Population, Household and Housing Characteristics GENERAL POPULATION CHARACTERISTICS Population Using State Department of Finance official population counts as a basis, the Association of Bay Area Governments (“ABAG”) estimates the population in various jurisdictions of the nine-county Bay Area. Coupled with limited releases of the 2000 Census, the following chart shows that, between 1990 and 2000, Fremont had the largest numerical growth in population in the County, with about 30,000 people added to the City. The City of Alameda, in contrast, showed a loss of more than 1,700 people during this time period. The Unincorporated Areas of the County grew by almost 16,000 people. Countywide, the population grew by about 167,000 people. Population Growth in Alameda County, 1990-2000 Alameda

-1,720

Albany

117

Berkeley

19

Dublin

6,674

Emeryville

1,142

Fremont

30,074

Hayward

28,687

Livermore

16,604 4,610

Newark

27,242

Oakland 350

Piedmont

13,084

Pleasanton

11,229

San Leandro

13,107

Union City

15,750

Unincorporated -5,000

0

5,000

10,000

15,000

20,000

25,000

30,000

35,000

Source: ABAG’s Projections 2000 and 2000 Census

Disaggregating the Unincorporated Areas of the County shows that the largest numerical increase in population took place in Castro Valley, which grew by 8,600 people between 1990 and 2000, followed by Cherryland/Fairview, Ashland and San Lorenzo, respectively. The remaining Unincorporated Areas showed a gain of about 900 people. It is interesting to note that the Unincorporated Area of Ashland grew by about as many people as did the City of Newark during this time period.

County of Alameda 2001 Housing Element Update Population, Household and Housing Characteristics Page 8

Population Growth in the Unincorporated Alameda County, 1990-2000

Ashland

4,203

Castro Valley

8,629

Cherryland/Fairview

6,402

San Lorenzo

1,911

Remainder

908

0

1,000

2,000

3,000

4,000

5,000

6,000

7,000

8,000

9,000

10,000

Source: ABAG’s Projections 2002

The percentage growth change in the County shows a very different picture than the change in absolute numerical growth. The following chart shows that the largest percentage change in population in the County between 1990 and 2000 occurred in Dublin and Livermore, both of which grew about 29% over that time period. Fremont, which showed the largest numerical growth, had a somewhat higher than average percentage growth (17%). Oakland, with the third highest numerical growth figure, neared the bottom in terms of percentage growth. The Unincorporated Area as a whole grew by 13%. Percentage Population Growth, Alameda County 1990-2000 Alameda

-2.3%

Albany

0.7%

Berkeley Dublin

28.6%

Emeryville

19.9%

Fremont

17.3%

Hayward

25.8%

Livermore

29.3%

Newark

12.2%

Oakland Piedmont

7.3% 3.3%

Pleasanton

25.9%

San Leandro

16.5%

Union City

24.4%

Unincorporated -5.0%

0.0%

13.1% 5.0%

10.0%

15.0%

20.0%

Source: ABAG’s Projections 2002

County of Alameda 2001 Housing Element Update Population, Household and Housing Characteristics Page 9

25.0%

30.0%

35.0%

The population growth by percentage for the Unincorporated Areas of the County shows that Cherryland/Fairview grew by more than 30%, followed by Ashland (25%). Although the remainder areas grew by just 900 people, this represented a gain of almost 16%. Population Growth by Percentage in the Unincorporated Alameda County, 1990-2000 25.3%

Ashland

17.7%

Castro Valley

31.7%

Cherryland/Fairview

9.6%

San Lorenzo

15.8%

Remainder

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

Source: ABAG’s Projections 2002

Age Composition Like much of the Bay Area, Alameda County’s population has been aging, as “baby boomers” move towards middle age. For example, the 50-59 age cohort increased 63.6% by the year 2000. The 40-49 age group also saw significant increases (37.9%), as did the 80+ age group (36.4%). The 20-29 age group showed a significant drop for the period (-21.8%), which is consistent with the overall aging of the population. However, increases in the 0-9 and 10-19 age ranges indicate that, even as the population generally ages, there has been a boost in the young population as well. Population by Age, Alameda County 1990 - 2000 Age Cohort 0-9 10-19 20-29 30-39 40-49 50-59 60-69 70-79 80+ TOTAL

1990 # 186,045 159,232 233,045 243,424 176,961 104,458 91,372 60,460 29,828 1,284,825

% 14.5% 12.4% 18.1% 18.9% 13.8% 8.1% 7.1% 4.7% 2.3%

100.0%

2000 # 224,735 198,312 182,298 244,881 243,961 170,893 94,386 69,990 40,699 1,470,155

% 15.3% 13.5% 12.4% 16.7% 16.6% 11.6% 6.4% 4.8% 2.8% 100.0%

% Change 20.8% 24.5% -21.8% 0.6% 37.9% 63.6% 3.3% 15.8% 36.4% 14.4%

Source: California Department of Finance, 1999

Racial/Ethnic Composition According to California Department of Finance estimates, people of color populations in Alameda County grew from 46.4% of the total population in 1990 to 58.7% in 2000. The County of Alameda 2001 Housing Element Update Population, Household and Housing Characteristics Page 10

fastest growing group included Hispanics, which grew 87.7% during this period (from 13.8% of the population to 22.9%). Asian/Pacific Islanders’ share in the County grew from 14.6% in 1990 to 20.9% in 2000, or nearly 62%. Whites, on the other hand, dropped from 53.4% to 40.9% during this same time period. This table shows that, by 2000, there was no single ethnic or racial majority. Racial Composition, Alameda County 1990 – 2000 Ethnicity African American Asian/Pacific Islander Hispanic Native American White Other TOTAL

1990 2000 # % # % 224,457 17.5% 211,124 14.6% 186,498 14.6% 301,131 20.9% 176,017 13.8% 330,409 22.9% 6,500 0.5% 5,306 0.4% 683,294 53.4% 591,095 40.9% 2,416 0.2% 4,676 0.3% 1,279,182 100.0% 1,443,741 100.0%

% Change 2000-2010 -5.9% 61.5% 87.7% -18.4% -13.5% 93.5% 12.9%

Source: California Department of Finance, 1999 and 2000 Census

Looking at the new Census data for the Unincorporated Areas, a number of interesting conclusions can be made. The following table shows that, for most ethnic categories, each of the areas in the unincorporated County experienced significant growth except in the category for Whites, which universally declined. For example, African Americans represented 12.8% of the population in Ashland in 1990, and grew to 19.6% of the population in 2000, representing a growth of 91.9% in absolute terms for African Americans over ten years. However, during this same time period, Ashland’s White residents declined from 55.5% of the population to 26.9% of the population, representing a decline of 39.4% between 1990 and 2000. Asians also saw significant growth over the past ten years, especially in Ashland, Cherryland, Castro Valley and the Remainder areas of the County. The Hispanic population more than doubled in Ashland by 2000, while in the Remainder areas of the County Hispanics decreased in population by about 28%. Native Americans – which have historically represented a small percentage of the population in the Unincorporated Areas of the County – declined still further between 1990 and 2000 everywhere except Castro Valley, which experienced an increase of more than 10%.

County of Alameda 2001 Housing Element Update Population, Household and Housing Characteristics Page 11

Racial Composition by Area, Unincorporated Alameda County, 1990 – 2000 Castro CherryEthnicity Ashland Valley land African American % of total for area 1990 12.8% 2.6% 5.6% % of total for area 2000 19.6% 4.2% 9.5% Change 1990-2000 91.9% 80.9% 109.8% Asian/Pacific Islander % of total for area 1990 10.8% 8.7% 6.0% % of total for area 2000 15.7% 13.8% 9.2% Change 1990-2000 83.4% 80.7% 92.0% Hispanic % of total for area 1990 19.7% 9.1% 26.5% % of total for area 2000 32.5% 12.0% 41.7% Change 1990-2000 106.9% 50.9% 96.5% Native American % of total for area 1990 1.2% 0.4% 1.1% % of total for area 2000 0.8% 0.4% 0.4% Change 1990-2000 -22.2% 10.6% -47.5% White % of total for area 1990 55.5% 79.1% 60.8% % of total for area 2000 26.9% 65.6% 35.7% Change 1990-2000 -39.4% -5.8% -26.9%

Fairview

San Lorenzo

Remainder

Total

18.4% 20.1% 12.8%

1.3% 2.7% 130.8%

6.5% 5.8% 8.4% 8.4% 30.0% 65.1%

10.0% 10.7% 10.5%

10.1% 15.6% 69.4%

6.0% 8.7% 14.5% 13.8% 139.0% 78.5%

9.5% 15.1% 65.3%

15.6% 24.7% 73.2%

23.8% 15.1% 17.1% 21.0% -28.3% 57.8%

0.7% 0.3% -54.0%

0.6% 0.5% -17.1%

0.7% 0.7% 0.4% 0.4% -41.2% -22.7%

61.2% 48.8% -17.5%

72.3% 52.4% -20.6%

62.5% 69.7% 55.3% 52.2% -11.8% -15.2%

Source: 1990 and 2000 Census

Population Density Population density is the total number of people per square mile. A study of the limited 2000 Census data available (April, 2001) showed that, of the ten densest places in the Bay Area, five are in Alameda County. Of those, three are in the Unincorporated Areas of the County. The following table depicts this trend (Unincorporated Areas are in italics). Population Density, Selected Jurisdictions, 2000 Place San Francisco Daly City Cherryland San Pablo East Palo Alto Ashland Berkeley Albany Broadmoor San Lorenzo Oakland Alameda

Persons per Square Mile 16,634 13,703 11,859 11,726 11,585 11,284 9,823 9,665 8,998 7,893 7,126 6,683

Rank 1 2 3 4 5 6 7 8 9 10 15 18

Place Piedmont San Leandro Emeryville Castro Valley Union City Fairview Hayward Livermore Newark Pleasanton Fremont Dublin

Source: 2000 Census

County of Alameda 2001 Housing Element Update Population, Household and Housing Characteristics Page 12

Persons per Square Mile 6,488 6,053 5,646 3,971 3,472 3,421 3,158 3,065 3,039 2,938 2,652 2,381

Rank 21 24 28 43 53 55 61 63 65 68 75 79

GENERAL HOUSEHOLD CHARACTERISTICS Households and Household Size ABAG’s Projections 2002 shows that there were 523,366 households1 in Alameda County in 2000, an increase of 9.1% since 1990. The following table shows the growth rate in households by jurisdiction during this same period. The largest growth occurred in Dublin, with an increase in households of 37.1%. Emeryville, Livermore and Pleasanton also saw significant growth of more than 20%, while Albany saw a reduction in the number of households (-2.5%). Household Growth in Alameda County, 1990-2000 Jurisdiction Alameda Albany Berkeley Dublin Emeryville Fremont Hayward Livermore Newark Oakland Piedmont Pleasanton San Leandro Union City Unincorporated TOTAL

1990 29,078 7,192 43,453 6,802 3,227 60,198 40,071 20,643 12,015 144,521 3,755 18,489 29,128 15,701 45,245 479,518

2000 30,226 7,011 44,955 9,325 3,975 68,237 44,804 26,123 12,992 150,790 3,804 23,311 30,642 18,642 48,529 523,366

Growth 1,148 -181 1,502 2,523 748 8,039 4,733 5,480 977 6,269 49 4,822 1,514 2,941 3,284 43,848

Rate 3.9% -2.5% 3.5% 37.1% 23.2% 13.4% 11.8% 26.5% 8.1% 4.3% 1.3% 26.1% 5.2% 18.7% 7.3% 9.1%

Source: ABAG’s Projections 2002

In the Unincorporated Areas, the number of households grew overall by about 13%, with the remainder areas showing the largest increase (34.9%). Cherryland/Fairview also saw significant growth in the number of households (21.1%), while San Lorenzo’s and Ashland’s growth in households was less than the Unincorporated Areas as a whole (2.2% and 7.5%, respectively). Household Growth in Unincorporated Alameda County, 1990-2000 Place Ashland Castro Valley Cherryland/Fairview San Lorenzo Remainder

1990 6,722 19,118 7,447 7,341 1,687

2000 7,223 21,606 9,022 7,500 2,276

Growth 501 2,488 1,575 159 589

Rate 7.5% 13.0% 21.1% 2.2% 34.9%

TOTAL2

42,315

47,627

5,312

12.6%

Source: ABAG’s Projections 2002

Household size is an important indicator to track because it helps identify whether more or fewer people are living together in housing. When the number of persons per 1The definition of a “household” includes all persons, whether related or unrelated, who reside in a housing unit. 2Because of the varying ways demographics are calculated among different indicators, the totals for the Unincorporated Areas of the County many not correlate directly between tables showing all jurisdictions in the County and tables showing the disaggregated places in the Unincorporated Areas. County of Alameda 2001 Housing Element Update Population, Household and Housing Characteristics Page 13

household rises, it can be an indicator of increased fertility rates, people “doubling up” in order to cut housing costs, or the influx of immigrant families, many who have large or extended families. The following table shows that household sizes have grown considerably in some areas between 1990 and 2000, while other areas have shown reductions in household sizes. The largest increases in household size occurred in San Leandro (10.3%) and Hayward (12.0%). Dublin experienced the greatest reduction in household size, at –7.3%. Countywide, the increase was about 5%. Household Sizes by Jurisdiction, Alameda County, 1990-2000 Jurisdiction Alameda Albany Berkeley Dublin Emeryville Fremont Hayward Livermore Newark Oakland Piedmont Pleasanton San Leandro Union City COUNTYWIDE

1990 2.36 2.26 2.10 2.86 1.78 2.86 2.75 2.74 3.15 2.52 2.82 2.73 2.33 3.39 2.59

2000 2.35 2.34 2.16 2.65 1.71 2.96 3.08 2.80 3.26 2.60 2.88 2.72 2.57 3.57 2.71

% Change -0.4% 3.5% 2.9% -7.3% -3.9% 3.5% 12.0% 2.2% 3.5% 3.2% 2.1% -0.4% 10.3% 5.3% 4.6%

Source: ABAG’s Projections 2002

Within the Unincorporated Areas, Ashland’s increase in average household size was about 17%, with Castro Valley experiencing an increase of 8.7%. The remaining Unincorporated Areas saw an increase of just 0.7%. Household Sizes, Unincorporated Alameda County, 1990-2000 Place Ashland Castro Valley Cherryland/Fairview San Lorenzo Remainder COUNTYWIDE

1990 2.42 2.52 2.64 2.72 2.85 2.59

2000 2.83 2.58 2.87 2.92 2.87 2.71

% Change 16.9% 2.4% 8.7% 7.4% 0.7% 4.6%

Source: ABAG’s Projections 2002

In 2000, 48.5% of the County’s households were renters, while the remaining 51.5% were owners. This represented a significant increase in the percentage of householders who were renters over the previous ten years. The vast majority of this change could be attributed to increasing renter rates in Emeryville, where the percentage of renters increased from 62% in 1990 to 90% in 2000. Overall, the Unincorporated Areas of the County had an above average homeownership rate, at 61.4%.

County of Alameda 2001 Housing Element Update Population, Household and Housing Characteristics Page 14

Tenure by Jurisdiction, Alameda County, 2000 Jurisdiction Alameda Albany Berkeley Dublin Emeryville Fremont Hayward Livermore Newark Oakland Piedmont Pleasanton San Leandro Union City Unincorporated TOTAL

Renters 56.6% 55.3% 61.8% 36.6% 89.9% 37.4% 51.3% 29.0% 31.4% 62.5% 9.5% 28.1% 42.3% 31.7% 38.6% 48.5%

Owners 43.4% 44.7% 38.2% 63.4% 10.1% 62.6% 48.7% 71.0% 68.6% 37.5% 90.5% 71.9% 57.7% 68.3% 61.4% 51.5%

Source: 2000 Census

The Unincorporated Areas saw a higher percentage of owned housing than the County as a whole, but within individual areas of the unincorporated portions a great deal of variation existed in 2000. For example, Castro Valley and San Lorenzo are predominantly comprised of ownership housing, whereas a majority of housing in Ashland are rented. The following table depicts these statistics. Tenure by Place, Unincorporated Alameda County, 2000 Place Ashland Castro Valley Cherryland/Fairview San Lorenzo Remainder TOTAL

Renters 67.0% 32.2% 48.2% 21.2% 36.1% 38.6%

Owners 33.0% 67.8% 51.8% 78.8% 63.9% 61.4%

Source: 2000 Census

GENERAL HOUSING CHARACTERISTICS Total Housing Units The California Department of Finance estimates that in 2000 there were 536,495 housing units in the County, an increase of 6.4% in total housing units since 1990. Increases in the number of housing units within cities may be a combination of newly constructed units and annexations of land with existing housing stock. The following table shows that, between 1990 and 1999, there were about 1,200 units from the Unincorporated Areas of the County that were annexed by various cities. Hayward had the largest number of added units, with nearly 1,000 units annexed from surrounding areas.

County of Alameda 2001 Housing Element Update Population, Household and Housing Characteristics Page 15

Housing Units Annexed from Unincorporated Areas to Incorporated Jurisdictions, 1990 to 1999 Jurisdiction Hayward Livermore Pleasanton TOTAL

Housing Units 982 175 45 1,202

Source: Alameda County Community Development Agency, 2001

In terms of overall growth in the number of housing units, the City of Dublin had the largest increase (37.3%) between 1990 and 2000, followed by Pleasanton (22.3%). The cities of Emeryville and Livermore also increased their housing stocks by more than 20% since 1990. The largest numerical increases, however, occurred in the Cities of Fremont, Livermore and Pleasanton. The Unincorporated Areas of the County increased about 5%. The following table shows the State’s projection of growth in total housing units by jurisdiction during the period from 1990 to 2000. Total Housing Units by Jurisdiction, Alameda County, 1990-2000 Jurisdiction Alameda Albany Berkeley Dublin Emeryville Fremont Hayward Livermore Newark Oakland Piedmont Pleasanton San Leandro Union City Unincorporated TOTAL

1990 30,520 7,468 45,735 6,992 3,640 62,400 42,168 21,489 12,284 154,737 3,848 19,361 30,189 16,259 47,019 504,109

# Change 2000 1990-2000 31,852 1,332 7,493 25 46,285 550 9,597 2,605 4,438 798 69,616 7,216 44,991 2,823 26,130 4,641 13,152 868 155,676 939 3,866 18 23,678 4,317 31,272 1,083 19,042 2,783 49,407 2,388 536,495 32,386

% Change 1990-2000 4.4% 0.3% 1.2% 37.3% 21.9% 11.6% 6.7% 21.6% 7.1% 0.6% 0.5% 22.3% 3.6% 17.1% 5.1% 6.4%

Note: Annexations from County to City account for part of the increase in some cities. Source: California Department of Finance, 2000

Within the Unincorporated Areas of the County, Castro Valley saw the greatest numerical increase in housing units between 1990 and 2000 (1,732 units), while Fairview experienced the largest percentage increase, at 31.1%. The unincorporated remainder areas saw a drop of about 1,200 units, which corresponds with the number of units annexed by incorporated jurisdictions from the Unincorporated Areas. The following table illustrates these changes.

County of Alameda 2001 Housing Element Update Population, Household and Housing Characteristics Page 16

Total Housing Units by Place, Unincorporated Alameda County, 1990-2000 Place Ashland Castro Valley Cherryland Fairview San Lorenzo Remainder TOTAL

1990 7,061 19,682 4,585 3,206 7,471 4,971 46,976

2000 7,295 21,414 4,810 4,203 7,562 3,778 49,062

# Change 19902000 234 1,732 225 997 91 -1,193 2,086

% Change 1990-2000 3.3% 8.8% 4.9% 31.1% 1.2% -24.0% 4.4%

Source: California Department of Finance, 2000

Vacancy Rate REALFACTS, an information clearinghouse in the Bay Area, conducts studies of apartment buildings with more than 40 units to illustrate the change in housing costs, vacancy rates, and the like. REALFACTS research on vacancy rates in Alameda County since 1995 shows that, although rates were extremely low in 2000, they have since rebounded substantially. Rental Housing Vacancy Rates, Alameda County, 1995 - 2002

6.1%

6.0%

5.0% 4.0%

4.3%

4.0% 3.4%

3.7%

3.4%

3.0% 2.4% 2.0% 1.5% 1.0% 1995

1996

1997

1998

1999

2000

2001

2002

Source: REALFACTS, 2002

Housing Types Local jurisdictions differ in the kind of housing units that have been developed over time. For example, some cities have large numbers of single family housing, while others are rich in multifamily units. As of 2000, the State estimates that 39.2% of the County’s housing stock consists of multifamily housing units, 53.2% of the housing stock consists of detached single family homes and 6.4% are attached single family homes. Other housing types include mobile homes (1.3%). The individual jurisdictions are as follows: County of Alameda 2001 Housing Element Update Population, Household and Housing Characteristics Page 17

Housing Type By Alameda County Jurisdiction, 2000

Alameda Albany

Total 31,852

Single Family 15,736 49.4%

Multifamily 2-4 Units 5+ Units 5,797 10,300 18.2% 32.3%

Mobile Homes 19 0.1%

7,493

3,971 53.0%

789 10.5%

2,731 36.4%

2 0.0%

46,285

20,754 44.8%

9,561 20.7%

15,956 34.5%

14 0.0%

Dublin

9,597

6,439 67.1%

206 2.1%

2,921 30.4%

31 0.3%

Emeryville

4,438

956 21.5%

527 11.9%

2,951 66.5%

4 0.1%

Fremont

69,616

48,539 69.7%

2,054 3.0%

18,240 26.2%

783 1.1%

Hayward

44,991

25,316 56.3%

3,108 6.9%

14,281 31.7%

2,286 5.1%

Livermore

26,130

20,626 78.9%

1,001 3.8%

4,017 15.4%

486 1.9%

Newark

13,152

10,380 78.9%

653 5.0%

2,104 16.0%

15 0.1%

Oakland

155,676

73,567 47.3%

29,271 18.8%

52,637 33.8%

201 0.1%

3,866

3,770 97.5%

51 1.3%

44 1.1%

1 0.0%

Pleasanton

23,678

18,218 76.9%

1,068 4.5%

3,970 16.8%

422 1.8%

San Leandro

31,272

20,591 65.8%

1,935 6.2%

7,879 25.2%

867 2.8%

Union City

19,042

14,258 74.9%

1,092 5.7%

2,753 14.5%

939 4.9%

Unincorporated

49,407

36,357 73.6%

3,360 6.8%

8,800 17.8%

890 1.8%

536,495

319,478 59.5%

60,473 11.3%

149,584 27.9%

6,960 1.3%

Berkeley

Piedmont

TOTAL

Source: California Department of Finance, 2000

Disaggregating the data according to various places in the Unincorporated Areas of the County shows that some areas, like Fairview, are largely composed of single-family dwellings, while others areas – such as Ashland – have a significant number of multifamily units. The following table shows these trends.

County of Alameda 2001 Housing Element Update Population, Household and Housing Characteristics Page 18

Housing Type By Unincorporated Areas, Alameda County, 2000 Place Ashland Castro Valley

Total 7,295

Single Family 3,421 46.9%

Multifamily 2-4 Units 5+ Units 804 2,877 11.0% 39.4%

Mobile Homes 193 2.6%

21,414

16,262 75.9%

1,197 5.6%

3,566 16.7%

389 1.8%

Cherryland

4,810

2,863 59.5%

711 14.8%

1,177 24.5%

59 1.2%

Fairview

4,203

3,908 93.0%

163 3.9%

129 3.1%

3 0.1%

San Lorenzo

7,562

6,868 90.8%

131 1.7%

511 6.8%

52 0.7%

Unincorporated Remainder

3,778

2,924 77.4%

332 8.8%

329 8.7%

193 5.1%

49,062

36,250 73.9%

3,338 6.8%

8,590 17.5%

889 1.8%

TOTAL

Source: California Department of Finance, 2000

Along with the Unincorporated Areas of the County, the incorporated jurisdictions have a percentage share of the overall housing stock for the County. The following chart shows that, of the total number of multifamily units in Alameda County, Oakland has the largest share (39.0%). Unincorporated areas have a relatively small share of the multifamily units (5.8%), as do San Leandro and Alameda. “Other Cities Combined” includes Albany, Dublin, Emeryville, Livermore, Newark, Piedmont, Pleasanton and Union City, each with less than 3% of the total share of multifamily units.

Percentage Share of Total Multifamily Housing, Alameda County, 2000

SAN UNINC. LEANDRO 5.8% 4.7%

ALAMEDA 7.7% BERKELEY 12.1%

OTHER CITIES COMBINED 12.8%

FREMONT 9.7%

HAYWARD 8.3%

OAKLAND 39.0%

Source: California Department of Finance, 2000

County of Alameda 2001 Housing Element Update Population, Household and Housing Characteristics Page 19

Looking at the same data for the disaggregated places in the Unincorporated Areas, the following picture emerges. Although Castro Valley contains almost 40% of the Unincorporated Area’s multifamily units, Ashland also has a significantly high percentage of the units, with nearly 31% of the total. The following chart illustrates these percentages.

Percentage Share of Total Multifamily Housing, Unincorporated Alameda County, 2000 San Lorenzo 5.4% Fairview 2.4%

Remainder 5.5%

Ashland 30.9%

Cherryland 15.8%

Castro Valley 39.9%

Source: California Department of Finance, 2000

In terms of single-family units, Oakland has again the largest percentage share of Countywide units. However, both the Unincorporated Areas and Fremont have a much larger percentage of single-family units than multifamily units. The following chart shows these differences.

Percentage Share of Total Single Family Housing, Alameda County, 2000 BERKELEY 6.9%

UNINCORPORATED 12.1%

FREMONT 16.1%

SAN LEANDRO 6.8%

PLEASANTON 6.0%

HAYWARD 8.4% OTHER CITIES COMBINED 12.4%

LIVERMORE 6.8%

OAKLAND 24.4%

Source: California Department of Finance, 2000

County of Alameda 2001 Housing Element Update Population, Household and Housing Characteristics Page 20

Within the Unincorporated Areas, Castro Valley again has the largest percentage share of the single-family units. The following chart shows that San Lorenzo also represents a significant share of the single-family units, with almost 19% of the total number of units for the Unincorporated Areas.

Percentage Share of Total Single Family Housing, Unincorporated Alameda County, 2000 Remainder 8.1%

Ashland 9.4%

San Lorenzo 18.9%

Fairview 10.8% Castro Valley 44.9% Cherryland 7.9%

Source: California Department of Finance, 2000

Condition of Housing Stock In determining the condition of the existing housing stock and the need for its preservation and improvement, the 1990 Census information is not sufficient, because the Census defined unsound buildings as those without plumbing or without kitchens. The Census therefore does not provide the level of specificity needed to accurately gauge the housing rehabilitation needs of the community. ABAG notes that the number of substandard units can be estimated from a field survey or sampling, from knowledgeable builders, from nonprofit housing organizations or redevelopment agencies. An estimate of the maximum number of units needing rehabilitation can also be derived from other Census measures such as percentage of units built before 1940. In general, the housing stock in the County and its Unincorporated Areas is in good condition. As buildings age or are not well maintained, an increasing number of units may need rehabilitation or may need to be replaced. The County has reviewed the Census data regarding age of housing stock for assistance in determining the number of units in need of rehabilitation or replacement. Most of the housing stock is relatively new; the median year built for owner occupied units was 1959, while the median year for renter-occupied units was 1962. The following table shows the distribution of units by age according to the 1990 Census.

County of Alameda 2001 Housing Element Update Population, Household and Housing Characteristics Page 21

Age of Housing Stock, Alameda County, 1990 Owner Occupied # %

Year Built 1980 to March, 1990 1970 to 1979 1960 to 1969 1950 to 1959 1940 to 1949 1939 or earlier TOTAL

37,188 39,387 41,987 47,199 30,894 58,804 255,459

Renter Occupied # %

Vacant #

Total %

#

%

14.6% 34,858 15.6% 5,054 20.6% 77,100 15.4% 37,620 16.8% 3,346 13.6% 80,353 16.4% 45,762 20.4% 3,786 15.4% 91,535 18.5% 33,613 15.0% 3,021 12.3% 83,833 12.1% 25,304 11.3% 2,999 12.2% 59,197 23.0% 46,902 20.9% 6,385 26.0% 112,091 100.0% 224,059 100.0% 24,591 100.0% 504,109 Units needing to be rehabilitated 59,230 Units that can be repaired 56,270 Units that must be replaced 2,960

15.3% 15.9% 18.2% 16.6% 11.7% 22.2% 100.0% 11.7% 95.0% 0.05%

Source: 1990 Census

Using the assumption that in each age category, an increasing percentage of units are in need of rehabilitation as the stock ages, the County estimates 59,230 units (about 12% of the total number of units in 1990) are in need of rehabilitation throughout Alameda County. Of this figure, about 95% can be repaired (56,270 units) while 5% must be replaced (2,960 units). With respect to the Unincorporated Areas of the County, the vast majority of units were built after 1950. Using the same assumptions as above, it is estimated that about 4,630 units (about 10% of the housing stock in the Unincorporated Areas) is in need of rehabilitation, based on 1990 figures, of which 4,400 units can be repaired and 230 units need to be replaced. Age of Housing Stock, Unincorporated Alameda County, 1990 Owner Occupied # %

Year Built 1980 to March, 1990 1970 to 1979 1960 to 1969 1950 to 1959 1940 to 1949 1939 or earlier

3,102 2,901 3,622 10,012 6,549 1,613

11.2% 10.4% 13.0% 36.0% 23.6% 5.8%

TOTAL

27,799

100.0%

Renter Occupied # % 3,398 2,388 3,326 4,855 2,538 900

19.5% 13.7% 19.1% 27.9% 14.6% 5.2%

Vacant

Total

#

%

#

%

410 193 268 418 326 157

23.1% 6,910 14.7% 10.9% 5,482 11.7% 15.1% 7,216 15.4% 23.6% 15,285 32.5% 18.4% 9,413 20.0% 8.9% 2,670 5.7%

100.0 17,405 100.0% 1,772 100.0% 46,976 % Units needing to be rehabilitated 4,630 9.9% Units that can be repaired 4,400 95.0% Units that must be replaced 230 5.0%

Source: 1990 Census

County of Alameda 2001 Housing Element Update Population, Household and Housing Characteristics Page 22