bae urban economics Alameda County HOME Consortium Analysis of Impediments to Fair Housing Choice February 2015 bae urban economics February 9, 2015 Ms. Linda Gardner, Director Ms. Kelly Thiemann, HCD Manager Alameda County Housing and Community Development Department 224 West Winton Avenue, Room 108 Hayward, CA 94544 Dear Linda and Kelly, We are pleased to provide you with this final 2015 Analysis of Impediments to Fair Housing Choice (AI) for the Alameda HOME Consortium of Jurisdictions. It has been a pleasure working with you and your staff. Sincerely, Janet Smith-Heimer, MBA Managing Principal San Francisco Sacramento Los Angeles Washington DC New York City 1285 66th St. 803 2nd St., Suite A 488 South Hill St., Suite 301 1400 I St. NW, Suite 350 49 West 27th St., Suite 10W Emeryville, CA 94608 Davis, CA 95616 Los Angeles, CA 90013 Washington, DC 20005 New York, NY 10001 510.547.9380 530.750.2195 213.471.2666 202.588.8945 212.683.4486 www.bae1.com Table of Contents EXECUTIVE SUMMARY ................................................................................................................ I Key Findings ................................................................................................................................. ii 1. INTRODUCTION .................................................................................................................. 1 1.1 Purpose of the Analysis of Impediments to Fair Housing Choice ....................................... 1 1.2 Methodology .......................................................................................................................... 2 1.3 Organization of the AI ............................................................................................................ 3 2. BACKGROUND DATA .......................................................................................................... 4 2.1 Demographic Data................................................................................................................. 4 2.2 Household Income Data..................................................................................................... 24 2.3 Employment Data ............................................................................................................... 33 2.4 Housing Profile .................................................................................................................... 36 2.5 Public and Assisted Housing .............................................................................................. 60 2.6 Linkages between Housing and Employment Centers ..................................................... 68 3. IMPEDIMENTS TO FAIR HOUSING CHOICE....................................................................... 75 3.1 Housing Challenges for Special Needs Populations ........................................................ 75 3.2 Fair Housing Violations....................................................................................................... 81 3.3 Lending Policies and Practices .......................................................................................... 85 3.4 Access to Affordable and Subsidized Housing ................................................................. 89 3.5 Regulatory Impediments to Fair Housing Choice ............................................................. 92 4. CURRENT FAIR HOUSING PROGRAMS AND ACTIVITIES ................................................. 100 4.1 Programs and Activities that Promote Fair Housing Choice .......................................... 100 4.2 Programs that Support Access to Affordable Housing ................................................... 114 5. RECOMMENDATIONS TO SUPPORT FAIR HOUSING CHOICE ......................................... 120 Policy 1: Secure Federal Funding for Community Development Activities .......................... 120 Policy 2: Maintain and Implement an Updated Housing Element ....................................... 121 Policy 3: Ensure Consistency between Local Zoning Ordinances and Fair Housing Choice121 Policy 4: Support Local Fair Housing Activities and Services ............................................... 122 Policy 5: Support Special Needs Housing .............................................................................. 123 Policy 6: Support Fair Lending Practices and Access to Credit ............................................ 124 Policy 7: Continue and Expand Support for Affordable Housing Production ....................... 124 Policy 8: Support Access to Affordable and Market-Rate Housing Units ............................. 125 APPENDIX A: SUMMARY OF INTERVIEWEES .......................................................................... 127 APPENDIX B: LOW INCOME BLOCK GROUPS ........................................................................ 128 APPENDIX C: MINORITY CENSUS TRACTS ............................................................................. 131 APPENDIX D: RENTAL MARKET DETAIL ................................................................................. 132 APPENDIX E: AFFORDABLE HOME PRICE CALCULATOR ........................................................ 133 APPENDIX F: PUBLIC TRANSPORTATION LINKAGE MAPS .................................................... 135 Table of Tables Table 2.1: Population and Household Trends, 2000-2014 ........................................................... 5 Table 2.2: Population Projections, Alameda County, 2010-2040 ................................................. 6 Table 2.3: Household Projections, Alameda County, 2010-2040 ................................................. 7 Table 2.4: Household Composition and Size, 2014 ....................................................................... 9 Table 2.5: Large Households, 2014 (a) ........................................................................................ 11 Table 2.6: Female-Headed Households with Children, 2014 ...................................................... 12 Table 2.7: Age Distribution, 2014 ................................................................................................. 14 Table 2.8: Persons with Disabilities, Civilian Non-Institutionalized, 2008-2012 ....................... 15 Table 2.9: Race and Ethnicity, 2014 ............................................................................................. 16 Table 2.10: Language Spoken at Home for Population 5+ years old, 2014 .............................. 22 Table 2.11: Household Income Distribution, 2014 ...................................................................... 25 Table 2.12: Percent Extremely Low-, Very Low-, and Low-Income by Household Type, 2007- 2011 (a) .......................................................................................................................................... 27 Table 2.13: Poverty Status, 2014.................................................................................................. 28 Table 2.14: Major Employers, Alameda County, 2014 ................................................................ 33 Table 2.15: Job Projections, Alameda County, 2010-2040 ......................................................... 35 Table 2.16: Housing Unit Type, 2014............................................................................................ 37 Table 2.17: Tenure Distribution of Occupied Units, 2014 ........................................................... 38 Table 2.18: Housing Stock Age, 2014 .......................................................................................... 39 Table 2.19: Housing Conditions, 2008-2012 ............................................................................... 41 Table 2.20: Residential Units Permitted by Building Type, Consortium, 2004-2014 ................ 42 Table 2.21: Residential Units Permitted by Jurisdiction, 2004-2014 ......................................... 43 Table 2.22: Multifamily Residential Units Permitted by Jurisdiction, 2004-2014 ..................... 44 Table 2.23: Single Family Residential Units Permitted by Jurisdiction, 2004-2014 .................. 44 Table 2.24: Median Sale Price by Jurisdiction, 2014 (a) ............................................................. 47 Table 2.25: Rental Market Trends, 2009 – 2014 (a) .................................................................. 49 Table 2.26: Affordability of Market-Rate Single-Family Homes and Condominiums, Q2 2014 – North County Jurisdictions ............................................................................................................. 51 Table 2.27: Affordability of Market-Rate Single-Family Homes and Condominiums, Q2 2014 – Mid-County Jurisdictions ................................................................................................................ 52 Table 2.28: Affordability of Market-Rate Single-Family Homes and Condominiums, Q2 2014 – South County Jurisdictions ............................................................................................................. 53 Table 2.29: Affordability of Market-Rate Single-Family Homes and Condominiums, Q2 2014 – East County Jurisdictions ............................................................................................................... 54 Table 2.30: Affordability of Market-Rate Rental Housing, Q2 2014 ........................................... 56 Table 2.31: Overpayment, Owner and Renter Households, 2007-2011 .................................... 57 Table 2.32: Overpayment by