HomeMy WebLinkAboutFair Housing June 2005DRAFT
City of
Meridian
Fair Housing
Analysis of Impediments
And Action Plan
Prepared: June 2005
Adopted:
Table of Contents
Introduction ..................................................................................................................... 1
Fair Housing Advisory Committee ................................................................................ 1
Identification of Impediments to Fair Housing Choice
A. Public Sector Review ................................................................................................ 3
City of Meridian Comprehensive Plan ............................................................... 3
Zoning Ordinance ............................................................................................... 4
Building Codes ................................................................................................... 4
Subdivision Ordinance ....................................................................................... 4
Municipal Services ............................................................................................. 5
Employment -Housing -Transportation ......................................................... 6
Public Housing Authority or Other Housing Agency ....................................... 6
1. Tenant Selection Procedures .................................................................... 6
2. Housing Choice Availability ....................................................................... 7
3. Housing Choice for Certificate .................................................................. 7
4. Housing Choice for Voucher Holders ........................................................ 7
Sale of Subsidized Housing and Possible Displacement ................................ 7
Property Tax Policies ......................................................................................... 7
Planning and Zoning Commission /Hearing Examiner ................................... 7
City Staff .............................................................................................................. 7
Others .................................................................................................................. 7
B. Private Sector Review .............................................................................................. 8
Fair Housing Enforcement ................................................................................. 8
Newspaper Advertisements ............................................................................... 8
Restrictive Covenants ........................................................................................ 8
Real Estate Practices .......................................................................................... 8
Major Employer Impacts .................................................................................... 8
Rentals (More than 3 Housing Units or 4 Apartment Units) ............................. 9
1. Tenant Selection Procedures .................................................................... 9
2. Housing Choice Availability ....................................................................... 9
3. Vacancy Advertisement ............................................................................ 9
4. Others ....................................................................................................... 9
C. Review of Other Private and Public Areas .............................................................. 11
D. Action Plan ................................................................................................................ 11
Findings ............................................................................................................... 12
1. Public Sector Review .................................................................................... 12
2. Private Sector Review .................................................................................. 13
3. Other Public & Private Areas ....................................................................... 13
Recommendations .............................................................................................. 13
Action Strategies ................................................................................................ 13
Fair Housing Resolution .................................................................................... 14
APPENDICES
APPENDIX A
• Fair Housing Advisory Committee Mailing List
• Fair Housing Resolution
o Affidavit of annual publication notice
• Policy regarding non-discrimination on the basis of disability
o Affidavit of Publication
• Grievance Procedure for the City of Meridian
• Equal Housing Opportunity Poster (English/Spanish)
APPENDIX B
• Demographic Data for the City of Meridian
• City of Meridian Profile
APPENDIX C
• Fair Housing Act (IHFA Summary)
• Nonprofit Partners Links (General Information)
• Idaho Assisted Housing Directory for Region 3 (IHFA)
• Housing Information and Resource Center/Idaho's Housing Hotline
• Fair Housing Accessibility Guidelines (HUD)
• Idaho Press Tribune sample housing ads
APPENDIX D (by reference)
• Current Comprehensive Plan
• Current Zoning Ordinance
• Current Subdivision Ordinance
Analysis of Impediments to Fair Housing
and Action Plan for the City of Meridian, Idaho
Introduction
Title VIII of the Civil Rights Act of 1968 (Fair Housing Act), as amended, prohibits discrimination
in the sale, rental, and financing of dwellings, and in other housing-related transactions, based
on race, color, national origin, religion, sex, familial status (including children under the age of
18 living with parents of legal custodians, pregnant women, and people securing custody of
children under the age of 18), and handicap (disability).
As a recipient of U.S. Department of Housing and Urban Development (HUD) funds through an
Idaho Community Development Block Grant (ICDBG), it is a requirement that the City of
Meridian, Idaho assures compliance with Title VIII, Civil Rights Act of 1968, as amended.
Further, the City is complying with the Consolidated Submissions for Community Planning and
Development Programs, 24 CFR 91.225 by developing and implementing a Fair Housing Action
Plan.
The purpose of the Analysis of Impediments (AI) is to determine if any laws, regulations,
administrative policies, procedures or practices are present which would present any
impediments to the location, availability, and accessibility of housing within the community.
Other issues which have been reviewed are those policies, procedures and practices that
appear neutral on their face, but may operate to deny or adversely affect housing choice or
availability for those classes of persons protected by fair housing laws.
This AI includes an assessment of public and other private conditions, which may constitute
impediments to or affect fair housing choice. This involved a review of fair housing complaint
statistics, housing and population data, and other appropriate and relevant sources of
information that would identify impediments to fair housing choice
This effort includes the following activities as part of the City of Meridian Fair Housing Action
Plan:
1. Preparation of an analysis of impediments to fair housing choice within the
grantee's jurisdiction.
2. Identification of any impediments found and actions needed to correct any
impediments.
3. Maintenance of records reflecting activities with regard to the analysis and
actions taken to meet our obligation to affirmatively further fair housing.
Research Methodology
Fair Housing Advisory Committee
The purpose of the Fair Housing Advisory Committee (FHAC) is to assist with the AI process
and provide guidance, direction, review and comment during on the development and ongoing
implementation of the City's Fair Housing Action Plan.
On June 22, 2005, City of Meridian appointed Will Berg, as the Fair Housing Officer for the City
of Meridian
During the analysis of impediments, policies and activities relating to fair housing in the City of
Meridian were reviewed and that information is addressed here. In order to complete this
3
analysis, the FHAC was used as a focus group to study community issues on the subject, and
for primary data gathering, including:
a. Sample advertisements from the newspaper
b. Speaking with other agencies and departments
c. Reviewing City codes and adopted plans
The City's Fair Housing Resolution with proof of publication are attached. (See Appendix A).
Demoaraphic Profile of City of Meridian
Meridian is a growing community in Ada County. Meridian is a progressive community and
supported by an active Chamber of Commerce, a sense of community pride, and a high level of
citizen involvement. Meridian is a progressive, growing, friendly community with a population of
approximately 34,919 according to the 2000 Census.
Population
The following table shows the population numbers for City of Meridian.
Table 1 -Population, City of Meridian
Total Po ulation
2005 56,108
Jul 1, 2004 47,690
Jul 1, 2003 41,127
Jul 1, 2002 39,195
Jul 1, 2001 37,411
Jul 1, 2000 34,919
Source: US Census Bureau, Population Estimates Program
04-05 estimates from COMPASS
Table 2 -Total Population by Race 2000
Total: 34,919
White alone 32,927
Black or African American alone 164
American Indian and Alaska Native alone 166
Asian alone 440
Native Hawaiian and Other Pacific Islander alone 42
Some other race alone 438
Two or more races 742
Source: U.S. Census Bureau Census 2000
Households and Housing
As reported by the U.S. Census Bureau Census 2000, there were 12,888 housing units
available in the City of Meridian with 11,790 of those units designated as occupied households.
Table 3 -Housing Units in City of Meridian
Housing Units in 2000 Number Percent of All Households
2003 Housing Units (estimate)
Total Housing Units 12,888 100%
Occupied 11,790 91.5%
Owner Occupied 9,973 64.3%
Renter Occupied 1,856 15.7%
Vacant 464 3.8%
For seasonal or recreational use 22 >1
Source: US Census Bureau
TOTAL Residential
2000 762 708
2001 849 812
2002 976 938
2003 1498 1437
2004 2419 2338
Total 6504 6233
Source: City of Meridian Building Department
Identification of Impediments to Fair Housing Choice
A. Public Sector Review:
The following information represents our review of laws, regulations, administrative policies,
procedures or practices that would present any perceived or real impediments to the
location, availability, affordability, and accessibility of housing within the community.
The Meridian Comprehensive Plan is an official policy document identifying policies to guide
future development within the City of Meridian and the area of city impact within the next 10
years. The Comprehensive Plan is the primary step in identifying the quality of life that
community residents desire.
The City Council and Planning and Zoning Commission use the comprehensive plan to
make daily decisions concerning the future of the community and to adopt policies that will
ensure and maintain the quality of life indicated by Meridian citizens.
Meridian's first Comprehensive Plan was adopted in 1978 with updates occurring regularly
as called for. It has been updated with a broad base of community-wide citizen input.
Throughout the Comprehensive Plan update process, citizens identified key community
values:
• maintain Meridian's quality of life for all residents.
encourage sound land development that enhances Meridian.
continue to provide adequate services, facilities, and utilities for all city residents.
The planning process enables local residents, public agencies, and economic interests to
develop common goals and policies for the City of Meridian. The process also establishes a
basis for coordination, understanding, and negotiation among citizens, economic interests,
and public agencies within Meridian's impact area. The final plan presents Meridian's
position on growth and development issues in the City.
The City's Zoning and Development Ordinance was last updated in February 2005, with the
complete adoption and implementation scheduled for June 2005. A review of policies and
procedures of these planning guidelines follows.
Impediments
Areas of Review Identified
Yes No N/A
Cit of Meridian Com rehensive Plan
Land Use:
The City of Meridian currently encompasses approximately X
sixteen square miles, while the Area of Impact includes about
forty-one square miles.
In recent years, land use within Meridian's Area of Impact has
hanged from primarily agricultural to a more diverse mix of
residential and commercial uses. That trend is likely to
continue, as land traditionally used for agriculture continues to
be developed to support the needs of a growing community.
Additional uses in the City include industrial, parks/public
facilities, and vacant land.
Goal IV is to encourage compatible uses to minimize conflicts
and maximize use of land. To achieve this goal, objective c;
encourage residential infill to utilize existing services is
outlined with a number of action items. Action 10 states;
Support a variety of residential categories (low-, medium-, and
high-density single family, multi-family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing
the City with a range of affordable housing opportunities.
Action 11 aims to provide incentives for infill development.
(p106-107)
Ensure that no discriminatory restrictions are imposed by
local codes and ordinances. X
Transportation:
The city of Meridian has approximately 141 miles of paved streets
and roads although some are substandard.
The City also operates an airport with opportunities for industrial
expansion.
Treasure Valley Transit (TVT) provides bus service within the city
and to outlying areas operating a fixed line rout through the City of
Meridian as well as Nampa on an hourly time schedule. They also
provide transit services for elderly and disabled residents of the
community.
X
Public Services and Utilities:
X
Standard residential hook-up fees apply regardless of location
or other criteria.
Housinca:
Encouragement of fair housing education related to sale and X
rental is done primarily through local lending institutions, U.S.
Bank, which is a nationally recognized institution has well
established Fair Housing lending practices
The housing philosophy adhered to by the City is
"Opportunities for housing should be available for all income
groups with a mix of housing including modular, ranchettes,
townhouses, apartment housing, low-income housing, and
mansions. A vibrant community needs a good cross-section
of housing and therefore must guard against an abundance of
subdivisions in like density and price range. High-density
housing must be strategically located to public transportation,
community services, and not negatively affect property
values."
One goal of the comprehensive plan is to offer a diversity of
housing types for a greater range of choice.
To accomplish the objective of encouraging quality housing
projects for all economic levels in a variety of areas, the
following actions have been designated:
Provide for a wide diversity of housing types and choices
between ownership and rental dwelling units for all income
groups in a variety of locations suitable for residential
development.
Require an open housing market for all persons,
regardless of race, sex, age, religion or ethnic
background.
Ensure that no discriminatory restrictions are imposed by
local codes and ordinances.
Zonin Ordinance
Meridian Zoning Regulations were adopted by the City Council
on December 19, 1994. This document specifies allowed X
uses, conditional uses, and non-allowed uses in the city. The
zoning map, contains one residential zoning classification yet
recognizes Mobile Home: R1, R2, and R3.
Building Codes
The City has code enforcement staff. X
Subdivision Ordinance
The City of Meridian's Subdivision Ordinance does not contain any
language that could be seen as discriminatory. During the X
preliminary plat phase, applicants are required to hold a
neighborhood meeting to provide an opportunity for public review of
the proposed project prior to the submittal of an application(Ch6p1)
The city also has a Planned Unit Development Chapter in the Unified
Building Code allowing for bonuses for well-planned infill
developments as well as developments with exceptional internal flow
and preservation of open space or important historical, archeological
And environmental) sensitive areas.
Munici al Services
Utilities:
X
Utility billing is applied uniformly throughout the service areas,
without preference to location or type.
Fire:
X
Parks and Recreation:
X
Existing recreation resources in Meridian include eight fully or
partially developed city parks totaling 123 acres and one 22-acre
park owned and operated by Western Ada Recreation District. The
city recently completed Settlers park, a 58-acre regional park with a
variety of sports fields, playgrounds, and picnic shelters. The
Comprehensive Plan identifies recreation programs for all ages
including sports, camps, instructional courses, arts and crafts, and
trip activities.
Emplo ment -Housin -Trans ortation
The largest employer in the City of Meridian, is the Meridian School X
District #2 with a total of 3,805 employees. T Mobile is the second
largest employer with 700 employees followed by St. Luke's Meridian
Medial Center with 650 employees, and Blue Cross of Idaho with 580
employees.
Public Housin Authorit or Other Housin A enc
1. Tenant Selection Procedures
The Southwest Idaho Housing Authority (SICHA) qualifies X
individuals/families for subsidy assistance in the form of
certificates or vouchers. Individual tenant selection is made by
the owner/manager of the properties.
2. Housin Choice Availabilit
In addition to the varied choices of housing for sale in City of X
Meridian, there are a number of affordable rental units
available.
Sliding -Scale project-based assistance There are a total of
368 units of housing accepting sliding scale based project
assistance. 321 are units designated for families, 18
designated for the elderly, and 29 units designated as
accessible.
Transitional Housing Meridian has no transitional housing
Emergency Shelter-Meridian has no emergency shelter
3. HOME/Tax Credit Section 42 A artments
There are zero units of HOME/Tax Credit units X
4. Housin Choice for Voucher Holders
The voucher program allows the holder to pay an amount in X
addition to the amount of rent that SICHA will subsidize, thus
widening the choices.
e of Sdized ll~usi er~d Rossibi~a
X
Pro ert Tax Policies
In Idaho, there are only limited local tax option provisions. No X
evidence was found of any tax policy provisions negatively affecting
protected classes.
Plannin and Zonin Commission / Hearin Examiner
The City of Meridian is fully aware of Fair Housing requirements in X
decision-making. Protected classes in the Fair Housing Act will not
be discriminated against in any land use decision made in the City of
Meridian.
Cit Staff
Department Heads are informed regarding Fair Housing and ADA X
requirements.
Others
None identified. X
B. Private Sector Review:
The following information represents our review of laws, regulations, administrative policies,
procedures or practices that would present any perceived or real impediments to the
location, availability, affordability, and accessibility of housing within the community
Impediments
Areas of Review Identified
Yes No N/A
l=air Housi En#orcement
x
This is an on-going practice through the Board of Realtors.
Enforcement of acceptable words used in advertisements is
provided by the Board's computer software.
Individuals from 1997-2003 filed a total of fifteen X
discrimination complaints. Nine of these complaints were
based on Disability while five were based on familial status.
One complaint was based on familial status and disability.
Newspa r Advertisements
x
The Valley Times is the primary newspaper for City of
Meridian. (See attachments for sample ads)
Restrictive Covenants
x
None Identified
Real Estate Practices
Real Estate professionals are regularly trained in Fair Housing X
laws and implement this training on a regular basis. Banks in
the area have signs displaying the Fair Housing logo for
mortgage applications.
Ma'or Em to er Impacts
None Identified. X
Rentals .More than 3 Housin Units or ~ Apartment Units
1. Tenant Selection Procedures
X
In Idaho, there are no professional licensing requirements
for property managers.
2. Housing Choice Availability
X
Appendix C includes the Idaho Assisted Housing Directory -
Idaho Housing and Finance Association for Region 3,
including City of Meridian. This listing reflects the following:
• Affordable, housing
0
• Subsidized Family Housing
0
• Subsidized Elderly Housing
3. Vacancy Advertisement
4. Others
X
N/A
C. Review of Other Private and Public Areas:
The Following reflects our assessment of other private and public programs, activities, and
conditions that may constitute impediments or affect fair housing choice in our jurisdiction.
Name of Agency Services Provided
NONE
D. Action Plan:
Findings:
1. Public Sector Review
COMPREHENSIVE PLAN: The Meridian Comprehensive Plan (July 2002)
provides the comprehensive planning framework for the City of Meridian. The
Comprehensive Plan emphasizes the need ... "integrate the concerns and
expressions of the community into a document that recommends how the City
should grow and develop."(pg1)
The housing philosophy adhered to by the City is "Opportunities for housing should
be available for all income groups with a mix of housing including modular,
ranchettes, townhouses, apartment housing, low-income housing, and mansions.
A vibrant community needs a good cross-section of housing and therefore must
guard against an abundance of subdivisions in like density and price range. High-
density housing must be strategically located to public transportation, community
services, and not negatively affect property values."
One goal of the comprehensive plan is to offer a diversity of housing types for a
greater range of choice. To accomplish the objective of encouraging quality
housing projects for all economic levels in a variety of areas, the following actions
have been designated:
Provide for a wide diversity of housing types and choices between ownership and
rental dwelling units for all income groups in a variety of locations suitable for
residential development.
The Housing Land Use section of the Meridian Comprehensive Plan strives to
carefully match residential development with public services. The Plan states that
one of the goals is to "Require an open housing market for all persons, regardless
of race, sex, age, religion or ethnic background. Ensure that no discriminatory
restrictions are imposed by local codes and ordinances. (pg108)
Residential densities and variety of housing stock, including manufactured
housing, are to be located close to services, but are not restricted by size, type,
or class.
The City of Meridian recognizes the need for varied housing options.
Our analysis uncovered one minor verbiage choice. On page 108,
action item five includes the provision of including an open
housing market for all persons, regardless of race, sex, age,
religion or ethnic background. Familial status and handicap are
also protected classes under Title VIII of the Civil Rights Act of
1968 fair housing regulations and should be included in this listing
of protected groups.
The adopted Meridian Comprehensive Plan addresses the need for equality and
equity while preserving the character of the community through significant
projected increases in population
The Meridian Comprehensive Plan calls for an orderly implementation of
planning and zoning documents in support of the goals and objectives in this
Plan.
MERIDIAN SUBDIVISION ORDINANCE The subdivision ordinance provides an
outline for regulations when new housing units are to be constructed. It contains
the following provisions:
. During the preliminary plat phase, applicants are required to hold a neighborhood
meeting to provide an opportunity for public review of the proposed project prior to the
submittal of an application (Ch6p1).
The city also has a Planned Unit Development Chapter in the Unified Building Code
allowing for bonuses for well-planned infill developments as well as developments with
exceptional internal flow and preservation of open space or important historical,
archeological and environmentally sensitive areas.
MERIDIAN ZONING ORDINANCE: The City of Meridian does have it's own
Zoning Ordinance (updated June 2005) along with a zoning map and Planning
and Zoning Commission.
Chapter 3 -Zoning District Regulations (Ch3ArticleAp12)) states the following:
All sidewalks shall be a minimum of five feet, except if detached
sidewalks are provided on local streets in residential subdivisions, the
minimum sidewalk width may be reduced to four feet. Sidewalks shall
be designed to flare around mailboxes, utility boxes and other
impediments to pedestrian circulation to maintain a minimum four feet
of travel width.
Chapter Seven Planning United Developments
The purpose of the PUD requirements is to provide an opportunity for exemplary
site development that meets the following objectives:
1. Preserves natural, scenic and historic features of major importance;
2. Allows for innovative design that creates visually pleasing and cohesive
patterns of development; and
3. Creates functionally integrated development that allows for a more
efficient and cost-effective provision of public services.
It is not the intent that the PUD process be used solely for the purposes of
deviation from the dimensional standards in the district.
TENANT SELECTION: Tenant selection procedures are part of the Idaho
Housing and Finance Administration (IHFA) qualification process offered to local
residents.
Twenty-four units are currently listed in the City of Meridian under Section 8
subsidized housing. Appendix C lists a typical ad in the Owyhee Avalanche.
(See Appendix C -Idaho Assisted Housing Directory)
2. Private Sector Review
As was the case with our Public Sector review, the FHAC found the same
impediments in private tenant selection procedures, and in Housing Choice
Availability. The impediments could be removed by distributing additional
literature to property managers on Fair Housing and encouraging the provision of
more one-bedroom units.
3. Other Public & Private Areas
Nothing at this time.
Recommendations:
Based upon impediments found, the FHAC is recommending the following:
The City of Meridian, or its designee, should continue to get the word out to
landlords and property managers regarding Fair Housing, it's legal requirements and
available resources to help all involved parties.
Action Strategies:
Objective: Update City of Meridian Comprehensive Plan to include listing of
additional protected classes under the housing category
Time Frame: Immediately
Resources needed: N/A
Involved parties: City Council/P&Z Commission
2. Objective: Update City of Meridian Zoning Map to address residential
classifications and varied densities.
Time Frame: Ongoing
Resources needed: City
Involved parties: City Council/P&Z Commission/City Staff
3. Objective: Continue implementation of City of Meridian Transition Plan in
relation to handicapped accessibility
Time Frame: Ongoing
Resources needed: City
Involved parties: City Council/City Staff
Fair Housing Resolution:
The City of Meridian adopted a Fair Housing Resolution on February 17, 2004. This Resolution
is published at least once annually. The last date of publication was February 17, 2004.
(See Appendix A).
This report accurately represents the findings and recommendations of the City of Meridian Fair
Housing Advisory Committee and is respectively submitted for public review.
Jennifer Tomlinson Grant Administrator Date
Sage Community Resources
APPENDIX A
• Fair Housing Advisory Committee Mailing List
• Fair Housing Resolution
o Affidavit of Publication
• Policy regarding non-discrimination on the basis of disability
o Affidavit of Publication
• Grievance Procedure for the City of Meridian
• Equal Housing Opportunity Poster (English/Spanish)
City of Meridian
Fair Housing Committee
APPENDIX B
Demographic Data for the City of Meridian:
City of Meridian Profiles
APPENDIX C
• Fair Housing Act (IHFA Summary)
• Nonprofit Partners Links (General Information)
• Idaho Assisted Housing Directory for Region 3 (IHFA)
• Housing Information and Resource Center/Idaho's Housing Hotline
• Fair Housing Accessibility Guidelines (HUD)
• (sample area housing ads)
APPENDIX D
• Current City of Meridian Comprehensive Plan (by reference)
• Current Zoning and Development Ordinance (by reference)