc. Community Partners East Salinas Building Healthy Communities (Raimi + Associates) Health in All Policies Initiative (HiAP), Monterey County Communities Organized for Relational Power in Action (COPA) Table of Contents Executive Summary ..................................................................................................................................... 1 Purpose of the Analysis of Impediments ................................................................................................. 1 Community Outreach .............................................................................................................................. 1 Community Profile ................................................................................................................................... 4 Lending Practices .................................................................................................................................... 6 Public Policies ......................................................................................................................................... 8 Fair Housing Data ................................................................................................................................... 8 Fair Housing Impediments .................................................................................................................... 10 1. Introduction ......................................................................................................................................... 13 1.1 Purpose of the Report .................................................................................................................. 13 1.2 Legal Framework ......................................................................................................................... 13 1.3 Fair Housing Defined ................................................................................................................... 16 1.4 Lead Agency and Funding Sources ............................................................................................. 17 1.5 Data and Methodology ................................................................................................................. 17 1.6 Scope and Organization .............................................................................................................. 18 2. Community Participation .................................................................................................................... 19 2.1 Community Workshops ................................................................................................................ 19 2.2 Stakeholder Interviews ................................................................................................................ 20 2.3 Housing and Community Needs Survey ...................................................................................... 20 3. Community Profile .............................................................................................................................. 23 3.1 Demographic Profile .................................................................................................................... 23 3.2 Household Characteristic ............................................................................................................. 29 3.3 Special Needs Households .......................................................................................................... 31 3.4 Income Profile .............................................................................................................................. 43 3.5 Housing Profile ............................................................................................................................ 53 3.6 Housing Cost and Affordability ..................................................................................................... 58 3.7 Housing Problems ....................................................................................................................... 62 3.8 Publicly Assisted Housing ............................................................................................................ 64 3.9 Licensed Care Facilities ............................................................................................................... 67 3.10 Accessibility to Public Transit and Services ................................................................................. 69 3.11 ADA-Compliant Public Facilities (Section 504 Assessment) ........................................................ 72 3.12 Exposure to Adverse Community Factors ................................................................................... 74 4. Lending Practices ............................................................................................................................... 79 4.1 Background ................................................................................................................................. 79 4.2 Legislative Protection ................................................................................................................... 79 4.3 Overall Lending Patterns ............................................................................................................. 82 4.4 Lending Patterns by Race/Ethnicity and Income Level ................................................................ 84 4.5 Lending Patterns by Census Tract Characteristics ...................................................................... 87 4.6 Major Lenders .............................................................................................................................. 88 City of Salinas Analysis of Impediments to Fair Housing Choice Page i 4.7 Subprime Lending ........................................................................................................................ 91 4.8 Predatory Lending ....................................................................................................................... 93 4.9 Purchased Loans ......................................................................................................................... 95 4.10 Review of Lending Patterns by Specific Lender ........................................................................... 96 4.11 Foreclosures ................................................................................................................................ 98 5. Public Policies ................................................................................................................................... 100 5.1 Policies and Programs Affecting Housing Development ............................................................... 100 5.2 Zoning Ordinance ......................................................................................................................... 102 5.3 Variety of Housing Opportunity ..................................................................................................... 107 5.4 Building Codes and Occupancy Standards .................................................................................. 113 5.5 Affordable Housing Development ................................................................................................. 115 5.6 Other Land Use Policies, Programs, and Controls ....................................................................... 117 5.7 Policies Causing Displacement or Affecting Housing Choice of Minorities and Persons with Disabilities .................................................................................................................................... 119 5.8 Local Housing Authorities ............................................................................................................. 119 5.9 Community Representation and Participation ............................................................................... 120 6. Fair Housing Profile .......................................................................................................................... 123 6.1 Fair Housing Practices in the Homeownership Market .............................................................. 123 6.2 Fair Housing Practices in the Rental Housing Market ................................................................ 128 6.3 Fair Housing Services ................................................................................................................ 133 6.4 Fair Housing Statistics ..............................................................................................................
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