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ANALYSIS OF IMPEDIMENTS TO FAIR HOUSING CHOICE

CITY OF KENT, OHIO

Prepared by:

Tamala Skipper, Executive Director Kris Keniray, Assistant Director

Caile Marville, Research Assistant

Fair Housing Contact Service, Inc. 441 Wolf Ledges Parkway, Suite 200

Akron, OH 44311

Updated October 2009

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Table of Contents I. Executive Summary of the Analysis 3 II. City of Kent Background Data 5

1. Demographics 2. Income Data 3. Employment Data 4. Local Taxes 5. Transportation Data 6. Housing Profile 7. Poverty Rate 8. Cost of Housing 9. Foreclosure Data

III. Government Perspective 15

IV. Interviews and Surveys with Key Informants 17

V. Community Survey 22

VI. Results of Fair Housing Community Discussions 23

VII. Recommendations and The City of Kent’s Proposed Course of Action

for Addressing Perceived Impediments 24

VIII. Appendix 28

A. Interview Guide and Interviews B. Survey Guide and Surveys C. Survey/Interview Invitation (e-mail) D. Participants E. Newspaper Article for Community Forums F. Citizen Participation Section G. Introductory Letter – Gary Locke, City of Kent H. Fair Housing Contact Service 2006-2009 Stats

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I. Executive Summary of the Analysis

Fair Housing Contact Service (FHCS) of Akron, Ohio, has updated the prepared examination of the impediments to fair housing in Kent, Ohio originally created by the Center for Public Administration and Public Policy (CPAPP) at Kent State University. The study’s purpose is to identify discriminatory policies or practices that may exist in the City of Kent that may result in the inability of people to obtain housing because of race, color, national origin, religion, sex, disability, familial status, or military status. FHCS is submitting the following updated analysis to the City of Kent’s Department of Community Development. To identify potential policies and practices, FHCS collected relevant data about Kent and/or Portage County, conducted interviews with key informants, and held public meetings. The plan for obtaining the information included: Development of Work Plan and Timetable – FHCS met with the City of Kent’s

Department of Community Development to develop goals objectives, completion date, and report format. FHCS developed internal timeline for on-time delivery of the completed product.

Data Collection- The scope of the data collection was based on the 2000 Census and the 2005 – 2007 American Community Survey. The types of data included: 1. Demographic and socioeconomic characteristics of Kent and Portage

County(census data) 2. Other income and employment data 3. Transportation data 4. Housing data 5. Foreclosure data The purpose of collecting the data was to describe the conditions in Kent and relate these to conditions in Portage County. Only already existing data is presented. No original data was compiled by FHCS. The Department of Community Development helped identify sources of data and provided relevant data that existed within the department.

Interviews with Key Informants - FHCS, with support from the City of Kent Department of Community Development, prepared a list of individuals who would have information pertinent to this particular study, as well as others who were concerned about housing. FHCS staff interviewed ten (10) key informants involved with or concerned about the City of Kent to obtain additional information about existing conditions within the city. The interview questions were developed by FHCS based upon the original 2003 examination of fair housing impediments done by the CPAPP. Information obtained through interviews and surveys was summarized for inclusion in this report.

Surveys – FHCS solicited survey responses as another means of gathering input from the community. Sixteen (16) completed surveys were returned comprised of fifteen (15) general surveys, mirrored after the interview questions, and one (1) survey of a

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lending institution. The lending survey was returned anonymously, as were five (5) general surveys. Ten (10) general surveys were completed and returned by respondents who chose to identify themselves.

Community Meetings -The FHCS staff arranged two community forums to gather input from the community at large. The Department of Community Development attended the discussions. The FHCS developed the discussion guide, invited participants, facilitated the meetings and summarized the results.

Final Report -The following report contains the data collected about Kent, the comments of key informants regarding fair housing issues in Kent, and the results of the community meetings. Another section summarizes some of the suggestions that the City of Kent can incorporate in their plans for addressing fair housing issues. The final section of the report, prepared by City officials, is the outline of plans that they will begin developing and implementing.

What is an Impediment? An impediment to fair housing is any policy or practice that intentionally or unintentionally causes or allows housing discrimination to occur by denying people access to housing because of race, color, national origin, religion, sex, disability, familial status, or military status-ensuring protected classes have fair, non-discriminatory access to housing that is available. What is Fair Housing Choice? Fair Housing Choice can be defined as the ability of persons regardless of race, color, religion, sex, disability, family status, national origin or military status and who have similar income levels to have available to them the same housing choice (U.S. Department of Housing and Urban Development (HUD)). What is the Fair Housing Board? The Fair Housing Board is comprised of citizens and representatives from the Kent, Ohio area and is convened on an as needed basis. Its mission is to research, review, and identify current and potential impediments to fair housing choice in the City of Kent, Ohio. What is the Analysis of Impediments (AI)? An Analysis of Impediments or AI is a research process by which an entity identifies obstacles to fair housing in its community or service area. HUD requires all entities receiving HUD funding to conduct an AI and to regularly report on their obstacles and progress in addressing them. This update is being conducted to determine progress made addressing previously identified obstacles (from the March 2003 City of Kent AI Update) and to identify any new obstacles to Fair Housing Choice in the City of Kent.

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II. City of Kent, Ohio Background Data

1. Demographics Table 1

Portage County, Ohio Kent, Ohio

2000 2005-2007 Percent Change

2000 2005-2007 Percent Change

Total Population

152,061 155,373 2.18% 27,906 27,119 -2.82%

American Indian or Alaska Native

277 155 -44.04% 17 18 5.88%

Asian 1,246 1,997 60.27% 599 757 26.38%

Black or African American

4,840 5,992 23.80% 2,541 1,648 -35.14%

Native Hawaiian or Other Pacific Islander

20 0 -100.00% 9 0 -100.00%

White 143,545 144,494 0.66% 24,018 23,657 -1.50%

Some other race

328 811 147.26% 124 363 192.74%

Two or more races

1805 1,924 6.59% 562 676 20.28%

Hispanic or Latino (of any race)

1,093 1,349 23.42% 357 436 22.13%

(Source: U.S Census Bureau, Census 2000, and 2005-2007 American Community Survey 3-Year estimates) The last decennial census was conducted in 2000. The American Community Survey is conducted annually and represents a smaller sampling of the population. The American

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Community Survey provides 3-year estimates for places with populations over 20,000. Based upon the City of Kent’s population, 3-year data estimates were available for the City and used in the table above to provide an estimated percentage of change in the racial demographics of the City. Portage County data is included for the purpose of comparing trends within the County. The population in the City of Kent has declined by nearly 3% since the year 2000. The asian population is estimated to have grown by 158 people, a 26% increase. Overall in Portage County, the asian population grew by more than 60% during that same period. The high percentage increase is due in part to the fact that the asian population in the City and County is relatively small, representing 2.15% of the total population in the City of Kent in 2000 and increasing to 2.79% for the period 2005-2007. The black population increased by more than 1,100 people in the County, nearly a 24% increase, however, the black population in the City of Kent dropped by nearly 900 people, a 35% decrease. The black population in the City of Kent was 9.11% of the total population in 2000. It dropped to only 6.08% of the total population in the City of Kent for the period 2005-2007. Also of note is the fact that the Census Bureau introduced the two categories “Some other race” and “Two or more races” in the Census 2000. Due to the introduction of new categories, many people who had previously been forced to select another racial category were able to select one of the two new categories. This would cause a drop in numbers in the previously existing categories. 2. Income Data 2005-2007 estimated median household income (based on a family of four): Kent $ 31,063 Portage County $ 48,339 Ohio $ 46,296 United States $ 50,007 (Source: U.S Census Bureau, 2005-2007 American Community Survey) Ravenna $ 40,181 (Source: www.city-data.com) Income estimates are based on median household income rather than individual income. The reason is that census data indicates that Kent residents include approximately 12,325 college or graduate students. The number of students has an effect on the availability and cost of housing, and would distort income figures when compared to the rest of the County. According to the 2005-2007 American Community Survey, 84.2% of the households in Kent received earnings from employment; 11.1% received retirement income. Households that received social security were 17.1% and the average was about $ 11,791. 3. Employment Data

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The ability to find work in an area influences the pattern of migration to and from a local community. Availability and accessibility to work are important factors in choosing housing as well. Type of employment and wages affect decisions on types of housing and whether to rent or own. From the American Community Survey, the 3-year estimates for total civilian labor force for Kent 2005-2007 was 16,345. The number of employed people was 15,055 and unemployed was 1,290. The unemployment rate for Portage County for the same period was 10.4%. Table 2 Kent Civilian Labor Force (2005-2007)

Total 16,345

Percent 100%

Employed

15,055

92.1%

Unemployed

1,290

7.9%

(Source: U.S Census Bureau, Census 2000, and 2005-2007 American Community Survey 3-Year estimates) According to American Community Survey 2005-2007, 83.9% of Portage County workers drove to work alone, 8.2% carpooled, .07% took public transportation excluding taxicab, and 3.5% used other means of transport including walking. The percentage of home businesses was about 4 %. In the City of Kent there were 14,196 workers who were 16 years and over. Of that number, about 10,668 (75.1%) people drove alone to work, 1,219 (8.6%) car pooled, and 252 took public transportation (1.8%). The mean travel time to work (in minutes) for workers in Kent was 19.1. The main business establishments during the 1990’s in Kent were manufacturing and wholesale/retail sectors. According to the American Community Survey for Kent, OH 2005-2007, the City’s primary business centers are educational services, health care, and social assistance as well as arts, entertainment, recreation, accommodation, and food services. The top six manufacturing companies in Kent (by employment), according to the Portage County Office of Economic Development, were Davey Tree Expert System, Ametek-Lamb Electric, Land O’Lakes, Smithers-Oasis USA, Euclid Garment Manufacturing Company, and Scheller, Inc. Major government employers include the City of Kent, Kent State University, and the Kent School System. (Source: www.portageworkforce.org/pcoed, revised 5/2009).

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4. Local Taxes Local taxes play an important role in any community and are a determining factor in the types and quantity of services a city like Kent can support. Local taxes are very important as they form the main revenue base. The local income tax rate for Kent is 2% and the local sales/use tax is 1.25%. In the City of Kent the local real property tax is assessed at 35% of the market value. The net effective millage per $1,000 tax valuation in 2009 is as follows: Residential & Agricultural 60.983845 All other classes 74.250904

Total millage per $1000 tax valuation 2009: 125.34 (Source: www.portageworkforce.org/pcoed/PDFProfiles/Kent%Profile%20May%202009.pdf )

5. Transportation

The city of Kent is served by airports, highways and mass transit. Interstate 76 is located 3 miles south of the city and I-80 (Ohio Turnpike) is about 7 miles north providing access to eastern and western markets. These highways provide ready access to multiple employment centers in the region for those with private transportation. They provide convenient access to commercial, passenger and freight air service. Kent is located near two major airports, the Akron-Canton Airport (25 miles) and Cleveland Hopkins International Airport (45 miles). Private and corporate aircrafts can use Kent State University Airport’s 4,000 foot, hard-surfaced runway, 3 miles west of the City. The Portage County Airport in Shalersville Township is used by both private corporate aircrafts and small passenger jets.

State Route 59 is the main east–west highway. It runs along East and West Main Streets and Haymaker Parkway. State Route 43 is the main north–south highway connecting Kent with Interstate 76 and the Ohio/Interstate 80. State Route 261 skirts the southern and eastern edges of the city and acts as a southern bypass. Rail transport is also available from Norfolk Southern, CSX Transportation, and Wheeling & Lake Erie Railroad.

Public transportation in Kent is provided by the Portage Area Regional Transportation Authority (PARTA), headquartered just outside the city limits in Franklin Township. PARTA is committed to providing safe, dependable, and affordable transportation services for the citizens of Portage County. The service provides transportation to many areas around Kent, including Ravenna, Brady Lake, Windham, Garrettsville, and Mantua. This is an important service for the City because it provides a form of transportation for those who cannot afford their own vehicle, but need transportation for the essentials of everyday life. It runs several local and county-wide routes and has run Kent State University's Campus Bus Service since 2004. PARTA also offers express routes to Cleveland and Akron providing access to Akron and Summit County's METRO RTA and the Greater Cleveland RTA.

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The American Community Survey 2005-2007 data estimates indicate that 42 % of Portage County households had two vehicles and another 25% had three or more. During the same period for Kent, 36% had two vehicles and another 17% had three or more.

6. Housing Profile

Table 3

Housing Units by Type of Structure

Portage County

Portage County Percent

Kent, Ohio Kent, Ohio

Percent TOTAL HOUSING STRUCTURES

64,683 100 11,338 100

Vacant Structures

5,257 8.1 1,375 12.1

Owner Occupied

41,949 70.6 3,863 38.8

Renter Occupied

17,477 29.4 6,100 61.2

Housing Type by Number of Units

Portage County

Portage County Percent

Kent, Ohio Kent, Ohio

Percent

1-Unit Detached 41,830 64.7 4,637 40.9

1-Unit Attached 2,681 4.1 409 3.6

2 Units 3,958 6.1 1,169 10.3

3 or More Units 11,621 18 5,064 52.2

Mobile Home, Trailer, Other

4,593 7.1 59 0.5

(Source: U.S Census Bureau, Census 2000, and 2005-2007 American Community Survey 3-Year estimates) According to the American Community Survey 2005-2007, the median monthly housing costs for mortgaged owners in Portage County was $ 1,349. Non-mortgaged owners pay about $434 and renters $710. The survey also concluded that 33 percent of owners are with mortgages, 14 percent of owners without mortgages, and 48 percent of renters in

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Portage County spent 30 percent or more of household income on housing. For the same period in the City of Kent, the median monthly housing costs for mortgaged owners was $1,388, non-mortgaged owners pay $440, and renters $684. In all for the City of Kent, 29 percent of the owners are with mortgages, 7 percent of owners are without mortgages, and 62 percent of renters spent 30 percent or more of household income on housing. Thus, using HUD’s definition of affordability as spending 30 percent or less of income on housing, it is clear that a greater number of people (62%) in Kent are spending more money on housing, and exceeding the affordability threshold of 30%. 7. Poverty Rate Table 4

Portage County Percent

Kent, Ohio Percent

Families 7.4 21.7

(Source: U.S Census Bureau, 2005-2007 American Community Survey)

8. Cost of Housing

Table 5

Median Home Values Median Monthly Rent

2000 2007 Percent change

2000 2007 Percent change

Portage County

$123,000 $153,100 20% $ 544 $ 710 23%

Aurora $194,700 $250,154 22% $1,027 $1,383 26%

Kent $113,300 $141,700 20% $ 501 $ 684 27%

Ravenna $ 95,000 $122,625 23% $ 481 $ 648 26%

Streetsboro $122,700 $149,602 18% $ 664 $ 894 26%

(Source: U.S Census Bureau, Census 2000, www.city-data.com)

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Table 6

Value of Owner-Occupied Units

Portage County, Ohio Kent, Ohio

Total Units 41,949 100% 3,683 100%

Less than $50,000 3,016 7.2% 25 0.6%

$50,000 to $99,999 4,716 11.2% 15 10.7%

$100,000 to $149,999 12,582 30.0% 1,856 48.0%

$150,000 to $199,999 9,780 23.3% 832 21.5%

$200,000 to $299,999 7,752 18.5% 58 14.4%

$300,000 to $499,999 2,912 6.9% 33 3.4%

$500,000 to $999,999 769 1.8% 28 0.7%

$1,000,000 or more 422 1.0% 16 0.4%

(Source: Census 2000, and 2005-2007 American Community Survey 3-Year estimates) Table 7

Gross Rent as Percent of Household Income for Renter-Occupied Units

Kent, Ohio

Renter-Occupied Units 6,100 100%

Spending Less than $200 188 3.1%

Spending $200 to $299 251 4.1%

Spending $300 to $499 674 11.0%

Spending $500 to $749 2,693 44.1%

Spending $750 to $999 1,569 25.7%

Spending $1,000 to $1,499 409 6.7%

Spending $1,500 or more 126 2.1%

No Cash Rent 190 3.2%

(Source: U.S Census Bureau, 2005-2007 American Community Survey)

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Table 8

Gross Rent as Percent of Household Income for Renter-Occupied Units

Kent, Ohio

Total Renter-Occupied Units 6,100 100%

Spending Less than 15% 317 5.2%

Spending 15% to 19.9% 573 9.4%

Spending 20% to 24.9% 468 7.7%

Spending 25% to 29.9% 679 11.1%

Spending 30% to 34.9% 618 10.1%

Spending 35% or more 3,167 51.9%

Not Computed 278 4.6%

(Source: Census 2000, and 2005-2007 American Community Survey 3-Year estimates) Table 9

Final FY 2009 Portage County Fair Market Rent (FMR) rates by bedroom size

Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom

FMR $504 $589 $754 $959 $988

(Source: www.huduser.org/datasets/fmr/fmrs/fy2009)

The Portage Metropolitan Housing Authority (PMHA) provides housing assistance to low-income persons and families through federal housing programs. This aid helps families and individuals live in decent, safe and affordable housing while they strive for greater economic self-sufficiency (Source: www.portagehousing.org). Information provided by PMHA’s website indicates that the housing authority is working with two housing listing services for households seeking housing assistance through Section 8 and other tenant-based programs. The waiting list for Section 8 housing in Portage County had been unusually long and according to PMHA, it is now beyond its ability to serve persons seeking housing assistance for the next 12 months; and as a result the waiting list has been closed for now. PMHA currently provides housing assistance for low-income households in Portage County, Ohio. PMHA programs assist over 2,000 households in their efforts to have decent, safe and affordable place to live (Source: www.portagehousing.org).

Under the Public Housing Program, PMHA serves as owner and manager of about 305 units of housing throughout Portage County. Residents of public housing lease directly from the housing authority and pay affordable rents based on approximately 30% of their

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household income. Subsidies from the federal government are meant to make up the difference between the costs of operating the housing and the rents charged according to HUD’s definition. In all, out of PMHA’s 305 public housing units, 235 are family units and 70 units are for senior citizens. This is to ensure that senior citizens, who mostly depend on fixed social security income, have a decent and affordable place to stay.

The Housing Choice Voucher program (Section 8) assists households in renting privately owned housing in the community. Program participants pay rent and utilities based on approximately 30% of their income (Source: www.portagehousing.org). PMHA makes payment to the landlord for the difference between the market rent for the unit and the renter’s payment. Owners maintain their authority over selecting tenants, establishing lease requirements, maintaining the physical condition of the units and lease enforcement. Renters under this program can move within a county or to other counties and retain voucher assistance if their new dwelling is approved for the program.

PMHA owns approximately 305 housing units financed outside of the Public Housing Program. These units, located in Kent, are available to Section 8 Voucher holders as well as market rate renters (Source: www.portagehousing.org). Kent Rental Housing Rehabilitation Program is also available to owners of rental properties with no more than 6 units located within the city of Kent. The program offers deferred loan financing to the owner of the rental unit(s) at a low interest rate for the purpose of making property improvements such as correcting code violations or improving handicap accessibility or for general rehabilitation including new roofing, windows, or energy efficiency improvements (Source: http://www.kentohio.org/dep/rental_occupied.asp).

9. Foreclosures in Kent Home foreclosures have affected many cities throughout the country. The foreclosure rate has risen as affected by the loss of jobs of so many homeowners. In the City of Kent, 1 in every 3,153 housing units received a foreclosure filling in June 2009 (Source: www.realtytrac.com). Foreclosure activity is based on total number of properties that receive foreclosure filings-default notice, foreclosure auction notice or bank repossession each month.

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Geographical Comparison of Foreclosure Rates

0.10%

0.14%

0.22%

0.26%

0.00%

0.05%

0.10%

0.15%

0.20%

0.25%

0.30%

Kent Portage Ohio National

Per

cen

tag

e o

f U

nit

s b

y A

rea

(Source: www.realtytrac.com/trendcenter/Oh/kent ) As depicted in the graph above, Kent has a lower foreclosure rate in comparison to Portage County, the State of Ohio and the nation as a whole.

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III. Government Perspective

The City of Kent, Ohio regulates housing within the community through a set of various codes including the Property Maintenance Code, the Environmental Housing Code (applicable to certain types of housing), the Building Code and the Zoning Code. These codes have been adopted in an effort to help provide decent, safe and sanitary housing within the City, maintain and preserve housing in the neighborhoods, establish land use standards for different types of residential uses and to regulate new construction. Kent implemented several housing programs to assist low and moderate-income populations with housing rehabilitation and the acquisition of housing. The housing market in Kent is heavily influenced by two markets: 1) the demand for university oriented housing, and 2) the expansion of the moderate to high priced single family housing market into Kent and other portions of Portage County within the past 20 years. Both markets impact housing costs within the community and especially affected housing access for lower income households, both renter and owner oriented. The demand for university oriented housing focuses in two primary ways. The first is the demand for rental apartments and the fact that high demand helps support a higher rent structure than may be typical for other communities. Thus, rents in some cases exceed what may be affordable for lower income households or may exceed fair market rent limits used for rent subsidy programs, such as the Section 8 voucher program. The second focus is oriented toward the conversion of single family homes to rental properties. This focus has become popular for parents wishing to find acceptable housing for their children attending college, along with doing so in a way that is financially advantageous to the family. In response to this issue, the City attempts to regulate conversions through Zoning Enforcement. The City has also had the benefit of significant growth in the construction of new moderate to high priced single-family housing. While this housing has been welcome, it has not expanded housing opportunities for lower income households during the same time period. The City has attempted to address this issue through the new construction of affordable homes using tax credits, CDBG (Community Development Block Grant) and CHIP (Community Housing Improvement Program) funds. However, these programs have been limited based on funding availability and the availability of vacant land on which to build the homes. The City utilized its federal and state funding to acquire and rehabilitate homes for families. These can be either sold, or optioned through a short or long term lease-purchase agreement, depending on the family’s financial situation and credit worthiness. Some of the families assisted through this program would not otherwise have access to a home or homeownership opportunities.

Kent is fortunate to have developed a strong working relationship with other area agencies involved in housing related programs. Family & Community Services, Inc. plays a substantial role, having merged with Kent Social Services, in the delivery of homeless and transitional housing services in the community. The Neighborhood

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Development Services (NDS) has assisted the City with the implementation of many of its housing programs. NDS has also served as mechanism to bring additional funding sources to activities such as the Lot Purchase/New Construction Program that the City itself could not access. This relationship with NDS has allowed the City to get much more productivity from its housing programs than the City’s CDBG funds alone could provide. The City also maintains positive working relationships with local banks and other agencies that provide housing in the City of Kent including the Portage Metropolitan Housing Authority, Habitat for Humanity, and Coleman Professional Services. The City maintains involvement in the Portage County Housing Services Council, an organization comprised of most of the organizations and governmental agencies delivering housing programs within the County. The organization meets bi-monthly and provides a platform for productive discussions and ways to address problems that confront many of the members. The Fair Housing Contact Service (FHCS) in Akron, Ohio assists the City with the implementation of its Fair Housing Program. FHCS provides a variety of services as part of the contract including complaint intake; investigation and mediation; landlord-tenant counseling; public outreach, education and training; systemic testing of rental housing to determine whether violations of local, state or federal fair housing laws are occurring. FHCS also provides homebuyer education including pre-purchases/1st time homebuyers counseling, post-purchase/refinance counseling, reverse mortgage (HECM) counseling, and foreclosure intervention counseling.

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IV. Interviews and Surveys with Key Informants

A number of key informants throughout the City of Kent and the surrounding community were interviewed in order to obtain additional information about existing housing conditions in the City of Kent. Those interviewed included representatives from the City of Kent Department of Community Development, Home Savings Bank of Kent, Coleman Professional Services, Portage County Regional Planning Commission, the Area Agency on Aging, Family & Community Services of Portage County, Compass Recovery Center, Mental Health & Recovery Board of Portage County, Portage Metropolitan Housing Authority, Tri-County Independent Living Center, Enrollment Management & Student Affairs of Kent State University, United Way of Portage County, Portage Area Regional Transportation Authority, and Portage Private Industry Council, Inc. The following is information and insights gathered from these interviews as well as suggestions for the City of Kent regarding what it can do to address issues discussed during the interview process.

1) Are you aware of any institutional or regulatory barriers for individuals trying to

secure housing? If so what were they?

The responses to this question varied. Those informants that indicated that they were aware of institutional or regulatory barriers in the City of Kent identified issues such as individuals being denied credit because of the current economic climate, accessibility barriers for seniors or persons who appear to be frail, parking space requirements that adversely affect some group homes, regulations for student housing such as the number of students allowed per dwelling and a lack of affordable as well as subsidized housing. It was noted that Kent has a law that no more than two unmarried couples may live in the same rental unit. It was also mentioned that some residents are denied housing based on prior offenses such as drug and domestic violence charges. Informants stated that this practice appears to be unfair to individuals who are in healthy recovery from their disease. Informants suggested that each of these situations should be analyzed on an individual basis. One informant suggested that the City of Kent’s definition of family could result in the creation of a barrier.

2) Do you feel that there are any institutional or regulatory barriers that adversely affect

housing choice in the City of Kent?

Informants reported that several of the barriers that affect choice of housing are directly related to the overall cost of rental housing and the existence of Kent State University. It was mentioned that the cost of housing is relatively expensive in the City of Kent in comparison to neighboring areas. Secondly, it was reported that the City of Kent is unique in that it is a “college town” dominated heavily by the population of the university. Finally, informants reported that many of the modern units are not geared towards families and landlords focus on renting to students in order to increase their profits.

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3) Do you know of specific occurrences, which one would consider discriminatory, regarding the sale or lease of housing in Kent on the basis of, race, color, national origin, religion, sex, disability, family status, or military status?

Throughout the series of interviews, comments suggest that those in the city seem to be more aware of discrimination in regard to disability. It was reported that there are not many wheelchair accessible housing units and that this adversely affects people with disabilities. Also, some other specific incidents were mentioned, one in which a landlord was reluctant to rent a space in a two-story unit to an individual with a heart condition as well as some incidents with persons with non-traditional service animals. Also, someone mentioned experiencing landlords say “we only rent to students” or “we don’t accept families with children” or “we don’t rent to the mentally ill.” Informants reported that there seems to be ignorance among some landlords about the difference between pets and service animals. One informant recalled having clients denied housing for reasons such as not being married, for being homosexual couples, because their children had different fathers and because they weren’t United States citizens (although they were here legally). There are isolated incidents of discrimination involving the remaining protected classes (race or color, national origin, religion, sex, family status and military status) however, nothing widespread or systemic was identified.

4) Do you see any barriers to establishing a requirement that new housing developments

would have a set-aside for low-income households? Answers to this question varied. Although some informants responded that they could not think of any barriers, and would be in favor of a low-income set-aside, other individuals listed various hindrances to this requirement. A feeling of NIMBYism exists in areas. Some mentioned that there is no federal money for new Section 8 housing and that private developers would most likely be unwilling to subsidize low income housing. One informant stated that a barrier appeared in the form of a lack of willing developers. Developers would not like too many regulations or to be told what to build. Some developers would argue that a set-aside would make the project not financially viable. Also developers would have no incentive to build low-income housing if they would be compensated less than fair market value for them. Another barrier was in the form of landlords that would not want to make extra improvements to properties that may be required such as property maintenance and modifications to improve handicap accessibility, etc. Some landlords do not want to do any additional paperwork that the federal government might require to rent to low-income families. A final barrier identified to establishing a set-aside for low-income households is in the form of financial feasibility. It was mentioned that the City of Kent receives only a limited amount of funding from the U.S. Department of Housing and Urban Development (HUD). However, steps are currently being taken to generate outside investments in the community.

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5) Have fair housing related issues facing Kent residents improved or become worse in the last 5-10 years?

The general consensus is that housing related issues facing Kent residents have gradually improved. Informants mentioned that housing complaints are being more thoroughly and aggressively investigated. Also, there has been an increase in education and publicity regarding fair housing issues which residents feel has helped them become more aware of their resources for aid.

6) In the last few years, statistics show that there has been a significant decrease in

Kent’s African American population. What do you believe are some of the reasons for this? Do you believe that this trend will increase? Why do you think that the other demographics have not been as adversely affected?

The majority of informants interviewed were not aware of this statistic. However, some informants that were aware provided interesting commentary. One individual cited inherent racism by the Police Department and other public services in Kent as well as Kent City Schools as a contributing factor. Two other possible explanations for this phenomenon that were mentioned were economic factors and a decline in the City of Kent’s population altogether.

7) What role do you believe landlords play in affecting proper fair housing practices?

It was widely accepted that landlords play a pivotal role in ensuring fair housing practices. Informants indicated that landlords are the key to equal access to fair housing, more so than any other entity. They specified that landlords are on the front lines dealing with tenants thus they are the ones who decide whether housing opportunities are equal or not.

a. In what ways, if any, do you think landlords can improve fair housing practices?

Informants mentioned that landlords can improve fair housing practices by participating in more educational workshops to make sure that they remain up to date with current housing laws and practices. Also, it was said that landlords can make more of an effort to “plug-in” and talk to each other. It was recommended that they keep up communication, use each other as resources and hold each other accountable.

8) What are some courses of action that the City of Kent could take to eliminate

impediments to fair housing?

Informants stated that aside from continuing to educate landlords, and reviewing zoning codes, some of the courses of action that the City of Kent could take to eliminate impediments to fair housing are as follows:

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-Informants mentioned that they would like the City of Kent to arrange more frequent meetings with landlords. These meetings should be either monthly or quarterly, where the landlords have an opportunity to be debriefed and where they can discuss any immediate concerns or issues. -It was stated that the City may wish to consider creating some sort of governing body for landlords or a landlord counsel in conjunction with the Fair Housing Contact Service. -Some informants noted that the City can generate more programs in the community to enhance and improve neighborhood relations, especially in the areas where there are a mix of rental properties and owner occupied housing. -It was requested that the City of Kent explore ways to promote awareness of fair housing information and improve communication with landlords and tenants. It is easy to rely on the internet as a means to make information available, however, many people do not have access to this resource.

9) What do you think the trend will be re: future housing growth in the City of Kent?

The responses to this question were varied. Answers ranged from “slight growth”, to “unsure” to “stagnant” however, most informants seemed to remain optimistic about the City of Kent’s future growth. One individual indicated seeing new multi-family development combined with new student housing and alluded to the possibility of a steady growth across a nice width of different income levels.

10) What suggestions do you have for increasing housing and home ownership

opportunities?

Many people responded that the City of Kent should incorporate some type of program to avoid foreclosures or a way to provide a financial intervention of sorts for individuals with less than strong credit. Informants mentioned that security deposit assistance programs could be implemented to improve mobility for low-income renters who may be trapped in a poor rental situation due to a lack of savings. It was mentioned that there need to be more supports to enable persons with mental illnesses to live on their own. Informants mentioned that there are a number of foreclosed houses in the City of Kent and indicated that the City should work on ways to make them available to low-income families. It was also mentioned that there seemed to be a strong market for first-time homebuyers and an incentive program catered to this clientele would be beneficial. Also there were sentiments that, the City needs to be made more attractive to buyers. Some of those interviewed mentioned that although the downtown area has seen some great improvements, those improvements need to continue. They would like to see low-income areas revitalized and empty buildings torn down or rehabilitated.

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Additional Comments - “Many of my clients have difficulty finding housing that is not in an area where there is drug and other negative activity that is not conducive to healthy recovery or that is not accessible to transportation. If they are working a good program of recovery, they should be given an opportunity to prove that, possibly a “probationary status” rewarding the work they have done to improve their lives.” - “As a lifelong resident of Kent, one of my biggest areas of concern is with student housing. Some landlords in Kent have been allowed to exist for years as slumlords, providing sub par housing to students in exchange for exorbitant rent. If people feel that they aren’t getting a nice place to live, there is little incentive to take care of it and as a result, there are large areas of town with homes in need of major repair and TLC. I would love to see some of these older homes rehabbed and offered to low income families as a possible lease to own. I think Kent needs more areas of mixed income housing. More housing co-ops.” -“I would like to stress that overall as a community, there needs to be more education regarding mental illnesses, disabilities and some of the different misconceptions regarding them.”

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V. Community Survey

The second portion of this study consisted of gathering information in the City of Kent, OH by means of a survey on fair housing issues. The questionnaire was strategically distributed throughout the City of Kent in order to reach a wide variety of demographics. The fundamental purpose of the survey was to identify impediments to fair housing, pinpoint discriminatory practices that may exist in Kent, as well as detect obstacles that may affect fair housing choices.

**Only a few surveys yielded significant feedback. Thus, responses were incorporated into section IV of this study.

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VI. Results of Fair Housing Community Discussions

The final portion of this study consisted of community meetings to discuss the issue of fair housing in the City of Kent. The locations of these public meetings were strategically positioned throughout the City so as to acquire a diverse audience and their points of view relating to fair housing. The fundamental purpose of these meetings was to identify impediments to fair housing, pinpoint discriminatory practices that may exist in Kent, as well as detect obstacles that may affect fair housing choices. The following is information and insights gathered from these community discussions as well as suggestions for the City if Kent regarding what it can do to address housing issues and identified impediments.

Dates and Sites of Community Discussion: The two community discussions were held on Tuesday, September 22nd 2009 and Wednesday September 23rd, 2009. The first was held at the City Council Chambers at 325 S. Depeyster St., Kent, OH and the second was held at the Kent Free Library at 312 W. Main Street, Kent, OH. The meetings were advertised in the newspaper, on the internet at www.portagecountyevents.com and via email. There were no participants at the September 22nd meeting. The September 23rd meeting was attended by a staff member of the Portage Metropolitan Housing Authority. Agencies Represented:

o Portage Metropolitan Housing Authority The Portage Metropolitan Housing Authority is dedicated to meeting the housing needs of low-income families and individuals of Portage County by developing, managing and supporting, decent, affordable housing in cooperation with community partners. The PMHA offers rental assistance to approximately 2,000 family and elderly households with low-to-moderate incomes. Rent is based on the participant’s ability to pay. Subsidized housing is available on the private market (Section 8 Voucher Program), as well as units owned by the PMHA (public housing).

** Due to the amount of representation, the forum was treated as an interview. Comments were incorporated into the section IV. of this study. Please see the appendix for the attached transcribed interview.

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VII. Recommendations and the City of Kent’s Proposed Course of Action for Addressing Perceived Impediments

Based on the analysis of the data obtained through this update and the original study, as well as the interviews, surveys, and community discussions, both Fair Housing Contact Service and Kent City Community Development Department staff noted the following recommendations and prepared the following responses: The City of Kent should collaborate with Fair Housing Contact Service (FHCS)

to develop more routine educational programming for its landlords, property managers and other housing providers. Landlords may be more likely to attend if they receive some incentive for participation or if it helps them avoid a penalty. FHCS should meet with representatives from the City to determine topics of greatest need, interest, and importance to the community. Participants in this study identified of particular need, landlord and housing provider education on fair housing responsibilities with regard to familial status, disability, and national origin. A schedule of programs should be included in the Tree City Bulletin and promoted by the City to all known landlords.

City Response: The City agrees that such efforts are an important element to the City’s efforts to address and affirmatively further fair housing.

Proposed Action: It would be City staff’s intent to discuss ways in which such programming can be established so as to occur on a regular basis and ways in which information can be distributed through electronic resources, including the media outlets. Both fair housing and landlord / tenant subject matter should be covered.

The City of Kent should revise Kent City Codified Ordinance, Chapter 1109. Update the definition of what constitutes a “family” to remove any potential fair housing restrictions the definition may place on families and people with disabilities particularly as they apply to the number of unrelated persons permitted to occupy a dwelling.

City Response: The City is in fact, reviewing its entire zoning code, including definitions of “family” and “functional household.” Proposed Action: There already has been some preliminary discussion with FHCS with regard to what is appropriate and what would not violate fair housing laws and it is the City’s intent to continue these discussions as the matter progresses.

The City of Kent should continue its consideration of developing a comprehensive rental licensing program. The licensing program can provide greater regulation of compliance with zoning, health, and housing maintenance standards. Landlords and other housing providers should be invited to attend fair

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housing training in conjunction with the rental licensing program. FHCS can provide fair housing trainings in Kent at no cost on a quarterly basis.

City Response: As part of this recommendation, FHCS suggested that landlords and other housing providers be mandated to attend a fair housing training every two years and provide proof of attendance as a condition of licensing. The City has in fact had some preliminary discussions about expanding its housing licensing program to all rental properties and will continue to evaluate this possibility over the next year.

Proposed Action: While some type of fair housing component could be added to the licensing, it may not be practical to expect each landlord to come into the City every two years to attend training. A fair housing component of some type will be considered if the program is expanded.

The City of Kent should promote the development of additional affordable and/or subsidized housing in Kent. The City should assess ways of encouraging private developers to build affordable housing or include it in their projects. Tax credits or other incentives should be explored along with means of removing other potential barriers for willing developers.

City Response: This is another area that the City has been attempting to evaluate for the past several years in the face of the changing real estate market. As has been noted quite often in the City’s Consolidated Plan and CAPER, the housing market in Kent is greatly affected by the University and the large supply of rental units. As such, the cost of housing is higher than what is seen in surrounding areas. For the past several years, the City has found that the existing affordable housing programs that it previously provided with some success, have become more difficult to implement. The acquisition-rehab-resale program, for example, became almost impossible to implement given the cost of housing, the cost of rehabilitation and the income limits required by the U.S. Department of Housing and Urban Development. The City is still considering whether the program can be re-structured but this remains to be seen. For the most part, the City has limited its housing programs to housing rehabilitation.

Proposed Action: City staff will continue to look at other affordable housing program models to see if they can be utilized in Kent, however this issue will remain difficult to address as long as the market and the income qualification requirements remain the same.

The City of Kent should host community forums whenever new low-/low-moderate income housing is developed to address concerns including NIMBYism and promote awareness and sensitivity.

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City Response: Typically, low income housing is not being built at a scale where such a meeting would likely be organized, however, the City is not opposed to attempting to address the issue as part of the neighborhood planning initiative that is expected to begin in 2010.

The City of Kent Fair Housing Board should convene on a semiannual basis, or more frequently, if needed. Among other things, the Board should review the Comprehensive Plan to identify target areas for new subsidized and affordable housing so that it can be located in areas that would promote integration. The Board should work with representatives from the City to review recommendations from the Analysis of Impediments and develop an action plan to assign responsibilities and document progress.

City Response: The City strongly agrees with this recommendation. Proposed Action: The City is taking steps to re-assemble and convene the body by the end of 2009 or the beginning of 2010.

The City of Kent in collaboration with FHCS should promote awareness of Fair Housing issues and Comprehensive Housing Counseling Services, and develop more routine educational programming. The City of Kent should implement a local media campaign to promote awareness of fair housing issues and homeownership issues including the Ohio Landlord-Tenant Law, fair housing laws, the fair housing rights of people with disabilities, first-time homebuyer counseling, counseling on reverse mortgages, or home equity conversion mortgages, and foreclosure intervention counseling. FHCS can conduct trainings for the community at large on a quarterly basis addressing federal and state fair housing laws and arrange individual presentations to service providers and other community groups upon requests.

City Response: As noted in City response to Recommendation #1, City staff is wiling to look at ways to improve public education with regard to fair housing issues. Proposed Action: The City will discuss with FHCS possible methods for increasing awareness and ways in which proposed methods can be implemented.

The City of Kent should explore possible reasons for the significant decline in the Black/African American population within the City. The City should conduct focus groups with black people in Kent/Portage County and conduct a review of Portage Metropolitan Housing Authority data and/or County School and University enrollment records to determine reasons for the decline in the black/african american population. The City should explore push and pull factors in the racial migration of the african american community to determine whether fair housing issues are involved.

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City Response: This issue should be evaluated further with the results of the 2010 Census to see if the data secured from census population estimates is accurate. If in fact there is an actual decline in the African American population, some additional review of the potential reasons that could be leading to the decline would be warranted.

Proposed Action: The City will ask FHCS to conduct some immediate assessment to determine if potential discriminatory housing practices and allegations are being identified through the implementation of the fair housing services contract with the City. In reviewing annual reports from FHCS in the past, it did not appear that racially based fair housing complaints reported by FHCS were significant in number or proportion. Kent State University enrollments by racial category also should be evaluated to determine if there have been any significant trends in these statistics that may by identified as contributing factors in the decline.

The City of Kent should explore funding opportunities to provide emergency financial assistance to low- income households and the homeless population.

City Response: Over the past 20 years, the City has continuously used a portion of its CDBG funding to provide services and shelter nights for the homeless, as well as persons residing in transitional housing. The City also has used a portion of its annual Social Service Funding allocation from the City’s general fund to assist the homeless and provide emergency financial assistance. Possible future increases in CDBG funds could allow the City to provide more assistance to the homeless but with City finances getting tighter, it is unlikely that the City will be able to allocate additional general fund money to increase the level of social service funding. Proposed Action: The City will continue its efforts to identify other potential funding sources to assist the homeless and other low income households in the community.

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VIII. Appendix

A. INTERVIEW GUIDE AND INTERVIEWS 1) Are you aware of any institutional or regulatory barriers for individuals trying to

secure housing? If so what were they? 2) Do you feel that there are any institutional or regulatory barriers that adversely

affect housing choice in the City of Kent?

3) Do you know of specific occurrences, which one would consider discriminatory, regarding the sale or lease of housing in Kent on the basis of, race, color, national origin, religion, sex, disability, family status, or military status?

4) Do you see any barriers to establishing a requirement that new housing

developments would have a set-aside for low-income households?

5) Have fair housing related issues facing Kent residents improved or become worse in the last 5-10 years?

6) In the last few years, statistics show that there has been a significant decrease in

Kent’s African American population. What do you believe are some of the reasons for this? Do you believe that this trend will increase? Why do you think that the other demographics have not been as adversely affected?

7) What role do you believe landlords play in affecting proper Fair Housing

practices?

a. In what ways, if any, do you think landlords can improve Fair Housing practices?

8) What are some courses of action that the City of Kent could take to eliminate

impediments to Fair Housing? 9) What do you think the trend will be re: future housing growth in the City of Kent?

10) What suggestions do you have for increasing housing and home ownership

opportunities?

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B. SURVEY GUIDE AND SURVEYS

Survey on Fair Housing Issues in Kent, OH The Fair Housing Contact Service (FHCS) is preparing an analysis of impediments to Fair Housing in the City of Kent, Ohio. Input from a wide variety of sources (i.e. social service agencies, city officials, lending institutions, etc.) is needed. All answers will remain confidential if you do not provide your name. Please answer all questions. NAME (If you wish to remain anonymous please do not fill in the blank). _____________________________________ 1) Do you feel that you have an understanding of fair housing rights?

Yes No Unsure 2) Are there any Government actions or policies that would create barriers when trying to obtain housing? If “Yes” please comment.

Yes No Unsure Comments:_________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ 3) Are there areas in the City of Kent that have fair housing problems? If “Yes” please comment.

Yes No Unsure Comments:_________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ 4) Do you see any barriers in the market that would prohibit or make it harder for someone to obtain housing based on that person’s disability, familial status, national origin, race, color, military status, sex or religion? If “Yes” please comment.

Yes No Unsure Comments:_________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ 5) Do you know of any specific incidents of discrimination, regarding the sale or lease of housing in Kent on the basis disability, familial status, national origin, race, color, military status, sex or religion? If “Yes” please comment.

Yes No Unsure Comments:_________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ 6) Do you see any barriers to establishing a requirement that new housing developments would have a set-aside for low-income households? If “Yes” please comment.

Yes No Unsure

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Comments:_________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ 7) Do transportation issues have an impact on housing opportunities?

Yes No Unsure 8) Have fair housing related issues facing Kent residents improved or become worse in the last 5-10 years?

Improved Become Worse Unsure 9) In the last few years, statistics show that there has been a significant decrease in Kent’s African American population. What do you believe are some of the reasons for this? Comments:_________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ a. Why do you think that the other demographics have not been as adversely affected? Comments: ______________________________________________________________________________________ ____________________________________________________________________________________________________________________________________________________________________________ 10) What suggestions do you have for increasing housing or home ownership opportunities within the City of Kent? Comments:_________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ Please use this space to identify any further questions, comments, or concerns that you may have in regard to fair housing issues. Thank you for you participation Comments:_________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

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C. SURVEY/INTERVIEW INVITATION

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D. INTERVIEW AND KNOWN (NON-ANONYMOUS) SURVEY PARTICIPANTS

Romaine Chritton, Housing & Special Projects Manager- Portage Metropolitan Housing Authority

Erin C. Dunbar, V.P. Community Services & Director- United Way of Portage County, Inc.

Hal Farrier, Associate Director- Mental Health & Recovery Board of Portage County

Tami Gaugler, Housing Coordinator- Tri-County Independent Living Center

Bob Harris, Comprehensive Planner- Portage County Regional Planning Commission

Home Savings Bank of Kent, Ohio

April O’Herron, Housing Specialist- Area Agency on Aging

Greg Jarvie, Interim VP- Enrollment Management and Student Affairs of Kent State University

Gary Locke, Director- City of Kent, Department of Community Development

Ann Lofaro, Director, Miller Community House- Family and Community Services of Portage County

Jenn Matlack, Program Manager- Home Emergency Support Services

Neighborhood Development Services, Inc.

Portage Private Industry Council, Inc.

Cheryl K. Roth, Executive Director- Compass Recovery Center

Jessica Sabin, Family Support Manager - Portage Learning Centers Head Start

Matthew Slater, Director, Freedom House- Family and Community Services of Portage County

Bridget Susel, Grants and Neighborhood Programs Administrator- City of Kent Department of Community Development

Doug Wagener, Director of Mobility Management- Portage Area Regional Transportation Authority

Heather Waltz, Housing Specialist- Coleman Professional Services

David C. Werner

Fred Zawilinski, Executive Director- Portage Metropolitan Housing Authority

Several Anonymous Responses

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E. NEWSPAPER ARTICLE FOR COMMUNITY FORUMS

Impediments to Fair Housing Community Forums for the City of Kent

Fair Housing Contact Service, Inc. has engaged in a study to identify any barriers to fair housing for the City of Kent. The purpose of this study is to identify discriminatory policies, practices, or conditions in the City of Kent that may result in the inability of people to obtain housing because of race, color, sex, religion, national origin, disability, current or past military service, or the presence of minor children in the household. Community Forums are scheduled to obtain input from the public on this important issue. These forums/focus groups are an important aspect of this analysis of fair housing choice. They allow greater community input than is possible with the interviews that have been conducted at an earlier time for this study. Also, these forums will help provide information about housing issues in the City of Kent. It is very important that we have broad community participation at these forums to help identify relevant information for this study. Forums have been scheduled for the following dates and times to allow for participation from everyone throughout the Kent community. DATE: TIME: LOCATION:

Tuesday, September 22nd 11:00am-12:30pm City Council Chambers

325 S. Depeyster St.

Wednesday, September 23rd 5:30pm-7:00pm Kent Free Library 312 W. Main Street

Please tell friends and colleagues about these forums. We hope to see you there. If there are any questions, please call Kris Keniray at Fair Housing Contact Service (330-376-6191) or Bridget Susel at the City of Kent Community Development Department (330-678-8108).

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F. CITIZEN PARTICIPATION SECTION

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G. Introductory Letter – Gary Locke, City of Kent

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H. G. FAIR HOUSING CONTACT SERVICE 2006-2009 STATS

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