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San Diego County Analysis of Impediments to Fair Housing Choice

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San Diego County Analysis of Impediments to Fair Housing Choice San Diego County Regional Analysis of Impediments to Fair Housing Choice May 2015 Lead Agency San Diego Regional Alliance for Fair Housing http://www.sdfairhousing.org/ SIGNATURE PAGE I, Ga 3T Halbert, hereby cerfi , flaat tiffs San Diego Regional Analysis of Impediments to Fair Housing Choice represents the City of Chula Vista's conclusions about inapedinmnts to fair housing choice, as well as actions necessatT to address any identified impediments. amo ['' v-- Da o GatT Halbert, Chula Vista City Manager Name and Title Table of Contents Executive Summary ................................................................................................................... ES-1 Chapter 1: Introduction ................................................................................................................... 1 A. Purpose of Report ....................................................................................................................................... 1 B. Fair Housing Legal Framework ................................................................................................................ 2 C. Fair Housing Defined ................................................................................................................................. 5 D. Organization of Report .............................................................................................................................. 6 Chapter 2: Community Outreach .................................................................................................... 8 A. Outreach to the Community ..................................................................................................................... 8 B. Targeted Stakeholder Interviews ............................................................................................................. 11 C. Fair Housing Survey ................................................................................................................................. 13 D. Public Review of Draft AI ....................................................................................................................... 18 Chapter 3: Community Profile ....................................................................................................... 19 A. Demographic Profile ................................................................................................................................ 19 B. Household Characteristics ....................................................................................................................... 30 C. Special Needs Groups .............................................................................................................................. 34 D. Hate Crimes ............................................................................................................................................... 56 E. Income Profile ........................................................................................................................................... 58 F. Housing Profile .......................................................................................................................................... 68 I. Housing Condition .................................................................................................................................... 73 J. Housing Cost and Affordability .............................................................................................................. 76 K. Housing Problems ..................................................................................................................................... 83 L. Publicly Assisted Housing ........................................................................................................................ 86 M. Licensed Community Care Facilities ...................................................................................................... 95 N. Accessibility to Public Transit and Services .......................................................................................... 98 O. ADA-Compliant Public Facilities (Section 504 Assessment) .......................................................... 105 P. Exposure to Adverse Community Factors ......................................................................................... 105 Chapter 4: Lending Practices .......................................................................................................110 A. Background ............................................................................................................................................. 110 B. Overall Lending Patterns ...................................................................................................................... 113 C. Lending by Race/Ethnicity and Income............................................................................................. 117 D. Lending Patterns by Tract Characteristics .......................................................................................... 120 E. Performance by Lender ......................................................................................................................... 121 F. Sub-Prime Lending Market ................................................................................................................... 125 G. Predatory Lending .................................................................................................................................. 127 H. Purchased Loans ..................................................................................................................................... 130 I. Review of Lending Patterns by Specific Lender ................................................................................ 131 J. Foreclosures ............................................................................................................................................ 132 TABLE OF CONTENTS i Chapter 5: Public Policies ........................................................................................................... 137 A. Policies and Programs Affecting Housing Development ................................................................. 137 B. Zoning Ordinance ................................................................................................................................... 144 C. Variety of Housing Opportunity .......................................................................................................... 150 D. Building Codes and Occupancy Standards .......................................................................................... 160 E. Affordable Housing Development ....................................................................................................... 162 F. Other Land Use Policies, Programs, and Controls ............................................................................ 166 G. Policies Causing Displacement or Affect Housing Choice of Minorities and Persons with Disabilities .................................................................................................................................................. 170 H. Local Housing Authorities ..................................................................................................................... 171 I. California Environmental Quality Act (CEQA) ................................................................................. 172 J. Community Representation and Participation .................................................................................... 172 Chapter 6: Fair Housing Profile .................................................................................................. 174 A. Fair Housing in the Homeownership Market ..................................................................................... 174 B. Fair Housing in the Rental Housing Market ....................................................................................... 181 C. Fair Housing Services ............................................................................................................................. 188 D. California Department of Fair Employment and Housing (DFEH) .............................................. 191 E. Fair Housing Statistics ............................................................................................................................ 191 F. Fair Housing Testing .............................................................................................................................. 197 G. California Department of Fair Employment and Housing (DFEH) .............................................. 199 H. U.S. Department of Housing and Urban Development ................................................................... 199 I. Hate Crimes ............................................................................................................................................. 200 J. NIMBYism ............................................................................................................................................... 200 Chapter 7: Fair Housing Action Plan .......................................................................................... 202 A. Regional Impediments Continued from 2010 AI .............................................................................. 202 B. Jurisdiction-Specific Impediments Continued from 2010 AI .........................................................
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