City of Santa Clarita Analysis of Impediments to Fair Housing Choice (AI) City of Santa Clarita 23920 W. Valencia Blvd. Suite 302 Santa Clarita, CA 91355 May 2014 Table of Contents Page Section I: Introduction ................................................................................................................................................................................. 1 A. Community Background ................................................................................................................................................................. 1 B. Fair Housing Legal Framework..................................................................................................................................................... 1 C. Purpose of Report ........................................................................................................................................................................... 4 D. Organization of Report ................................................................................................................................................................. 5 E. Data Sources ..................................................................................................................................................................................... 5 F. Public Participation ......................................................................................................................................................................... 5 Section II: Community Profile ................................................................................................................................................................. 10 A. Demographic Profile ...................................................................................................................................................................... 10 B. Household Profile ........................................................................................................................................................................... 15 C. Income Profile .................................................................................................................................................................................. 15 D. Special Needs Households ........................................................................................................................................................... 21 E. Housing Profile ................................................................................................................................................................................ 31 F. Housing Cost and Affordability ................................................................................................................................................ 35 G. Housing Problems ......................................................................................................................................................................... 39 H. Assisted Housing ............................................................................................................................................................................ 40 I. Provision of Services and Accessibility to Public Transit ............................................................................................... 46 Section III: Lending Practices ................................................................................................................................................................. 55 A. Background ...................................................................................................................................................................................... 55 B. Overall Lending Patterns ............................................................................................................................................................ 57 C. Lending Patterns by Race/Ethnicity and Income Level .................................................................................................... 59 D. Lending Patterns by Census Tract Characteristics ........................................................................................................... 60 E. Major Lenders ................................................................................................................................................................................. 62 F. Subprime Lending ......................................................................................................................................................................... 63 G. Purchased Loans ............................................................................................................................................................................66 H. Review of Lending Patterns by Specific Lender ................................................................................................................. 67 I. Foreclosures ..................................................................................................................................................................................... 68 Section IV: Public Policies and Practices ............................................................................................................................................ 70 A. Policies and Programs Affecting Housing Development ................................................................................................. 70 B. Building, Occupancy, Health and Safety Codes .................................................................................................................. 78 C. Affordable Housing Development ........................................................................................................................................... 79 D. Other Land Use Policies, Programs, and Controls ............................................................................................................ 80 E. Policies Causing Displacement or Affecting Housing Choice of Minorities and Persons with Disabilities .. 81 F. Local Housing Authority ............................................................................................................................................................. 82 G. California Environmental Quality Act (CEQA) .................................................................................................................. 83 H. Community Participation ........................................................................................................................................................... 83 Section V: Fair Housing Practices ........................................................................................................................................................ 85 A. Fair Housing Practices in the Homeownership Market .................................................................................................. 85 B. Fair Housing Practices in the Rental Housing Market .................................................................................................... 90 C. Fair Housing Services ................................................................................................................................................................... 95 D. Hate Crimes ................................................................................................................................................................................... 106 E. NIMBYism ........................................................................................................................................................................................ 107 Section VI: Progress since Last AI ...................................................................................................................................................... 108 A. 2009 Fair Housing Action Plan .............................................................................................................................................. 108 Section VII: Fair Housing Action Plan ................................................................................................................................................ 113 A. Ongoing Impediments ................................................................................................................................................................. 113 B. New Impediments Identified ..................................................................................................................................................... 116 Signature Page ........................................................................................................................................................................................... 118 Analysis of Impediments to City of Santa Clarita i Fair Housing Choice Appendix A: Public Outreach ................................................................................................................................................................ A-1 Analysis of Impediments to City of Santa Clarita ii Fair Housing Choice List of Tables Table 1: Perpetrators of Discrimination ......................................................................................................... 7 Table 2: Location of Discrimination .............................................................................................................