SAN DIEGO REGIONAL ANALYSIS OF IMPEDIMENTS TO FAIR HOUSING CHOICE MAY 2020 Lead Agency City of San Diego Economic Development Department 1200 Third Avenue, 14th Floor San Diego, CA 92101 SAN DIEGO REGIONAL ANALYSIS OF IMPEDIMENTS TO FAIR HOUSING CHOICE Table of Contents Chapter 1: Introduction A. Purpose of Report ................................................................................................................................ 1 B. Geographic Area Covered .................................................................................................................. 2 C. Fair Housing Legal Framework ......................................................................................................... 2 D. Fair Housing Defined .......................................................................................................................... 5 E. Organization of Report ....................................................................................................................... 6 F. Data Sources ......................................................................................................................................... 7 Chapter 2: Community Outreach A. Community Workshops ...................................................................................................................... 8 B. Targeted Stakeholder Interviews ...................................................................................................... 11 C. Fair Housing Survey .......................................................................................................................... 14 D. Public Review of Draft AI ................................................................................................................ 18 Chapter 3: Community Profile A. Demographic Profile ......................................................................................................................... 19 B. Household Characteristics ................................................................................................................ 28 C. Special Needs Groups ....................................................................................................................... 33 D. Hate Crimes ........................................................................................................................................ 53 E. Income Profile .................................................................................................................................... 56 F. Housing Profile ................................................................................................................................... 66 G. Housing Condition ............................................................................................................................. 71 H. Housing Cost and Affordability ....................................................................................................... 74 I. Housing Problems .............................................................................................................................. 80 J. Publicly Assisted Housing ................................................................................................................. 84 K. Licensed Community Care Facilities ............................................................................................... 92 L. Accessibility to Opportunities .......................................................................................................... 95 M. ADA-Compliant Public Facilities (Section 504 Assessment) .................................................... 101 N. Exposure to Adverse Community Factors ................................................................................... 102 Chapter 4: Lending Practices A. Background ....................................................................................................................................... 120 B. Overall Lending Patterns ................................................................................................................ 122 C. Lending by Race/Ethnicity and Income....................................................................................... 125 D. Lending Patterns by Tract Characteristics .................................................................................... 128 E. Major Lenders ................................................................................................................................... 129 F. Sub-Prime Lending Market ............................................................................................................. 130 Chapter 5: Public Policies A. Policies and Programs Affecting Housing Development .......................................................... 132 B. Zoning Ordinance ............................................................................................................................ 139 C. Variety of Housing Opportunity .................................................................................................... 143 D. Building Codes and Occupancy Standards ................................................................................... 152 E. Affordable Housing Development ................................................................................................ 154 CHAPTER 1: INTRODUCTION i SAN DIEGO REGIONAL ANALYSIS OF IMPEDIMENTS TO FAIR HOUSING CHOICE F. Other Land Use Policies, Programs, and Controls ..................................................................... 158 G. Policies Causing Displacement or Affect Housing Choice of Minorities and Persons with Disabilities ......................................................................................................................................... 163 H. Local Housing Authorities .............................................................................................................. 164 I. California Environmental Quality Act (CEQA) .......................................................................... 164 J. Community Representation and Participation ............................................................................. 165 Chapter 6: Fair Housing Profile A. Fair Housing in the Homeownership Market .............................................................................. 167 B. Fair Housing in the Rental Housing Market ................................................................................ 171 C. Fair Housing Services ...................................................................................................................... 176 D. California Department of Fair Employment and Housing (DFEH) ....................................... 177 E. Fair Housing Statistics ..................................................................................................................... 178 F. Fair Housing Testing ....................................................................................................................... 182 G. U.S. Department of Housing and Urban Development ............................................................ 187 H. Hate Crimes ...................................................................................................................................... 190 Chapter 7: Fair Housing Action Plan A. Regional Impediments ..................................................................................................................... 192 B. Jurisdiction-Specific Impediments ................................................................................................. 198 List of Tables Table 1: Community Workshop Locations .................................................................................................... 8 Table 2: Stakeholder Interviews ..................................................................................................................... 11 Table 3: Perpetrators of Alleged Discrimination ........................................................................................ 15 Table 4: Location of Alleged Discrimination .............................................................................................. 15 Table 5: Basis of Alleged Discrimination ..................................................................................................... 16 Table 6: Reason for Not Reporting Alleged Discrimination ..................................................................... 17 Table 7: Basis of Alleged Hate Crime ........................................................................................................... 17 Table 8: Population Growth (2000-2035) .................................................................................................... 20 Table 9: Age Characteristics ........................................................................................................................... 21 Table 10: Racial and Ethnic Composition.................................................................................................... 23 Table 11: Minority Population by Sub-region ............................................................................................. 25 Table 12: Language and Linguistic Isolation................................................................................................ 27 Table 13: Household Growth by Jurisdiction.............................................................................................. 29 Table