THIS PAGE INTENTIONALLY LEFT BLANK 2 CITY OF FREMONT GENERAL PLAN 2030 Housing Element 2007-2014 City Council Bob Wasserman, Mayor Anu Natarajan, Vice Mayor Bob Wieckowski, Councilmember Bill Harrison, Councilmember Suzanne Lee Chan, Councilmember Planning Commission Dr. Rakesh Sharma, Chair Dirk R. Lorenz, Vice Chair David Bonaccorsi, Commissioner Yogi Chugh, Commissioner Richard King, Commissioner Dan Lydon, Commissioner Lisa Quan, Commissioner City Manager Fred Diaz Community Development Director Jill Keimach Planning Division Jeff Schwob, Planning Director Dan Schoenholz, Policy and Special Projects Manager Taryn Hanano, Planner I Joel Pullen, Planner II Momoko Ishijima, Associate Planner Office of Housing and Redevelopment Elisa Tierney, Redevelopment Agency Director Bill Cooper, Redevelopment & Housing Project Manager May Lee, Housing & Redevelopment Project Manager Janis Carey, Housing Counselor Human Services Department Arquimides Caldera, Deputy Director Lucia Hughes, Management Analyst Adopted on July 14, 2009 by Resolution No. 2009-48 THIS PAGE INTENTIONALLY LEFT BLANK 4 CITY OF FREMONT GENERAL PLAN 2030 Table of Contents TABLE OF CONTENTS...................................................................................................................... 5 DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT CERTIFICATION LETTER................................................................................................................................................. 9 CHAPTER 1: INTRODUCTION ...................................................................................................... 11 1.1 HOUSING AND THE GENERAL PLAN VISION................................................................................. 11 1.2 THE “FAIR SHARE” PROCESS....................................................................................................... 13 1.3 COMMUNITY PARTICIPATION ...................................................................................................... 13 1.3.1 Media .................................................................................................................................. 14 1.3.2 Neighborhood Forums........................................................................................................ 14 1.3.3 City Boards and Commissions............................................................................................ 14 1.3.4 Existing Groups, Meetings, and Events .............................................................................. 15 1.3.5 On-line Public Space .......................................................................................................... 15 1.3.6 Targeted Forums................................................................................................................. 15 1.4 ORGANIZATION OF THE ELEMENT ............................................................................................... 16 CHAPTER 2: REVIEW OF THE 2003 HOUSING ELEMENT .................................................... 19 2.1 PROGRESS IN IMPLEMENTATION .................................................................................................. 19 2.2 SUMMARY ................................................................................................................................... 39 CHAPTER 3: NEEDS ASSESSMENT ............................................................................................. 41 3.1 INTRODUCTION ................................................................................................................... 41 3.2 FREMONT’S POPULATION.................................................................................................... 41 3.2.1 Population Growth ............................................................................................................. 41 3.2.2 Household Size.................................................................................................................... 43 3.2.3 Households by Type............................................................................................................ 43 3.2.4 Population by Ethnicity....................................................................................................... 45 3.2.5 Population by Age............................................................................................................... 45 3.2.6 Household Tenure............................................................................................................... 47 3.2.7 Conclusions......................................................................................................................... 48 3.3 INCOME AND HOUSING AFFORDABILITY ..................................................................................... 49 3.3.1 Household Income .............................................................................................................. 49 3.3.2 Local Housing Costs........................................................................................................... 51 3.3.3 Overpayment and Overcrowding........................................................................................ 53 3.3.4 Conclusions......................................................................................................................... 54 3.4 EMPLOYMENT.............................................................................................................................. 55 3.4.1 Employers and Jobs............................................................................................................ 55 3.4.2 Jobs to Housing Balance .................................................................................................... 57 3.4.3 Employment Trends ............................................................................................................ 58 3.4.4 Conclusions......................................................................................................................... 59 3.5 SPECIAL NEEDS HOUSING............................................................................................................ 59 3.5.1 Farm workers...................................................................................................................... 59 3.5.2 Elderly Households............................................................................................................. 60 3.5.3 Disabled Households .......................................................................................................... 62 3.5.4 Single Parent Households................................................................................................... 63 3.5.5 Large Family Households................................................................................................... 64 3.5.6 Homeless Households......................................................................................................... 66 3.5.7 Extremely Low Income Households.................................................................................... 69 3.5.8 Linguistically Isolated Households..................................................................................... 70 3. 6 FREMONT’S HOUSING STOCK ..................................................................................................... 71 3.6.1 Current & Projected Households ....................................................................................... 72 3.6.2 Housing Units by Type........................................................................................................ 73 HOUSING ELEMENT 5 2007-2014 3.6.3 Vacancy Rates..................................................................................................................... 74 3.6.4 Age of Housing.................................................................................................................... 75 3.6.5 Housing Conditions ............................................................................................................ 75 3.6.6 Affordable Housing............................................................................................................. 77 3.6.7 At-Risk Housing .................................................................................................................. 81 3.7 FUTURE HOUSING NEEDS ............................................................................................................ 85 3.7.1 Population, Employment and Household Projections ........................................................ 85 3.7.2 Regional Housing Needs Allocation (RHNA) ..................................................................... 86 CHAPTER 4: SITES INVENTORY AND ANALYSIS AND ZONING FOR A VARIETY OF HOUSING TYPES .............................................................................................................................. 89 4.1 INTRODUCTION ............................................................................................................................ 89 4.2.1 Units Built/Under Construction/Committed........................................................................ 89 4.3 MEETING THE AFFORDABLE HOUSING NEED............................................................................... 90 4.3.1 Land Available for Development of Affordable Housing................................................... 90 4.3.2 Methodology for Creation of Existing Inventory Table (Table 4-2) ................................... 91 4.3.3 Residential