Fremont

Program 51 Waive Impact Fees for ADUs

Waive development impact fees for ADUs.

The City of Fremont distinguishes ADUs from traditional development projects when it comes to development impact fees (DIFs). Unlike standard housing developments, ADUs, regardless of size, are exempt from paying any DIFs in Fremont. This exemption offers several advantages for both homeowners and the community. For example, eliminating DIFs significantly lowers the financial burden for homeowners considering building an ADU, making ADUs a more accessible and affordable option for expanding housing options. Furthermore, exempting ADU’s from impact fees is consistent with the treatment of residential additions as both add bedrooms to the property, while not altering the primary use of the property as a single-family residence of multi-family development.

Program 57 Priority Processing for Affordable Housing Development Projects

Expedite building permit reviews for affordable housing developments.

The Community Development Department continues to prioritize affordable housing projects by expediting their review process. Affordable housing proposals receive the benefit shorter review periods and move through the review cycles 10 days faster than their standard development counterparts. In addition, affordable housing proposals also receive dedicated support. Project Planners that processing affordable housing proposals meet regularly with the Housing Manager and Department managers to directly address concerns and gain feedback about timelines, permitting difficulties, and construction activity. This diligent and targeted approach allows Staff to foster a collaborative working relationship with affordable housing developers to further the City’s affordable housing goals and overcome permitting hurdles.

Program 81 Continue to Operate the Fremont Family Resource Center

Continue to operate FRC.

The Human Services Department continues to operate the Fremont Family Resource Center (FRC). The City has partnered with more than 25 government and non-profit organizations in the operation of the FRC, where families access a variety of supportive services under one roof. FRC programs include housing information, youth and family services, case management, childcare resources and referral, and family economic self-sufficiency programs.

Program 84 Inter-Jurisdictional and Regional Planning

Coordinate with other agencies to synergize planning efforts.

The Planning Division recognizes that effective residential planning transcends city boundaries. To ensure a well-coordinated and comprehensive approach, the Division actively collaborates with various entities at different levels. Fremont works closely with neighboring cities like Union City, Newark, and Hayward to share data, best practices, and strategies for managing growth and development. This helps create a cohesive approach to regional housing needs and infrastructure planning. In addition, as part of Alameda County, Fremont aligns its planning efforts with the county's broader vision by participating in the Alameda County Housing Element Collaborative. The involvement includes collaborating on issues like transportation infrastructure (i.e., Alameda CTC), environmental protection, and economic development, all of which impact residential development. The City and the School District (FUSD) have a strong relationship that works to ensure that new housing developments are matched with adequate school capacity. This involves planning for new schools, expansions, and resource allocation. It is also the Division’s standard practice to inform external agencies and special districts, such as USD and ACWD, about its development applications to confirm that infrastructure capacity keeps pace with new housing developments. Furthermore, Fremont actively participates in MTC | ABAG's planning processes, including RHNA that determines each city’s share of the region’s housing requirements as well as collaborates with the regional agency to secure funding for transportation projects that support its residential development goals. Moreover, Planning Staff also participates in the Planning Director’s Association, which is informed by MTC | ABAG.

Program 08 Condominium Conversions

Limit conversions to 100 units per year.

The City continues to implement its Condominium Conversion Ordinance, codified under Fremont Municipal Code §18.190.060, to maintain the community's supply of rental units. At the beginning of each year, the Planning Division prepares a memorandum on the status of residential condominium conversions applications and approved allocations. The condominium conversion memorandum is included as an attachment to the Housing Element Annual Progress Report. In 2023, the City of Fremont received no applications for condominium conversions.

Program 15 Live/Work Preference for Affordable Housing

Universally apply live/work preference to leasing process at affordable housing developments.

In 2022, following completion of a residential displacement study, the City Council conducted the first reading to amend the Affordable Housing Ordinance to integrate the City's longstanding live-work preference policy. The amendment became effective in 2023, after the City Council adopted Ordinance 01-2023 on January 10, 2023. The City applies the live/ work preference policy on all City restricted rental and for-sale units to the extent allowable by Fair Housing laws.

Program 60 Prioritize Development of Family Size Affordable Housing Units

Prioritize family-sized units in NOFA scoring criteria.

In 2023, the City’s Housing Division issued a $30 million NOFA for the creation of affordable rental housing. The NOFA prioritized housing units that address household with special needs (e.g., homeless, large families, transition-age youth, seniors and/ or special needs).

Progarm 63 Prioritize Affordable Housing on Public Property

Facilitate development of affordable housing on publicly-owned land.

The Community Development Department has taken significant steps in prioritizing affordable housing on public property. In 2023, the Department assembled a core project team consisting of Planning and Public Works Staff and explored funding opportunities, from Bay Area Metro, the Environmental Protection Agency, and the Department of Toxic Substances Control, to facilitate residential development on the City-owned, surplus property located at the intersection of Decoto Road and Fremont Boulevard (Site Nos. 258 and 259 in the Sites Inventory). The effort to develop the surplus site is commonly referred to as the “Fremont-Decoto Land Development Plan” (FDLDP). Following meetings with grant coordinators, Staff learned that the FDLDP would not qualify for available funding due to timing, project, and/or site issue(s). However, local funds to support the effort are available. In Summer/Fall of 2023, the City issued a RFQ to help with the FDLDP. More specifically, the purpose of the RFQ was to select a qualified project manager with land development experience in large-scale residential and/or mixed-use development, including affordable housing, to assist the City in designing and entitling a project on the surplus site. The City received statements of qualifications from six firms. After review of the submissions for responsiveness and overall strength of qualifications, the core project team short-listed WestGate Ventures and a second firm. Following interviews with the two firms, WestGate Ventures was recommended based on its relevant experience (including extensive entitlement and development experience in Fremont), make-up of the project team, understanding of project objectives, and competitive pricing. On January 2024, the City Council authorized entering a service agreement with WestGate Ventures. WestGate Ventures envisions an approximately 2.5-year process from contract execution to entitlement. Initial steps to be completed in 2024 include several due diligence tasks (e.g., market analysis/pro forma, land constraints analysis, fulfillment of Surplus Lands Act obligations), development and analysis of concept plan options, and coordinating with City Staff to solicit a series of RFPs to hire technical consultants (e.g., civil engineer, architect, CEQA/environmental) to inform and develop the land development plan. The City will ultimately proceed with a project that is consistent with Program 63 parameters and balances maximizing affordable housing, economic return, and community benefits. Entitling the property prior to sale will provide the City with greater control over site development, in addition to increasing the value of the property, as buyers will avoid the entitlement costs and the land carrying costs associated with unentitled property. Sale of the property is anticipated to occur within 48 months of Housing Element adoption, as called for in Program 63. Additionally, an interdisciplinary team met with the Bay Area Rapid Transit District (BART) several times in CY2023 to discuss their Transit-Oriented Development Program Work Plan, currently in draft. BART considers the Fremont Main BART station to be in its near-term (2024-2028) work plan and considers the Warm Springs/South Fremont BART station to be in its mid-term (2029-2033) work plan. Both sites currently permit redevelopment with housing under the existing General Plan and Zoning.

Program 75 Participate in the Alameda County IMPACT Program

Provide support to homeless persons through the IMPACT program.

The Human Services Department continues to provide support to homeless persons through the Alameda County (AC) IMPACT Program. The AC Impact program, in partnership with Abode Services, assisted 11 homeless persons in obtaining permanent housing and providing rental assistance and case management services.

Program 79 Continue to Implement the Pathways to Positive Aging Project

Continue to provide support to elders through the Pathways to Positive Aging Project.

The Pathways to Positive Aging project has evolved into the Age Friendly Initiative that includes engaging with the older adult community and their support systems to better understand and meet the needs of senior citizens. The project includes training and partnering with Community Ambassadors for Seniors (CAPS), volunteers that represent Fremont’s diverse community and can provide linkages to older adults.

Program 82 Encourage Location of Case Management and Other Supportive Services in Affordable Housing Developments and Housing for Seniors

Encourage location of services to keep families housed.

The Human Services Department encouraged location of services to keep families housed. For instance, the City partnered with Eden Housing to provide on-site supportive services to approximately 400 older adults living in four senior housing complexes. Two City Staff members provided resource information and follow-up, organized wellness activities, and facilitated referrals to other HSD services including complex case management and mental health services support.

Program 20 Offer Preliminary Review Procedure (PRP) Process

Continue to process PRP applications.

The Planning Division’s commitment to fostering open communication and collaboration throughout the development process is evident in its “team-based” review system and the continual implementation of the Preliminary Review Procedure (PRP). The PRP serves as a valuable steppingstone before embarking on a formal application. Developers can submit preliminary plans and receive comprehensive feedback from City Staff, who assess project feasibility, identify potential issues, and suggest possible solutions early on. This proactive approach offers several advantages, including: 1) Reduced risk and cost by addressing potential roadblocks before investing significant time and resources into a formal application; 2) Increased certainty and efficiency by receiving clear guidance early in the process to allow developers to refine their proposals with confidence; and 3) Collaborative problem-solving by fostering an atmosphere of open dialogue that enables developers and City Staff to work together to find mutually beneficial solutions that align with the City’s vision and development. In 2023, the City received 11 PRP applications for new housing developments, excluding preliminary applications submitted under SB 330.

Program 41 Publish Monthly Development Digest with Updates and Information on Multi-Family Housing Standards

Provide updates and information to the development community through the Development Digest.

The City utilizes multiple communication channels to keep stakeholders informed and engaged. The Development Digest Newsletter, a monthly guide delivering the latest news from Fremont's Community Development Department, serves as a key platform that disseminates updates on upcoming policy decisions related to housing. In 2023, the Department leveraged this newsletter and other channels to effectively communicate housing-related code updates pertaining to ADUs, SB 9, supportive/transitional housing, residential care facilities, among others.

Program 55 Collaborate with the Bay Area Housing Finance Authority (BAHFA) to Develop Initiatives that will Provide Additional Resources for Affordable Housing

Collaborate with BAHFA as specific projects are identified.

Currently, the Community Development Department is actively monitoring the Bay Area Housing Bond, which is sponsored by the Bay Area Housing Finance Authority. Staff is collecting relevant information and may invite County Staff to deliver a presentation to the Fremont City Council at a future City Council meeting.

Program 68 Implement Reasonable Accommodations Ordinance

Continue to implement ordinance.

Pursuant to the City’s Reasonable Accommodations Ordinance (FMC Chapter 18.265), the Community Development Department continues to implement the City’s policy to comply with the Federal Fair Housing Act and the California Fair Employment and Housing Act by providing reasonable accommodation in the application of its zoning regulations for persons with disabilities seeking fair access to housing. The City processes reasonable accommodations requests without charging an application fee. No requests for reasonable accommodation were received in 2023.

Program 88 ADU Monitoring

Monitor progress annually as part of Annual Progress Report (APR) to ensure projections are accurate. Determine necessity for adjustments by April 2027 and implement additional strategies by April 2028 if projections are falling short.

The City continues to track new ADUs that are completed and collect information on an annual basis as part of the Housing Element Annual Progress Report. Halfway through the projection period (2027), if trends indicate a potential shortfall in meeting the estimated ADUs in the sites inventory, the City will employ additional strategies to incentivize ADU production, and/or identify additional inventory sites to the extent necessary to accommodate the RHNA. In 2023, the City issued building permits for 80 ADUs. This number exceeds the annual projection of 60 ADUs estimated in the Housing Element. Much like the overall decrease in permitted units, the decrease in ADU permits in 2023 compared to 2022 may be a result of higher interest rates and less favorable market conditions. Despite the decrease in permitted units, 156 ADU applications were submitted (i.e., “deemed complete”) to the City in 2023, which suggests that the interest in ADUs continues to be strong. Staff anticipates the momentum behind ADUs to continue largely because the City amended its ADU Ordinance, to comply with State law and remove barriers, in Fall 2023.

Program 22 Continue to Coordinate Development Review with Outside Agencies

Coordinate with outside agencies during development review process.

The Planning Division continues to utilize a “team-based” development review process, which involves all possibly interested governmental agencies and parties from the beginning of the development review process. Bringing all relevant governmental agencies and parties to the table from the outset fosters early collaboration and communication, preventing the bureaucratic hurdles that can plague traditional development processes. More specifically, coordination with outside agencies continues to offer several key advantages, including: 1) Saving time and resources by addressing agency comments and requirements early on; 2) A higher-quality development outcome by drawing on the expertise of diverse agencies and considering factors like environmental impact, infrastructure needs, and community concerns, ultimately leading to higher-quality development outcomes; and 3) Minimization of potential misunderstandings by fostering open communication and transparency, promoting a spirit of shared responsibility and fostering a productive development environment.

Program 27 Facilitate Environmental Review Process

Utilize CEQA streamlining provisions whenever feasible.

The Planning Division continues to take a proactive approach to address its housing needs by employing allowable CEQA exemptions for qualified urban infill and other residential projects. The Division leverages exemptions based on specific site characteristics to ensure that projects with minimal environmental impact move forward efficiently and affordably. This strategy utilizes CEQA exemptions to balance environmental protection with the urgent need for more housing. The approach fosters a more efficient and responsible development process, benefiting both developers and residents seeking to call Fremont home.

Progarm 50 Charge Reduced Impact Fees for Affordable Housing Projects

Charge affordable housing projects reduced development impact fees.

The City of Fremont is committed to providing affordable housing for its community. To encourage the production of affordable units, the Community Development Department continues to implement Resolution 2021-36, adopted by the City Council on in 2021, allowing qualifying projects with deed-restricted affordable housing units to pay 50% of the Transportation, Parkland Acquisition, and Park Facilities fees. On January 10, 2023, the City Council adopted Ordinance 01-2023, approving amendments to the City’s Affordable Housing Ordinance (AHO) [FMC Chapter 18.155]. The updated ordinance reflects the City’s adopted goal of encouraging the development of affordable housing to help meet the City’s assigned share of RHNA as well as its adopted policy of encouraging the development of a diverse housing stock that provides a range of affordability levels. Additionally, the City has had a longstanding practice to require affordable housing projects receiving City funding and/or developed pursuant to the City’s AHO provide a local live/work priority preference to applicants for units. This practice is based on City Council direction to ensure that affordable developments serve those living and/or working in Fremont to the maximum extent allowed by law. To strengthen the requirement and to ensure that it is transparent to all stakeholders, the Community Development Department integrated the live/work preference into the AHO. The purpose of the local live/work preference policy for affordable housing units is to remedy or mitigate the displacement and gentrification impacts that may result from development activities and increasing job opportunities in the city. The local resident preference is designed to increase the probability that current residents can remain in the community in the face of increasing market rate rents and housing prices and loss of affordable units due to the expiration of covenants restricting rents. The local worker preference for affordable housing units is to maximize the effect of an improved jobs to housing ratio by increasing local housing opportunities for local employees.

Program 52 Quickly Adapt to New State Funding Resources

Leverage all available resources. Apply for Homekey 3.0 funding.

On May 9, 2023, the Fremont City Council voted unanimously for the City to apply for the third round of funding available through the State’s Homekey Program. On May 25, 2023, the City applied for a $35 million Homekey grant to convert the Motel 6, located at 46101 Research Avenue, into 156 units of permanent supportive affordable housing. The target population for this affordable housing project was to be acutely low-income residents—with a household income of 15% or less of the area median income—who are referred through the Coordinated Entry System and have connections to the Tri-Cities (Fremont, Newark, and Union City) and Alameda County. The project envisioned property management staff living at the property and on-site supportive services to be provided by Step Up. The City was unsuccessful in securing Homekey funding from the State. The City will pursue other opportunities to house the homeless when and if funding becomes available. In Fall 2023, as part of the $757 million in funding through the Affordable Housing and Sustainable Communities (AHSC) Program, the “3900 Thornton” affordable housing project in Fremont’s Centerville area was selected as an awardee to receive $45.8 million in AHSC funding. This project, which is led by nonprofit affordable housing developer Resources for Community Development (RCD), will transform an underutilized vacant lot into a sustainable building with 128 affordable homes. Approximately $4.3 million of the AHSC grant will go towards promoting clean transportation in Fremont by supporting the Centerville Complete Streets project and improvements to the Centerville Train Station. Another $6 million of the grant will go to the San Joaquin Regional Rail Commission to replace an outdated Altamont Corridor Express (ACE) diesel locomotive with a modern zero-emission locomotive.