ANALYSIS OF IMPEDIMENTS TO FAIR HOUSING CHOICE ATHENS-CLARKE COUNTY, GEORGIA

Transcription

1 ANALYSIS OF IMPEDIMENTS TO FAIR HOUSING CHOICE ATHENS-CLARKE COUNTY, GEORGIA January Church St. Suite 200 Marietta, GA (770)

2 Analysis of Impediments To Fair Housing Choice II TABLE OF CONTENTS Index of Tables Index of Figures Executive Summary iii v vii Introduction 1 Limitations of This Analysis 5 Historical Overview of Athens-Clarke County 6 Demographics 6 Economic Analysis 22 Fair Housing Education 29 Fair Housing Complaints 35 Affordable Housing Snapshot 45 Infrastructure 58 Land Use 68 Fair Housing Survey Results 76 Current Impediments and Proposed Fair Housing Plan 80 Appendix 85

3 Analysis of Impediments To Fair Housing Choice III Index of Tables Table 1: ATHENS-CLARKE COUNTY (ACC) DEMOGRAPHICS Table 2: ATHENS-CLARKE COUNTY HIGH SCHOOL DEMOGRAPHICS: Table 3: ATHENS-CLARKE COUNTY HIGH SCHOOL DEMOGRAPHICS: Table 4: AFRICAN AMERICAN POPULATION IN ATHENS-CLARKE COUNTY Table 5: FAMILIAL STATUS IN ATHENS-CLARKE COUNTY...17 Table 6: NATIONAL ORIGIN OF RESIDENTS IN ATHENS-CLARKE COUNTY Table 7: PERSONS WITH DISABILITIES IN ATHENS-CLARKE COUNTY Table 8: ATHENS-CLARKE COUNTY POVERTY PERCENTAGES Table 9: ATHENS-CLARKE COUNTY WAGES BY INDUSTRY SECTOR Table 10: ATHENS-CLARKE MSA, GEORGIA LABOR MARKET STATISTICS Table 11: LARGEST EMPLOYERS IN ATHENS-CLARKE MSA Table 12: COMPLAINTS OF HOUSING DISCRIMINATION RECEIVED IN ATHENS-CLARKE COUNTY Table 13: HOME LOAN ORIGINATIONS Table 14: ORIGINATIONS BY LOAN PURPOSE Table 15: ORIGINATIONS BY RACE Table 16: FY 2011 INCOME LIMITS SUMMARY Table 17: ATHENS-CLARKE COUNTY HOUSING UNIT COMPARISON Table 18: ATHENS-CLARKE COUNTY AGE HOUSING STOCK Table 19: MEDIAN SALES PRICE COMPARISON BY YEAR Table 20: AFFORDABILITY SNAPSHOT Table 21: ATHENS-CLARKE COUNTY RENTER AFFORDABILITY Table 22: MONTHLY HOUSING COSTS AS A PERCENTAGE OF HOUSEHOLD INCOME Table 23: ATHENS-CLARKE COUNTY HOUSING AUTHORITY INVENTORY Table 24: ATHENS-CLARKE COUNTY LOW INCOME TAX CREDIT PROJECTS Table 25: ATHENS-CLARKE COUNTY MFH INVENTORY SURVEY OF UNITS FOR THE ELDERLY AND DISABLED... 56

4 Analysis of Impediments To Fair Housing Choice IV Table 26: ATHENS TRANSPORTATION HIGHLIGHTS Table 27: ATHENS-CLARKE COUNTY TRANSIT Table 28: ATHENS-CLARKE COUNTY RESIDENTIAL ZONING...71

5 Analysis of Impediments To Fair Housing Choice V Index of Figures Figure 1: ATHENS-CLARKE COUNTY DEMOGRAPHIC HIGHLIGHTS... 9 Figure 2: ATHENS-CLARKE COUNTY DEMOGRAPHIC HIGHLIGHTS Figure 3: MINORITY POPULATION IN ATHENS-CLARKE COUNTY Figure 4: HISPANIC POPULATION IN ATHENS-CLARKE COUNTY Figure 5: AFRICAN AMERICAN POPULATION IN ATHENS-CLARKE COUNTY Figure 6: AFRICAN AMERICAN POPULATION IN ATHENS-CLARKE COUNTY Figure 7: FEMALE CONCENTRATIONS IN ATHENS-CLARKE COUNTY Figure 8: MALE CONCENTRATIONS IN ATHENS-CLARKE COUNTY Figure 9: FOREIGN BORN POPULATION MAP Figure 10: ATHENS-CLARKE COUNTY INCOME DISTRIBUTION Figure 11: ATHENS-CLARKE COUNTY UNEMPLOYMENT PERCENTAGES RATE Figure 12: ATHENS-CLARKE COUNTY UNEMPLOYMENT RATE Figure 13: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS EXPERIENCED DISCRIMINATION Figure 14: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS EXPERIENCED DISCRIMINATION Figure 15: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS FILING A REPORT Figure 16: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS FILING A REPORT Figure 17: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS FAIR HOUSING RIGHTS Figure 18: PERCENT OF ALL HOME LOANS MADE TO WHITES IN Figure 19: PERCENT OF ALL HOME LOANS TO AFRICAN AMERICANS IN Figure 20: PERCENT OF ALL HOME LOANS TO HISPANICS IN Figure 21: ATHENS-CLARKE COUNTY RENTER CONCENTRATION Figure 23: ATHENS-CLARKE COUNTY COST BURDENED RENTERS CONCENTRATION Figure 24: ATHENS-CLARKE COUNTY OCCUPIED AND VACANT HOUSING Figure 25: ATHENS-CLARKE COUNTY, GA REAL ESTATE TRENDS... 53

6 Analysis of Impediments To Fair Housing Choice VI Figure 26: ATHENS-CLARKE COUNTY REAL ESTATE TRENDS Figure 27: ATHENS TRANSIT TOTAL RIDERSHIP BY MONTH Figure 28: ATHENS TRANSIT SYSTEM MAP AUGUST Figure 29: ATHENS HIGHWAY MAP Figure 30: ATHENS-CLARKE COUNTY WATER SYSTEM Figure 31: ATHENS-CLARKE COUNTY SANITARY SEWER MAP Figure 32: LAND-BASE CLASSIFICATION Figure 33: ATHENS-CLARKE COUNTY OFFICIAL FUTURE DEVELOPMENT MAP Figure 34: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS CURRENT LIVING Figure 35: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS LOCATION Figure 36: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS NEEDS RANKING Figure 37: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS NEEDS RANKING Figure 38: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS BARRIERS TO FAIR HOUSING 79 Figure 39: ATHENS-CLARKE COUNTY AI ACTION PLAN DIAGRAM... 83

7 Analysis of Impediments To Fair Housing Choice VII Executive Summary As a recipient of federal grant funds from the U.S. Department of Housing and Urban Development [HUD], Athens-Clarke County, Georgia has established a commitment to provide equal housing opportunities for existing and future residents. Through the federally funded Community Development Block Grant [CDBG] and HOME Investment Partnerships [HOME] programs, among other state and local programs, Athens- Clarke County works to affirmatively further fair housing, and to ensure their grants will be administered in compliance with Title VI of the Civil Rights Act of 1964 and the Fair Housing Act of Pursuant to CDBG regulations [24 CFR Subtitle A (a) (1)], to receive CDBG funds, a jurisdiction must certify that it actively furthers fair housing choice through the following: Completion of an Analysis of Impediments to Fair Housing Choice [AI]; Actions to eliminate identified impediments; and Maintenance of fair housing records. Local entitlement communities, such as Athens-Clarke County meet this obligation by performing an Analysis of Impediments to Fair Housing Choice [AI] within their communities and developing (and implementing) strategies and actions to overcome any impediments to fair housing choice based on their history, circumstances, and experiences. This report presents a demographic profile of Athens-Clarke County, assesses the extent of fair housing issues among specific groups, and evaluates the availability of a range of housing choices for all residents. This report also analyzes the conditions in the private market and public sector that may limit the range of housing choices or impede a person s access to housing. This Executive Summary has been prepared to provide the reader with a clear understanding of the various issues regarding fair housing choice in Athens-Clarke County, Georgia. Characteristics such as population growth, income variances, and racial/ethnic data are discussed in brief and are intended only to provide the reader a concise summary of these issues and their relationship to the ability of persons to find and occupy fair and affordable housing. Readers desiring a more thorough discussion and analysis of these issues are encouraged to consult the full document. In carrying out its Analysis of Impediments to Fair Housing Choice, Athens-Clarke County has relied upon the following definitions regarding fair housing choice and impediments as outlined by HUD: 1. Fair Housing Choice is the ability of persons of similar income levels to have available to them the same housing choices regardless of race, color, religion, sex, national origin, familial status, or disability [herein referred to as citizens of protected classes]; and 2. Impediments to Fair Housing Choice- includes any actions, omissions, or decisions taken because of race, color, religion, sex, national origin, familial status, or disability which restrict housing choices or the availability of housing choices, or any actions, omissions, or decisions that have the effect of such restrictions.

8 Analysis of Impediments To Fair Housing Choice VIII HISTORICAL OVERVIEW Clarke County was created by an Act of the Georgia General Assembly on December 5, The land that compromises Clarke County was originally part of Jackson County. In 1801, the first state-chartered land grant university, The University of Georgia, was donated 633 acres of land in Athens for the site of the university. The City of Athens officially became a town in 1806 and established a three-member commission as the form of government. In November of 1871, the county seat of Clarke County was moved from Watkinsville to Athens. In 1906, the City of Winterville became the only incorporated town located entirely in Clarke County. After multiple attempts, the City of Athens and Clarke County became a unified government in 1990, forming Athens-Clarke County. DEMOGRAPHICS Over the past 20 years, Athens-Clarke County has become more diverse. While the percentage of White s in the County has dropped approximately 10%, the percentage of African-American, Asian, and Hispanic/Latino populations have all risen. As of the 2010 Census count, Athens-Clarke County had a total population of 115,452. The County s racial makeup consisted of 61.8% White; 26.6% Black or African American; 0.2% American Indian and/or Native Alaskan; 4.2% Asian; 7.1% from other races/two or more races; 10.5% were Hispanic or Latino of any race. This demographic data, along with data broken out for Athens-Clarke County s only municipality, Winterville. According to the 2010 Census count for Athens- Clarke County, there were 44,868 households of which 23.8% had children under the age of 18 living with them; 31.1% were married couples living together, 13.4% had a female head of household with no husband present, and 51.7% were non-families. The average household size was 2.37 and the average family size was PROTECTED CLASS/SEGREGATION ANALYSIS Listed below is a summary of findings 1. The area s with the greatest amount of Hispanic/Latino persons appear in the Northern area of the County, specifically in the Census Tracts 1303 (39%) and 1404 (49%). 2. The Census Tracts who have the highest percentage of African-American population, 9 (73%) and 302 (66%), also have the highest percentage of Low to Moderate Income residents. 84% of the population in Tract 9 is Low/Mod and 75% of the population in Tract 302 is Low/Mod. 3. The area s with the most ethnic/racial minority concentrations are located in the central and northern portions of the County in Census Tracts 1303 (68%), 1403 (68%), 1405 (69%), 9 (81%), and 302 (70%). 4. The Tracts that are located closest to the University (1, 4, 6, 21, 22, 1504, and 1505) have the highest percentage of non-traditional families (non-family households, householders living alone and non-married families with children). All 7 of the mentioned tracts are made up of 73% or more non-traditional families. 5. The highest concentrations of family households, specifically married families, are located in the western and southeastern tracts of the County.

9 Analysis of Impediments To Fair Housing Choice IX Economic Analysis Household income is the most important factor determining a household s ability to balance housing costs with other basic life necessities. Regular income is the means by which most individuals and families finance current consumption and make provisions for the future through saving and investment. The level of cash income can be used as an indicator of the standard of living for most of the population. While economic factors that affect a household s housing choice are not a fair housing issue per se, the relationships among household income, household type, race/ethnicity, and other factors often create misconceptions and biases that raise fair housing concerns. According to the 2000 Census, the median income for a family in Athens-Clarke County was $41,407, and the median household income for a family was $28,118. Males had a median income of $30,359 versus $23,039 for females. In 2000, the per capita income for Athens-Clarke County was $17,103. The 2009 ACS estimates males in Athens-Clarke County had a median income of $38,450 [1.27% increase]; while females had a median income of $32,072 [1.39% increase]. Based on 2009 Census estimates, the per capita income for Athens-Clarke County slightly increased to $17,350. In 2010, Census Estimates for Athens Clarke County shown the median income for a family increased by 1.16% to $48,705, and the median income for a household also increased by 1.11% to $33,853. Public Schools Public education in Athens-Clarke County is administered through the Clarke County school district. The County has four high schools that serve 3099 students. In , the high school graduation rate for Clarke County was 70.1%, which is 10.7% below the state average of 80.8%. All of the high schools in the Clarke County School District are Title 1 schools that have significantly large concentrations of low-income students that receive supplemental funds to assist in meeting the student s educational goals. FAIR HOUSING EDUCATION Public awareness of fair housing issues and laws is a critical aspect in reducing fair housing violations and provides citizens with the option to take action in the form of filing a fair housing complaint. A logical assumption can be made that the more complaints that are filed the more likely people are aware of their rights and what is covered in the Fair Housing Act. The baseline measurement regarding public awareness of fair housing issues came from a national survey conducted in 2000 by the U.S. Department of Housing and Urban Development (HUD). The survey revealed that majorities of the adult public were knowledgeable about and approved of most aspects of the law, although the size of the majorities varies across these aspects 1 In addition, only a very small percentage of survey respondents that asserted their fair housing rights had been violated took action. In 2006, a follow up survey was conducted by HUD to measure the increase of national public awareness of fair housing rights and the survey revealed very little change in public awareness overall, however public support for fair housing has dramatically increased. 1 Martin D. Abravanel and Mary K. Cunningham, Do We Know More Now? Trends in Public Knowledge, Support and Use of Fair Housing Law, U.S. Department of Housing and Urban Development, February Source:

10 Analysis of Impediments To Fair Housing Choice X Athens-Clarke County continues to educate housing organizations and the general public on fair housing issues by providing links to filing fair housing complaints and other housing services with current information on its website. The goal is to ensure that citizens know their rights and what to do if their rights have been violated. FAIR HOUSING COMPLAINTS Individuals who believe they are victims of housing discrimination can choose to file a fair housing complaint through the U.S. Department of Housing and Urban Development s (HUD) Fair Housing and Equal Opportunity (FHEO) Atlanta office. Typically, when a complaint is filed with the agency, a case is opened and an investigator begins an investigation into the allegations of housing discrimination on the basis filed. If the complaint is not successfully conciliated, the Atlanta FHEO determines whether reasonable cause exists to believe that a discriminatory housing practice has occurred. Where reasonable cause is found, the parties to the complaint are notified by HUD's issuance of a Determination, as well as a Charge of Discrimination, and a hearing is scheduled before a HUD administrative law judge. Either party - complainant or respondent - may cause the HUD-scheduled administrative proceeding to be terminated by electing instead to have the matter litigated in Federal court. From January 1, 2000 through December 30, 2010 there were 23 housing complaints filed in Athens- Clarke County. Of these complaints, two were determined to have cause and a settlement was reached for $1750 per each occurrence. Of the cases filed, 22 have been closed and only one remains currently under investigation. Home Mortgage Disclosure Act [HMDA] A key aspect of fair housing choice is equal access to credit for the purchase or improvement of a home, particularly in light of the current lending/credit crisis. Lending practices of financial institutions and the access to financing for all households, particularly minority households and those with lower incomes can be examined by reviewing the Home Mortgage Disclosure Act [HMDA] data. Lending patterns in low and moderate income neighborhoods and areas of minority concentration can also be examined through this data. However, public data on lending does not contain detailed information to make conclusive statements of discrimination, but can only point out potential areas of concerns. Furthermore, except for outreach and education efforts, local jurisdictions ability to influence lending practices is limited. The analysis of HMDA data within Athens-Clarke County will assist local and regional leaders to identify credit needs that are not being met by lenders. Thus, the HMDA analysis will encourage local policymakers, community leaders, and financial institutions to collaborate on marketing to promote affordable lending products that reach protected groups. Each year, the lender must report the number of loan applications it approved and denied. The lender must also indicate how many of its loan approvals were not accepted (i.e. the institution approved the loan but the applicant refused). Finally, the lender must specify how many applications were withdrawn (i.e. the applicant withdrew

11 Analysis of Impediments To Fair Housing Choice XI his application before the bank made a credit decision), and how many applications were incomplete (i.e. the applicant did not provide all the necessary information). The HMDA data provide insight into the lending patterns that exist in a community. However, the HMDA data analysis is only an indicator of potential problems and the data cannot be used to conclude definite redlining or discrimination practices due to the lack of detailed information on loan terms or specific reasons for denial. While a trend may be present in the loan originations and denials, it is not possible to determine if discriminatory practices led to such a trend based on HMDA data alone. AFFORDABLE HOUSING SNAPSHOT Housing affordability is one of the most important components of fair housing choice and the ability to obtain safe, secure, and decent housing to meet a family s needs. HUD defines housing affordability as housing-related expenses (rent and utilities) that do not cost more than 30 percent of a family s income. 2 Homeowners or renters who are paying more than 30 percent of their income for housing-related costs are at risk for experiencing cost burdens. Gross cost burden is generally defined as individuals paying percent of gross household income, while severe cost burden is generally defined housing costs that exceed 50 percent of gross household income. The housing affordability standard allows sufficient income for other basic elements of living, such as food, medical care, transportation and clothing. HUD presents affordability data by income ranges based on median family income. HUD divides low and moderate income households into categories, based on their relationship to the median family: extremely low-income (earning less than 30 percent of the MFI), very low-income (earning between 30 and 50 percent of the MFI), low-income (earning between 50 and 80 percent of the MFI) and moderateincome (earning between 80 and 95 percent of the MFI). According to HUD, the 2010 Median Family Income (MFI) households in Athens-Clarke County is $58,600. Housing choices are limited by household income and purchasing power. Therefore, costs restrict housing choice for those families with lower incomes. Athens-Clarke County has a total of 81,719 housing units, of which 10.1% were vacant as of the 2010 Census. The most common type of housing in the County is single-family detached units [53.8%], followed by multi-family units [28.9%]. According to the 2010 American Community Survey, the median value for a home in Athens-Clarke County was $160,200 and the median sales price of a home is $118,500. As determined by HUD, the Fair Market Rent for a two bedroom apartment is $768 monthly and for a family to afford this level of rent and utilities without being cost burdened; the family must earn $2,533 monthly or $30,400 annually. A minimum wage worker must work 81 hours per week or two full time minimum wage jobs to make this apartment affordable. The affordable housing snapshot provides an analysis of housing in Athens-Clarke County. Housing affordability and availability is paramount to successful communities and promoting fair housing choice. 2 U.S. Department of Housing and Urban Development,

12 Analysis of Impediments To Fair Housing Choice XII INFRASTRUCTURE Transportation Public transportation can play a significant role in increasing the supply of affordable housing to low and moderate income populations and others protected under fair housing laws. The issue at hand regarding transportation and fair housing choice revolves around the accessiblity with which a citizen can travel from home to work if he/she lives in a lower income area or an area of minority concentration. If public transportation from a lower cost neighborhood is inefficient in providing access to employment centers, that neighborhood becomes inaccessible to those without dependable means of transportation, particularly very low-income residents, the elderly, and persons with disabilities. Athens Transit (the County s public transportation) system provides service for local residents and individuals who may be commuting around Athens-Clarke County. An estimated 1.8% of the County s residents use public transportation among many other modes of transportation. The most common choice for commuting to work is driving a car. In recent years, there has been a shift from driving to walking, carpooling, working from home, and bicycling. In light of the shift to less conventional ways to commute to work, there are many initiatives supported by the residents and local businesses of the County. Water/Sewer Athens-Clarke County Public Utility Department oversees and manages the County s water system. In Athens-Clarke County, 98% of the residents receive water service through the Athens-Clarke County Public Utilities Department. The residents who do not receive water service from the County use private wells or have community water systems located near their residence. The County s water system consists of 785 miles of water lines and handle up to 17 million gallons of water a day. Over 75% of the current population of Athens-Clarke County is provided wastewater services through the Athens- Clarke County Public Utility Department. The remainder of the population relies on septic systems or other private wastewater systems. The sanitary sewer system consists of 470 miles of gravity flow sewers, one pump station, and three Water Reclamation Facilities [WRF]. The three reclamation facilities consist of the North Oconee WRF, the Middle Oconee WRF, and the Cedar Creek WRF. LAND USE & ZONING Public policies established at the regional and local levels can affect housing development and therefore may have an impact on the range and location of housing choices available to residents. Fair housing laws are designed to encourage an inclusive living environment and active community participation. An assessment of public policies and practices enacted by jurisdictions within the County can help determine potential impediments to fair housing opportunity.

13 Analysis of Impediments To Fair Housing Choice XIII Comprehensive land use and zoning is a critical means by which governments address the interconnection and complexity of their respective jurisdictions. The interconnectedness of land uses means that a decision as to the use of a particular piece of property has consequences not only for surrounding property, but for a myriad of other issues as well. The Athens-Clarke County zoning code defines family as two or more persons residing in a single dwelling unit where all members are related by blood, marriage, or adoption up to the second degree of consanguinity, or by foster care. The definition requires that any person that stays overnight in a dwelling unit for more than 30 days within a 90-day period is considered to be a permanent resident. In addition, the definition does not include organizations or institutional groups. The code restricts more than two unrelated individuals residing in or for the owner of any single dwelling unit located in any RS zoning district or any Agriculture Residential (AR) neighborhood. The County s zoning code is not unreasonably restrictive on lot minimums, providing for relatively small minimum lot sizes in multiple zoning districts. Zones for multi-family and other attached dwellings are present and have maximum building heights conducive to development of a variety of housing options. The definition of family identified in the Athens-Clarke County zoning code is a restrictive definition, which limits the number of unrelated persons who may live together. This definition has the potential of effectively prohibiting the siting and development of congregate or group homes for individuals with disabilities in RS zones and restricts the ability of residents to live with roommates or aides, which may be preference for particularly for low-income or elderly or disabled residents. Group living arrangements are often necessary to enable people with disabilities to secure the support they need to live in the community. Moreover, integration in the community has been found to enhance the quality of life and functioning of people with disabilities. Personal care homes are restricted by the County s zoning ordinance to only facilities housing no more than six persons. While small-scale Personal Care Homes are given wide latitude in where they may be located, economies of scale that may reduce client costs are lost when larger group homes are discouraged by the zoning ordinance. FAIR HOUSING SURVEY RESULTS In preparation of this Analysis, the Athens-Clarke County Government conducted a Fair Housing Survey which commenced on Monday, September 26, 2011 and ended on Friday, November 4, The survey consisted of 36 questions, allowing a mixture of both multiple choice and open-ended responses. Overall, there were 110 respondents to this survey, though not every question was answered by every respondent. The following is a brief summary of the survey results: In response to the question, what is the primary reason for dissatisfaction with current living situation? 38.5% of the respondents choose housing was too expensive as the primary reason for their dissatisfaction with their current living situation. In response to the question, which of the following are important considerations to you in choosing a place to live? 78.4% of survey respondents reported that attractiveness of neighborhood was an important consideration when choosing a place to live.

14 Analysis of Impediments To Fair Housing Choice XIV Survey respondents were asked to rate the needs of the community ranging from one to three [3], with one [1] being the lowest need and [3] being the highest need. The need for homeownership assistance services in the community ranked an average score of 2.33 followed closely by home repair assistance at 2.15 and affordable rental housing at Survey respondents were asked to evaluate the possible barriers to fair housing ranking each response from one [1] to four [4], with one [1] being not a barrier, [2] being a minor barrier, [3] being a modest barrier, and [4] being a serious barrier. The average ratings revealed 2.75% of survey respondents noted income level of minority and female-headed households as a serious barrier to fair housing choice. CURRENT IMPEDIMENTS AND RECOMMENDATIONS IMPEDIMENT 1: Inadequate Supply of Affordable Housing in Athens-Clarke County can exacerbate fair housing challenges by impeding housing choice An inadequate supply of affordable housing is not necessarily a fair housing impediment; however, it can exacerbate housing discrimination if competition is created over what may be a need for more affordable rental units. This competition over rental units can act as a catalyst for landlords to exhibit discrimination in choosing tenants based on criteria protected under the Fair Housing Act. Affordable housing needs are imperative for the County s lowest income residents. Wages for a number of the most prevalent jobs are inadequate to afford even studio apartment rents and a disproportionate share of low income households continues to be cost burdened for housing, particularly renters. According to the National Low Income Housing Coalition s Out of Reach 2010 Annual Report, in Athens-Clarke County, the Fair Market Rent (FMR) for a two-bedroom apartment is $768 and in order to afford this level of rent and utilities, without paying more than 30% of income on housing, a household must work 81 hours per week, 52 weeks per year, or a household must include 2.0 minimum wage earner(s) working 40 hours per week year-round in order to make the two bed-room FMR affordable. Despite numerous public programs and policies to preserve and expand affordable housing, the force of the private market continues to drive a decline in housing affordability, thereby reducing housing choices for protected classes. Recommended Actions: Athens-Clarke County actively addresses the need to increase the supply of affordable housing by allocating federal grant resources annually and by forging strong partnerships with housing developers and non-profit agencies that are committed to furthering the development of affordable housing. To further address the inadequate supply of affordable housing, it is recommended that Athens-Clarke County: Utilize HUD grants to further fund new and existing housing development and rehabilitation projects, including tenant-based rental assistance programs.

15 Analysis of Impediments To Fair Housing Choice XV Seek to increase affordable rental and homeownership located near major employers and supportive services in the County. Work closely with the Athens Housing Authority to revitalize dilapidated neighborhoods and increase affordable housing choices for residents of Athens-Clarke County. Seek to increase facilitation of affordable rental units by encouraging housing developers to acquire and rehabilitate multi-family units to increase rental housing or transitional housing in Athens-Clarke County. IMPEDIMENT 2: Lack of Public Education and Awareness Regarding Fair Housing Rights and Responsibilities In the Fair Housing Public Forums held in conjunction with this analysis, the consensus among participants was that they were unaware of the Fair Housing Laws and how to file a complaint of discriminatory practices. Although tenant education was a high priority for citizens in Athens-Clarke County, landlords can also benefit from fair housing education. While the number of fair housing complaints in Athens-Clarke County is relatively low [23 complaints over a 10-year span], the low complaint rate could indicate that: Athens-Clarke County may not have a critical problem with fair housing right violations, or Citizens and individuals in the public and private housing industry may not have full understanding of the fair housing laws and therefore do not know when a violation has occurred or what to do if they have been discriminated against, or Citizens may perceive the fair housing complaint filing process as tedious and time consuming and therefore fail to file complaints. The most rational explanation for the low number of complaints is a combination of all of the options above and it is imperative that Athens-Clarke County residents and the housing industry participants have a firm grasp on fair housing laws to ensure compliance when selling, renting, or offering mortgage loans for housing. Recommended Actions: In an effort to increase fair housing education among residents and within the housing industry, it is recommended that Athens-Clarke County through the Housing and Economic Department [HED], establish an Annual Fair Housing Summit, which can be held during the national Fair Housing Month in April, to discuss fair housing issues. Continue to promote and provide financial support to non-profits to increase fair housing education through homeownership counseling to decrease the barriers to homeownership and educate citizens of Athens-Clarke County on Fair Housing issues. Continue to utilize the County s website to inform citizens of fair housing rights and how to file a complaint with the Atlanta Office of Fair Housing and Equal Opportunity. Athens-Clarke County through the HED should review alternatives for increasing funding for fair housing service providers and increase collaboration with local non-profit organizations to

16 Analysis of Impediments To Fair Housing Choice XVI produce and distribute informative materials in English and Spanish to enhance awareness of fair housing issues and services available. IMPEDIMENT 3 Land Use & Zoning The Athens-Clarke County zoning definition for a family restricts more than two unrelated individuals from residing in or for the owner of any single dwelling unit located in any RS zoning district or any Agriculture Residential (AR) neighborhood. This definition of family infringes on the privacy rights of unrelated individuals to reside together and may especially limit the housing opportunities for individuals with disabilities. In addition, personal care homes are restricted by the County s zoning ordinances to only facilities housing no more than six persons. While small-scale Personal Care Homes are given wide latitude in where they may be located, economies of scale that may reduce client costs are lost when larger group homes are discouraged by the zoning ordinance. The restrictive nature of the Code prohibits the development of congregate or group homes for individuals with disabilities and/ or homeless persons in RS zones and restricts the ability of residents to live with roommates or aides to increase the affordability of housing. This prohibition is a significant barrier to the development and siting of any housing for more than six residents with disabilities throughout Athens-Clarke County. Recommended Actions: CONCLUSION Further studies should be conducted by the Athens-Clarke County Planning Department to review and revise the Zoning Ordinance definition to include provisional zoning exceptions for families, group homes and homeless shelters. Continue to assess and streamline processes for the issuance of zoning and building permits and variances that will remove constraints to building affordable housing and increase housing choice for residents of Athens-Clarke County. Through this document, several issues have been identified which may restrict citizen s seeking housing in Athens-Clarke County and further prevent them from realizing their right to fair and equitable treatment under the law. It is imperative that residents know their rights and that those providing housing know their responsibilities. Athens-Clarke County [through the Human & Economic Development Department], will continue to work towards achieving Fair Housing Choice for its residents as this Analysis includes viable recommendations to address the identified impediments. The recommendations proposed in this document address the issues relative to the lack of affordable housing, lack of fair housing education, and land use and zoning and can assist the County in achieving the reality of a jurisdiction that truly embraces and implements Fair Housing Choice.

17 Analysis of Impediments To Fair Housing Choice 1 Introduction Each year, the U.S. Department of Housing and Urban Development [HUD] requires Community Development Block Grant [CDBG] entitlement grantees, such as Athens-Clarke County, to submit a certification that they will affirmatively further fair housing, and that their grants will be administered in compliance with Title VI of the Civil Rights Act of 1968 and the Fair Housing Act as amended in 1988, which prohibit discrimination in all aspects of housing, including the sale, rental, lease or negotiation for real property. Title VIII of the Civil Rights Act of 1968, as amended, commonly known as the Fair Housing Act, prohibits discrimination in the sale or rental of housing on the basis of race, color, religion, sex, and national origin. The Act was amended in 1988 to provide stiffer penalties, establish an administrative enforcement mechanism and to expand its coverage to prohibit discrimination on the basis of familial status and disability. Provisions to affirmatively further fair housing (AFFH) are principal and long-standing components of HUD s housing and community development programs. These provisions flow from the mandate of Section 808(e)(5) of the Fair Housing Act which requires the Secretary of HUD to administer the Department s housing and urban development programs in a manner to affirmatively further fair housing 3. Local entitlement communities meet this obligation by performing an Analysis of Impediments to Fair Housing Choice [A.I.] within their communities and developing (and implementing) strategies and actions to overcome these barriers based on their history, circumstances, and experiences. In other words, Athens- Clarke County will define the problems, develop the solutions, and be held accountable for meeting the standards they set for themselves. This Analysis identifies the impediments to fair housing choice in the jurisdiction, assesses current fair housing initiatives, and describes actions the jurisdiction will take to overcome the identified impediments. If Athens-Clarke County identifies local impediments to fair housing choice, the grantee will take actions that address the impediments, at which time HUD will presume that the grantee is meeting its obligation and certification to affirmatively further fair housing by: Analyzing and eliminating housing discrimination within the jurisdiction; Promoting fair housing choice for all persons; Providing opportunities for racially and ethnically inclusive patterns of housing occupancy; Promoting housing that is physically accessible to all persons to include those persons with disabilities; and Fostering compliance with the nondiscrimination provisions of the Fair Housing Act. Through this process, Athens-Clarke County promotes fair housing choices for all persons, to include Protected Classes, as well as provides opportunities for racially and ethnically inclusive patterns of housing occupancy, identifies structural and systemic barriers to fair housing choice, and promotes housing that is physically accessible and usable by persons with disabilities. 3 U.S. Department of Housing and Urban Development Office of Fair Housing and Equal Opportunity. Fair Housing Planning Guide: Volume 1 (Chapter 1: Fair Housing Planning Historical Overview, Page 13). March 1996.

18 Analysis of Impediments To Fair Housing Choice 2 Through its Community Planning and Development [CPD] programs, HUD s goal is to expand mobility and widen a person s freedom of choice. The Department also requires Community Development Block Grant [CDBG] Program grantees (those Entitlement jurisdictions, such as Athens-Clarke County, that administer the above identified CPD Programs) to document AFFH actions in the CDBG and Comprehensive Housing Affordability Strategy [CHAS] annual performance reports that are submitted to HUD. Definitions & Data Sources As defined in The Fair Housing Planning Guide, the definition of Affirmatively Further Fair Housing [AFFH] requires a grantee to: Conduct an analysis to identify impediments to fair housing choice within the jurisdiction; Take appropriate actions to overcome the effects of any impediments identified through the analysis; Maintain records reflecting the analysis and actions taken in this regard 4. As described in The Fair Housing Planning Guide, the CHAS statute at Section 104(21) defines the term certification within the context of the Certification to Affirmatively Further Fair Housing [AFFH] to be: A written assertion Based on supporting evidence Available for inspection by the Secretary, the Inspector General and the public Deemed accurate for purposes of this Act unless the Secretary determines otherwise after: Inspecting the evidence Providing due notice and opportunity for comment 5. In carrying out its local Analysis of Impediments to Fair Housing Choice, Athens-Clarke County utilized the following definition of Fair Housing Choice as outlined by HUD: The ability of persons of similar income levels to have available to them the same housing choices regardless of race, color, religion, sex, national origin, familial status, or handicap. As defined in The Fair Housing Planning Guide, the definitions of impediments to fair housing choice include: Any actions, omissions, or decisions taken because of race, color, religion, sex, disability, familial status, or national origin which restrict housing choices or the availability of housing choices. Any actions, omissions, or decisions which have the effect of restricting housing choices or the availability of housing choices on the basis of race, color, religion, sex, disability, familial status, or national origin 6. In carrying out its local Analysis of Impediments to Fair Housing Choice, Athens-Clarke County utilized the following definition of Protected Classes: 4 U.S. Department of Housing and Urban Development Office of Fair Housing and Equal Opportunity. Fair Housing Planning Guide: Volume 1 (Chapter 1: Fair Housing Planning Historical Overview, Page 14). March Ibid. Page Ibid. Page 26.

19 Analysis of Impediments To Fair Housing Choice 3 Title VIII of the Civil Rights Act of 1968 prohibits housing discrimination based on race, color, national origin or ancestry, sex, or religion. The 1988 Fair Housing Amendments Act added familial status and mental and physical handicap as protected classes. Though different municipal jurisdictions within Athens-Clarke County may define affordable differently, the definition used throughout this analysis is congruent with HUD s and Athens Clarke County s definition: The U.S. Department of Housing and Urban Development (HUD) defines "affordable" as housing that costs no more than 30% of a household's total monthly gross income. For rental housing, the 30% amount would be inclusive of any tenant-paid utility costs. For homeowners, the 30% amount would include the mortgage payment, property taxes, homeowners insurance, and any homeowners association fees. Housing affordable to a low-income family of four (income up to 80% of the area median income) residing in Athens-Clarke County would carry a total monthly cost of up to $1,234. DATA SOURCES USED IN THIS ANALYSIS Census Data Data collected by the Decennial Census for 2010, 2000, and 1990 is used in this Analysis (Census 1990 data is only used in conjunction with more recent data in order to illustrate trends). The Decennial Census data is used by the U.S. Census Bureau to create several different datasets: 2010 Census Summary File 1 (SF 1) This dataset contains what is known as 100 percent data, meaning that it contains the data collected from every household that participated in the 2010 Census and is not based on a representative sample of the population. Though this dataset is very broad in terms of coverage of the total population, it is limited in the depth of the information collected. Basic characteristics such as age, sex, and race are collected, but not more detailed information such as disability status, occupation, and income Census Summary File 3 (SF 3) Containing sample data from approximately one in every six US households, this dataset is compiled from respondents who received the long form Census survey. This comprehensive and highly detailed dataset contains information on such topics as ancestry, level of education, occupation, commute time to work, and home value Census Summary File 1 (SF 1) This dataset contains what is known as 100 percent data, meaning that it contains the data collected from every household that participated in the 2000 Census and is not based on a representative sample of the population. Though this dataset is very broad in terms of coverage of the total population, it is limited in the depth of the information collected. Basic characteristics such as age, sex, and race are collected, but not more detailed information such as disability status, occupation, and income Census Summary File 3 (SF 3) Containing sample data from approximately one in every six US households, this dataset is compiled from respondents who received the long form Census survey. This comprehensive and highly detailed dataset contains information

20 Analysis of Impediments To Fair Housing Choice 4 on such topics as ancestry, level of education, occupation, commute time to work, and home value Census Summary Tape File 1 (STF 1) Comparable to the Census 2000 and 2010 SF 1, this dataset contains 100 percent data collected from every household that participated in the 1990 Census and is not based on a representative sample of the population. Only basic characteristics such as age, sex, and race are contained in this dataset Census Summary Tape File 3 (STF 3) Comparable to the Census 2000 and 2010 SF 3, this dataset contains sample data from the approximately one in every six US households who received the long form Census survey. This comprehensive and highly detailed dataset contains information on such topics as ancestry, level of education, occupation, commute time to work, and home value. American Community Survey [ACS] The American Community Survey is a relatively new component of the decennial census program that collects population and housing data every year, thus providing communities with more current data throughout the 10 years between censuses. ACS data is compiled from an annual sample of approximately 3 million addresses. This data is released in two different formats: single-year estimates and multi-year estimates ACS 1-Year Estimates Based on data collected between January 2009 and December 2009, these single-year estimates represent the most current information available from the US Census Bureau, however; these estimates are only published for geographic areas with populations of 65,000 or greater ACS 3-Year Estimates More current than Census 2000 data and available for more geographic areas than the ACS 1-Year Estimates, this dataset is one of the most frequently used. It contains data collected between January 2007 and December 2009 and is published for geographic areas with populations of 20,000 or greater. Federal Financial Institutions Examining Council [FFIEC] The FFIEC collects and publishes certain data used in connection with federal reporting responsibilities under the Home Mortgage Disclosure Act and the Community Reinvestment Act. FFIEC 2011 Census Reports All FFIEC Census Reports from 2003 forward are based upon Census 2000 data while the FFIEC s Census Reports prior to 2003 are based on Census 1990 data. While most data fields in the 2011 Reports contain Census 2000 figures, some fields contain more current estimates that are arrived at through data processing by other federal agencies (most notably, a 2011 Estimated Median Family Income both by MSA and by census tract is provided by HUD, using HUD s own, independent data processes). Home Mortgage Disclosure Act [HMDA] Data Financial institutions subject to the HMDA (including banks, credit unions, and other mortgage lenders) must annually submit certain mortgage loan data to the FFIEC. The FFIEC aggregates and publishes the data. The most

21 Analysis of Impediments To Fair Housing Choice 5 current HMDA data used in this Analysis is based on loan records from the 2009 calendar year. Stakeholder Surveys In conjunction with this Analysis, surveys were designed to collect information from key groups of community stakeholders. These surveys were distributed in hardcopy format and were also hosted online through SurveyMonkey.com to provide an alternative means of response. Athens-Clarke County Fair Housing Survey This survey was designed to collect input from a broad spectrum of the community and received responses from Athens-Clarke County residents and non-residents. The survey consisted of 36 distinct questions, allowing a mixture of both multiple choice and open-ended responses. In all, there were 110 respondents to this survey, though not every question was answered by every respondent. As a result, where a percentage of survey respondents are cited in this Analysis, it refers only to the percentage of respondents to the particular question being discussed and may not be a percentage of the full 110 survey respondents. Surveys were received over a 40-day period, from September 26, 2011 to November 4, Paper surveys received were manually entered by the Survey Administrator into SurveyMonkey for tabulation and analysis. To prevent ballot stuffing, the SurveyMonkey software bars the submission of multiple surveys from a single IP address. The link to the online survey was distributed by County staff through various distribution lists, and through targeted to major employers within the County, including hospitals, and institutions of higher education. A Spanish translation of the same survey was also made available in hard copy and online. This survey received no responses. Stakeholder Interviews Key groups of community stakeholders were identified, contacted, and interviewed as part of this Analysis. These stakeholders included representatives of non-profit organizations (especially non-profit housing developers), and municipal officials. Other stakeholders not belonging to any of these groups were occasionally interviewed as dictated by the course of research carried out for this Analysis. Public Meetings A total of four public forums were held in order to provide a forum for Athens- Clarke County residents and other interested parties to contribute to this Analysis. These meetings were held at 2:00pmand 6:00 pm during the week in different locations throughout the County, providing a variety of options for residents to attend. These meetings were advertised via flyers (in English and Spanish) distributed by the County using its various distribution lists. Non-profits receiving the posters were asked to print and post or distribute them as appropriate. Depending upon the setting and the number of attendees, the format of these meetings ranged from roundtable discussions to moderated forums. Notes were taken of the public comments at all meetings. Limitations of This Analysis The following information, herein defined as the Athens-Clarke County Analysis of Impediments to Fair Housing Choice, was prepared for the purposes as previously described. Therefore, this report seeks to identify impediments and develop a proposed Fair Housing Action Plan of proposed solutions. Many of the impediments identified in this report will require additional research and on-going analysis by the County s

22 Analysis of Impediments To Fair Housing Choice 6 Planning Department Staff. This report does not constitute a comprehensive planning guide; it simply provides analysis as to the current situation and prepares a plan of action to ameliorate existing impediments. Historical Overview of Athens-Clarke County COUNTY AND CITY ESTABLISHMENT Clarke County was created by an Act of the Georgia General Assembly on December 5, The land that compromised Clarke County was originally part of Jackson County. In 1801, the first state-chartered land grant university, The University of Georgia, was donated 633 acres of land in Athens for the site of the university. The City of Athens officially became a town in 1806 and established a three-member commission as the form of government. The City continued to grow along with the University and became known for its cotton mills. In 1841, a railroad was constructed that linked Athens with other large cities in the South. Prior to 1871, Watkinsville was the county seat of Clarke County. In November of 1871, the county seat of Clarke County was moved from Watkinsville to Athens. In February of 1875, the state legislature created Oconee County out of the southwest corner of Clarke County. Watkinsville was named the county seat of the newly formed county. Originally the City of Winterville, a municipality of Athens-Clarke County, was located in both Oconee and Clarke Counties. In 1906, citizens of Winterville voted to decide which county to be associated in and the citizens chose Clarke County, making Winterville the only incorporated town located entirely in Athens-Clarke County. Today, Clarke County is the smallest county in the state of Georgia based on land area, but Athens-Clarke County is the 5 th largest city in terms of population. Athens-Clarke County is largely influenced by the University of Georgia which is the largest employer in the County. UNIFIED GOVERNMENT Athens-Clarke County attempted to become a unified government multiple times starting with the first vote in On the fourth attempt for unification, city and county residents voted in 1990 to unify the governments of the City of Athens and Clarke County. Once passed, the Athens-Clarke County Government was established and became the second consolidated government in the state of Georgia. As a result of the unification, the number of county commissioners moved from 5 to 10 and position of Mayor was created. The Mayor and Commission meet the first Tuesday of each month for a regular voting session and agenda setting sessions take place the Thursday after the third Tuesday of each month. Demographics As of the 2010 Census count, Athens-Clarke County had a total population of 115,452. The County s racial makeup consisted of 61.8% White; 26.6% Black or African American; 0.2% American Indian and/or Native Alaskan; 4.2% Asian; 7.1% from other races/two or more races; 10.5% were Hispanic or Latino of any race.

23 Analysis of Impediments To Fair Housing Choice 7 This demographic data, along with data broken out for Athens-Clarke County s only municipality, Winterville, is depicted in the table below. According to the 2010 Census count for Athens-Clarke County, there were 44,868 households of which 23.8% had children under the age of 18 living with them; 31.1% were married couples living together, 13.4% had a female head of household with no husband present, and 51.7% were non-families. The average household size was 2.37 and the average family size was ATHENS-CLARKE COUNTY (ACC) DEMOGRAPHICS 2010 Athens-Clarke County Winterville Total Population 115,452 1,122 Male 54, Female 60, One race 112,939 1,115 White 71, Black or African American 30, American Indian and Alaska native Asian 4,865 4 Native Hawaiian and other pacific islander 84 0 Some other race 5, Two or more races 2,513 7 Hispanic or Latino (of any race) 12, Table 1: ATHENS-CLARKE COUNTY (ACC) DEMOGRAPHICS 2010 Source: Census 2010, Summary File 1

24 Analysis of Impediments To Fair Housing Choice 8 PUBLIC SCHOOLS Public education in Athens-Clarke County is administered through the Clarke County School District. The County has 4 high schools that serve more than 500 students. In , the high school graduation rate for Clarke County was 70.1%, which is 10.7% below the state average of 80.8%. All of the high schools in the Clarke County School District are Title 1 schools which encompass large concentrations of low-income students that receive supplemental funds to assist in meeting the student s educational goals. As depicted in the chart below, an economically disadvantaged student is defined as a student who is a member of a household that meets income eligibility guidelines for free or reduced-price meals [less than or equal to 185% of Federal Poverty Guidelines] under the National School Lunch Program. ATHENS-CLARKE COUNTY HIGH SCHOOL DEMOGRAPHICS: White Black or African American Hispanic Other Graduation Rate Table 2: ATHENS-CLARKE COUNTY HIGH SCHOOL DEMOGRAPHICS: Source: Georgia Department Education Economically Disadvantaged Cedar Shoals 19% 61% 15% 2% 70.4% 74% Clarke Central 21% 56% 17% 2% 71.4% 71% Classic City Performance Learning Center 25% 60% 13% 1% 64.9% 78% SOAR Academy 3% 90% 5% 0% 34.2% 85% The overall SAT scores for Athens-Clarke County s is slightly lower than the state average (1382 vs. 1442), however Classic City Performance Learning Center SAT scores exceed the state average by 1.01%. The other high schools in the Clarke County district have SAT scores ranging from 1377 to ATHENS-CLARKE COUNTY HIGH SCHOOL AVERAGE SAT SCORES School Score Cedar Shoals 1387 Clarke Central 1377 Classic City Performance Learning Center 1457 SOAR Academy N/A Table 3: ATHENS-CLARKE COUNTY HIGH SCHOOL DEMOGRAPHICS: Source: Georgia Department Education

25 Analysis of Impediments To Fair Housing Choice 9 PROTECTED CLASS ANALYSIS Protected Class Analysis: Race Historically, the non-hispanic White Population has been the majority in Athens-Clarke County. Over the past twenty years, the percentage of non-hispanic White Population has steadily decreased by about 10%. The Black/African American population has grown along with the total population of Athens-Clarke County, but the percentage of the population has remained consistent. The largest growth in Athens-Clarke County over the past twenty years has been in the Hispanic/Latino population. This population has increased steadily since 1990, and now makes up 10% of the total population in 2010, compared to only 1.7% in The reader should be aware that the definitions and classifications used from one decennial census to the next are subject to change. The sharp increase in population falling into the Other Population/Two or More Races category is indicative of such a change in the Census itself and should not be interpreted strictly as a surge in this population group. ATHENS-CLARKE COUNTY HISTORICAL DEMOGRAPHIC TRENDS Total Population White Black/African American American Indian/Alaska Native Asian Native Hawaiian Hispanic or Latino (Any Race) Other Race/ Bi-Racial Figure 1: ATHENS-CLARKE COUNTY DEMOGRAPHIC HIGHLIGHTS Source: Census 2010, Summary File 1

26 Analysis of Impediments To Fair Housing Choice 10 ATHENS-CLARKE COUNTY HISTORICAL DEMOGRAPHIC TRENDS Figure 2: ATHENS-CLARKE COUNTY DEMOGRAPHIC HIGHLIGHTS Source: Census 2010, Summary File 1

27 Analysis of Impediments To Fair Housing Choice 11 MINORITY POPULATION IN ATHENS-CLARKE COUNTY Figure 3: MINORITY POPULATION IN ATHENS-CLARKE COUNTY Source: Policy Map: The above map shows the percentage of non-white persons living throughout Athens-Clarke County. Minorities make up approximately 38.25% of the population in the County. The largest percentage of minorities are located in Census Tracts 1303 (68%), 1403 (68%), 1405 (69%), 9 (81%), and 302 (70%). These Census Tracts are mostly located in the Central Northern portion of the County. The low percentage of minorities located in the center of Athens-Clarke County can be attributed to the University of Georgia, which is the tan portion in the middle of the map.

28 Analysis of Impediments To Fair Housing Choice 12 HISPANIC POPULATION IN ATHENS-CLARKE COUNTY Figure 4: HISPANIC POPULATION IN ATHENS-CLARKE COUNTY Source: Policy Map: The above map shows that the majority of the Hispanic/Latino population resides in the northern and western parts of Athens-Clarke County, with the largest percentages in Census Tracts 1303 and The Hispanic/Latino population has increased approximately 10% over the past 20 years and makes up close to 11% of the total population of Athens-Clarke County.

29 Analysis of Impediments To Fair Housing Choice 13 AFRICAN AMERICAN POPULATION IN ATHENS-CLARKE COUNTY Figure 5: AFRICAN AMERICAN POPULATION IN ATHENS-CLARKE COUNTY Source: Policy Map: The above map shows the percentage of African-Americans residing in each Census tract. In 2010, African-Americans made up 27% of the total population, with the majority residing in the northern part of the County. The highest percentages of African-Americans are located in Census Tract 9 (73%) and Census Tract 302 (66%). The southern portion of the County has the smallest portion of African- Americans.

30 Analysis of Impediments To Fair Housing Choice 14 GENDER The proportion of males versus females in Athens-Clarke County has remained largely the same since The following table shows in 2010, the average concentration of males in the County is 47.5%, and the average concentration of females in the County is 52.5%. Because women have a longer life expectancy than men, areas within the County that have high concentrations of females could be naturally-occurring retirement communities or communities with large nursing homes located in them. On the other hand, single-parent, female-headed households will naturally tend to have higher proportions of females to males and so areas of high female concentrations could also occur where this family type is prevalent. This being more phenomena of age or familial status than gender, an attempt is made to control for these additional variables. In order to isolate the gender variable from its linkage with age and familial status, the following analysis considers gender only among the population aged 16 to 64. ATHENS-CLARKE COUNTY HISTORIC GENDER COMPOSITION Total Population Male Male Percentage Female Female Percentage ,594 41, % 45, % ,266 48, % 51, % ,452 54, % 60, % Table 4: AFRICAN AMERICAN POPULATION IN ATHENS-CLARKE COUNTY Source: Census 1990 Summary Tape File 1, Census 2000 Summary File 1, and Census 2010 Summary Tape File 1 Figure 6: AFRICAN AMERICAN POPULATION IN ATHENS-CLARKE COUNTY Source: Census 2000 Summary File 1, and Census 2010 Summary Tape File 1

31 Analysis of Impediments To Fair Housing Choice 15 FEMALE CONCENTRATIONS IN ATHENS-CLARKE COUNTY Figure 7: FEMALE CONCENTRATIONS IN ATHENS-CLARKE COUNTY Source: Policy Map:

32 Analysis of Impediments To Fair Housing Choice 16 MALE CONCENTRATIONS IN ATHENS-CLARKE COUNTY Figure 8: MALE CONCENTRATIONS IN ATHENS-CLARKE COUNTY Source: Policy Map:

33 Analysis of Impediments To Fair Housing Choice 17 FAMILIAL STATUS The census data between 2000 and 2010 shows small fluctuations in the makeup of families throughout Athens-Clarke County. The high percentage of non-family households can be attributed to the number of students who are living in Athens-Clarke County. The percentage of families with children has risen around 1.5% while the percentage of the population who is married dropped by about 1%. FAMILIAL STATUS IN ATHENS-CLARKE COUNTY Household Type 2000 Percentage 2010 Percentage Total Households 39, % 44, % Families 19, % 21, % Families with Children 8, % 10, % Married Couple Families 12, % 13, % Married Couple Families with Children 5, % 5, % Male HH/No Wife 1, % 1, % Female HH, No Husband 5, % 6, % Female HH, No Husband w/ children 3, % 3, % Non-Family Household 19, % 23, % HH Living Alone 11, % 13, % HH Living Alone (Over 65) 2, % 2, % Table 5: FAMILIAL STATUS IN ATHENS-CLARKE COUNTY Sources: Census 2000 Summary File 1 and Census 2010 Summary Tape File 1

34 Analysis of Impediments To Fair Housing Choice 18 National Origin The 2010 census data published to date does not include data for the number of total foreign-born persons residing in Athens-Clarke County. The most recent data that includes this information is the 2009 ACS 1-Year Estimate. This data shows that 10% of the total population of Athens-Clarke County is Foreign Born. The majority of the foreign born population is from Latin America. Foreignborn Latin Americans make up 5% of the total population, and 52% of the total foreign-born population. There has also been an increase in the number of foreign-born Europeans and Asians residing in Athens-Clarke County. NATIONAL ORIGIN OF RESIDENTS IN ATHENS-CLARKE COUNTY NATIONAL ORIGIN 2000 PERCENTAGE 2009 Estimates PERCENTAGE TOTAL POPULATION 100, % 113, % Total Foreign Born 8, % 11, % Foreign Born - Europe % 1, % Foreign Born - Asia 2, % 2, % Foreign Born - Africa % % Foreign Born - Latin America 4, % 5, % Foreign Born - North America % % Foreign Born - Oceania % % Table 6: NATIONAL ORIGIN OF RESIDENTS IN ATHENS-CLARKE COUNTY Sources: Census 2000 Summary File 1, and 2009 American Community Survey 1-year estimates

35 Analysis of Impediments To Fair Housing Choice 19 FOREIGN BORN POPULATION MAP Figure 9: FOREIGN BORN POPULATION MAP Source: Policy Map:

36 Analysis of Impediments To Fair Housing Choice 20 Disability The U.S. Census Bureau has frequently varied its definition and methodology for calculating the number of persons with disabilities, making it difficult to compare data over multiple years. The 1990 Census did not include an indicator of disability status and the 2000 Census uses a methodology inconsistent with that used in later American Community Survey instruments. 7 Furthermore, from 2006 forward, the sample definition for civilian non-institutionalized population included noninstitutionalized group quarters populations that were previously excluded. The Census Bureau cautions that this change may have a noticeable impact on the disability distribution. 8 For this analysis, the 2009 single-year ACS estimates are used without any comparison with data from other years; the reader will note that this is inconsistent with the prior Protected Class analyses. PERSONS WITH DISABILITIES IN ATHENS-CLARKE COUNTY YEAR 2000 PERCENTAGE 2009 PERCENTAGE TOTAL POPULATION 100, % 116, % Total Civilian, Non-Institutionalized Population, Age , % Total Civilian, Non-Institutionalized Population Age 5-65, With 1 or more Disabilities , % Table 7: PERSONS WITH DISABILITIES IN ATHENS-CLARKE COUNTY Sources: Census 2000 Summary File 1, and 2009 American Community Survey 1-year estimates The 2009 ACS estimates show that approximately 11.02% of the County s civilian, noninstitutionalized population aged 5 to 65 was disabled. Because the ACS does not provide disability data at the census tract level, individual tracts can only be compared to one another using 2000 Census data. Using 2000 data, many tracts have a disability proportion of 11%, however; this ranges upward to the highest of 24.6% in tract This tract-level data does not control for people with disabilities who may be institutionalized, so these exceptionally high numbers may be attributed to the presence of nursing homes, hospitals, or other such institutions. 7 Technical Documentation Census of Population and Housing, Summary File Subject Definitions. American Community Survey. ACS Subject Definitions.pdf

37 Analysis of Impediments To Fair Housing Choice 21 Protected Class Summary of Findings After reviewing protected class data, a few assumptions can be made: 1. The areas with the greatest amount of Hispanic/Latino persons appear in the Northern area of the County, specifically in the Census Tracts 1303 (39%) and 1404 (49%). 2. The Census Tracts which have the highest percentage of African-American population, Tract 9 (73%) and Tract 302 (66%), also have the highest percentage of Low to Moderate Income residents. More than 84% of the population in Tract 9 is categorized as Low/Mod and 75% of the population in Tract 302 is categorized as Low/Mod. 3. The areas with the most ethnic/racial minority concentrations are located in the central and northern portions of the County in Census Tracts 1303 (68%), 1403 (68%), 1405 (69%), 9 (81%), and 302 (70%). 4. The Tracts that are located closest to the University (1, 4, 6, 21, 22, 1504, and 1505) have the highest percentage of non-traditional families (non-family households, householders living alone and non-married families with children). All 7 of the mentioned tracts are made up of 73% or more non-traditional families. 5. The highest concentrations of family households, specifically married families, are located in the western and southeastern tracts of the County.

38 Analysis of Impediments To Fair Housing Choice 22 Economic Analysis Household income is the most important factor in determining a household s ability to balance housing costs with other basic life necessities. Household Income is the means by which most individuals and families finance consumption and make provision for the future through saving and investment. The level of cash income can be used as an indicator of the standard of living for most of the population. While economic factors that affect a household s housing choice are not a fair housing issue per se, the relationships among household income, household type, race/ethnicity, and other factors often create misconceptions and biases that raise fair housing concerns. HUD has established the following income categories based on the Area Median Income (AMI) for the Metropolitan Statistical Area (MSA): Extremely Low Income (0-30 percent of AMI) Very Low Income (31-50 percent of AMI) Low Income (51-80 percent of AMI) Middle/Upper Income (above 80 percent of AMI) ATHENS-CLARKE COUNTY INCOME DISTRIBUTION 47.60% 22.50% 30% AMI- Extremely Low Income 50% AMI- Low Income 36% 80% AMI- Moderate Low Income 16.40% over 80% AMI- Middle Income Figure 10: ATHENS-CLARKE COUNTY INCOME DISTRIBUTION Source: HUD FFIEC Data, 2000 According to the 2000 Census, the median family income in Athens-Clarke County, Georgia was $41,407, and the median household income was $39,254. Males had a median income of $30,359 versus $23,039 for females. In 2000, the per capita income for Athens-Clarke County was $17,103. The 2009 ACS estimates Athens-Clarke County had a median family income of $48,985 [1.18% increase]; while the median household income was $33,121. Based on 2009 Census estimates, the per capita income for Athens-Clarke County slightly increased to $17,350. In 2010, ACS Census Estimates for Athens Clarke County the median family income decreased by 1.34% to $48,335, and the median household income increased by 2.16 to $33,853.

39 Analysis of Impediments To Fair Housing Choice 23 Job growth has slowed considerably throughout the County since mid-2006, which coincides with the initial stages of the economic downturn. As of July 2011, 10.1% of the labor force was unemployed in Georgia, a slight decrease from the rate of 10.4% in December In 2011, Athens-Clarke County has also experienced a slight decrease [-0.1%] in unemployment rates ranging from 8.0% in 2010 to 7.9 in ATHENS-CLARKE COUNTY UNEMPLOYMENT PERCENTAGE RATE Figure 11: ATHENS-CLARKE COUNTY UNEMPLOYMENT PERCENTAGES RATE Source: Bureau of Labor Statistics Local Area Unemployment Statistics, Series LAUMT As of early 2009, the unemployment rate in Athens-Clarke County stood at around 7 percent, an increase of four percentage points from just two years earlier, but comparable to the nationwide rate of 8.9 percent. Every single employment sector lost jobs from December 2008 to January 2009.

40 Analysis of Impediments To Fair Housing Choice 24 ATHENS-CLARKE COUNTY UNEMPLOYMENT RATE Figure 12: ATHENS-CLARKE COUNTY UNEMPLOYMENT RATE Source: Bureau of Labor Statistics Local Area Unemployment Statistics, Series LAUMT

41 Analysis of Impediments To Fair Housing Choice 25 Based on 2009 Census estimates, 19.2% of all families and 39.2% of Athens-Clarke County residents fell below the poverty line. Of all children under the age of 18, 39.3% lived in poverty while 14.3% of all County residents aged 65 or older had income below the poverty level. ATHENS-CLARKE COUNTY POVERTY PERCENTAGES PERCENTAGE OF FAMILIES AND PEOPLE WHOSE INCOME IN THE PAST 12 MONTHS IS BELOW THE POVERTY LEVEL All families 19.2% With related children under 18 years 34.2% With related children under 5 years only 38.2% Married couple families 7.8% With related children under 18 years 17.2% With related children under 5 years only 21.8% Families with female householder, no husband present 49.6% With related children under 18 years 61.6% With related children under 5 years only 72.0% All people 39.2% Under 18 years 39.3% Related children under 18 years 39.1% Related children under 5 years 43.4% Related children 5 to 17 years 36.6% 18 years and over 39.1% 18 to 64 years 42.3% 65 years and over 14.3% People in families 25.7% Unrelated individuals 15 years and over 61.2% Table 8: ATHENS-CLARKE COUNTY POVERTY PERCENTAGES Source: Census 2009 Estimates; Census 2000 Summary File 3

42 Analysis of Impediments To Fair Housing Choice 26 Employment As depicted in the following table, Athens-Clarke County's workforce includes 64.7% private wage and salary workers, 31.7% government workers, 3.5% business owners and, 0.2% unpaid family workers. The largest sector of the labor force in Athens-Clarke County consist of the educational, healthcare and social assistance industries at 37.4% of the labor force. The second largest percentage of the labor force consists of the arts, entertainment, recreation and accommodation, and food services industries at 17.1% of the labor force. The agriculture, forestry, mining, fishing and hunting industries account for less than 1% of the labor force for Athens-Clarke County. Athens-Clarke County s industrial foundation is predominantly centered on education, healthcare and social assistance with an auxiliary focus on arts/entertainment etc. and retail trade. Class of Worker ATHENS-CLARKE COUNTY WAGES BY INDUSTRY SECTOR Industry Labor Force Percent Private wage and salary workers 30, % Government workers 14, % Self-employed in own not incorporated business workers 1, % Unpaid family workers % Total Private Industry Civilian employed population 16 years and over 47, % Agriculture, forestry, fishing and hunting, and mining % Construction 1, % Manufacturing 2, % Wholesale trade % Retail trade 5, % Transportation and warehousing, and utilities 1, % Information % Finance and insurance, and real estate and rental and leasing 1, % Professional, scientific, management, and administrative and waste management services 3, % Educational services, and health care and social assistance 17, % Arts, entertainment, and recreation, and accommodation, and food services 8, % Other services, except public administration 2, % Table 9: ATHENS-CLARKE COUNTY WAGES BY INDUSTRY SECTOR Source: Census 2009 Estimates; Census 2000 Summary File 3

43 Analysis of Impediments To Fair Housing Choice 27 Athens-Clarke County s economy is heavily influenced by the educational, health care and social assistance industries which employ 17,697 persons. ATHENS-CLARKE MSA, GEORGIA ST QUARTER LABOR MARKET STATISTICS RANK INDUSTRY SECTOR ESTABLISHMENTS EMPLOYEES 1 Education Services ,605 2 Health Care and Social Assistance ,495 3 Retail Trade 644 8,956 4 Accommodation and Food Services 402 7,081 5 Manufacturing 177 6,863 6 Public Administration 104 4,739 7 Admin., Support, Waste Management, Remediation 265 3,348 8 Wholesale Trade 197 2,090 9 Professional, Scientific & Technical Svc 460 2, Other Services (except Public Admin.) 392 1,905 Table 10: ATHENS-CLARKE MSA, GEORGIA LABOR MARKET STATISTICS Source: Georgia Department of Labor

44 Analysis of Impediments To Fair Housing Choice 28 Each year the Georgia Department of Labor updates the Major Employers list reflecting the top 10 employers are ranked by number of employees working in Athens. The table below shows the major employers in Athens-Clarke County, Georgia as of December 31, LARGEST EMPLOYERS IN ATHENS-CLARKE MSA Company Industry Athens Regional Medical Center ACC Unified Government Pilgrim s Pride Corp St. Mary s Health Care System, Inc. University of Georgia Merial Limited Athens Technical College Carrier Transicold Baldor Dodge Reliance Wal-Mart Dial America Marketing, Inc. Health Care Local Government Wholesale Trade Health Care Education Wholesale Trade Education Wholesale Trade Manufacturing Wholesale Trade Business Services Table 11: LARGEST EMPLOYERS IN ATHENS-CLARKE MSA Source: Georgia Department of Labor

45 Analysis of Impediments To Fair Housing Choice 29 Fair Housing Education Assessing Information About Fair Housing Public awareness of fair housing issues and laws is a critical aspect in reducing fair housing violations and provides citizens with the option to take action in the form of filing a fair housing complaint. A logical assumption can be made that the more complaints that are filed the more likely people are aware of their rights and what is covered in the Fair Housing Act. The baseline measurement regarding public awareness of fair housing issues come from a national survey conducted in 2000 by the U.S. Department of Housing and Urban Development (HUD). The survey revealed that majorities of the adult public were knowledgeable about and approved of most aspects of the law, although the size of the majorities varies across these aspects 9 In addition, only a very small percentage of survey respondents who asserted their fair housing rights had been violated took action. In 2005, a follow up survey was conducted by HUD to measure the increase of national public awareness of fair housing rights and the survey revealed very little change in public awareness overall, however public support for fair housing has dramatically increased. Athens-Clarke County continues to educate housing organizations and the general public on fair housing issues by providing links to filing fair housing complaints and other housing services on its website. The goal is to ensure that citizens know their rights and what to do if their rights have been violated. In general, fair housing services can typically include the investigation and resolution of housing discrimination complaints, discrimination auditing and testing, and education and outreach, including the dissemination of fair housing information such as written material, workshops, and seminars. In addition, Landlord/tenant counseling fair housing service that involves informing landlords and tenants of their rights and responsibilities under fair housing law and other consumer protection legislations as well as mediating disputes between tenants and landlords. There are several key players in the housing industry who participate in fair housing education and compliance efforts in the County: The Athens Land Trust, Hancock Corridor Development Corporation (HCDC), and the East Athens Development CEADC provide fair housing counseling services to inform residents of their fair housing rights and monitor pending fair housing issues. However, based on the responses noted in the Fair Housing Survey conducted in conjunction with this Analysis many residents in the County expressed a need for improvement on fair housing educational efforts directly to the housing industry and to the general public. A brief summary of the survey responses are as follows: 9 Martin D. Abravanel and Mary K. Cunningham, Do We Know More Now? Trends in Public Knowledge, Support and Use of Fair Housing Law, U.S. Department of Housing and Urban Development, February Source:

46 Analysis of Impediments To Fair Housing Choice 30 When asked if any of the survey respondents had ever experienced housing discrimination, 69 out of 81 [85.2%] respondents stated they had never experienced housing discrimination. While 12 [14.8%] stated they had experienced housing discrimination. ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS EXPERIENCED DISCRIMINATION Figure 13: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS EXPERIENCED DISCRIMINATION Source: Athens-Clarke County Fair Housing Survey,

47 Analysis of Impediments To Fair Housing Choice 31 The respondents that had experienced discrimination were asked a follow-up question to ascertain the source of discrimination. Out of 10 survey respondents, 6 [60%] of the respondents stated that a landlord or property manager had discriminated against them, while 2 [20%] of the respondents stated that a real estate agent or a mortgage lender had discriminated against them, while only 1 respondent stated that a city or county staff person has discriminated against them. ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS EXPERIENCED DISCRIMINATION Figure 14: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS EXPERIENCED DISCRIMINATION Source: Athens-Clarke County Fair Housing Survey,

48 Analysis of Impediments To Fair Housing Choice 32 Additionally, out of the 13 survey respondents who had experienced discrimination only 1 [7.7%] actually filed a fair housing complaint. ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS FILING A REPORT Figure 15: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS FILING A REPORT Source: Athens-Clarke County Fair Housing Survey,

49 Analysis of Impediments To Fair Housing Choice 33 When asked the reason respondents did not file a fair housing complaint, 5 out of 12 [41.7%] survey respondents stated they did not know what good it would do. While 4 [33.3%] of the survey respondents stated that they did not know where to file a complaint. ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS FILING A REPORT Figure 16: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS FILING A REPORT Source: Athens-Clarke County Fair Housing Survey,

50 Analysis of Impediments To Fair Housing Choice 34 When asked if survey respondents were knowledgeable about their fair housing rights, 22 out of the 77 survey respondents [28.6%] stated they were either familiar or somewhat familiar with fair housing rights. While 33 of the survey respondents [42.9%] stated they did not know their fair housing rights. ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS FAIR HOUSING RIGHTS Figure 17: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS FAIR HOUSING RIGHTS Source: Athens-Clarke County Fair Housing Survey,

51 Analysis of Impediments To Fair Housing Choice 35 Fair Housing Complaints Individuals who believe they are victims of housing discrimination can choose to file a fair housing complaint through the U.S. Department of Housing and Urban Development s (HUD) Fair Housing and Equal Opportunity (FHEO) Atlanta office. Typically, when a complaint is filed with the agency, a case is opened and an investigation into the allegations of housing discrimination are reviewed. If the complaint is not successfully mediated, the Atlanta FHEO determines whether reasonable cause exists to believe that a discriminatory housing practice has occurred. Where reasonable cause is found, the parties to the complaint are notified by HUD's issuance of a Determination, as well as a Charge of Discrimination, and a hearing is scheduled before a HUD administrative law judge. Either party [complainant or respondent] may cause the HUD-scheduled administrative proceeding to be terminated by electing instead to have the matter litigated in Federal court. How Much Do We Know published by HUD in 2002, reports that only half of the public could correctly identify as unlawful six out of eight scenarios describing illegal fair housing conduct. Less than one-fourth of the public knows the law in two or fewer of the eight cases. In addition, 14% of the adult population claims to have experienced some form of housing discrimination at one point or another in their lives. Of those who thought they had been discriminated against, 83% indicated they had done nothing about it, while 17% say they did pursue a compalint. In HUD s follow-up study Do We Know More Now? Trends in Public Knowledge, Support and Use of Fair Housing Law [published in 2006] 41% of the former survey respondents said it was very likely they would do something about future discrimination compared to only 20% in the 2005 survey of which African Americans are even somewhat more prone to say they would be likely to respond 10 The survey revealed that 46% of those who reported having experienced discrimination in the past and done nothing about it said they would very likely do something about future discrimination. Individuals with more knowledge are more likely to pursue a complaint than those with less knowledge of fair housing laws. Therefore, there is an association between knowledge of the law, the discernment of discrimination, and attempts to pursue it. Locally, it is critical that there are efforts in place to educate, to provide information, and to provide referral assistance regarding fair housing issues in order to better equip persons with the ability to assist in reducing impediments. Complaints Filed With HUD The Atlanta Office of Fair Housing and Equal Opportunity [FHEO] receives complaints by households regarding alleged violations of the Fair Housing Act for cities and counties throughout the State of Georgia. The mission of the FHEO is to protect Georgians from employment, housing and public accommodation discrimination, and hate violence. To achieve this mission, Atlanta FHEO maintains databases of and investigates complaints of housing discrimination, as well as complaints in the areas of employment, housing, public accommodations and hate violence in Georgia. 10 Martin D. Abravanel and Mary K. Cunningham, Do We Know More Now? Trends in Public Knowledge, Support and Use of Fair Housing Law, U.S. Department of Housing and Urban Development, February Source:

52 Analysis of Impediments To Fair Housing Choice 36 From January 1, 2000 through December 30, 2010 there were 23 housing complaints in Athens-Clarke County. Of these complaints, 2 were determined to have cause and held a settlement of $1750 per each occurrence. Of the cases filed, all 22 have been closed and only one remains currently under investigation. COMPLAINTS OF HOUSING DISCRIMINATION RECEIVED IN Complaints ATHENS-CLARKE COUNTY January 1, December 31, 2010 Total # Filed 23 # Closed 22 # Open 1 Type of Complaint Total With Cause 2 Disability 17 Color/Race 18 Familial Status 1 Marital Status 0 Sex 10 National Origin 3 Age 0 Citizenship 0 Religion 0 Retaliation 0 Harassment 2 Other/ Criminal Status 3 Table 12: COMPLAINTS OF HOUSING DISCRIMINATION RECEIVED IN ATHENS-CLARKE COUNTY Source: Atlanta U.S. Housing & Urban Development Office of Fair Housing and Equal Opportunity This review of complaints shows that the number of complaints of violations of the Fair Housing Act is limited. However, an overwhelming majority of complaints to the Atlanta FHEO were based on color or race at 81% with disability as the second largest complaint at 77%. A lack of filed complaints does not indicate that a problem does not exist. It should be noted that these complaint numbers may exceed the total number of filings, due to multiple discrimination allegations within a single complaint. Many households do not file complaints because they are uneducated about the process of filing a complaint. However, there are households that are aware that they are experiencing housing discrimination, but they are simply not aware that this discrimination is against the law. Finally, most households are more interested in achieving their first priority of finding decent affordable housing and prefer to avoid going through the process of filing a complaint and following up to ensure the case is resolved

53 Analysis of Impediments To Fair Housing Choice 37 HOME MORTGAGE DISCLOSURE ACT [HMDA] DATA ANALYSIS A key aspect of fair housing choice is equal access to credit for the purchase or improvement of a home, particularly in light of the lending/credit crisis. Lending practices of financial institutions and the access to financing for all households, particularly minority households and those with lower incomes can be examined by reviewing the Home Mortgage Disclosure Act [HMDA] data. Lending patterns in low and moderate income neighborhoods and areas of minority concentration can also be examined through this data. However, public data on lending does not contain detailed information to make conclusive statements of discrimination, but can only point out potential areas of concern. Furthermore, except for outreach and education efforts, local jurisdictions ability to influence lending practices is limited. The Home Mortgage Disclosure Act (HMDA) was passed by Congress in 1975 and amended in This law mandates that financial institutions such as banks, savings and loan associations, mortgage companies, and credit unions, report information concerning their home lending activity. As promulgated by rules, these lenders must disclose the number of loan applications by census tract, and by the income, race, and gender of the applicant and co-applicant. Each year, the lender must report the number of loan applications it approved and denied. The lender must also indicate how many of its loan approvals were not accepted (the institution approved the loan but the applicant refused). Finally, the lender must specify how many applications were withdrawn (the applicant withdrew his application before the bank made a credit decision), and how many applications were incomplete (the applicant did not provide all the necessary information). This section examines detailed HMDA data for Athens-Clarke County, which includes an analysis of Loan Application Records (LAR) and Transmittal Sheet (TS) raw data collected under the Home Mortgage Disclosure Act (HMDA). The analysis of HMDA data within Athens-Clarke County will assist local and regional leaders to identify credit needs that are not being met by lenders. Thus, the HMDA analysis will encourage local policymakers, community leaders, and financial institutions to collaborate on marketing to promote affordable lending products that reach protected groups. The HMDA data will provide insight into the lending patterns that exist in a community. However, the HMDA data analysis is only an indicator of potential problems and the data cannot be used to conclude definite redlining or discrimination practices due to the lack of detailed information on loan terms or specific reasons for denial. While a trend may be present in the loan originations and denials, it is not possible to determine if discriminatory practices led to such a trend based on HMDA data alone. To determine if the lending sector could be considered an impediment to fair housing choice, the reasons for denial must be a known factor. Based on HMDA data, it is unclear if these minority applicants were denied for authentic economic reasons; such a determination could only be made with further research, including testing of the mortgage lending and underwriting practices in Athens-Clarke County.

54 Analysis of Impediments To Fair Housing Choice 38 Lending Practices Between 2004 through 2009, Athens-Clarke County had experienced a steady decline in its housing market, as evidenced by the consistently decreasing number of conventional home purchase loan originations shown in the following table. In 2009, 2,030 of home loans were originated in Athens-Clarke County which is a slight increase when compared to 2008 in which only 1,612 of home loans were originated. The median loan amount in 2009 was $140,000. HOME LOAN ORIGINATIONS All Originations Athens-Clarke County (balance) Number of Loans 2,642 2,691 2,573 2,112 1,612 2,030 Median Loan Amount $120,000 $126,000 $125,000 $125,000 $138,000 $140,000 Table 13: HOME LOAN ORIGINATIONS Source: Policy Map: The analysis of the 2009 HMDA data for originations by loan purpose reflects the ongoing trauma in the housing and mortgage markets and shows only 32.86% of loans in 2009 were used to purchase new homes, while 67.14% of loans were used for refinancing. ORIGINATIONS BY LOAN PURPOSE Purchase Athens-Clarke County (balance) Number of Loans 1,391 1,457 1,544 1, Median Loan Amount $124,000 $133,000 $129,000 $130,000 $139,000 $136,000 Percent of All Loans 52.65% 54.14% 60.01% 58% 48.76% 32.86% Refinance Athens-Clarke County (balance) Number of Loans 1,251 1,234 1, ,363 Median Loan Amount $113,000 $114,000 $117,000 $118,000 $137,000 $144,000 Percent of All Loans 47.35% 45.86% 39.99% 42% 51.24% 67.14% Table 14: ORIGINATIONS BY LOAN PURPOSE Source: Policy Map:

55 Analysis of Impediments To Fair Housing Choice 39 Lending by Race In reviewing loan originations by race in 2009, in % of loans were originated to Whites, 9.16% were originated to African Americans, 2.71% were originated to Asians while 3.55% of loans were originated to Hispanics. Countywide, Non-Hispanic White residents submitted the most home loan applications in 2009, accounting for 80 percent of all home loans as indicated by the table below. African American residents accounted for less than 10% of applications, while Asians [2.71%] and Hispanic [3.55%] residents comprised of less than 4% of all home loans. Loans to Whites ORIGINATIONS BY RACE Number of Loans 1,853 1,873 1,862 1,621 1,242 1,619 Median Amount of Loans $122,000 $129,000 $129,000 $128,000 $143,000 $142,000 Percent of Loans that were made to Whites 70.14% 69.60% 72.37% 76.75% 77.05% 79.75% Loans to African Americans Number of Loans Median Amount of Loans $114,500 $118,000 $113,500 $112,000 $115,000 $128,000 Percent of Loans that were made to African Americans 16.12% 16.65% 14.85% 13.12% 12.84% 9.16% Loans to Asians Number of Loans Median Amount of Loans $125,000 $124,500 $120,500 $140,000 $165,000 $135,000 Percent of Loans that were made to Asians 2.35% 1.78% 1.94% 1.89% 1.61% 2.71% Loans to Hispanics Number of Loans Median Amount of Loans $109,000 $120,000 $110,000 $121,500 $111,000 $112,500 Percent of Loans that were made to Hispanics 4.73% 4.79% 4.31% 4.92% 4.09% 3.55% Table 15: ORIGINATIONS BY RACE Source: Policy Map:

56 Analysis of Impediments To Fair Housing Choice 40 In 2008, Non-Hispanic White residents held the largest number of loan originations [1242] countywide. Non-Hispanic Whites accounted for just 77% of all applications in African Americans accounted for 12.84% of home loans, while Asians comprised less than 2% of home loans. Hispanic residents accounted for 4.09% of all home loans. The following maps will identify the percent of all home loans by census tract that were made to Whites, African American, and Hispanics. PERCENT OF ALL HOME LOANS MADE TO WHITES IN 2009 Figure 18: PERCENT OF ALL HOME LOANS MADE TO WHITES IN 2009 Source: Policy Map: As shown from the map above, a high percentage [82.33% and over] of home loans that were made to non-hispanic Whites located in census tracts 1305, 1304, 1405, 1406 and In 2009, Non-Hispanic Whites had noticeably higher loan origination rates than minority applicants; however there were lower percentage of loan originations, approximately 13.89% than minorities in Athens-Clarke County.

57 Analysis of Impediments To Fair Housing Choice 41 PERCENT OF ALL HOME LOANS TO AFRICAN AMERICANS IN 2009 Figure 19: PERCENT OF ALL HOME LOANS TO AFRICAN AMERICANS IN 2009 Source: Policy Map: The majority of all home loans originations that were made to African Americans concentrated in census tracts , , , , , , and of which all of these tracts had approximately 25.56% of home loan applications by African Americans. PERCENT OF ALL HOME LOANS TO HISPANICS IN 2009

58 Analysis of Impediments To Fair Housing Choice 42 Figure 20: PERCENT OF ALL HOME LOANS TO HISPANICS IN 2009 Source: Policy Map: The majority of loans that were made to Hispanics were from census tracts and 1405 of which both of these tracts possess a high percentage of minority populations, respectively 69.87% and 71.53%. In 2009, the percentage of home loan originations to Hispanics was 25.06%.

59 Analysis of Impediments To Fair Housing Choice 43 Loans Approval and Denials Loan approval rates have varied in Athens-Clarke County from 2007 through In 2007, 2,042 loan applications were submitted countywide. In 2008, 1,541 loan applications were submitted, while in 2009 only 1,932 loan applications were submitted countywide. The HMDA analysis reflects the impact of the housing market as the number of total loan applications has continued to decrease over the last five years. The analysis of the HMDA identifies census tracts that have high rates [over 20%] of mortgage denials, but these percentages alone are not conclusive of discriminatory or predatory lending practices in Athens-Clarke County. Further research [to include testing] into the mortgage lending and underwriting practices in Athens-Clarke County is required in order to determine if any impediments to Fair Housing Choice exist.

60 Analysis of Impediments To Fair Housing Choice 44 SUMMARY OF FINDINGS A key aspect of fair housing choice is equal access to credit for the purchase or improvement of a home, particularly in light of the current housing and economic crisis. Lending practices of financial institutions and the access to financing for all households, particularly minority households and those with lower incomes can be examined by reviewing the Home Mortgage Disclosure Act [HMDA] data. Lending patterns in low and moderate income neighborhoods and areas of minority concentration can also be examined through this data. However, public data on lending does not contain detailed information to make conclusive statements of discrimination, but can only point out potential areas of concerns. Furthermore, except for outreach and education efforts, local jurisdictions ability to influence lending practices is limited. To determine if lending could be considered an impediment to fair housing choice, the reasons for denial must be a known factor. Based on current HMDA data, it is unclear if these minority applicants were denied for valid economic reasons. Such a determination could only be made with further research, to include testing of the mortgage lending and underwriting practices in Athens-Clarke County. Further, regular HMDA data monitoring will need to be conducted in order to detect any lending discrimination practices used in the housing industry in Athens-Clarke County. These activities can include annual review of HMDA data and conducting fair housing audits to determine the extent of discriminatory lending practices [if any].

61 Analysis of Impediments To Fair Housing Choice 45 Affordable Housing Snapshot Affordability is an important aspect in regards to fair housing choice and individuals being able to obtain secure, safe, and decent housing. It is also a significant factor for residents attempting to select housing that meets their family needs. HUD defines housing affordability as housing-related expenses (rent and utilities) that do not cost more than 30 % of a family s income. 11 Homeowners or renters who are paying more than 30% of their income on housing-related costs are at risk for experiencing cost burdens. Gross cost burden is generally defined as individuals paying 30%-50% of gross household income while severe cost burden is generally defined housing costs that exceed 50 % of gross household income. Such a standard allows sufficient income for other basic elements of living, such as food, medical care, transportation and clothing. HUD presents affordability data by income ranges based on median family income. HUD divides low and moderate income households into categories, based on their relationship to the median family: extremely low income (earning less than 30% of the MFI), very low-income (earning between 30% and 50% of the MFI), low-income (earning between 50% and 80% of the MFI) and moderate-income (earning between 80% and 95% of the MFI). According to HUD, the 2011 Median Family Income (MFI) for households in Athens-Clarke County is $58,600. FY 2011 Income Limit Area Media n Incom e FY 2011 Income Limit Category FY 2011 Income Limits Summary Athens-Clarke County, GA MSA 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person Athens -Clarke County, GA MSA $58,60 0 Very Low (50%) Income Limits Extremely Low (30%) Income Limits Low (80%) Income Limits $20,55 0 $12,35 0 $32,85 0 $23,45 0 $14,10 0 $37,55 0 $26,40 0 $29,30 0 $15,850 $17,600 $42,25 0 $46,90 0 $31,65 0 $19,05 0 $50,70 0 $34,00 0 $20,45 0 $54,45 0 $36,35 0 $21,85 0 $58,20 0 $38,70 0 $23,25 0 $61,95 0 Table 16: FY 2011 Income Limits Summary Source: Department of Housing & Urban Development, HUD User Dataset, Income Limits, Housing choices are fundamentally limited by household income and purchasing power. Cost, therefore, restricts housing choice, particularly for those with lower incomes. In many cases, minority households have a much higher incidence of poverty and are therefore, disproportionately impacted by housing costs as well as other individuals included in the protected classes that may have limited incomes. 11 U.S. Department of Housing and Urban Development,

62 Analysis of Impediments To Fair Housing Choice 46 HOUSING Athens-Clarke County has a total of 50,556 housing units, of which 22.2% was vacant as of the 2010 Census. Much of the housing stock in Athens-Clarke County has aged, as evidenced by the 76.8% of units built prior to The most common type of housing in the County is single-family detached units. Of the total housing units, 25,399 [50.2%] were single-family attached/detached units, while 22,198 [43.9%] were multi-family units. According to the 2010 ACS, 2,959 [5.9%] housing units were mobile homes, which is lower than the State of Georgia average of 9.3%. ATHENS-CLARKE COUNTY HOUSING UNIT COMPARISON Units in Structure State of Georgia Percent Athens-Clarke County Percent Total housing units 4,091, % 50, % 1-unit, detached 2,714, % 23, % 1-unit, attached 155, % 2, % 2 units 94, % 4, % 3 or 4 units 124, % 3, % 5 to 9 units 202, % 4, % 10 to 19 units 193, % 4, % 20 or more units 222, % 4, % Mobile home 379, % 2, % Boat, RV, Van, etc. 2, % 0 0% Table 17: ATHENS-CLARKE COUNTY HOUSING UNIT COMPARISON Source: U.S. Census Bureau, 2010 American Community Survey Housing Condition The age of the housing stock in Athens-Clarke County has a significant impact on the housing conditions in the area. A majority of the housing was built prior to 1990, [63.4%] of the total housing units. As the population continues to age and management and maintenance continues to decline with older units; these units present a problem with homes remaining up to code. These units will continue to consume a substantial portion of the constrained budgets for both homeowners and the local jurisdiction. As the maintenance of these units declines, this results in concentrations of deteriorated housing in the Athens-Clarke County area. ATHENS-CLARKE COUNTY AGE HOUSING STOCK Total housing units 50,556 Percentage Built 2005 or later 3, % Built 2000 to , % Built 1990 to , % Built 1980 to , % Built 1970 to , % Built 1960 to , % Built 1950 to , % Built 1940 to , % Built 1939 or earlier 2, % Table 18: ATHENS-CLARKE COUNTY AGE HOUSING STOCK Source: U.S. Census Bureau, 2010 American Community Survey

63 Analysis of Impediments To Fair Housing Choice 47 According to Realty Trac, the median value for a home in Athens-Clarke County is $162,129 as of November This range of housing value is potentially affordable for low to moderate-income households. The 2010 Census revealed that only 13.5% of the homes ranged between $50,000 and $99,999, while the greatest number of homes (44.3%) fell within a range of $100,000 to $199,999. Housing costs have continued to increase due to the recent increase in population. Approximately 32.4% of all homes within the County cost over $200,000. MEDIAN SALES PRICE COMPARISON BY YEAR Number of Home Sales Number of Sales 1,930 2,046 1,492 1,292 1,537 Median Price $133,000 $130,000 $130,000 $125,000 $118,500 Table 19: MEDIAN SALES PRICE COMPARISON BY YEAR Source: U.S. Census Bureau, 2010 American Community Survey AFFORDABILITY SNAPSHOT VALUE Estimate Percent Median (dollars) 160,200 (X) MORTGAGE STATUS Owner-occupied units 37,959 37,959 Housing units with a mortgage 25, % Housing units without a mortgage 12, % SELECTED MONTHLY OWNER COSTS AS A PERCENTAGE OF HOUSEHOLD INCOME Housing units with a mortgage 24,954 24,954 Less than 20.0 percent 9, % 20.0 to 24.9 percent 4, % 25.0 to 29.9 percent 3, % 30.0 to 34.9 percent 1, % 35.0 percent or more 5, % Housing unit without a mortgage 12,819 12,819 Less than 10.0 percent 5, % 10.0 to 14.9 percent 3, % 15.0 to 19.9 percent 1, % 20.0 to 24.9 percent % 25.0 to 29.9 percent % 30.0 to 34.9 percent % 35.0 percent or more 1, % GROSS RENT Less than $200 1, % $200 to $ % $300 to $499 2, % $500 to $749 8, % $750 to $999 6, % $1,000 to $1,499 3, % $1,500 or more 1, % Median (dollars) 749 (X) GROSS RENT AS A PERCENTAGE OF HOUSEHOLD INCOME (GRAPI) Occupied units paying rent 22,401 22,401 Less than 15.0 percent 1, % 15.0 to 19.9 percent 3, % 20.0 to 29.9 percent % 30.0 or more 13, % Table 20: AFFORDABILITY SNAPSHOT Source: U.S. Census Bureau, 2010 American Community Survey

64 Analysis of Impediments To Fair Housing Choice 48 RENTAL HOUSING The 2010 Census counted 81,719 housing units in the Athens-Clarke County area with an occupancy rate of 89.56%. According to the 2010 US Census Bureau statistics in the Athens-Clarke County area, it is estimated that 55.81% or 23,242 households rented their homes. The map below shows areas of concentration for renters. According to the National Low Income Housing Coalition s Out of Reach 2010 Annual Report, in Athens-Clarke County, the Fair Market Rent (FMR) for a two-bedroom apartment is $768 and in order to afford this level of rent and utilities, without paying more than 30% of income on housing, a household must earn $2533 monthly or $30,400 annually 12. ATHENS-CLARKE COUNTY RENTER CONCENTRATION Figure 21: ATHENS-CLARKE COUNTY RENTER CONCENTRATION Source: U.S. Census Bureau American Community Survey 2009 In Athens-Clarke County, a minimum wage worker earns an hourly wage of $7.25. In order to afford the FMR for a two-bedroom apartment, a minimum wage earner must work 81 hours per week, 52 weeks per year or a household must include 2.0 minimum wage earner(s) working 40 hours per week in order to afford a two-bedroom at the current FMR. On the basis of this salary analysis, the renter must work above and beyond 40 hours per week to meet the two-bedroom FMR affordability rate. As depicted in the Athens-Clarke County Renter Affordability table, 64% of Athens-Clarke County residents are unable to afford a two bedroom rental unit at the fair market rent as assessed by HUD. 12 National Low Income Housing Coalition, Out of Reach 2010 Annual Data,

65 Analysis of Impediments To Fair Housing Choice 49 ATHENS-CLARKE COUNTY RENTER AFFORDABILITY Table 21: ATHENS-CLARKE COUNTY RENTER AFFORDABILITY Source: National Low Income Housing Coalition, Out of Reach 2010 Annual Data,

66 Analysis of Impediments To Fair Housing Choice 50 According to the 2010 U.S. Census American Community Survey, 12,777 renters were cost burdened (paying more than 30% of their income towards rent) from Of those renters, 6.03% were over the age of 65. Additionally, 71.7% of cost burdened renters earned less than $20,000 annually. Cost burdened renters are more prevalent in the Southeast portion of the County. ATHENS-CLARKE COUNTY COST BURDENED RENTERS CONCENTRATION Household Income Costs Figure 22: ATHENS-CLARKE COUNTY COST BURDENED RENTERS CONCENTRATION Source: U.S. Census Bureau American Community Survey 2009 As indicated in the Affordability Snapshot for the Total Percentage of Household table, Athens-Clarke County has a significant percentage of homeowners spending more than 30 % of their annual household income on housing-related costs. According to 2010 American Community Survey (ACS), 35.1% of homeowners with a mortgage pay more than 30% of their income on monthly housing costs. Conversely, only 13.6% of homeowners without a mortgage spent more than 30% of their income on monthly housing costs. However, renters have the greatest burden in household cost. According to the 2010 ACS results, 61.44% of renters paid more than 30% of their income on monthly housing costs. The percentage of owners with mortgages with a 30-35% cost burden in Athens-Clarke County will most likely increase due to the recent economic downturn. Given the increased rate of foreclosures, competition for rental housing will likely increase and consequently increase the percentage of cost burdened renters.

67 Analysis of Impediments To Fair Housing Choice 51 MONTHLY HOUSING COSTS AS A PERCENTAGE OF HOUSEHOLD INCOME Housing Units with a Mortgage 12,265 Less than 20.0 percent 4, to 24.9 percent 1, to 29.9 percent 1, to 34.9 percent percent or more 3,434 Not computed 186 Housing Units without a Mortgage 5,661 Less than 10.0 percent 2, to 14.9 percent 1, to 19.9 percent to 24.9 percent to 29.9 percent to 34.9 percent percent or more 727 Not computed 0 GROSS RENT AS A PERCENTAGE OF HOUSEHOLD INCOME (GRAPI) Occupied units paying rent 18,433 Less than 15.0 percent 1, to 19.9 percent 2, to 24.9 percent 1, to 29.9 percent 2, to 34.9 percent 1, percent or more 9,514 Not computed 2,784 Table 22: MONTHLY HOUSING COSTS AS A PERCENTAGE OF HOUSEHOLD INCOME Source: U.S. Census Bureau, 2010 American Community Survey

68 Analysis of Impediments To Fair Housing Choice 52 VACANCY According to the 2000 Census, the overall vacancy rate for Athens-Clarke County was 16,961 units or 5.77% however; in the 2010 Census 11,227 units or 22.2% of houses were vacant. Low vacancy rates are reflective of high demand, which will continue to add pressure to increase rents. Low vacancy rates could also mean that prospective renters, particularly low-income renters, have a difficult time finding housing in Athens-Clarke County. The chart below provides a snapshot of Athens-Clarke County occupied and vacancy status by type of unit. ATHENS-CLARKE COUNTY OCCUPIED AND VACANT HOUSING [22.2%] 39,329 [77.8%] Occupied Vacancy Figure 23: ATHENS-CLARKE COUNTY OCCUPIED AND VACANT HOUSING Source: U.S. Census Bureau, 2010 Census,

69 Analysis of Impediments To Fair Housing Choice 53 FORECLOSURE DATA The national housing market has experienced a catastrophic downfall due to the excess housing supply, lending disruptions and high unemployment rates. Additionally, foreclosure rates have also increased due to the high quantity of sub-prime mortgages and adjustable-rate mortgages that were issued during the housing market boom. While there has been an increase in the number of foreclosures in the Athens- Clarke County area, it has not been as significant an increase as the national or state foreclosure rate as shown in the table below. ATHENS-CLARKE COUNTY, GA REAL ESTATE TRENDS Figure 24: ATHENS-CLARKE COUNTY, GA REAL ESTATE TRENDS Source: Realty Trac, October 2011 Real Estate Trends,

70 Analysis of Impediments To Fair Housing Choice 54 According to the 2009 American Community Survey estimates, Athens-Clarke County has 39,329 owneroccupied housing units of which 660 were in foreclosure as stated in Realty Trac s September 2011 Foreclosure data. A high percentage of foreclosures are located in the following zip codes within Athens- Clarke County: 30607, 30601, and These areas also have a high percentage of low and moderate income persons as shown in the following maps. ATHENS-CLARKE COUNTY REAL ESTATE TRENDS Figure 25: ATHENS-CLARKE COUNTY REAL ESTATE TRENDS Source: Realty Trac, October 2011 Real Estate Trends,

71 Analysis of Impediments To Fair Housing Choice 55 PUBLIC HOUSING The Athens Housing Authority (AHA) is an entity distinct from Athens-Clarke County having a separate Board of Directors and Executive Director. The Athens Housing Authority offers affordable rental housing options for low to moderate income families in Athens-Clarke County. Rent is based on 30 percent of the families adjusted income or on a flat rent based on private market rents. In addition to affordable rental units, the Athens Housing Authority offers homeownership opportunities for low and moderate income families. The Athens Housing Authority has implemented the ACT 1 Homes Program to provide assistance to First Time Home-buyers. The Athens-Clarke County Department of Human and Economic Development (HED) and the Athens Housing Authority have led the initiative to revitalize intown neighborhoods. Ribbon Cutting Athens Housing Authority Additionally, families with higher incomes that work in various public sector jobs are eligible for the Protectors Program. The Savannah Heights community offers assistance to these workers in purchasing their first home. These homes remain affordable to these residents by keeping the monthly payments between $750 and $800 including property taxes and insurance. The County also collaborates with the Georgia Department of Community Affairs to provide subsidies to these public sector homebuyers. This additional investment lowers the workers payments even more, thus making the homes more affordable. The mission for the Athens-Clarke County Housing Authority is to provide secure, affordable, quality housing and resources which encourage and sustain independence for wage earners, elderly, and families. The Housing Authority supports long term affordable housing goals by supporting the success of families and creating vigorous communities. These goals are accomplished through public housing units and financial assistance to certain public sector employees. The Athens-Clarke County Housing Authority controls a total of 1,255 public housing units and these units are distributed among 11 developments. The State of Georgia s Department of Community of Affairs operates a housing voucher program in Athens-Clarke County. ATHENS-CLARKE COUNTY HOUSING AUTHORITY INVENTORY PUBLIC HOUSING INVENTORY ATHENS-CLARKE COUNTY HOUSING AUTHORITY Public Housing Total Units 1255 % Occupied 95% % Disabled 14% % Minority 89% % Black 88% % Hispanic 0% Total Persons Housed 2670 Table 23: ATHENS-CLARKE COUNTY HOUSING AUTHORITY INVENTORY Source:

72 Analysis of Impediments To Fair Housing Choice 56 According to the HUD Low Income Housing Tax Credit [LIHTC] database, Athens-Clarke County has several affordable housing developments offering Low Income Housing Tax Credits providing 484 affordable housing units. ATHENS-CLARKE COUNTY LOW INCOME TAX CREDIT PROJECTS HUD ID Number: Project Name: Project Address: Project City: Project State: Project ZIP Code: Total Number of Units: Total Low- Income Units: GAA GAA GAA SIMMONS STREET DEVELOPMENT ATHENS APARTMENTS/ KNOLLWOOD MANOR DOGWOOD PARK APARTMENTS 135 SIMMONS ST ATHENS GA COLERIDGE CT ATHENS GA OLD HULL RD ATHENS GA GAA BETHEL CHURCH HOMES 155 HICKMAN DR ATHENS GA GAA FOURTH STREET VILLAGE 650 FOURTH ST ATHENS GA TOTALS Table 24: ATHENS-CLARKE COUNTY LOW INCOME TAX CREDIT PROJECTS Source: Persons with Disabilities & Elderly Athens-Clarke County has two multi-family housing units that serve the elderly population and does not currently have any multifamily units that serve disabled persons. These units tend to offer rental assistance and housing credit programs funded by HUD. These units listed below have a combined 200 federally assisted units ready for occupancy in the County. Out of the total number of assisted units [200] in the County, [156] or 62.4% are set-aside as HUD rental assistance units. ATHENS-CLARKE COUNTY MFH INVENTORY SURVEY OF UNITS FOR THE ELDERLY AND DISABLED Property Name ATHENA GARDENS LANIER GARDENS Address 175 DENNIS RD ATHENS, GA Riverhill DR ATHENS, GA Occupancy Eligibility Total Units Total Assisted Units Total Units Designated for Elderly Total Units Designated for the Disabled Elderly Elderly Table 25: ATHENS-CLARKE COUNTY MFH INVENTORY SURVEY OF UNITS FOR THE ELDERLY AND DISABLED Source:

73 Analysis of Impediments To Fair Housing Choice 57 SUMMARY OF FINDINGS Affordable housing cost in Athens-Clarke County is a pressing concern among residents. Increased housing-related expenses can place significant cost burdens on residents which may impact their ability to obtain affordable housing as cost tends to restrict housing choice, particularly for those with lower incomes. The lack of an adequate supply of affordable workforce housing can cause many service-sector and even some professional-sector workers to live long distances from the places they work, resulting in long commute times and inordinate strain on the County s infrastructure systems. The County s ACT 1 program has been efficiently utilized to address the need for workforce housing for individuals and families residing in Athens-Clarke County by offering homebuyer subsidies and housing counseling. While Athens-Clarke County has housing options dedicated solely to elderly residents, it does not dedicate any housing for persons with disabilities. The lack of fully accessible apartments for persons with disabilities may pose a strong barrier to this population s housing choice options.

74 Analysis of Impediments To Fair Housing Choice 58 Infrastructure TRANSPORTATION Public transportation can play a significant role in increasing the supply of affordable housing to groups in need and others protected under fair housing laws. The issue at hand regarding transportation and fair housing choice revolves around the ease with which a citizen can travel from home to work if he/she lives in a lower income area or an area of minority concentration. If public transportation from a lower cost neighborhood is inefficient in providing access to employment centers, that neighborhood becomes inaccessible to those without dependable means of transportation, particularly very low-income residents, the elderly, and persons with disabilities. Commuting in Athens-Clarke County Athens-Clarke County offers transportation services for local residents and individuals who may be commuting to the area. Many transportation modes exist, such as driving, carpooling, public transportation, biking and walking, the most common choice for commuting to work is driving alone. According to the 2010 American Community Survey estimates, the percentage of workers using a private automobile for daily transportation to work in Athens-Clarke County has decreased from 75% in 2000 Census estimates to 70.5% in As depicted in the following table, 70.5% of residents in the Athens-Clarke County commute to work using a car, truck, or van and drove alone; 11.5% commute to work by carpooling; 1.8% commute to work by public transportation; 4.6% commute to work by walking; 4.2% commute by other means; and 7.3% of residents worked from home, a three-fold increase from 2000 Census estimates. ATHENS TRANSPORTATION HIGHLIGHTS COMMUTING TO WORK 2000 Total Amount 2000 % 2010 Total Amount 2010 % Workers 16 years and over 47, % 46, % Car, truck, or van -- drove alone 35,738 75% 32, % Car, truck, or van -- carpooled 6, % 5, % Public transportation (including 1, % % taxicab) Walked 2, % 2, % Other means % 1, % Worked at home 1, % 3, % Mean travel time to work (minutes) 18.6 (X) 19.0 (X) Table 26: ATHENS TRANSPORTATION HIGHLIGHTS Source: U.S. Census Bureau, Census 2000 Summary File 3

75 Analysis of Impediments To Fair Housing Choice 59 Bus Services The Unified Government of Athens-Clarke County provides management and oversight for the public transportation system known as Athens Transit. This transportation system currently provides nearly 2 million passenger trips annually utilizing 34 buses that serve 18 bus routes in the Athens-Clarke County area. Additionally, Athens Transit operates 3 Para-transit vans that offer curb-to-curb service for mobility impaired citizens. Bus routes are accessible to over 80% of the Athens-Clarke County population. Athens Transit operates routes from Monday through Saturday 6:00AM to 10:00PM and does not operate on Sunday or select holidays. Monthly passes are offered at discounted rates for travelers. ATHENS-CLARKE COUNTY TRANSIT Table 27: ATHENS-CLARKE COUNTY TRANSIT Source: Athens Transit, FARES Adult Adult Smart Pass $30.00 Youth Smart Pass $25.00 Senior Citizens Smart Pass $15.00 Disabled Freedom Pass $15.00 Medicare Card Holder $15.00 Athens Transit also provides Para-Transit Services to eligible persons with disabilities who are, because of their disability, unable to board, ride, or disembark from an accessible vehicle in the regular bus service. Para-Transit services are offered within 1 mile of either side of a fixed route, which provides additional access to public transportation for mobility impaired citizens. In addition to route accessibility, wheelchair lifts are available on all fixed route buses and para-transit vehicles. The Para-Transit services provides nondiscriminatory access and complies with Department of Transportation ADA regulation 49 CFR (a). The unique relationship between the Athens-Clarke County and the University of Georgia led to the establishment of two transit systems in the community. In addition to public transportation offered by Athens Transit, the University of Georgia also operates the Campus Transit System throughout the campus. Regular bus and disabled transportation services are provided to all on a no fare basis. Through an agreement between the University and Athens-Clarke County, students, staff, and faculty may also ride Athens Transit buses at no fare. According to Athens Transit, UGA riders make up a significant portion of riders throughout the year. Recognizing the unique nature of the area in which they operate, the transit system provides special routes that run during the school year and shuttles during football season. The following chart shows a comparison of UGA ridership to the total ridership for Athens Transit.

76 Analysis of Impediments To Fair Housing Choice 60 ATHENS TRANSIT TOTAL RIDERSHIP BY MONTH 250, , , ,000 FY 09 Total Ridership FY 09 UGA Ridership 50,000 - Figure 26: ATHENS TRANSIT TOTAL RIDERSHIP BY MONTH Source:

77 Analysis of Impediments To Fair Housing Choice 61 ATHENS TRANSIT SYSTEM MAP AUGUST 2011 Figure 27: ATHENS TRANSIT SYSTEM MAP AUGUST 2011 Source: map

78 Analysis of Impediments To Fair Housing Choice 62 Alternative Transportation According to the 2010 American Community Survey estimates, 2,114 [4.6%] of commuters walk to work daily and 749 [4.3%] of commuters use other means of transportation to work. Bike Athens is a nonprofit organization that promotes walking, cycling, and using public transportation in the Athens-Clarke County area as a main form of transportation. The Transportation Policy Committee of Bike Athens works with Athens-Clarke County on transportation-related issues and infrastructure planning. Many businesses in the Athens-Clarke County area also participate in the Transit Commute Benefit program which allows companies to compensate their employees for choosing alternative methods of transportation. The benefits to the employees include: Roads Benefits in addition to compensation employees are compensated for participating in a van pool Benefits in lieu of compensation employees are allowed to set aside pre-tax income to pay for transit or eligible van pools Combination employers can utilize a combination of the above options Parking Cash Out employers can provide a cash benefit to the employee if the employee foregoes parking Athens-Clarke County encompasses one major U.S. Highway [Route 78] for commuting in and around the Athens-Clarke County area. The Unified Government of Athens-Clarke County maintains all public roadways and continuously monitors road conditions. Major thoroughfares in Athens- Clarke County include: Route 316 U.S. Route 78 U.S. Route 29 U.S. 129 Broad Street Prince Avenue 10 Loop Figure 28: ATHENS HIGHWAY MAP Source:

79 Analysis of Impediments To Fair Housing Choice 63 U.S. Highway 78 provides commuters with access through the center part of the city and runs from the east to west portion of Athens-Clarke County. The area has other U.S. highways that provide commuters with access to the Athens Transit areas and many other areas. WATER & SEWER Water The availability of water and sewer can act as an impediment for siting of affordable housing. Large developments need access to water and sewer in order to obtain the necessary planning approvals. Impact fees, also referred to as sewer and water connection fees; discourage new housing construction, particularly affordable housing projects that are undertaken by non-profit housing developers and community development corporations. In preparation of this Analysis, the management of water and sewer services in Athens-Clarke County was reviewed to determine if the County s services significantly impact fair housing choice. The Unified Government of Athens- Clarke County Public Utilities Department manages the County s water system. In Athens-Clarke County, 98% of the residents receive water service through the Athens Clarke County Public Utilities Department. The residents who do not receive water service from the County use private wells or have community water systems located near their residence. The County s water system consists of 785 miles of water lines and handles up to 17 million gallons of water a day. Athens-Clarke County relies on Bear Creek Reservoir, the North Oconee River, and the Middle Oconee River as its sources of water. The Bear Creek Reservoir reliable yield is 53 million gallons of raw water a day and is shared between Athens-Clarke, Jackson, Barrow, and Oconee Counties. Athens-Clarke County s share of the reservoir is 44% of the total yield. The raw water is treated at the J.G. Beacham Water Filtration Plant. It currently has a capacity to treat 36 million gallons of water a day.

80 Figure 29: ATHENS-CLARKE COUNTY WATER SYSTEM Source: Analysis of Impediments To Fair Housing Choice 64

81 Analysis of Impediments To Fair Housing Choice 65 Sewer Over 75% of the current population of Athens-Clarke County is provided wastewater services through the Athens Clarke County Public Utilities Department. The remainder of the population relies on septic systems or other private wastewater systems. The sanitary sewer system consists of 470 miles of gravity flow sewers, one pump station, and three Water Reclamation Facilities. The three reclamation facilities consist of the North Oconee WRF, the Middle Oconee WRF, and the Cedar Creek WRF. At current capacity, the North Oconee WRF can produce 14 million gallons a day, the Middle Oconee WRF can produce 10 million gallons a day, and the Cedar Creek WRF can produce 4 million gallons a day.

82 Figure 30: ATHENS-CLARKE COUNTY SANITARY SEWER MAP Source: Analysis of Impediments To Fair Housing Choice 66

83 Analysis of Impediments To Fair Housing Choice 67 SUMMARY OF FINDINGS The availability of public transportation can often be a significant factor for employment and affordable housing opportunities. Accessibility of public transportation is essential in implementing any efforts to expand affordable housing to groups in need and those of the Protected Classes. Based on conversations with non-profits, community leaders, and observations from survey results have revealed that public transportation in the Athens-Clarke County area is sufficient. The data shows that the County has implemented services to meet the unique needs of its community. Water and sewer accessibility can act as an impediment for siting of affordable housing. Large developments need access to water and sewer in order to obtain the necessary planning approvals. Impact fees, also referred to as sewer and water connection fees; discourage new housing construction, particularly affordable housing projects that are undertaken by non-profit housing developers and community development corporations. The assessment of the County s water and sewer services did not reveal any impediments to fair housing for residents of Athens-Clarke County.

84 Analysis of Impediments To Fair Housing Choice 68 Land Use Public policies established at the regional and local levels can affect housing development and therefore, may have an impact on the range and location of housing choices available to residents. Fair housing laws are designed to encourage an inclusive living environment and active community participation, and an assessment of public policies and practices enacted by jurisdictions within the County can help determine potential impediments to fair housing opportunity. Comprehensive land use and zoning planning is a critical means by which governments address the interconnection and complexity of their respective jurisdictions. The interconnectedness of land uses means that a decision as to the use of a particular piece of property has consequences not only for surrounding property, but for a myriad of other issues as well. For example, a decision to use a parcel of land for development of a shopping mall (a land use decision) will not only influence the value and use of surrounding property, but is necessarily a traffic and environmental decision as well (such an intensive commercial use will increase traffic flow and large impervious parking lots will increase storm water runoff). For this reason, [t]he land-use decisions made by a community shape its very character what it s like to walk through, what it s like to drive through, who lives in it, what kinds of jobs and businesses exist in it, how well the natural environment survives, and whether the community is an attractive one or an ugly one. 13 By extension, decisions regarding land use and zoning can have profound impact on affordable housing and fair housing choice, as will be discussed within this section. From a regulatory standpoint, local government measures to control land use through zoning often define the range and density of housing resources that can be introduced into a community. In communities across the United States (but not necessarily in Athens-Clarke County), the zoning provisions that most commonly result in impediments to fair housing choice include the following: Restrictive forms of land use that exclude any particular form of housing, particularly multi-family housing, or require inordinately large lot sizes that deter affordable housing development. Restrictive definitions of family that impede unrelated individuals from sharing a dwelling unit. Placing administrative and siting constraints on group homes. A number of factors, governmental and non-governmental, affect the supply and cost of housing in a local housing market. The governmental factor that most directly influences these market conditions is the allowable density range of residentially designated land. In general, higher densities allow developers to take advantage of economies of scale, reduce the per-unit cost of land and improvements, and reduce development costs associated with new housing construction. Reasonable density standards ensure the opportunity for higher density residential uses to be developed within a community, increasing the feasibility of producing affordable housing. Minimum required densities in multi-family zones ensure that land zoned for multi-family use, the supply of which is often limited, will be developed as efficiently as possible for multifamily uses. 13 John M. Levy. Contemporary Urban Planning, Eighth Edition. Upper Saddle River, NJ: Pearson Prentice Hall, 2009.

85 Analysis of Impediments To Fair Housing Choice 69 The Zoning Ordinance implements the General Plan by establishing zoning districts that correspond with General Plan land use designations. The development standards and permitted uses in each zoning district are specified to govern the density, type, and design of different land uses for the protection of public health, safety, and welfare. Several aspects of the Zoning Ordinance can affect a person s access to housing or limit the range of housing choices. Jurisdictions are required to evaluate their land use policies, zoning provisions, and development regulations, and make proactive efforts to mitigate any constraints identified that may impede fair housing choices for residents. Athens-Clarke County Zoning & Development Standards The Unified Government of Athens-Clarke County regulates all land development within the jurisdiction through its Title 9 Zoning & Development Standards Code under the General Ordinances of the Unified Government. Its purpose and intent is to provide for the health, safety, convenience, order, prosperity, and general welfare of the residents and property owners of Athens-Clarke County and the City of Winterville. The Code provides development standards, criteria, and regulations consistent with the Unified government's Comprehensive Plan and exercises the planning and zoning authority granted by the applicable provisions of the Constitution of the State of Georgia. A map depicting current land use (as of 2006, when the most recent Comprehensive Plan was developed) within the County follows.

86 Figure 31: LAND-BASE CLASSIFICATION Source: plan Analysis of Impediments To Fair Housing Choice 70

87 Analysis of Impediments To Fair Housing Choice 71 Residential Districts The following residential zoning districts are established in the Title 9 Zoning & Development Standards Code: Single-Family Residential ATHENS-CLARKE COUNTY RESIDENTIAL ZONING 40,000 square foot lot average RS-40 25,000 square foot lot average RS-25 15,000 square foot lot average RS-15 8,000 square foot lot average RS-8 5,000 square foot lot average RS-5 RS Mixed Density Residential RM 16 units per acre RM-1 24 units per acre RM-2 50 units per acre RM-3 Table 28: ATHENS-CLARKE COUNTY RESIDENTIAL ZONING Source: The minimum lot size requirements for detached, single-family homes in Athens-Clarke County ranges from a 5,000 sq. ft. lot area in a RS-5 district to 40,000 sq. ft. minimum in the RS-40 district. Single-family attached units have a minimum lot width of 50% of the minimum lot width for the district. The minimum heated floor area requirement for single-family dwellings, including modular homes, or Class A manufactured homes in any zoning district is 1,000 square feet per unit. Similarly, Class "B" manufactured homes, single-family dwellings in the RS-5 and RM districts must have at least 600 square feet of floor area per unit, while multifamily dwellings must have at least 450 square feet of floor space per unit. The minimum floor area required is not to include porches, patios, garages, or carports. This wide range of lot size requirements provides significant flexibility to housing developers and permits a variety of housing options, including single-family detached, in an affordable price range. Accordingly, Athens-Clarke County s residential zoning codes do not appear to impose unreasonably restrictive lot sizes that would effectively disallow affordable housing development. Housing choice must necessarily include more options than just single-family detached dwellings. While County s zoning code allows for single family detached homes that are affordable for many moderateincome households, low and very low income families may require even less expensive options to avoid

88 Analysis of Impediments To Fair Housing Choice 72 cost burden. As such, the County s treatment of multi-family and other attached forms of housing units must be evaluated as well. The County defines a multi-family dwelling as a structure or portion thereof providing complete independent living facilities for three or more dwelling units, including permanent living provisions. The RM-1, RM-2, and RM-3 zoning districts permit townhomes, duplexes, apartments, and condominiums. The presence of these zones is especially conducive to development of housing that can accommodate lower-income households affordably. Particularly important in multi-family districts is an examination of building height maximums. A multi-family zone with a low maximum building height will restrict the number of units a developer can produce on a certain sized lot, thus reducing the number of units construction and maintenance costs can be spread between and making the resulting housing more expensive. In the RM-1 district, the maximum building height is 30 feet, effectively restricting development to about 3 stories. However, RM-2 and RM-3 districts permit buildings up to feet, allowing creation of additional units on the same size lot with a 40 foot height maximum. These zones, then, could permit development of apartments with relatively very low rents, expanding housing options for those with low incomes. In Athens-Clarke County, manufactured housing may be located or relocated only in RM-1 and RM-2 zones. The County s zoning code defines manufactured housing as a structure transportable in one or more sections that is built on a permanent chassis and designed to be used as a dwelling unit with or without permanent foundation. Additionally, when a manufactured home is erected in a manufactured housing park, it may be a Class "A" or "B" manufactured home but when erected on any other site it must be a Class "A" manufactured home. Typically a permanent housing unit constructed on-site of prefabricated pieces, a modular home offers an affordable option for detached, single-family homeownership to households who may not be able to afford a traditionally-constructed home. To the degree developers or residents find that modular homes may meet a need in terms of expanding fair and affordable housing choices, further exploration and accommodation of this housing type should be considered by the County. The following map depicts the future land use plan for Athens-Clarke County, including locations of the various zoning districts discussed within this section:

89 Analysis of Impediments To Fair Housing Choice 73 ATHENS-CLARKE COUNTY OFFICIAL FUTURE DEVELOPMENT MAP Figure 32: ATHENS-CLARKE COUNTY OFFICIAL FUTURE DEVELOPMENT MAP Source: plan

90 Analysis of Impediments To Fair Housing Choice 74 Definition of Family The Athens-Clarke County zoning code defines family as two or more persons residing in a single dwelling unit where all members are related by blood, marriage, or adoption up to the second degree of consanguinity, or by foster care. The definition requires that any person that stays overnight in a dwelling unit for more than 30 days within a 90-day period is considered to be a permanent resident. In addition, the definition does not include organizations or institutional groups. The code restricts more than two unrelated individuals residing in or for the owner of any single dwelling unit located in any RS zoning district or any Agriculture Residential (AR) neighborhood. However, when a dwelling is located in any zoning district other than RS or AR neighborhood, one of the following is permitted: Family related by blood, marriage, adoption or foster care may have two additional unrelated individuals; or Unrelated individuals not exceeding four. Sharing rent payments with unrelated roommates is a common method for low and moderate income individuals to achieve affordable housing with little to no cost burden. Additionally, the help of an unrelated live-in aide is sometimes desired by the elderly or persons with disabilities. This restrictive definition specifically preventing more than two unrelated person from living together in a dwelling unit decreases fair housing choices. Restrictions on Residential Uses Personal Care Homes are residential facilities that provide meals and one or more personal care services on a fee basis to resident clients (e.g. convalescent and nursing facilities, foster homes for children, and facilities for the aged, ill, or disabled). The facilities that are exempt from the definition of family and are classified as: Individual: One to three clients, plus manager Family: Four to six clients, plus manager Group: Seven to fifteen clients, plus manager Congregate: Sixteen or more clients, plus manager Type 1 and Type 2 personal care homes can be constructed in all of the zoning districts. Based on this zoning analysis, there is a preference for personal care homes that house six or fewer individuals. Type 3 and Type 4 personal care homes are restricted to mixed density residential and commercial zoning districts and are subject to special exceptions. This opens up the housing choices available to persons who reside in Personal Care Homes, but denies the owners of larger group homes the efficiencies (and probable client cost savings) achieved through operations that serve larger populations. Some residential uses, such as larger Personal Care Homes, and Type 1 Transitional Housing facilities are

91 Analysis of Impediments To Fair Housing Choice 75 theoretically permissible in residential zones through approval of a Special Exception. The administrative burden required for the granting of a Special Exception can prevent many would-be applicants from ever applying and instead seeking to locate elsewhere. SUMMARY OF FINDINGS The County s zoning code is not unreasonably restrictive on lot minimums, providing for relatively small minimum lot sizes in multiple zoning districts. Zones for multi-family and other attached dwellings are present and have maximum building heights conducive to development of a variety of housing options. The definition of family identified in the Athens-Clarke County zoning code is sufficiently broad so as not to restrict the ability of residents to live with roommates or aides, which may be preferences particularly for low-income or elderly or disabled residents. However, groups living in personal care homes are restricted by the County s zoning to only facilities housing no more than six persons. While small-scale Personal Care Homes are given wide latitude in where they may be located, economies of scale that may reduce client costs are lost when larger group homes are discouraged by the zoning ordinance.

92 Analysis of Impediments To Fair Housing Choice 76 Fair Housing Survey Results In the preparation of this Analysis, the Athens-Clarke County Government conducted a Fair Housing Survey which commenced on Monday, September 26, 2011 and ended on Friday, November 4, The survey consisted of 36 distinct questions, allowing a mixture of both multiple choice and open-ended responses. Overall, there were 110 respondents to this survey, though not every question was answered by every respondent. In response to the question, What is the primary reason for dissatisfaction with your current living situation? 38.5% of the respondents chose too expensive as the primary reason for their dissatisfaction with their current living situation. The survey also revealed that 30.8% of respondents felt that their housing was not located in an area that was optimal for kids or schools and 23.1% reported that their housing was too crowded and in an unattractive area and was in poor condition. ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS CURRENT LIVING SITUATION Figure 33: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS CURRENT LIVING SITUATION Source: Athens-Clarke County Fair Housing Survey,

93 Analysis of Impediments To Fair Housing Choice 77 In response to the question, which of the following are important considerations to you in choosing a place to live? 78.4% of survey respondents reported that attractiveness of neighborhood was an important consideration when choosing a place to live. Of the total respondents, 77.5% reported that price of housing was also important in choosing a place to live. Other important factors chosen by survey respondents included location close to work [70.6%], good recreation facilities [53.9%], and convenient retail facilities [45.1%]. ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS LOCATION Figure 34: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS LOCATION Source: Athens-Clarke County Fair Housing Survey,

94 Analysis of Impediments To Fair Housing Choice 78 Survey respondents were asked to rate the needs of the community ranging from one [1] to three [3], with one [1] being the lowest need and [3] being the highest need. The need for homeownership assistance services in the community ranked an average score of 2.33 followed closely by home repair assistance at 2.15 and affordable rental housing at As shown in the following bar-graph, more than 40 respondents noted that homeownership assistance was a top priority need for Athens-Clarke County. ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS NEEDS RANKING Figure 35: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS NEEDS RANKING Source: Athens-Clarke County Fair Housing Survey, Figure 36: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS NEEDS RANKING Source: Athens-Clarke County Fair Housing Survey,

95 Analysis of Impediments To Fair Housing Choice 79 Survey respondents were asked to evaluate the possible barriers to fair housing ranking each response from one [1] to four [4], with one [1] being not a barrier, [2] being a minor barrier, [3] being a modest barrier, and [4] being a serious barrier. The average ratings revealed 2.75% of survey respondents noted income level of minority and female-headed households as a serious barrier to fair housing choice. Other important barriers noted by survey respondents included concentration of low-income housing [2.56%] and lack of knowledge among large landlords/property managers regarding fair housing [2.47]. ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS BARRIERS TO FAIR HOUSING Figure 37: ATHENS-CLARKE COUNTY FAIR HOUSING SURVEY RESULTS BARRIERS TO FAIR HOUSING Source: Athens-Clarke County Fair Housing Survey,