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The majority of large pazcels of undeveloped ]and aze located in the Reche Canyon and La Loma Hills azeas of the City. Most of this lazge vacant or sparsely developed area is currently zoned at low densities. With no change in zoning, most of the higher density development will have to occur as small, infill projects on non-contiguous pazcels or as redevelopment of nonconforming or underutilized properties. Emalovment Characteristics • Over a third of the City's employment is in the Technology, Sales and Administrative Support sector. • The lazgest employer in the City is Colton Joint Unified School District. • An annual median household income of $33,820 is estimated for 2000. Housin¢ Stock Characteristics • A low to moderate rate of new single family home construction is anticipated due to the absence of vacant, easily developable land. • A home ownership rate of 52% is lower than the 1998 national average of 66%. • The 1999 median price of a new home in Colton was $146,471. • Colton's existing housing stock is affordable to all but very low-income families. • The majority of new single family home development will be suited to middle and upper income families due to current zoning and general plan designations. • Approximately 26% of units will be 50 years or older by 2005. Goals and Policies The primarv o�al of the City is to ensure that decent, safe housing is available at an affordable cost to all residents. The priority is the availability of housing for families of all income levels. Secondarv �oals for this planning period aze: Maacimize the effectiveness of various federal, state, county and loca] agencies involved with the creation of very low, low and moderate-income housing opportunities. Housing Element City of Colton 2000-2005