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Fair Housing, Zoning and Affirmatively Furthering Fair Housing: What is Required?

Fair Housing ProjectLegal Aid of North Carolina

Post Office Box 26087Raleigh, NC 276111-855-797-FAIR

North Carolina Human Relations Commission

1318 Mail Service Center Raleigh, NC 27609

(919) 807-44201-866-324-7474 (toll free)

http://www.doa.state.nc.us/hrc

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The work that provided the basis for this publication was supported by funding under a grant with the U.S. Department of Housing and Urban Development. The substance and finding of the work are dedicated to the public. The author and publisher are solely responsible for the accuracy of the statements and

interpretations contained in this publication. Such interpretations do not necessarily reflect the views of the

Federal Government.

The material in this presentation is for information and educational purposes only and does not constitute legal advice.

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Fair Housing Laws

Fair Housing Act 42 U.S.C. §3601, et seq.

Civil Rights Act of 1866 42 U.S.C. § 1981

Title VI of Civil Rights Act of 1964 42 U.S.C. §2000d, et seq.

Sec. 109, Housing & Comm. Dev. Act of 1974 42 U.S.C. §5309

Americans with Disabilities Act (ADA) 42 U.S.C. §1201, et seq.

Sec. 504, Rehabilitation Act of 1973 29 U.S.C. §794

North Carolina State Fair Housing Act N.C. Gen. Stat. §41A-1

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Fair Housing Act

FHA passed April 1968 Context

De jure racial discrimination in housing Housing segregation based on race Civil Rights Movement Kerner Commission (1968)

“our nation is moving toward two societies, one Black, one white – separate and unequal”

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FHA Goals

Non-discrimination based on 7 “protected classes” Race, color, religion, national origin (1968) Sex (1974) Disability, familial status (1988)

Ending segregation Originally focused on racial & national origin

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Affirmatively Furthering Fair Housing:HUD Obligations

Administer programs “in a manner affirmatively to further the policies” of the Fair Housing Act 42 U.S.C. §3608(e)(5)

Do “more than simply refrain from discriminating;” must also “assist in ending discrimination & segregation” NAACP v. Sec. of HUD, 817 F.2d 149 (1st Cir. 1987)

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Affirmatively Furthering Fair Housing:Grantee Obligations

CDBG grants “shall be made only if the grantee certifies” that “the grant will be conducted and administered in

conformity with” the FHA “the grantee will affirmatively further fair housing.”

42 U.S.C. §5304(b)(2)

Also applies to HOME, ESG, HOPWA, NSP funds Applies to PHAs Applies to subgrantees/subrecipients

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AFFH: What Has Been Required? No regulatory definition of AFFH

But rule has been proposed 78 Fed. Reg. 139 (7/19/13), pp. 43710-43743

Fair Housing Planning Guide Req’ts Analysis of Impediments to Fair Housing Choice

(AI) Take appropriate actions to overcome effects of

any impediments identified Maintain records reflecting analysis & actions

taken www.hud.gov/offices/fheo/images/fhpg.pdf

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AFFH: What Has Been Required?

HUD Fair Housing Planning Guide Affordable housing vs. fair housing activities Not enough to build or rehab low/mod housing Primarily symbolic activities not enough

E.g. FH poster contests

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ADC v. Westchester County:Plaintiff’s Allegations

County received > $52 million from 2000-06 County certified meeting AFFH obligations County did not meet AFFH

AI did not ID any impediments based on race, color, national origin

AI did not mention housing discrimination or segregation

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ADC v. Westchester:County’s Response

Race is not required to be considered Income is a better proxy than race for

determining needs Race is “not among the most challenging

impediments” in County

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ADC v. Westchester:Court Rulings

FHA goal = end discrimination & segregation FH Planning Guide is “persuasive” Must consider race in AI & AFFH AFFH is not “mere boilerplate formality” Must take “appropriate” actions & maintain records Westchester made > 1,000 “false or fraudulent”

certifications “Utterly failed” to meet obligations

Need to consider where affordable housing is placed

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ADC v. Westchester:Settlement Agreement

County to develop 750 affordable units 660 in predominantly white cities

<3% African American and <7% Latino County acknowledges it can sue cities who resist

Conduct new AI to comply w/ Planning Guide HUD Monitor to oversee compliance Return $30 million to HUD

$7.5 million to ADC Supply additional $30 million for integrative units Pay $2.5 million attorney’s fees & costs

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ADC v. Westchester:Implications for HUD Recipients

Review your AI Make sure up-to-date (last 5 yrs.) Addresses all protected classes, including race,

color & national origin Involve local community & groups

Address segregation in addition to discrimination

Hold sub-recipients accountable Cities, towns, etc., must also AFFH

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Examples of Local FH Activities

Update local FH laws w/ add’l protected classes e.g. affordable housing as protected class

Support accessibility & visitability Train City staff, officials, landlords & public in FH law Education & outreach to promote FH, knowledge of

LL/tenant laws & awareness of disparate impact of certain policies (e.g. criminal background screening)

Establish FH complaint processes Affirmative marketing Ensure land use, zoning, occupancy codes are FH

compliant FH testing

HUD’s Proposed AFFH Reg. Proposed rule published July 19, 2013

78 Fed. Reg. 139, pp. 43710-43743 HUD’s Overall Goals:

Increase transparency w/ public involvement & link to public investment plans

Improve compliance so grantees know req’ts & standards

Reduce data collection costs Synchronize assessment process & tie to ConPlan

& PHA planning Encourage regional approaches

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HUD’s Proposed AFFH Reg.

HUD’s Fair Housing Goals: Reduce segregation Eliminate racially & ethnically concentrated

areas of poverty Reduce disparities in access to imp’t

community assets & stressors Narrow gaps between protected

classes/address disproportionate housing needs

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Proposed AFFH Definition

“taking proactive steps beyond simply combating discrimination to foster more inclusive communities

and access to community assets for all persons protected by the FHA. More specifically, it means

taking steps to proactively address significant disparities in access to community assets, to

overcome segregated living patterns and support and promote integrated communities, to end racially and

ethnically concentrated areas of poverty, and to foster and maintain compliance with civil rights and

fair housing laws.”

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Changes w/ Proposed AFFH Reg. AI Assessment of Fair Housing (AFH) AFH uses HUD-supplied data AFH submitted to HUD

270 days b/4 year prior to 3 or 5 yr ConPlan HUD has 60 days to notify of non-acceptance

Acceptance ≠ met AFFH req’t Incorporate FH goals into planning

ConPlan, PHA Plan, Annual Action Plan, Capital Fund Plan

Req’d every 5 yrs (every year for PHAs)19

Proposed AFFH Reg: Data to be Provided by HUD

Demographics of community Patterns of integration & segregation Racially & ethnically concentrated areas of

poverty (RCAP/ECAP) Disparities in access to community assets &

stressors schools, jobs, transportation, recreation, social

services, safe streets, health hazard exposure Disproportionate housing needs based on

protected classes Housing cost burdens, overcrowding, substandard

housing 20

Proposed AFFH Reg: AFH Elements

Summary of FH issues & capacity to address Incl. FH enforcement & outreach capacity

Analysis of data HUD provided + can add own from community

Assessments of determinants of FH issues Using HUD-supplied tool

ID of FH priorities & general goals Justify prioritization

Summary of community participation21

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Federal FH Act:Types of Property Covered

The FHA broadly applies to "dwellings,” which includes almost every residential rental unit. Single and Multi-family housing

houses, apartments & condos Group homes Shelters Migrant housing Assisted living housing Long-term transient lodging

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What Acts are Prohibited?

Refusal to sell, rent, negotiate, or “otherwise make unavailable or deny” a dwelling

Discriminate in the terms, conditions, or privileges of sale or rental of a dwelling, or in the provision of services or facilities

Statements indicating preference or limitation Coerce, intimidate, threaten, or interfere with a

person’s right to fair housing

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Fair Housing Applies to Zoning

“Otherwise make unavailable” Includes restrictive zoning

As a result, zoning boards, municipalities, and other gov’t entities that take actions in violation of the FHA will be liable

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Legislative Intent of FHA

“The Committee intends that the prohibition against discrimination against those with handicaps apply to zoning decisions and practices. The Act is intended to prohibit the application of special requirements through land-use regulations, restrictive covenants, and conditional or special use permits that have the effect of limiting the ability of such individuals to live in the residence of their choice in the community.”

H. Rep. No. 100-711, at 24 (1988)

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Policies underlying FHA & zoning

AFFH Increase housing choice & opportunities Integration

Olmstead decision Allow people w/ disabilities to live in community settings

Individuality Respect unique needs & circumstances

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What Type of Discrimination is Illegal?

Intentional discrimination/disparate treatment Policies that have discriminatory effect/disparate

impact Incl. zoning laws or decisions HUD issued regulation 2/15/13

Denial of reasonable accommodation for person w/ disability Incl. denials by gov’t officials

Statements indicating preference/limitation

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Disability: Definition

Physical and / or mental impairment which substantially limits 1 or more major life activities, or Record of having such impairment, or Being regarded as having such impairment Includes people associated with or residing with person meeting definition

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Disability: Examples

Mobility impairments Sensory impairments Mental illness HIV positive or AIDS Former drug abuse Other physical / mental impairments

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Reasonable Accommodations

Changes in “rules, policies, practices, or services when … necessary to afford … equal opportunity to use & enjoy dwelling” Can require proof of covered disability Change must be related to disability Can be requested at any time Not “reasonable” if “undue burden” on housing provider or “fundamental alteration” of provision of housing

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RAs & Zoning

FHA mandates that zoning officials “change, waive, or make exceptions in their zoning rules to afford people with disabilities the same opportunity to housing as those who are without disabilities.”

Hovsons Inc. v. Township of Brick,89 F.3d 1096, 1104 (3d Cir. 1996)

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RAs: Examples

Allow nursing home to operate in mixed residential zone Waive minimum side yard req’t Variance to allow facility for people with disabilities in commercial/industrial district Allow 8-person home (vs. 6-person) Exception to dispersion requirement

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Exceptions

Direct Threat. The FHA does not require a tenancy that would be a “direct threat” to the health or safety of other individuals, or result in substantial damage to the property of others, unless a reasonable accommodation could eliminate the threat.

Drug use. The current use of illegal drugs is excluded from the definition of disability.

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Examples of Possible Intentional Discrimination

Denial of building, renovation, special use permit or re-zoning based on objections to residents of the development or home

Based on race, nat’l origin, fam. status, or disability Example: developer denied zoning to build racially diverse

subsidized multifamily housing in white area of town Moratorium on new adult care facilities w/o justification Limitation on geographical proximity, where imposed in

response to community fears & concerns about property values

Treating a group home for people with disabilities different than a “family” home, even when the group home meets the “family” home legal definition.

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Examples ofPossible Intentional Discrimination (cont’d)

Application of fire code to group home for persons with mental illness who had no problems evacuating

Conditioning group home permit on 24-hour supervision and establishment of “community advisory committee”

Requiring certificate of occupancy for group home for people with disabilities only (not for other group homes)

Requiring notice to neighbors of a group home’s existence where not required for other residential units

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Examples of Possible Disparate Impact (Discriminatory Effect)

Requiring group homes include only persons who are mobile and capable of exiting a building and following instructions

Dispersion requirement for group homes Limitation on # of unrelated persons allowed to live

together

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Examples of Interference, Coercion, or Intimidation

Denial of special use permit, where reason for denial proven to be pretext

Weekly citations for noise, parking, zoning, etc., where town had been lax, plus evidence of discriminatory statements

N.C. FAIR HOUSING ACT N.C. Gen. Statutes Ch. 41A

Also NC Real Estate Licensing Act N.C.A.C. Title 21, §58A-1601

Essentially mirrors Federal FHA: Covers all Federal protected classes; Applies to same properties and transactions; Prohibits the same discriminatory acts.

In addition, 2009 amendments added another protected class NOT covered by Fed. FHA

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Affordable Housing as a Protected Class for Land-Use Decisions

§ 41A-4(g) ”It is an unlawful discriminatory housing practice to discriminate in land-use decisions or in the permitting of development based on race, color, religion, sex, national origin, handicapping condition, familial status, or, except as otherwise provided by law, the fact that a development or proposed development contains affordable housing units for families or individuals with incomes below eighty percent (80%) of area median income. It is not a violation of this Chapter if land-use decisions or permitting of development is based on considerations of limiting high concentrations of affordable housing.”

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What It Means

Government bodies involved in land-use planning and regulation cannot refuse approval or otherwise discriminate against proposals because they include affordable housing.

At a minimum, this section covers decisions by zoning boards, planning boards, county commissions and municipal councils.

Probably also applies to municipal utilities, highway and other transportation planning, and soil and water districts.

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What It Means (cont’d.)

Affordable Housing is defined as housing intended for families or individuals with incomes less than 80% of median income in the area. Does not define the size of the area used to

determine median income (but based on HUD definition, which uses MSA).

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Does not state how to determine if housing is “for” such families.

Standard definition of “affordable housing” is 30% of annual income.

What It Means (cont’d.)

What It Means (still cont’d)

Allows land-use planners to limit “high concentrations” of affordable housing. Doesn’t define “high concentrations.” New HUD data supplied for the Fair Housing

Assessments will include numbers on racially concentrated areas of poverty (see slide 20)

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What It Doesn’t Mean

Does not mean affordable housing development must be approved.

Does not mean wealthy and poor neighborhoods must receive identical services, such as water & sewer.

Does not mean new developments must include affordable housing.

Landlords do not have to accept Section 8 vouchers or other housing subsidies.

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What We Don’t Know

Who can bring suit (standing) FHA states “any person injured by a

discriminatory practice” may sue. Standing under the FHA is usually

construed broadly to allow people to bring suit, but does not stretch infinitely.

For purposes of its investigations, NCHRC will construe standing broadly until otherwise instructed by the courts or legislature.

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What We Don’t Know (cont’d.)

How will courts define “area”, “for” poor families, and “high concentrations”?

How will this affect political questions such as annexation and boundary lines?

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North Carolina Act: 1 year from date of last act to file an

NCHRC complaint 1 year from date of last act or Right to Sue

letter to file a lawsuit (No requirement to file w/NCHRC first) Filing a complaint with HUD or NCHRC

stops the running of the time to file a lawsuit under the federal and state Fair Housing Act

Statute of Limitations

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Federal Act: 1 year from date of last act to file a

HUD complaint 2 years from date of last act to file a

lawsuit Filing a complaint with HUD stops the

running of the time to file a lawsuit under the federal and state Fair Housing Act

Statute of Limitations

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Questions?

Fair Housing Project

Legal Aid of NC

1-855-797-FAIR

www.fairhousingnc.org

NC Human Relations Commission

(919) 807-4420

1-866-324-7474 (toll free)www.doa.state.nc.us/hrc

This seminar provides general information. For legal advice, please consult an attorney.