CITY OF ALAMEDA RESOLUTION NO. __________
ADOPTING A GENERAL PLAN AMENDMENT TO UPDATE THE
HOUSING ELEMENT OF THE GENERAL PLAN AND CHANGE THE
LAND USE DIAGRAM DESIGNATION FOR TWO PROPERTIES TO
ACCOMMODATE THE CITY’S REGIONAL HOUSING NEEDS
ALLOCATION FOR THE PERIOD 2023 -2031, AFFIRMATIVELY
FURTHER FAIR HOUSING, AND COMPLY WITH STATE HOUSING
ELEMENT LAW
WHEREAS, the California legislature has found that “California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homeless ness, and undermining the state’s environmental and climate objectives.” (Gov. Code Section 65589.5.); and
WHEREAS, the legislature has further found that “Among the consequences of those actions are discrimination against low -income and minority househo lds, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration.” (Gov. Code Section 65589.5.); and
WHEREAS, the legislature recently adopted the Housing Crisis Act of 2019 (SB 330) which states that “In 2018, California ranked 49 th out of the 50 states in housing units per capita… California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years”; and
WHEREAS, State Housing Element Law (Article 10.6 of Gov. Code) requires that the City Council adopt a Housing Element for the eight -year period 2023 -2031 to accommodate the City of Alameda’s (City) regional housing need allocation (RHNA) of 5,353 housing units, comprised of 1,421 very -low income units, 818 low -income units, 868 moderate-income units, and 2,246 above moderate-income units; and
WHEREAS, State law requires that the City take meaningfu l steps to promote and affirmatively further fair housing (Gov. Code Section 65583(c)(5)); and
WHEREAS, State law requires that the City make zoning available for all types of housing, including multifamily housing (Gov. Code Sections 65583.2 and 65583(c)); and
WHEREAS, Alameda City Charter Article 26 prohibits construction of multifamily housing and residential densities above 21 units per acre; and
WHEREAS, State law generally states that the Housing Element and the City’s
zoning must support housing f or all income levels , and residential densities under 30 units per acre do not support construction of housing for lower income households (Gov. Code Section 65583.2(c)(3)(B)(iv)). Although State law may allow different densities, subject to a market stud y which considers market demand and financial feasibility, that option would ultimately require greater densities given that the City is located in the heart of the San Francisco Bay Area, a region with some of the highest land costs and highest construction costs in the country; and
WHEREAS, to address similar inconsistencies with State law, in 2012 , the City adopted the Multi-Family (MF) overlay zone in A lameda Municipal Code (AMC) Section 30-4.23(b)(1) which allows densities of 30 residential units per acre and states, “In the event of a conflict between the provisions of the MF Combining District and the provisions of the underlying district or the Alameda Municipal Code or Alameda City Charter Article 26, the provisions of the MF District shall govern”; and
WHEREAS, the analysis of available sites to accommodate the City’s RHNA of 5,353 housing units demonstrates that multifamily housing at densities of greater than 21 units per acre is necessary to accommodate the RHNA; and
WHEREAS, the Housing Elem ent and amendments to AMC Chapter XXX (Development Regulations) must be adopted to comply with State law, accommodate the RHNA, affirmatively further fair housing, and facilitate and encourage a variety of housing types for all income levels, including mul tifamily housing (Gov. Code Sections 65583.2 and 65583(c)); and
WHEREAS, the preparation, adoption, and implementation of the Housing Element and companion zoning amendments requires a diligent effort to include all economic segments of the community; and
WHEREAS, the City conducted extensive community outreach over the last 18 months including over 25 public workshops before the Planning Board, Commission on Persons with Disabilities, Transportation Commission, and Historical Advisory Board; and
WHEREAS, on May 25, 2022, the City submitted the draft Housing Element to the State Department of Housing and Community Development (HCD) for its review ; and
WHEREAS, in July 2022, HCD contacted the City with a number of questions and concerns about the adequacy of the draft Housing Element, and based upon those questions, City staff revised the draft Housing Element to include additional information and data to support the City’s position that the proposed programs and zoning changes would be adequate to acco mmodate the RHNA and affirmatively further fair housing ; and
WHEREAS, on August 25, 2022, the City received a letter from HCD stating that the draft Housing Element is in substantial compliance with State Housing Element Law, and will comply with State Ho using Element Law when it is adopted, submitted to and approved by HCD in accordance with Government Code Section 65585; and
WHEREAS, the August 25, 2022 HCD letter emphasizes that adoption of the Programs #2, #3, and #4, which are the programs that addr ess Alameda Point housing, shopping center rezoning, commercial street rezoning, and residential district rezoning are “crucial to compliance”; and
WHEREAS, Programs #2, #3, and #4 are the associated zoning amendments are the actions which are necessary to address the inconsistencies between State Housing Law and City Charter Article 26; and
WHEREAS, o n August 29, 2022, the City published the final draft Housing Element (i.e., determined to be in substantial compliance by HCD) on the City website and www.alameda2040.org and requested public comment on the final draft; and
WHEREAS, on September 26, 2022, the Planning Board held a duly noticed public hearing and r ecommended that the City Council adopt a General Plan Amendment to update the Housing Element and a comprehensive set of zoning text amendments; and
WHEREAS, on October 10, 2022, the Planning Board held a duly noticed public hearing and r ecommended that the City Council adopt a General Plan Amendment t o amend the General Plan Land Use Diagram for two properties and zoning map amendments for a total of seven properties identified in the Housing Element as housing opportunity sites; and
WHEREAS, on November 15, 2022, the City Council conducted a duly not iced public hearing, reviewed the 2023-2031 Housing Element and all pertinent maps, documents and exhibits, including the findings made by HCD and public comments, and determined the Housing Element and the Land Use Diagram amendments to be consistent with State law and the General Plan of the City of Alameda; and
WHEREAS, on that same date, the City Council introduced a companion Ordinance to amend the AMC and citywide zoning map to implement the Housing Element of the General Plan.
NOW, THEREFORE, BE I T RESOLVED, that the City Council makes the following findings pertaining to the General Plan Amendment to update the Housing Element and Land Use Diagram of the General Plan:
1. City Charter Conflict. Article 26 of the City Charter and its implementing regulations are in direct conflict with State housing law and preempted and unenforceable to the extent necessary to adopt a Housing Element in compliance with state law. More specifically, Article 26 of the City Charter
is preempted by Government Code Sections 65583.2(c), (h), and (i) and section 65583(c)(1), which require the City to allow multi -family housing, and Government Code Section 65583.2(c)(3), which requires zoning appropriate to accommodate housing for lower -income households and zoning for a variety of housing types, and Government Code sections 8899.50 and 65583(c)(10), in that strict compliance with Article 26 ’s requirements, without the necessary modifications as proposed, would not meet state law requirements.
2. The proposed General Pl an text and diagram amendments are consistent with the policies and intent of the General Plan . The proposed amendments to the General Plan clarify and improve existing Housing Element policies and objectives and ensure internal consistency between the Housing Element and Land Use Element. The amendments ensure consistency between the City General Plan and State law, which is necessary to achieve General Plan policies and objectives for equal access to housing, access to transportation improvement funds, a nd mixed use, transit oriented housing opportunities.
3. The proposed General Plan text and diagram amendments will have acceptable effects on the general welfare of the community . Because several federal, state, and regional funding programs consider ho using element compliance as an eligibility or ranking criteria, t he proposed amendments will facilitate the City’s ability to attract new grant funds to improve transportation, infrastructure, open space, and housing. The amendments will help ensure that households seeking different housing types and affordable housing will have opportunities to find housing in Alameda.
4. The proposed General Plan text and diagram amendments are in the public interest . Maintaining consistency with State law requiremen ts ensures that the City General Plan is adequate for City decision making, preserves access to State funding sources and reduces the risk to the community of lawsuits over the adequacy of the General Plan.
5. California Environmental Quality Act. The City Council finds that, based on substantial evidence in the record, the potential environmental impacts of the project have been evaluated and disclosed pursuant to California Environmental Quality Act (CEQA). On November 30, 2021, by Resolution No. 15841 , the City Council certified a Final Environmental Impact Report (EIR) for the Alameda 2040 General Plan (State Clearinghouse No. 2021030563) in compliance with CEQA, and adopted written findings, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program for the General Plan Amendment to update the Alameda General Plan (General Plan EIR), which evaluated the environmental impacts of 12,000 additional housing
units in Alameda over 20 years, including 5,353 housing units to accommodate the RHNA between 2023 through 2031. Pursuant to CEQA Guidelines Sections 15162 and 15163, none of the circumstances necessitating further CEQA review are present with respect to the General Plan EIR. Adoption of the Housing Element and correspo nding amendments to the AMC to implement the policies and goals of the Housing Element would not require major revisions to the General Plan EIR due to new significant impacts or due to a substantial increase in the severity of the significant environmenta l effects. There have been no substantial changes with respect to the circumstances under which the project would be undertaken that would require major revisions of the General Plan EIR due to new or substantially increased significant environmental effe cts. Further, there has been no discovery of new information of substantial importance that would trigger or require major revisions to the General Plan EIR due to new or substantially increased significant environmental effects. For these reasons, no fur ther environmental review is required; and
BE IT FURTHER RESOLVED, that the City Council hereby adopts a General Plan Amendment to update the Housing Element of the General Plan as shown in Exhibit A; and
BE IT FURTHER RESOLVED, that the City Council he reby adopts a General Plan Amendment to amend the Land Use Diagram for two properties shown below;
2363-2433 Mariner Square Drive
Land Use Diagram Amendment : Change from Business
Employment to Mixed Use.
APN’S: 74-1315-1, 74-1315-5, 74-1315-6, 74-1315-7
Approximate Acreage: 2.39
Webster Street Plaza
Location: Webster Street, Atlantic Avenue
Land Use Diagram Amendment : Change from Medium
Density Residential to Community Mixed Use.
APN’S: 73-426-26, 73-426-27, 73-426-28, and 73-426-25
Approximate Acreage: 2.27
And;
BE IT FURTHER RESOLVED, that the City Clerk is hereby directed to distribute copies of the Housing Element in the manner provided in Government Code Section 65357.
EXHIBIT A
2023-2031 HOUSING ELEMENT
(On file in the Clerk’s office)
City of Alameda
2023-2031 Housing Element
Adoption Draft | November 2022
The Housing Element is Alameda’s blueprint for how and where the community will meet the housing needs of current and future members of the community, including seniors, families, single-person households, single parent households, people with disabilities, lower-income households, and people experiencing or facing the prospect of homelessness.
ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE www.placeworks.com
Prepared By: PlaceWorks
101 Parkshore Drive, Suite 200
Folsom, California 95630
t 916.245.7500
City of Alameda
2023-2031 Housing Element
Adoption Draft | November 2022
City of Alameda
2023 – 2031 Housing Element i
TABLE OF CONTENTS
Acknowledgements ................................................................................................................... 1 Introduction ............................................................................................................................... 3 Affirmatively Furthering Fair Housing .................................................................................. 4 The Housing Sites Inventory .................................................................................................... 5 General Plan Consistency......................................................................................................... 6 Zoning Ordinance Consistency ................................................................................................ 7 Draft Housing Element Public Review ................................................................................... 7 Goals and Policies ..................................................................................................................... 8 Programs ............................................................................................................................... 16 Quantified Objectives ........................................................................................................... 36 Appendix A – Community Consultation ........................................................................... A-1 2020: Measure A and Measure Z ........................................................................................... A-1 2021: Housing Sites and Fair Housing .................................................................................. A-2 2021 Stakeholder Consultations ............................................................................................ A-3 2022: Zoning for Multifamily and Fair Housing ................................................................... A-5 Noticing of the Draft Housing Element ................................................................................. A-5 Appendix B – Review of the 2014–2022 Housing Element ............................................... B-1 Efforts to Address Special Housing Needs ............................................................................. B-1 Appendix C – Housing Needs Assessment ......................................................................... C-1 Population Trends and Characteristics.................................................................................... C-1 Population Growth and Projections .................................................................................... C-1 Age Characteristics ............................................................................................................. C-2 Race and Ethnicity .............................................................................................................. C-3 Household Characteristics ...................................................................................................... C-4 Household Composition ..................................................................................................... C-4 Housing Stock Characteristics ............................................................................................ C-9 Special-Needs Groups ...................................................................................................... C-17 Inventory of Assisted Housing Units ............................................................................... C-28
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ii 2023 – 2031 Housing Element
Appendix D – Assessment of Fair Housing ....................................................................... D-1 Outreach ............................................................................................................................. D-2 Assessment of Fair Housing Issues .................................................................................... D-3 Sites Inventory Analysis ................................................................................................... D-47 Contributing Factors ......................................................................................................... D-62 Appendix E – Housing Sites Inventory .............................................................................. E-1 Introduction ............................................................................................................................. E-1 Housing Sites Inventory Realistic Capacity ........................................................................ E-3 Housing Sites Analysis ........................................................................................................... E-4 Meeting the RHNA .......................................................................................................... E-17 Appendix F – Housing Constraints .................................................................................... F-1 Non-Governmental Constraints .......................................................................................... F-1 Governmental Constraints .................................................................................................. F-5 Appendix G – Housing Resources ...................................................................................... G-1 Alameda Housing Authority .............................................................................................. G-1 City of Alameda Department of Community Development .............................................. G-1 Homeless Services .............................................................................................................. G-2
LIST OF TABLES
Table 1 Quantified Objectives for City of Alameda Programs, 2023–2031 ................... 36 Table B-1 Program Evaluation .......................................................................................... B-3 Table C-1 ABAG Population Projections, 2010-2040 ...................................................... C-2 Table C-2 Population Age Distribution, 2010-2040 ......................................................... C-2 Table C-3 Race and Ethnicity ............................................................................................ C-3 Table C-4 Household Composition in the City of Alameda, 2019 ................................... C-4 Table C-5 Overcrowding by Tenure, 2019 ........................................................................ C-4 Table C-6 Maximum Household Income by Household Size, 2021 ................................. C-5 Table C-7 Households by Income Level by Tenure, 2019 ................................................ C-6 Table C-8 Households Cost-Burdened by Tenure and Income Level, 2017 ..................... C-6 Table C-9 Historic and Projected Employment, 2010-2040 ............................................. C-8 Table C-10 Number and Type of Housing Units, City of Alameda: 2000-2021 .............. C-10 Table C-11 Number and Type of Housing Units, Cities in Alameda County, 2021 ......... C-10 Table C-12 Housing Unit by number of bedrooms ........................................................... C-12 Table C-13 Vacant Units by Type ..................................................................................... C-13 City of Alameda
iii
Table C-14 Age of Housing Stock, City of Alameda, 2019 .............................................. C-14 Table C-15 Median Home Values ..................................................................................... C-15 Table C-16 Average Rent, City of Alameda, 2021 ........................................................... C-15 Table C-17 Housing Affordability .................................................................................... C-16 Table C-18 Senior-Headed Households ............................................................................ C-17 Table C-19 Household Composition in the City of Alameda, 2019 ................................. C-20 Table C-20 Developmentally Disabled Residents by Age, 2021 ...................................... C-22 Table C-21 Large Households by Tenure ......................................................................... C-23 Table C-22 Extremely Low-Income Households, City of Alameda ................................. C-24 Table C-23 Assisted Units Inventory ................................................................................ C-28 Table C-24 City of Alameda Affordable Housing Unit Fee ............................................. C-30 Table D-1 Performance Scores for Alameda Unified School District, 2019 .................. D-25 Table D-2 Factors Contributing to Fair Housing Issues in Alameda .............................. D-63 Table E-1 City of Alameda Regional Housing Needs Allocation 2023-2031 .................. E-2 Table E-2 Capacity to Accommodate the RHNA ............................................................. E-5 Table E-3 Project and Site Descriptions ........................................................................... E-7 Table E-4 Sites to be rezoned .......................................................................................... E-12 Table E-4 Comparison of the Regional Housing Needs and Proposed Capacity ........... E-22 Table F-1 General Plan Land Use Designations ............................................................... F-6 Table F-2 Zoning Districts ................................................................................................ F-8 Table F-3 Residential Development Standards ............................................................... F-11 Table F-4 Parking Standards ........................................................................................... F-12 Table F-5 Housing Types Permitted by Zone ................................................................. F-16 Table F-6 Timelines for Permit Procedures .................................................................... F-23 Table F-7 Typical Building Permit Processing Timeline by Project Type ..................... F-25 Table F-8 Review Authority ........................................................................................... F-26 Table F-9 Alameda Citywide Development Fees by District and Land Uses* .............. F-27 Table F-10 City of Alameda Permit Fees ......................................................................... F-28 Table F-11 Planning and Development Fees .................................................................... F-29
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iv 2023 – 2031 Housing Element
LIST OF FIGURES
Figure C-1 Unemployment Rate ......................................................................................... C-8 Figure C-2 Senior Households Overpaying by Income Level .......................................... C-19 Figure C-3 Disability by Type .......................................................................................... C-21 Figure C-4 Farmworkers in Alameda County .................................................................. C-27 Figure D-1 TCAC Resource Area Designations ................................................................. D-6 Figure D-2 Median Income ................................................................................................. D-9 Figure D-3 Predominant Population ................................................................................. D-11 Figure D-4 Rate of Disability ........................................................................................... D-18 Figure D-5 Expected Educational Outcome Scores ......................................................... D-24 Figure D-6 Environmental Health and Disadvantaged Communities ............................. D-27 Figure D-7 Rate of Homeowners Overpaying for Housing ............................................. D-34 Figure D-8 Rate of Renters Overpaying for Housing ...................................................... D-35 Figure D-9 Historically Redlined Neighborhood Map of Alameda ................................ D-43 Figure D-10 Units and City Acreage by TCAC Resource Areas ....................................... D-52 Figure D-11 Units and City Acreage by Poverty Rate ........................................................ D-54 Figure D-12 Units and City Acreage by Predominant Population ...................................... D-55 Figure D-13 Units and City Acreage by Disability Rate .................................................... D-56 Figure D-14 Units and City Acreage by Jobs Proximity Index .......................................... D-57 Figure D-15 Units and City Acreage by TCAC Educational Score ................................... D-58 Figure D-16 Units and City Acreage by CalEnviroScreen Percentile ................................ D-59 Figure D-17 Units and City Acreage by Rate of Overcrowding ......................................... D-60 Figure D-18 Units and City Acreage by Rate of Cost Burdened Homeowners ................. D-61 Figure D-19 Units and City Acreage by Rate of Cost Burdened Renters ........................... D-62 Figure E-1 Housing Sites .................................................................................................... E-1
City of Alameda
2023 – 2031 Housing Element 1
Acknowledgements
This Draft Housing Element would not have been possible without the input, help, and suggestions from a wide variety of Alameda citizens, interest groups, and advocates who participated in the public process of creating this Housing Elemen t over the last three years . The public planning process to create this Housing Element is described in more detail in Appendix A, Community Engagement and Consultation.
An incomplete list of all those that have helped make this draft possible includes:
All the residents and speakers that have participated in the many public workshops held to date:
Alameda City Councilmembers, Mayor Ezzy Ashcraft, Vice Mayor Vella, and Council members Daysog, Knox White, and Herrera Spencer
Alameda Planning Board members
Alameda Commission on Persons with Disabilities
Alameda Transportation Commission
Alameda Historical Advisory Board
Alameda Housing Authority
Alameda Housing Working Group
Alameda Architectural Preservation Society
Alameda Citizens Taskforce
Alameda Point Collaborative
Alameda Unified School District
East Bay Housing Organizations
Eden Council for Hope and Opportunity
Everyone Home/Alameda County Continuum of Care
Centro Legal de la Raza
Renewed Hope Housing Advocates
Housing and Economic Rights Advocates
Regional Center of the East Bay
Yes in My Backyard (“YIMBY”)
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2 2023 – 2031 Housing Element
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2023 – 2031 Housing Element 3
Introduction
Housing continues to be one of the biggest challenges facing the City of Alameda and the State of California. With some of the highest increases in rent in recent years and home prices continuing to rise, Alameda is facing an unprecedented housing crisis. As housing becomes less affordable and the demand outpaces supply, it is becoming harder for residents to afford housing, especially low- and middle-income families and individuals. Displacement pressures have intensified, the number of homeless individuals in Alameda continues to increase, and Alameda’s most vulnerable communities, including low- and middle- income households and communities of color, continue to be disproportionately affected by the housing crisis. The Housing Needs Assessment (Appendix C) describes in detail the scope of the housing needs in Alameda.
The Housing Element of the General Plan establishes the goals, policies , and action programs necessary to ensure an adequate supply of housing to meet the Regional Housing Needs Allocation (the “RHNA”) for the period 2023 to 2031 and foster inclusive communities free from barriers that restrict access to housing. The Housing Sites Inventory (Appendix D) provides a detailed description of the sites available to accommodate the RHNA and the wide variety of types of housing needed, including but not limited to multifamily rental housing, senior assisted living, supportive housing, shared and single-room occupancy housing, accessory dwelling units, transitional housing, and emergency shelters for the unhoused.
In 2020, the City of Alameda, Eden Housing, and Alameda Point Partners opened the first two new residential buildings constructed on the former Naval Air Station in over 50 years. Corsair Flats provides 60 units for very low income seniors and veterans, and an adjacent building (not shown) provides 68 units for lower income families. The Aero Building (on the left) provides 200 market rate rental units. The land for the projects was provided by the City of Alameda. The City requires that 25 percent of all u nits constructed at Alameda Point be deed restricted for very low, low, and moderate income households.
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4 2023 – 2031 Housing Element
Equity, inclusion, and the need to affirmatively further fair housing are themes that are woven throughout the document to ensure that Alameda is an equitable and inclusive city that provides for the needs of the most vulnerable and historically disadvantaged communities. Housing Element policies and programs ensure that all people and all neighborhoods are considered equal and will have equal opportunities to provide for a safe, high quality of life for themselves and their families, free from discrimination, exclusion, displacement, and exposure to environmental or public health hazards.
Figure 1 The Alameda Landing Waterfront residential project and waterfront park helps to reconnect Alameda to its waterfront while providing a variety of housing for very low, low, moderate, work force, and above moderate-income households.
Affirmatively Furthering Fair Housing
State law requires Alameda to ensure that its laws, programs, and activities affirmatively further fair housing, which means taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity and housing. Meaningful actions include actions that will promote equal access to housing for lower income households, including access to transitional, supportive, and subsidized housing.
City of Alameda
2023 – 2031 Housing Element 5
As described in Appendix D Assessment of Fair Housing, Alameda, like many cities in the Bay Area, historically maintained local land use controls that served to restrict access to housing and therefore opportunities for lower income segments of the community. This Housing Element makes a commitment to specific actions to affirmatively further fair housing and foster inclusive communities free from barriers that restrict access to housing and opportunity. These actions, include but are not limited to:
• Amending the Alameda Municipal Code (AMC) to remove the citywide prohibition on multifamily housing of three or more units and removing the citywide prohibition on residential densities over 22 units per acre ensuring equal access to housing oppo rtunities in all Alameda neighborhoods and mixed-use districts. (See Housing Programs 2, 3, and 4.) • Amending the AMC to ensure that all housing types , including but not limited to multifamily housing, shared housing, transitional housing, supportive housi ng, assisted living housing, and subsidized affordable housing are permitted by right in all residential and mixed-use zoning districts ensuring equal access to housing opportunities in all Alameda neighborhoods and mixed use districts. (See Housing Programs 2, 3, 4, and 21.) • Amending the AMC to ensure that housing opportunity sites are available in every residential and mixed-use district throughout Alameda, including High and Highest Opportunity Area as defined by the 2022 TCAC/HCD Opportunity Map (See Appendix E Housing Sites Inventory and Appendix D Assessment of Fair Housing Table D-10)
• Committing to meaningful actions , programs and services to affirmatively further fair housing, such as Housing Element Programs 8 and 9 regarding Affordable Housing Incentives and Waivers, Program 10 and 11 regarding housing for persons with disabilities and for persons experiencing homelessness, and Programs 12 and 13 regarding the City’s rent control program, housing voucher program, educational opportunities, and tenant protection programs.
The Housing Sites Inventory
State Law requires an inventory of land suitable for residential development that can be feasibly developed during the 2023 -2031 period and is sufficient to provide for the regional housing need for all income levels. The City of Alameda’s Regional Housing Needs Allocation (RHNA) for the eight-year period from 2023 to 2031 is 5,353 units. As described in more detail in Appendix E Housing Sites Inventory, this Housing Element identifies all the properties in Alameda that are zoned appropriately and available to accommodate the regional housing need over the next 8 years.
As described in the Housing Element Programs (See Programs 2, 3 and 4), concurrent with adoption of this Housing Element, the City Council will adopt a comprehensive set of zoning amendments to ensure consistency between the General Plan, Alameda Municipal Code, State housing law, and the Housing Element sites inventory.
City of Alameda
6 2023 – 2031 Housing Element
Consistent with Alameda General Plan policies, the Housing Element Site Inventory supports:
• Transit Oriented Development. The inventory facilitates development of new housing in transit oriented locations with excellent ferry service and/or excellent bus transit service. Over 75% of the housing identified in the Housing Inventory is located in areas identified as “Transit Rich” pursuant to California Public Resources Code sections 21064.3 and 21155. • Sustainable Development. Over 75% of the housing sites are located in the Priority Development Areas (PDAs) designated by Plan Bay Area, the Region’s Sustainable Communities Strategy to reduce greenhouse gas emissions and address climate change. • High Resource Inclusive Communities . The inventory addresses the need for housing for each income group, and to affirmatively further fair housing, the land inventory includes sites within every neighborhood of Alameda . Approximately 50% of the l and in the inventory is located in areas of Highest and High Resource according to the 2022 TCAC/HCD Opportunity Map. For more detail, see Appendix D Assessment of Fair Housing.
• Public Lands: The inventory includes housing sites on land made available by the City of Alameda, the Alameda Housing Authority, or the Federal Government (See Sites 1 North Housing, Site 2 Singleton, and Site 4 McKay.) Over 30% of the housing identified in the inventory is located on public lands.
General Plan Consistency
State law requires that “the general plan and elements and parts thereof comprise an integrated, internally consistent, and compatible statement of policies.” The purpose of requiring internal consistency is to avoid policy conflict and provide a clear policy guide for the future maintenance, improvement, and development of housing within the city.
In November 2021, the City of Alameda City Council adopted a comprehensive update of the six other elements of the General Plan in preparation for the Housing Element update. All elements of the Alameda General Plan, including the Land Use and City Design Element , were updated in anticipation of the 2022 Housing Element Update, and they have all been reviewed for consistency in coordination with the update to the Housing Element. The City will continue to review and revise the Housing Element as necessary to maintain General Plan consistency. Concurrently with the Housing Element update, the City is amending as needed the Health and Safety Eleme nts of the General Plan to include policies regarding hazard mitigation and flood hazard and management information, per Assembly Bill (AB) 162 (California Government Code Section 65302) and addressing environmental justice consistent with Government Code Section 65302(h).
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2023 – 2031 Housing Element 7
Zoning Ordinance Consistency
Upon completion of the General Plan Update in 2021, the Planning Board and City Council began a systematic review and update to the Alameda Municipal Code Chapter 30 (Zoning Regulations) to ensure that adequat e sites are appropriately zoned to accommodate the 2023 -2031 RHNA . The zoning amendments to be adopted by the City Council, ensure that all of the sites listed in the Housing Sites Inventory (Appendix D) are appropriately zoned to accommodate housing and t hat Alameda’s zoning regulations adequately address special needs housing, including emergency shelters, low barrier navigation centers, and supportive and transitional housing.
Draft Housing Element Public Review
Appendix A Community Consultation provides an overview and summary of the three-year process and consultations that supported the preparation of this Housing Element.
Throughout the process, the City of Alameda has made a diligent effort to include all economic segments of the community. Invi tations to all community meetings were sent to local affordable housing organizations who represent low -income populations to encourage their participation. Affordable housing providers, housing advocacy groups, and citizens representing the more vulnerable communities of West Alameda were actively engaged in the preparation of this Element.
In 2021 and 2022, the Planning Board and City Council held monthly publicly noticed public workshops to provide direction to staff on strategies, policies, and programs to provide additional housing to accommodate the RHNA, affirmatively further fair housing, a nd ensure appropriate zoning controls and form-based standards to support a transit oriented, susta inable, inclusive and equitable housing plan.
These formal public meetings continue to be supplemented with less formal meetings between city staff and neighborhood groups, interested parties, and advocates.
A first draft Housing Element was released on June 3, 2021 for public review and comment. The draft was made available on the City’s website and was noticed to residents through the same methods as the Planning Board and City Council meetings. Additional direct noticing was sent to local housing ad vocate groups.
On April 5, 2022, a second draft Housing Element was circulated for a 30-day public review period. During the period, the Planning Board held two workshops, the Historic Advisory Board held a workshop, and the City Council held a public workshop to take in public comments and provide direction regarding the final Draft Plan to be submitted to the Department of Housing and Development (HCD) for review. All comments received during the comment period were carefully considered . B ased upon the review of those comments, a number of revisions were made to the draft Housing Element before sending the Element to HCD for review.
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8 2023 – 2031 Housing Element
Goals and Policies
The City’s goals define success; policies guide future decision making to achieve the goal s. The Housing Element is designed to achieve three goals for the Alameda community:
Goal 1: Provide an ample supply of housing to meet the existing and projected housing needs.
Goal 2: Affirmatively further fair housing to foster inclusive neighborhoods and remove barriers to housing for vulnerable communities.
Goal 3: End and prevent homelessness in Alameda.
Figure 2 In 2018, the Alameda Housing Authority opened 20 units for lower income families on Eagle Avenue. The land for the project was provided by the Alameda Unified School District and the City of Alameda. At over $900,000 per unit to construct, the project revealed for many the financial challenges that must be overcome to develop affordable housing in Alameda.
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2023 – 2031 Housing Element 9
Goal 1: Provide an ample supply of housing to meet the existing and projected housing needs.
H-1 Housing Production Maintain an adequate supply of appropriately zoned land and take all necessary actions to support the production of at least 5,353 housing units in Alameda between 2023 and 2031 to accommodate the local and regional housing need.
H-2 Diverse Housing for Dive rse Needs . Facilitate the construction of a wide range of different housing types to address the diverse housing needs by permitting a greater diversity of housing types, including multifamily housing, courtyard housing, single room occupancy housing, supportive housing, transitional housing, assisted living housing, and other types of housing in all neighborhoods and mixed-use commercial districts.
Figure 3 In 2018, Little John Commons opened for 31 very low -income seniors. The land for the project was provided by the City of Alameda.
H-3 High Opportunity Housing . Distribute new ho using, affordable and market rate, supportive housing, and special needs housing across all neighborhoods and increase the supply of affordable housing and special needs housing in higher opportunity areas and in neighborhoods that currently have fewer affordable housing units or special needs housing to affirmatively further fair housing.
Spotlight: What Are Higher Opportunity Areas?
The Housing Element land inventory and identification of sites must be consistent with Alameda’s duty to affirmatively further fair ho using. A program to affirmatively further fair housing must include meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity for all groups by replacing segregated living patterns with integrate d and balanced living patterns; transforming racially and ethnically concentrated areas of poverty into areas of opportunity (without displacement); and fostering and maintaining compliance with civil rights and fair housing laws. As shown in the State’s Opportunity Map, the “High Opportunity Areas” in Alameda are generally in eastern Alameda and Harbor Bay, and the lower opportunity areas are west of Webster Street and north of Central Avenue on the main island.
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10 2023 – 2031 Housing Element
2022 TCAC/HCD Opportunity Map
H-4 Affordable Housing . Expand rental and for -sale housing for people of all income levels in all Alameda neighborhoods with units for extreme ly low -, very low -, low -, moderate-income and special needs households, including people with disabilities, senior citizens, and people in need of assisted, supportive, and/or transitional housing by:
• Affordable Housing Impact Fees . Developing and
expanding financial resources for affordable housing
such as the City of Alameda Affordable Housing Fee
Ordinance, which imposes a housing impact fee on
new commercial development in the City to fund
affordable housing.
• Inclusionary Housing. Maintaining inclusionary
affordable housing requirements for all new housing
construction to ensure that at least 15 percent of all new housing units in new residential developments
are deed restricted for households with very low, low,
and moderate incomes, and at least 25 percent on-
City owned land at Alameda Point.
• Density Bonuses. Continu ing to promote the City
Affordable Housing Density Bonus program to
increase the number of deed restricted units in each
development.
• Land Trusts and Cooperatives. Creating opportunities
for land trusts and affordable housing providers to
Spotlight: What Is Inclusionary
Zoning?
Inclusionary Zoning policies
require that a percentage of new
development be deed -restricted
affordable housing. Plan Bay Area
2050 recommends requiring
between 10 percent and 20
percent of units in all major
housing projects as deed-
restricted affordable housing,
depending on the local context.
The City of Alameda, as of July
2021, requires 15 percent of units
in projects of five or more units to
be deed -restricted affordable
housing for 55 years and 25
percent of all units in projects at
Alameda Point.
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2023 – 2031 Housing Element 11
purchase multifamily buildings and operate them as cooperatives and keep them permanently affordable.
• Creative Home Ownership Programs . Creating progr ams to assist tenants to purchase their buildings.
• Funding. Applying for Federal and State funds for infrastructure improvements to support development of affordable housing.
H-5 Alameda Point Public Lands for Affordable Housing . Maximize opportunities for additional affordable housing in the Main Street Neighborhood Specific Plan area, in the Town Center Waterfront Specific Plan area, and in the former residential buildings in the Adaptive Reuse area of Alameda Point by:
• Reducing construction costs by u tilizing public resources, f ederal and s tate grants, and proceeds from land sales at Alameda Point to fund infrastructure improvements for affordable housing and lessen the city’s reliance on the private capital and market rate housing to fund needed infrastructure and affordable housing. • Advocating for Federal and State funding for infrastructure and housing construction for lower and moderate-income housing construction.
• Supporting and providing land at no cost for affordable and mixed income home ownersh ip projects.
• Maintaining public ownership of lands use for mixed income and affordable rental housing. • Supporting less costly manufactured or modular construction to reduce construction costs on public lands as Alameda Point.
H-6 Accessory Dwelling Units. Continue to promote, facilitate, and permit accessory dwelling units in residential neighborhoods and mixed-use areas to increase the supply of smaller, more affordable rental units within existing neighborhoods.
H-7 Sites included in Multiple Housing Cycles. The City shall allow housing developments with at least 20 percent affordable housing by right on lower-income housing sites that have been counted in previous housing element cycles, consistent with Government Code Section 65583.2(c).
H-8 Permit Processing Time and Cost. Streamline the housing approval and construction process by:
• Maximizing the use of prior environmental reviews, tiered environmental reviews, program EIRs, and statutory and categorical exemptions to streamline the review of housing projects and reduce entitlement costs.
• Maintaining adopted Objective Design Review Standards to ensure consistent review and approval criteria for new residential development that is fair, objective, streamlined, clear , and consistent.
• Offering ministerial review for affordable housing and housing for the homeless.
H-9 Sustainable and Resilient Housing . Improve the resiliency and reduce the greenhouse gas emissions from Alameda’s housing stock by:
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12 2023 – 2031 Housing Element
• Minimizing displacement in the event of a natural disaster by identifying risks to the housing supply from natural disasters and the impacts of climate change; identifying funding and other resources to support the retrofitting of existing buildings to improve resilience and minimize risks; and planning for emergency housing needs that will result from disasters and climate events and post-disaster housing recovery that ensures an equitable response that considers the needs of Alameda’s most vulnerable communities.
• Providing incentives and promote flexibility for the conversion of existing structures to provide new housing and reduce the greenhouse gas emissions resulting from demolition and new construction.
• Providing streamlined review, incentives, and flexibility for residential buildings that promote energy and resource conservation, particularly those that exceed existing green building standards.
• Continuing to offer residential customer energy conservation services, including but not limited to a weatherization cash grant program, a rebate program for energy efficient lights, a meter lending program, a rebate program for EnergyStar refrigerators, a second refrigerator pickup program, free energy audits, and an Energy Assistance Program to help low -income residents reduce their energy use.
• Continuing to support rooftop solar and other local renewable energy improvements to lower energy use and costs for housing.
• Providing materials and education to property owners, tenants, and homebuilders regarding environmentally sustainable residential development practices.
The adaptive reuse and expansion of the historic Del Monte Warehouse will provide for 360 multifamily rental units. Residents will begin moving in in 2022.
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2023 – 2031 Housing Element 13
H-10 Education Campaign . Engage and educate Alameda residents about the benefits of buil ding housing for citizens of Alameda, who are often essential workers, all income groups, special needs communities, and the unhoused by:
• Adopting an annual budget allocation for outreach and education and thwarting disinformation about housing.
• Preparing a video on affordable housing to be shown at public hearings on projects. • Offering tours of affordable housing projects in the city. • Developing p rograms to involve affordable housing residents as advocates for affordable housing.
• Preparing a written history of actions taken in Alameda to remove public housing after World War II, pass legislation such as Measure A in 1973 to prohibit any future construction of multifamily housing, and other events that resulted in the systematic reduction in the supply of affordable housing in Alameda.
• Engaging former residents in telling their stories, leading to a plan to offe r them preferences to new housing. Such a program would inform and educate current residents and help Alamedans be more bound to their past. These housing initiatives can be part of the city’s efforts to build social housing across the city.
Goal 2: Affirm atively further fair housing to foster inclusive neighborhoods and remove barriers to housing for vulnerable communities.
H-11 Inclusive and Equitable Plans, Standards , and Regulations. Promote inclusive and equitable housing plans, policies, and zoning regulations that are inclusive, nondiscriminatory, and culturally responsive; reduce disparities ; promote equitable access ; minimize the impacts of income disparity; minimize displacement; and promote fair and affordable housing.
H-12 Fair and Inclusive Decision Mak ing. Ensure inclusive community participation in all housing planning, public investment, and development review decision making by:
• Actively engaging all segments of the community, especially those that have historically been less engaged in city decisio n making, such as lower -income families, people of color, and Native American tribes.
• Make engagement and outreach more accessible by meeting people where they are and providing compensation, food, and/or childcare, whenever possible. • Ensuring that a cross-section of the community is represented on city -appointed boards and commissions addressing housing policy and regulation.
H-13 Eliminate Barriers. Eliminate barriers to housing that disproportionately affect populations in protected classes, lower income households, and special needs populations by rescinding or mitigating development standards that are exclusionary, discriminatory, or otherwise impede the development of housing that is affordable to lower income households, such as prohibitions on multifamily housing, prohibitions on density above 21 units per acre, and other standards that increase the cost to construct housing.
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14 2023 – 2031 Housing Element
H-14 Universal Design . Require universal design in all new housing to ensure equal access to new housing for persons with disabilities. Advocate for changes to State Density Bonus law to prohibit waivers from local universal design requirements.
H-15 Prevent Discrimination in Housing. Provide services to counsel tenants and landlords on their rights and responsibilities.
H-16 Rent Control Ordinance and Fair Housing and Tenant Protection Ordinance . Maintain tenant protections by continuing to implement and enforce the City of Alameda Rent Control Ordinance and City of Alameda Fair Housing and Tenant Protection Ordinance to help maintain affordability and prevent displacement for Alameda renters.
H-17 Monitor the Supply of Affordable Housing. Continue to monitor the number and expiration date of existing deed restrictions and covenants and take action to minimize the loss of affordable housing as the result of expiring restrictions.
H-18 Right of First Refusal. Maintain and enforce right of first refusal requirements for tenants that are or have been displaced from their homes in Alameda as the result of capital improvements.
H-19 Short-Term Housing. Limit short-term rentals, conversions to hotels, which reduce the supply of long-term housing units for sale or rent.
H-20 Home Ownership. Promote more affordable ownership opportunities and ownership retention strategies to create stability and wealth building for underserved communities with ownership models such as shared and limited equity ownership.
New multifamily rental housing coming online in 2022 at the Alameda Marina project on Clement Avenue.
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2023 – 2031 Housing Element 15
H-21 Housing Conservation and Rehabilitation. Provide resources to incentivize rehabilitation and improvement of existing housing, such as the City of Alameda Substantial Rehabilitation Program, which creates new rental units in existing vacant or underutilized residential structures; the Housing Rehabilitation Program, which provides grants and low -interest loans to help low - and very low -income homeowners repair and improve their homes; and th e Minor Home Repair program.
H-22 Housing Vacancy Tax. Consider the benefits of adopting a housing vacancy tax to discourage long term vacancies.
H-23 Homeowners Associations. Educate and inform homeowner associations about Housing Element and Municipal Code provisions to encourage and support addition of housing units in existing and new residential neighborhoods. Homeowner associations that impose Homeowner Association enforced restrictions on the production of housing that obstruct the City’s housing objectives shall be lowered in priority for discretionary local funding for community facilities, programs, and/or public improvements.
GOAL 3: End and prevent homelessness in Alameda.
H-24 Prevention. Promote and fund prevention, placement, and support programs and strategies that reduce the likelihood of residents experiencing homelessness as well as shorten the time someone experiences homelessness. Explore strategies and potential programs to increase employment opportunities and/or income for those at risk of becoming homeless.
H-25 Housing-First. Implement a Housing-First approach and coordinate service provision, appropriate housing, and the efficient access to information so as to rapidly match available services and housing to those most in need.
H-26 Partnerships. Strengthen the capacity of the affordable housing development community to locate, construct, and manage housing facilities for the homeless. Partner with local and regional agencies to provide an adequate supply of short -term and permanent housing in addition to supportive services throughout the city that are appropriate for and meet the specific needs of all persons who are homeless or at risk of homelessness.
H-27 Emergency and Transitional Housing. Provide an adequate supply of emergency and transitional housing for people who are homeless or are at a risk of becoming homeless. Continue to support and improve the existing shelter for women and develop an emergency shelter for men in Alameda. Explore the use of alternative housing types such as tiny homes for temporary housing solutions.
H-28 Outreach. Provide a high level of outreach targeted to chronically homeless people to inform them of their rights and opportunities to move int o safe, permanent housing with appropriate support services. Continue to develop and improve the City’s CARE program, which shifts emergency response to non -violent individuals facing mental health crises from the Police Department to the Fire Department.
H-29 Education. Provide opportunities for communities to dialogue and learn about root causes of homelessness, ways to help, and effective approaches to preventing and ending homelessness in an effort to correct common misunderstandings.
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16 2023 – 2031 Housing Element
Programs
The following programs are required to address State and local Housing Element policy objectives.
Program 1: Alameda Point
The Alameda Point program requires the City to take all necessary actions to facilitate and support the construction of 1,482 new housing units on 55 acres of City -owned land at Alameda Point (APN:
74-1368-18) and a 2.4 -acre parcel of privately owned land (APN: 74 -1377-2) at Alameda Point generally referred to as the Site A Development area and the adjacent West Midway area. These lands are designated for residential use in the Alameda General Plan 2040 and in the Alameda Point Waterfront Town Center Specific Plan and the Alameda Point Main Street Neighborhood Specific Plan.
These lands have already been remediated for residential use, have already been conveyed to the City of Alameda, and are ready for residential development. Allowable densities under the zoning do not have a maximum, residential densities will vary block by block from a low 23 unit per acre for attached townhome blocks to a high of over 100 units per acre for multifamily, 4 to 5 story residential blocks to provide for a range of housing types. ( See Table E -3 in Appendix E – Housing Sites Inventory for more information about the property ). To facilitate and support the development of 1,482 units during the 6th Cycle, the City of Alameda shall:
Site A Phase II Entitlements : Execute an amended Development Agreement, amended Development Plan, and amended Disposition and Development Agreement with the City’s selected development partner, Alameda Point Partners, LLC to increase the number of housing units , to be constructed on the remaining 18 acres of vacant lands described in the 2015 Site A Development Plan as Phase 1 and Phase 2 to ensure construction of at least 610 housing units during the 202 3-2031 Housing Element cycle. The Alameda City Council approved the initial term sheet for the re-entitlement on June 5, 2022.
Construction is scheduled to begin in 2024. On July 25, 2022, the Alameda Planning Board approved the revised Development Plan and recommended approval of the revised Development Agreement to the City Council. The Alameda City Council is scheduled to approve the final disposition and development agreements with Alameda Point Partners on September 6, 2022. The agreements allow for conveyance of all the City property to APP by end of 2022, preparation of construction documents in 2023, and actual construction to begin in late 2023 or early 2024.
West Midway Entitlements . E
xecute a Disposition and Development Agreement and Development Plan with the City’s selected development partners, Catellus, Brookfield, and Mid Pen Housing to make 37 acres of City-owned land availabl e for construction of approximately 782 units and 200 replacement units for the Alameda Point Collaborative (RESHAP). The Alameda City Council approved the initial term sheet for the public -private partnership on July 5, 2022. Per the term sheet, construction is scheduled to begin in 2025. In September 2022, the Alameda Planning Board will hold a study session to review the proposed Development Plan and recommended Development Agreement with Catellus/Brookfeild/RESHAP to the City Council. The Alameda City Council is scheduled to approve the final disposition and development agreements with Catellus/Brookfeild/RESHAP by December 2022. The agreements will allow preparation of construction documents in 2023 and actual construction of the necessary infrastructure to begin in late 2024 or early 2025.
City of Alameda
2023 – 2031 Housing Element 17
US Navy Lands and Constraints. Work with the US Navy to expedite the remediation and conveyance of lands generally located in Site A Phase 3 to allow for additional housing development during the Housing Element cycle and ensure that any existing US Navy financial constraints on new housing construction to accommodate the City’s RHNA are lifted.
School District and Privately Held Lands
Work with the Alameda Unified School District and other owners of land within the Adaptive Reuse area of Alameda Point to construct additional housing in support of the RHNA.
Time Frame: Adoption of agreements by end of 2022.
Funding Source: Project application fees and Base Reuse Revenue Funds Responsible Agency: Planning Building and Transportation Department, Community Development Department and City Council.
Quantified Objective: 1,482 units, including 320 affordable units, 200 extremely l ow-income replacement units, and 962 market rate units by 2031
Program 2: Shopping Center Zoning Amendments
This program requires the City to up -zone approximately 100 acres of land at four shopping centers in Alameda that is occupied by low density, sing le-story commercial and service buildings , and large surface parking lots (see Table E -3 in Appendix E – Housing Sites Inventory) to allow for the development of at least 1,200 housing units. The sites are currently designated in the general plan for residential mixed use. The up zoning shall amend the Alameda Municipal Code (AMC) to:
• Permit multifamily housing, shared living , transitional housing, supportive housing, senior assisted living, and low barrier navigation centers by right. “By right” means the use shall not require a conditional use permit, planned unit development permit, or other discretionary review or approval. Design Review shall be conducted to ensure compliance with adopted Objective Design Review Standards.
• Replace the 21 unit per acre maximum density with a minimum density of 30 units per acre.
New residential development will not be subject to maximum residential density standards. • Ensure that each property has at least a 60-foot height limit , and other development standards that facilitate allowable densities.
• The Zoning Amendment shall be adopted prior to the start of the planning period. If that does not occur, the City will ensure compliance with Government Code Sections 65583, subdivision (c)(1) and 65583.2 s ubdivisions (h) and (i), which includes a requirement that at least 50 percent of the shortfall of low - and very low -income regional housing need can be accommodated on sites designated for exclusively residential uses, or b) if accommodating more than 50 percent of the low - and very low -income regional housing need on sites designated for mixed uses, all sites designated for mixed uses must allow 100 percent residential use and require residential use to occupy at least 50 percent of the floor area in a mixed-use project.
City of Alameda
18 2023 – 2031 Housing Element
• Procedures will be amended as needed to utilize objective standards and facilitate meeting approval findings in the development plan and design review process.
Time Frame: Adoption of Zoning Amendments by December 2022.
Funding Source: Community Planning Fee
Responsible Agency: Planning Building and Transportation Department and City Council.
Quantified Objectives: 1,200 units during cycle, improving access to jobs and services and encouraging place-based revitalization of underutilized areas.
Program 3: Commercial Transit Corridor Zoning Amendments This program requires the City to amend the Community Commercial Zoning District (CC District), the Neighborhood Commercial District (C-1 District) , and North Park Street District (NP District) , comprising approximately 110 acres of land designated for commercial and residential mixed use in the General Plan along the Park Street and Webster Street transit rich commercial corridors (see Table E-3 in Appendix E – Housing Sites Inventory) to encourage and accommodate at least 400 residential units. The zoning amendments shall amend the AMC to:
• Permit multifamily housing by right, shared housing, transitional housing, supportive housing, senior assisted living, and low barrier navigation centers . “By right” means the use shall not require a conditional use permit, planned unit development permit, or other discretionary review or approval. Design Review shall be conducted to ensure compliance with adopted Objective Design Review Standards.
• Replace the 21 unit per acre maximum density with a minimum density of 30 units per acre .
New residential development will not be subject to maximum residential density standards. • Ensure that each property in the C -1 Dist rict has the same height limit as the adjacent residential zoning district, which will result in an increase in height limits of one to two stories depending on the height limit in the adjacent residential district. • Ensure that all properties in the CC District have at least a 60-foot height limit consistent with the 60 foot height limit on Park Street in the CC District. On Webster Street between Lincoln Avenue and Central Avenue, any portion of the building over 40 feet in height, shall be setback 15 feet from the front property line to complement the existing to two to three story facades along those blocks.
• Rezone the “Webster Square” site at 1912 Webster Street from M -1/PD to Community Commercial.
• Procedures will be amended as needed to utilize objective standards and facilitate meeting approval findings in the development plan and design review process. • Ensure each property has development standards that facilitate allowable densities.
The Zoning Amendment shall be adopted prior to the start of the planning period (January 31, 2023).
If that does not occur, the City will ensure compliance with Governme nt Code Sections 65583, subdivision (c)(1) and 65583.2 subdivisions (h) and (i).
City of Alameda
2023 – 2031 Housing Element 19
Time Frame: Adoption of Zoning Amendments by December 2022.
Funding Source: Community Planning Fee
Responsible Agency: Planning Building and Transportation Department and City Council.
Quantified Objectives: 499 units during cycle, improving access to jobs and services and encouraging place-based revitalization of underutilized areas.
Program 4: Residential District Zoning Amendments
This program requires the City to amend the Municipal Code R-1, R-2, R-3, R-4, R-5, and R -6 residential zoning districts and rezone five parcels to remove barriers to housing construction and support construction of at least 995 units (400 projected ADUs (15a), 160 infill units (15b), 125 units rezone capacity (15c), 160 units rezone capacity (15d), and 150 units on R-6 (15e)). The amendments shall:
• Amend the R-1, R-2, R-3, R-4, R-5, and R-6 residential zoning districts to:
o Housing Types . Permit multifamily housing, shared housing, transi tional housing, supportive housing, residential care facilities, and warming centers by right. “By right” means the use shall not require a conditional use permit, planned unit development permit, or other discretionary review or approval. Design Review sh all be conducted to ensure compliance with adopted Objective Design Review Standards o Housing Density. Increase the permissible residential density from 21 unit per acre to 30 du/acre in R-3, 40 du/acre in R-4, 50 du/acre in R-5, and 60 du/acre in R-6. o Adaptive Reuse Incentives and Waivers. Exempt adaptive reuse of an existing building for residential purposes from residential density limits and open space standards in a ll residential districts.
o Transit Oriented Housing Incentives and Waivers. Exempt residential development on all residentially zoned parcels within one -quarter mile of high -quality transit routes from residential density and open space standards. New residential development within ¼ mile of transit will not be subject to maximum residential density standards. Residential projects in the R-1 through R -4 Districts within the ¼ mile transit area shall have at least a 40-foot height limit, if all the new uni ts to be constructed are 1,000 feet in size or less. (The height limit in the R -5 District is currently 40 feet and the height in R -6 is currently 50 feet.)
o Accessory Dwelling Units . Clarify that Accessory Dwelling Units are exempt from all density standards in all residential districts.
o Open Space . Reduce on -site open space requirements in all residential districts to 60 square feet per unit.
o Building Separation. Remove 20-foot separation requirements between main buildings in all residential districts.
o Navigation Centers. Permit low barrier navigation centers in the R-6 by right. • Rezone a vacant 4-acre site at 2199 Clement for residential use to accommodate at least 125 units with a minimum residential density standard of 30 units per acre.
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20 2023 – 2031 Housing Element
• Rezone the four properties at 2363-2433 Mariner Square Drive (2.34 acres) for residential use to accommodate at least 160 units with a minimum residential density standard of 30 units per acre.
• The Zoning Amendment shall be adopted prior to the start of the pl anning period (January 31, 2023). If that does not occur, the City will ensure compliance with Government Code Sections 65583, subdivision (c)(1) and 65583.2 subdivisions (h) and (i). • Procedures will be amended as needed to utilize objective standards and facilitate meeting approval findings in the development plan and design review process. • Monitoring Production: Annually monitor the production and affordability of residential infill sites and the progress made according to the assumptions in the inventory. If necessary, make adjustments (e.g., incentives, rezones, etc.) within one year.
Time Frame: Adoption of Zoning Amendments by December 2022. Annually monitor infill production, make adjustments as needed within one year if production has not met assumptions.
Funding Source: Community Planning Fee
Responsible: Planning Building and Transportation Department and City Council.
Quantified Objectives: 995 units (400 projected ADUs (15a), 160 infill units (15b), 125 units rezone capacity (15c), 160 units rezone capacity (15d), and 150 units on R-6 (15e)) on approximately 2,522 acres (R-1 through R-6 Districts), with 25 percent of these units in higher resource areas an d 25 percent in low resource areas, during cycle improving access to jobs and services and encouraging place -based revitalization of underutilized areas.
Program 5: Accessory Dwelling Units
The City shall promote and facilitate accessory dwelling unit (ADU) construction to facilitate an annual production of 50 units per year (400 units during cycle) by:
• Continuing to implement a public information and proactive outreach campaign via the City’s website to encourage residents to construct ADUs, inform proper ty owners of the standards for ADU development, permitting procedures, construction resources, and the importance of ADUs, including ADUs affordable to lower-income households. • Continuing to work to reduce construction and permitting costs by working with small home manufacturers to develop and promote “pre-approved” building plans for small, universally designed, and electrically powered housing units.
• Continuing to waive Development Impact Fees for accessory dwelling units. • Reduce construction costs by amending the ADU ordinance to waive ADUs from Construction Improvement Tax.
• Updating promotional materials and flyers regarding ADUs and make available at the Planning Building and Transportation Departments counter and to pro ject applicants for all discretionary land use applications.
City of Alameda
2023 – 2031 Housing Element 21
• At least annually, publish informational materials pertaining to ADUs through a combination of media, including the City’s website and direct mailings. • Exploring options for establishing a loan program to help homeowners finance the construction of ADUs. The City shall consider incentives to encourage homeowners to deed restrict ADUs for lower-income households.
• Collect and monitor data on ADU rents to better understand their role in the Alameda housing market and the income groups they serve and adjust or expand the focus of the education and outreach efforts through the 2023-2031 planning period. • Promote the construction of ADUs in high resource areas and areas of concentrated affluence at least annually by supplying informational materials in community gathering places such as high-resource areas or mailers to residents of high-resource areas. • Inform homeowner associations that covenants, conditions, and restrictions (CC&Rs) prohibiting ADUs are contrary to State law.
• Annually monitor the production and affordability of ADUs and the progress made according to the assumptions in the inventory. Take alternative actions within six months (i.e., additional incentives) if not meeting the assumptions.
• At the Mid Term 4 year each annual Housing Element Implementation review (See Program 22), consider ADU annual production. If the review shows that annual ADU production is less than anticipated in the Housing Element, the Planning Board will hold a pub lic hearing to recommend change to further reduce development constraints on ADUs, such as the height limit, size, or setback limits.
Time Frame: Make ADU materials available by July 2023; and implement proactive outreach campaign by June 2024; evaluate effectiveness of ADU approvals and affordability every other year, beginning in 2023 ; and identify additional site capacity, if needed, by 2025.
Responsible Agency: Planning Building and Transportation Department Funding Source: Community Planning Fund
Quantified Objective: 50 ADUs annually , with approximately 25 percent of these units in higher resource areas and 25 percent in low resource areas, to improve housing mobility, address the displacement risk, and improve proximity to services and employment opportunities for lower- and moderate-income households.
Program 6: Large Sites and Multifamily Housing
To facilitate the development of affordable housing and provide for development phases of 50 to 150 units, the City will give high priority to processing density bonus applications and subdivision maps or other parceling that include affordable housing and multifamily rental housing. Projects with higher percentages of affordable housing and/or higher residential densities shall be given priority over projects with lower density and higher priced units. All multifamily rental projects and affordable housing projects will be reviewed against adopted Objective Design Standards, and no discretionary City of Alameda
22 2023 – 2031 Housing Element
process will be used to reduce the number of units in the project below the number of units permitted by the applicable zoning district.
Additionally, to ensure the program is successful, the City will reach out to developers and property owners annually, and as projects are processed, of affordable housing and incorporate necessary strategies to facilitate parceling at appropriate sizes such as ministerial lot splits or other incentives.
Pursue strategies to parcel and rezone portions of the site at appropriate sizes (e.g., 0.5 acres to 10 acres), including incentives and other mechanisms to facilitate affordability as assumed to meet the RHNA.
Time Frame: Ongoing, as projects are processed through the Planning Building and Transportation Department; regulations/incentives will be adopted within one year of adoption of the Housing Element. Annually meet with developers and incorporate and revise strategies at least every two years.
Responsible Agency: Planning Building and Transportation and Community Development Department(s)
Funding Source: General Fund
Quantified Objective: 705 very low-income units and 562 low-income units on large sites of 10 acres or more. Complete all necessary planning entitlements and approvals multifamily and/or affordable housing projects within 150 days of application submittal.
Program 7: Inclusionary Housing Ordinance
Continue to implement the required 15 percent affordable housing requirement on all projects over 5 units in size in Alameda . Consider mo difications to the ordinance to lessen or eliminate the 7% moderate income units and increa se the 4% requirement for low - income units and 4% very low income units, or alter the percentages for each level or required units in some other way, given the larger need for lower income units.
Responsible Agency: Planning Building and Transportation a nd Community Development Department(s)
Funding Source: Community Planning Fee
Time Frame: Ongoing, as projects are processed through the Planning Building and Transportation and Community Development Department(s) . Hold public hearings to consider amendments to the ordinance in 2024.
Quantified Objective: At least 803 deed restricted affordable units (15% of 5,353) over 8 years (100 per year) to expand housing mobility opportunities for lower- and moderate- income households.
Program 8: Affordable Housing Incentives and Waivers
The City will w ork with housing developers to expand opportunities for affordable lower -income housing for special -needs groups —including persons with physical and developmental disabilities, female-headed househo lds, large families, extremely low -income households, and persons City of Alameda
2023 – 2031 Housing Element 23
experiencing homelessness —by creating partnerships, providing incentives, and pursuing funding opportunities. Prioritize projects that promote housing mobility for target populations in high resource areas or reduce displacement risk due to overcrowding, overpayment, or other burdens, such as in west Alameda.
● Support affordable housing development for special -needs groups throughout the city, including in areas that are predominantly single-f amily residential. The target populations include seniors; persons with disabilities, including developmental disabilities; female-headed households; and homeless persons to reduce the displacement risk for these residents from their existing homes and communities.
● Promote the use of the density bonus ordinance, application process streamlining, and Citywide Development Fee waivers to encourage affordable housing, with an emphasis on encouraging affordable housing in high -resource areas and areas with limi ted rental opportunities currently and discouraging the use of density bonus waivers to waive universal design zoning standards and/or height limits, to the extent permitted by State Law. ● Facilitate the approval process for land divisions, lot line adjustm ents, and/or specific plans or master plans resulting in parcel sizes that enable affordable housing development and process fee deferrals related to the subdivision for projects affordable to lower -income households.
● Review and amend the Alameda Subdivis ion Ordinance (AMC Section 30 - 73 Real Estate Subdivision Regulations) concurrently with Housing Element adoption to ensure that local subdivision requirements do not establish any additional barriers beyond those already imposed by the California Subdivision Map Act.
● Amend the Alameda Municipal Code (AMC) concurrently with Housing Element adoption to remove any barriers that are internally inconsistent with other provisions of the Municipal Code including Section 30-50 through 30-53, which prohibits multifamily housing in Alameda and which conflicts with several other provisions within the AMC which permit multifamily housing.
● Amend the AMC concurrently with Housing Element adoption to establish ministerial design review pursuant to adopted Objective Design Review Standards for all residential projects that meet the eligibility criteria provided by Government Code Section 65913.4; residential units in the R -1 district in compliance with Government Code Section 65852.21, transitional and supportive housing, and low barrier navigation centers as defined by Government Code Section 65660.
● Prepare and publish administrative procedures by December 2023 for the processing of housing developments eligible for streamlined review pursuant to SB 35. ● Give priority to permit processing for projects providing affordable housing for special-needs groups as they are proposed.
● Meet annually, or by request, with public or private sponsors to identify candidate sites for new construction of housing for special needs groups and take all actions necessary to expedite processing of such projects.
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24 2023 – 2031 Housing Element
● Encourage residential development near parks, high performing schoo ls, open space, transit routes, civic uses, social services, and other health resources. ● As projects are proposed, and at least proactively on an annual basis, p artner with nonprofit and for-profit affordable housing developers to support their financing applications for state and federal grant programs, tax-exempt bonds, and other programs that become available. ● Continue to implement the Affordable Housing Impac t Ordinance, which ensures that non - residential developments consider the impact of commercial development on the supply of affordable housing and allow commercial developers to either provide affordable housing or pay an in-lieu fee to offset the impact of their projects on the supply of affordable housing. ● Pursue federal, state, and private funding for low- and moderate-income housing by applying for state and federal monies annually for direct support of lower-income housing construction and rehabilitati on, specifically for development of housing affordable to extremely low - income households.
● Pursue partnerships with the Regional Center of the East Bay to identify funding opportunities and promote housing for persons with disabilities. Reach out to the Regional Center and nonprofit partners by July 2024, and at least annually thereafter, to seek partnership opportunities.
● Local Bond Measure. Hold public hearings before the Planning Board in 2023 to provide a forum for a public discussion of the merits of placing a local bond measure on the ballot to help fund affordable housing in Alameda. Planning Board to make a recommendation to the City Council for Council consideration by January 2024.
Responsible Agency: Planning and Building Department and Community Development Department
Time Frame: Ongoing, as projects are processed by the City. Annually apply for funding and annually engage with the Regional Center of the East Bay. Complete AMC amendments necessary for internal consistency and for consistenc y with State law concurrent with Housing Element adoption.
Funding Source: Where feasible, leverage state and federal financing, including Low Income Housing Tax Credits, CHFA multifamily housing assistance programs, HCD Multifamily Housing Loans, CDBG fu nds, HOME funds, and other available financing.
Quantified Objective: 1,600 very low-income units and 1,000 low-income units, with approximately 30 percent of these units in higher resource areas to improve housing mobility opportunities and 20 percent in low resource areas to reduce displacement risk.
Program 9: Extremely Low-Income Housing Incentives and Waivers Encourage additional housing resources for extremely low -income Alameda residents, particularly seniors and persons with physical or development al disabilities, through a variety of actions, including:
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2023 – 2031 Housing Element 25
● Facilitate and encourage the construction of housing affordable to extremely low -income households by assisting nonprofit and for -profit developers with financial and/or technical assistance in a manner that is consistent with the City’s identified housing needs. ● Provide financial support annually, as available, to organizations that provide counseling, information, education, support, housing services/referrals, and/or legal advice to extremely low-income households, persons with disabilities, and persons experiencing homelessness. ● Expand regulatory incentives for the development of units affordable to extremely low - income households and housing for special -needs groups, including persons with disabi lities (including developmental disabilities), and individuals and families in need of emergency/transitional housing concurrently with Housing Element adoption. Incentives will include, but are not limited to , revisions to the Municipal Code to streamline the approval process for extremely low - income housing and proposals to exempt such housing from certain impact fees. Amendments will be completed concurrently with Housing Element adoption; fee waivers will be determined by December 2023. ● The City will provide financial support annually, as available, to organizations that provide counseling information, education, support, housing services/referrals, and/or legal advice to extremely low -income households to mitigate risk of displacement and support housing stability for extremely low -income households, persons with disabilities, and persons experiencing homelessness.
Responsible Agency: Community Development and Planning Building and Development Departments
Time Frame: Ongoing; support expediting applications on an ongoing basis; review budget annually; provide financial support annually, as available ; and expand incentives by December 2023.
Funding Source: General Fun
Quantified Objectives: Assist 2 00 extremely low -income household s to reduce displacement risk , target outreach efforts in areas and neighborhoods with higher rates of poverty. Encourage development of 500 units affordable to extremely low - income households, with approximately 25 percent of these units in higher resource areas to promote housing mobility and 25 percent in low resource areas to reduce displacement risk.
Program 10: Assistance for Persons with Developmental Disabilities The City will also coordinate with the Regional Center o f the East Bay to inform Alameda families of the resources available to them and to explore incentives so that a larger number of future housing units include features that meet the needs of persons with developmental disabilities and other special needs. The City will continue to support the development of small group homes that serve developmentally disabled adults and will work with the nonprofit community to encourage the inclusion of units for persons with developmental disabilities in future af fordable housing developments. The City will coordinate housing activities and outreach with the Regional Center for the East Bay and encourage housing providers to designate a portion of new affordable housing developments for persons with disabilities, including persons with developmental disabilities, to City of Alameda
26 2023 – 2031 Housing Element
increase housing mobility opportunities and pursue funding sources designated for persons with special needs and disabilities.
Responsible Agency: Community Development and Planning Departments Time Frame: Ongoing; coordinate with regional offices and developers at least annually to pursue housing opportunities.
Funding Source: General Fund
Quantified Objectives: 50 housing units for persons with disabilities to reduce displacement risk.
Program 11: Resources for Persons Experiencing Homelessness The City will continue to provide annual funding assistance to the Midway Shelter, a 24 -bed, service- enriched shelter for women and children, and develop and implement a plan to establish a service- enriched shelter for men in Alameda. Additionally, the City will continue to implement the strategies identified in the “The Road Home: A 5 Year Plan to Prevent and Respond to Homelessness in Alameda” to address homelessness in Alameda.
• The City will annually review, and amend as necessary, the Municipal Code to ensure consistency with Government Code Section 65583(a)(4)(A)(ii).
Time Frame: Ongoing, Annual Improvements , and Annual Review for consistency with Section 65583.
Responsible Agency: Community Development Department and Planning Building and Transportation Department
Funding Source: CDBG Funds
Quantified Objective: Maintain the Midway Shelter facility operations and identify a site and establish a funding plan to create a facility for homeless men.
Program 12: Fair Housing Programs
The City shall continue affirmatively further fair housing by:
• Rent Program. Continue to support the Rent Program ( Alameda’s Fair Housing and Tenant Protection Ordinance) efforts to prevent displacement and moderate rent increases for tenants of all income levels. The Program shall provide an annual report to the City Council on the number of cases reviewed each year, the outcome of those cases, and a recommendation for any additional City regulations or controls deemed necessary to prevent displacement and moderate rent increases . If recommendations are identified in the annual report, the City shall consider implementation within one year. • Housing Choice Voucher Program (Section 8). The Alameda Housing Authority shall continue to issue vouchers and promote the use of Housing Choice Vouchers and encourage landlord participation. To reduce the concentration of voucher holders, promote mixed -income neighborhoods, and improve mobility between neighborhoods the City shall meet with property managers in high resource areas with a low percent age of vouchers at least every other year to encourage them to advertise their units to voucher holders.
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• Acquisition and Conversion. Work with public or private sponsors to encourage acquisition/rehabilitation of existing multifamily units to be converted to affordable and senior housing. The intent of this is to reduce displacement risk for seniors and lower-income households by increasing the supply of affordable housing. • Transit. The City will coordinate with AC Transit and the SF Bay Ferry to ensure that transit needs of low income and special needs residents are met, including providing support of a survey of unmet needs and applying for funding if needed to change or expand routes. • Education. Continue to meet with the Alameda Unified School District (AUSD) quarterly to address the disparate educational outcomes between West Alameda and East Alameda as shown in the TCAC/HCD Education Score. The City shall:
• Promote acquisition and rehabilitation of affordable housing units in high resource areas to facilitate housing mobility opportunities for lower-income households so that they can access the wide range of programs offered across AUSD schools and so that all schools can benefit from increased diversity
• Support the continued partnership between AUSD and AC Transit to assess the need for improved transit routes or access for students;
• Support AUSD’s efforts to provide low -income families’ access to services such as mental health programs, nutrition, transportation, legal help, childcare, and medical aid. • Support applications by AUSD or individual schools to secure grant funding for teac her recruitment and retention
bonuses, classroom materials, and other incentives for teachers. • Support investment of additional resources directly into math and reading proficiency in the West end to improve the improve the performance of the entire district by focusing resources on student populations which may homeless, foster youth, or socioeconomically disadvantaged.
Time Frame: Refer to individual bullets for specific time frames.
Responsible: Community Development Department and Alameda Housing Authority Funding: Community Development Block Grant Funds and U.S. Department of Housing and Urban Development (HUD)
Quantified Objective: Assist at least 10 0 households annually through the RRAC ; increase the number of units available to HCV holders by at least 5; with at least 3 in higher resource areas; and assist with the acquisition of 15 units for conversion to affordable housing.
Program 13: Tenant Protections
The City will take the following actions to reduce displacement risk due to discriminatory actions:
• Fair Housing Counseling Program . Ensure all tenants have access to legal counseling , and landlords are aware of their rights and responsibilities. Support coordination of biannual workshops for landlords and property managers on discriminatory practices , reasonable City of Alameda
28 2023 – 2031 Housing Element
accommodation requirements , and resources and an annual presentation to staff on fair housing practices, beginning in 2023.
• Rental Audits. Provide support to fair housing providers to continue to conduct annual audits of housing providers to ensure compliance with fair housing laws. • Fair Housing Case Monitoring. In 2027, upon completion of 2 iterations of biannual landlord and property manager workshops and 4 consecutive rental audits, meet with local fair housing providers, including ECHO Housing, to assess effectiveness of fair housing programs and identify additional strategies if needed.
• Fair Housing Outreach Program. Include information or links to information on the City’s website and provide printed informational materials in City buildings with information on the fair housing counseling program, tenant protections, and other resources to reduce displacement risk.
• Eviction Protection. Continue to enforce just cause eviction ordinance requirements to reduce displacement due to discrimination and enforce anti-discrimination regulations. • Tenant Protections. Distribute clear actionable information regarding tenant protections to all landlords and tenants at least annually on the City’s website, through social media, and other standard City information outlets.
Time Frame: Refer to individual bullets for specific timeframes.
Responsible: Community Development Department and Alameda Housing Authority Funding: Community Development Block Grant Funds and U.S. Department of Housing and Urban Development (HUD)
Quantified Objective: Assist at least 20 tenants or prospective tenants annually through the fair housing counseling progra m and distribute information on t enant protections and resources annually.
Program 14: Replacement Housing
To facilitate place -based revitalization for households at risk of displacement due to new development, the City will require replacement housing units subject to the requirements o f Government Code, Section 65915, subdivision (c)(3), when any new development (residential, mixed- use, or nonresidential) occurs on a site that has been occupied by or restricted for the use of lower - income households at any time during the previous five years. This requirement applies to non-vacant sites and vacant sites with previous residential uses that have been vacated or demolished.
Responsible Agency: Community Development Department and Planning Building and Transportation Department
Time Frame: The replacement requirement will be implemented immediately and applied as applications on identified sites are received and processed.
Funding Source: General Fund
Quantified Objective: Replace any of units if (a) they are planned to be demolished for purposes of building new housing, and (b) they are determined to be occupied by low - City of Alameda
2023 – 2031 Housing Element 29
income households, provide assistance to prevent displacement of lower - income households due to loss of affordable units.
Program 15: Affordable Housing Monitoring
The City shall maintain and update the affordable housing database as a mechanism to monitor and identify units at risk of losing their affordability subsidies or requirements. For complexes at risk of converting to market rate, the City shall:
• Contact property owners of units at risk of converting to market -rate housing within three years of affordability expiration to discuss the City’s desire to preserve complexes as affordable housing.
• Coordinate with owners of expiring subsidies to ensure the required notices to tenants are sent out at 3 years, 12 months, and 6 months.
• Reach out to agencies interested in purchasing and/or managing at-risk units. • Work with tenants to provide education regarding ten ant rights and conversion procedures pursuant to California and local Alameda law.
Time Frame: Annually monitor units at risk of converting; coordinate noticing as required per California law.
Responsible Agency: Community Development Department and Alameda Housing Authority Funding Source: In-lieu fees, AHUF fees, Tax credits, HOME funds Quantified Objective: Preserve units as funding expires to reduce displacement risk.
Program 16: First-Time Homebuyer Program
The Community Development Department will continue to assist first time home buyers by participating in the Alameda County Housing & Community Development Department Mortgage Credit Certificate (MCC) and Down Payment Assistance (DPA) programs, which provid es down payment assistance to low - and moderate-income first -time homebuyers, homebuyer workshops.
The Community Development Department will advertise this program through mailers or similar strategies in areas with high rates of renter-occupied households, such as in west Alameda, to increase awareness of housing mobility opportunities. The City will assist lower -income residents locate affordable housing opportunities, such as through a database or website of retail listings, realtor contact information, or other strategies.
Time Frame: Develop informational materials to distribute and post on the City’s website by May 2023.
Responsible Agency: Community Development Department
Funding: Community Block Grant Program Funds, Affordable Housing In-Lieu Funds Quantified Objective: Assist two households per year with Down Payment Assistance to improve housing mobility opportunities.
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Program 17: Neighborhood Revitalization
The City shall continue to assist in the improvement of lower income owner - and renter-occupied housing units in the city through a variety of programs that provide funding to lower income households to create new lower income rental units in existing vaca nt or underutilized residential structures, to repair and improve their homes, assist property owners with low- and very low-income tenants repair and improve their units, and assist eligible seniors and persons with disabilities in making modifications to their residences.
• Vacancy Tax. For the purpose of discouraging removal of residential units from the housing supply, research and present the potential benefits and mechanics of adopting a Vacancy Tax on vacant residential buildings or units at a public h earing before the Planning Board by July 2024, at which the Planning Board may make a recommendation to the City Council. When considering a potential vacancy tax, also consider existing AMC Section 13 -15 Boarded Building and Vacant Parcel Monitoring Fee.
• Rental Rehabilitation Program. The City of Alameda’s Rental Rehabilitation Program provides financial and technical assistance to residential rental property owners to preserve and improve existing affordable rental housing without passing the costs thr ough to tenants.
Assisted units must be occupied by low- and moderate-income households. • Housing Rehabilitation Program. The Housing Rehabilitation Program helps low- and very low-income homeowners repair and improve their homes.
• Substantial Rehabilitation Program. The City’s Substantial Rehabilitation Program provides below market-rate loans to Alameda property owners to create new affordable rental units in vacant or underutilized space in existing structures. Consider changes to the program to incentivize construction of affordable accessory dwelling units by December 2023. Grants of up to $15,000 for preliminary design services are available to help owners determine the feasibility of new unit development before proceeding with the rehabilitat ion project. In exchange for below market -rate loans, property owners commit to rent the new units to Housing Choice Voucher Program tenants for 15 years.
• Soft Story Structural Assessment Grant. The Soft Story Structural Assessment Grant for Rental Units P rogram provides financial assistance to residential rental property owners to assess their soft story structure without passing the costs through to tenants. At least 51% of the units in the building must be occupied by low- and moderate-income households. Grants of up to $5,000 are available to offset engineering fees required to produce a report acceptable to the Building Department for review. Participation in this Program also provides eligibility for Rental Rehabilitation Loan Program funds to assist in the cost to retrofit the structure, subject to funding availability and eligibility criteria above. Consider changes to the program to allow construction of additional units or accessory dwelling units within soft stories to address seismic instability by July 2024.
• Housing Safety Program. The Alameda Fire Department Housing Safety Program is a free program providing much needed services to low-to-moderate income residents over the age of 62 and persons with disabilities of any age. The Program installs 10-year tamper resistant smoke and carbon monoxide detectors as well as ADA grab bars and interior handrails. Free nightlights, flashlights and grab sticks are offered as well.
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• Minor Home Repair. The City’s Minor Home Repair Program provides grants of up to $2,000 for emergency repairs to health, safety and security items, or minor repairs of carpentry, plumbing, heating, and electrical items. This program is available to low -income Alameda homeowners
• Accessibility Modification Program. The City provides grants and low-interest loans to assist eligible seniors and persons with disabilities in making modifications to their residences, allowing the individual to attain greater mobility and remain safely in their home. • Amnesty Program. The City will conti nue to administer its amnesty program, which allows property owners to legalize existing housing units that may have been constructed without the benefit of city permits, provided that the units are upgraded to meet minimum Building Code health and safety standards.
• Transportation and Climate Resilience Program. As part of the annual Capital Improvement Program (CIP) and Annual City Budget review and amendment, continue to rank proposed projects and city investments to support vulnerable communities. Prioritize and direct public investments on transportation and transit improvements, street improvements, bicycle improvements, and climate change mitigation and adaptation to lower opportunity areas to improve resilience, facilitate revitalization, and reduce potential displacement risk related to infrastructure conditions.
• Marketing and Outreach . The City is currently (2022) working to identify a third-party contractor with experience working with lower income households to improve and expand the City’s efforts to market and target Housing Conservation and Rehabilitation Programs to households in need of these services. In the past, prior to the COVID-19 pandemic, marketing was done through landlord workshops, which occurred approximately twice per year, through the City website and through Housing Authority publications. Post pandemic, the City , with its third-party contractor, will establish a data based system of identifying areas of the City with older housing stock and matching l ower income households in those areas with City rehabilitation and outreach programs through direct mailings and focused outreach. • Accessory Dwelling Units . Consider changes to the Substantial Rehabilitation Program to create below market rate loans to lower income homeowners for the creation of accessory dwelling units.
Time Frame: Ongoing, as homeowners approach the City. Identify neighborhoods every two years. Create flyers in multiple languages by June 2023 . Pursue opportunities at least annually. Identify third party contractor and initiate new marketing/outreach program in 2023 , and implement marketing and outreach strategies at least annually thereafter.
Responsibility: Community Development Department
Funding Source: CDBG funds
Quantified Objective: Assist 50 lower income homeowners add units or improve their homes and assist 50 households make accessibility improvements and reduce displacement risk due to housing condition or accessibility concerns . Direct outreach and education of available programs and resources through direct City of Alameda
32 2023 – 2031 Housing Element
mailings and other efforts to neighborhoods with higher proportions of units in need of repairs and areas with higher rates of lower-income households.
Program 18: Utility Assistance Programs
Alameda Municipal Power (AMP) will continue to provide funding assistance to lower income households in need of help with their electric bills.
Time Frame: Ongoing
Responsible Agency: Alameda Municipal Power
Funding: Public Purpose Program and AMP Funds
Quantified Objective: Fund at least $150,000 annually to lower income households to reduce displacement risk due to utility costs.
Program 19: Promote Energy Conservation
Continue to offer residential customer energy services that include:
• A weatherization cash grant program
• A rebate program for energy efficient lights.
• A meter lending program
• A rebate program for energy efficient appliances.
• A second refrigerator pickup program
• Free energy audits
• Energy Assistance Program to help low-income residents reduce their energy use • Implement the energy efficiency and conservation policies and programs in the Energy Element of the General Plan
Responsible Agency: AMP
Funding Source: Utility fees
Time Frame: Ongoing, as programs are available
Quantified Objective: Provide annual funding in the amount of $150,000 to lower income households to promote rehabilitation through weatherization or other energy conservation measures for at least 15 households.
Program 20: Environmental Health
Facilitate place-based revitalization of neighborhoods, such as the NAS Alameda Priority Development Area in west Alameda and the Northern Waterfront Priority Develo pment Area along the Estuary, which are more heavily impacted by hazardous wastes from prior industrial uses, lead based paint remediation, diesel particulate matter from proximity to regional freeways and the Port of Oakland through the following strategies:
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• Continue to plan for and construct parks, open space and tree plantings in these areas to improve environmental health.
• Work with the Port of Oakland and Caltrans to reduce regional air quality impacts associated with regional transportation facilities, such as the Interstate 580 truck ban. • Develop active transportation facilities such as the West Alameda bicycle and pedestrian bridge, which will reduce automobile traffic in West Alameda. • Evaluate transitional buffers or screening between residential and heavy industrial uses in new development and as required by the Health and Safety Element. • Continue to work with the US Navy, DTSC, and property owners to remove hazardous materials, such as lead b ased paint and other hazards resulting from prior uses in West Alameda and the Northern Waterfront.
• Time Frame: Ongoing.
Responsibility: Community Development Department
Funding Source: General Funds
Quantified Objective: Create access to parks within o ne quarter mile of all housing to r educe environmental health disparities between west and east Alameda.
Program 21: Municipal Code Amendments to Remove Constraints The City will annually review, and amend as necessary, the Municipal Code to ensure consistency with State Housing Government Code requirements and remove or lessen constraints on new housing development, pertaining to, but not limited to:
• Emergency Shelters: Allow sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone, in compliance with Government Code Section 65583(a)(4)(A)(ii). Adopt development standards for emergency shelters and ensure they are consistent with State law per California Government Code Section 65583(a)(4)(A)(ii).
• Transitional and Supportive Housing. Ensure that transitional and supportive housing types permitted as a residential use and are only subject to those restrictions that apply to other residential dwellings of the same type in the same zone per Government Code Section 65583(c)(3) and Government Code Section 65651; and allow for the approval of 100 percent affordable developments consistent with Government Code Section 65583(a)(5). • Low-Barrier Navigation Centers: Allow low -barrier navigation centers for the homeless by right in zones that allow for mixed-use and nonresidential zones permitting multifamily uses, per Government Code Section 65662.
• Density Bonus: Comply with changes in California's density bonus law (Government Code Section 65915, as revised) and promote the density bonus through the City website and/or informational brochures that will be displayed at the City's Permit Center.
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34 2023 – 2031 Housing Element
• Residential Care Facilities: Amend the AMC to allow additional opportunities for residential care facilities for seven or more persons subject to those restrictions that apply to residential care facilities for six or fewer persons.
• Reasonable Accommodation: Amend the AMC Section 30 -5.17 to ensure certainty and eliminate discretionary review.
Responsible Agency: Planning Building and Transportation and Community Development Department(s).
Time Frame Amend the Municipal Code by December 2024.
Funding Source: General Fund
Quantified Objective: 30 units of special needs housing; of these, encourage 20 units in areas with close proximity to resources and services to improve access to opportunity for lower-income and special-needs persons.
Program 22: Annual Review, Monitoring, and the 5-Year Pipeline Report.
The Planning Board shall hold an annual public hearing in February or March to evaluate progress toward meeting housing goals and regional housing needs obligations. The review will examine annual quantitative housing production goals and monitor vacant and non-vacant sites in the sites inventory, and if the City is not meeting those quantitative goals, the staff will make recommendation to the Planning Board on adjustments to processes or requirements to improve performance. At the public hearing, the Planning Board will make recommendations for City Council consideration and action.
The annual review will include a review of the Annual Progress Report on the Housing Element implementation in the format required by HCD as defined by Government Code Section 65400(a)(2)(B), the Inclusionary Housing Ordinance; Alameda Municipal Code (AMC) Section 30 -16; Affordable Housing Density Bonus Ordinance (AMC 30 -18); Off-Street Pa rking, Electric Vehicle Charging and Transportation Demand Management Regulations (AMC 30-7) ; the Universal Design Ordinance (AMC 30-17) and the Design Review Ordinance (AMC Section 30-36).
The annual review shall include a Mid- Term Evaluation at year 4 o f the 8-year cycle. The Mid -Term Evaluation shall document progress made towards affirmatively furthering fair housing and progress made on non -vacant sites to achieve the regional housing need. If the Evaluation finds that the housing element programs are not achieving the Housing Element objectives, the Planning Board and City Council shall hold public hearings to consider and take action on any additional programs or additional municipal code amendments necessary to achieve the Housing Element objectives within one year.
The Community Development Department shall continue to prepare and annually present a 5 -Year Affordable Housing Pipeline Projects Report coordinated with the Housing Element Housing Production Annual Report.
Time Frame: Annual Review and submit Annual Progress Report to HCD on April 1.
Responsible Agency: Planning Building and Transportation and Community Development Department(s).
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Funding Source: General Fund
Quantified Objectives: One public hearing per year to evaluate past -year housing production and City processes and requirements constraining housing production in Alameda and to evaluate projects and plans in place to increase affordable housing in future years.
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36 2023 – 2031 Housing Element
Quantified Objectives
Quantified objectives estimate the number of units likely to be constructed, rehabilitated, or conserved/preserved by income level during the planning period. The quantified objectives do not set a ceiling on development; rather, they set a target goal for the City to achieve based on needs, resources, and constraints. Each quantified objective is detailed by income level, as shown in Table 1.
Table 1 Quantified Objectives for City of Alameda Programs, 2023–2031 Action Extremely
Low Very Low Low Moderate Above
Moderate
RHNA 710 711 818 868 2,246
New Construction
Program 1 Alameda Point 200 100 100 120 962
Program 2 Shopping Centers Up zoning 50 50 150 500 550
Program 3 Corridors Up zoning 50 50 50 250
Program 4 Residential Up zoning 40 50 50 50 70
Program 5 ADUs 68 100 168 168 56
Program 6 Large Sites 105 600 562 400 2000
Program 7 Inclusionary 100 115 215 375
Program 8 Affordable 1,600 1,000
Program 9 Extremely Low 200
Rehabilitation
Program 1 Alameda Point 200
Program 4 Residential Up zoning 50 50
Program 10 Promote Energy Conservation 5 10
Program 17 Neighborhood Revitalization 60
Program 19. Energy
Conservation/Weatherization 30
Conservation
Program 10 Assist persons with Disabilities 50 30
Program 11 Homeless 50
Program 12 Fair Housing 25 25 25 25 25
Program 13 Tenants 5 5 5 5 5
Source: City of Alameda, March 2022.
(1) Units constructed by the private and non- profit sectors are estimates of anticipated development activity based upon current development proposals and anticipated economic and market conditions. Actual activity will be determined by market conditions, property owner decisions, and other factors that are outside the control of the City of Alameda.
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City of Alameda
2023 – 2031 Housing Element A-1
APPENDIX A –
COMMUNITY CONSULTATION
The Housing Element is the result of three years of community discussion and consultation about the need for housing and the City’s plans and regulations that both constrai n and facilitate the production of housing in Alameda. The discussion and consultation ranged from small individual meetings with advocacy groups and individuals, to large, publicly noticed public hearings and public workshops to a citywide ballot measure.
Throughout the process and discussion, the City of Alameda has made a diligent effort to achieve public participation from all economic segments of the community. Invitations to all community meetings were sent to local affordable housing organizations who represent low-income populations to encourage their participation. Translation services were offered and made available upon request . All comments were considered and evaluated during the drafting of the 2023-2031 Housing Programs.
Throughout the three -year process, the community, housing advocates and providers, and decision makers addressed a number of major public concerns and comments . Public comments ranged from concerns about the lack of affordable and special needs housing in Alameda to concerns about the impact of adding more housing to the physical character of the community and infrastructure and transportation system capacity . Throughout the three-year process, the Planning Board and City Council provided direction to staff on strategies, policies, and programs to balance the need to provide additional housing to accommodate the RHNA and affirmatively address fair housing, while still working to maintain the best aspects of Alameda’s physical character through appropriate zoning controls and form- based standards and address infrastructure capacity through appropriate land use planning principles, such as locating new housing near existing transit corridors and commercial districts.
The major public engagement milestones in this three-year discussion are highlighted in this section. 2020: Measure A and Measure Z
In 2020, the Alameda community engaged in a citywide discussion about role and implications of Alameda City Charter Article 26 (“Measure A”) The discussion started on January 13, 2020, and ended in November with Measure Z, a City Council measure put before the voters to remove the Charter’s citywide prohibition on multifamily housing and residential densities above one unit per 2,000 square feet.
In January, the City of Alameda Planning Board held a public forum to evaluate the Alameda City Charter Article 26 provisions prohibiting certain types and densities of housing . The city staff analysis found that Article 26 was inconsistent with State Law ; to comply with State Law , City would need to continue to adopt Zoning Ordinances and Housing Element policies in conflict with Article 26 of the City Charter.
In May, the City Council held a public hearing to consider Charter Subcommittee recommendations and options regarding Article 26. Staff recommended a ballot measure to remove Article 26 from City Charter.
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In June, the City Council held a second public hearing to consider plac ing a measure on the ballot to remove Article 26 or modify ing Article 26. Staff recommended a measure to remove Article 26 from the City Charter.
In July, the City Council held a third public hearing to consider staff recommendation to place a measure on the ballot to remove Article 26 from the City Charter. City Council voted to place a measure (“Measure Z”) before the voters to remove Article 26 from City Charter.
In November, the voters of Alameda rejected Measure Z. Article 26 remains in the City Charter. 2021: Housing Sites and Fair Housing
After the defeat of Measure Z, the Alameda community shifted its focus to the sites and zoning programs that would be necessary to accommodate Alameda’s RHNA and affirmatively further fair housing, despite a City Char ter provision that prohibits multifamily housing and residential densities affordable to lower income households.
In December 2020, the City Council held a Housing Element Update public workshop to review draft RHNA, the initial sites inventory, and the zoning programs that will be necessary to accommodate RHNA despite Article 26.
In January 2021, the Planning Board held a Housing Element Update public workshop to review and discuss staff’s recommended process, initial sites inventory, and initial zoning programs to accommodate the RHNA.
In February, the City Council held a Housing Element Update workshop to discuss the RHNA, initial sites inventory, and initial zoning programs to accommodate RHNA . At the meeting, the Council requested guidance from State Department of Housing and Community Development (HCD) regarding reconciliation of State Housing Law with Alameda City Charter Article 26.
In February, the Planning Board held a public hearing to review Annual Report on the General Plan and Housing Element implementation. At the meeting the Planning Board identified priorities and issues to address in the Housing Element update.
In March, the Planning Board held a public hearing to discuss a refined sites inventory and list of sites and districts proposed for multifamily housing.
In June, staff circulate d the first draft of the Housing Element update for public review . In September, Alameda Democratic Club held a public meeting to review and discuss the draft Housing Element update.
Staff was invited to present the Housing Element . In October, housing advocates Renewed Hope and YIMBY held a public meeting to review and discuss the draft Housing Element. Staff was invited to present the Housing Element.
In October, the Planning Board h eld a public workshop to review the draft Housing Element and discuss fair housing policy.
In November, HCD sent correspondence providing guidance to City Council regarding Article 26 and State housing law. HCD agreed with staff analysis that Article 26 conflicts with state law, is preempted by state law, and is unenforceable.
City of Alameda
2023 – 2031 Housing Element A-3
In November, City Council held a public workshop to review the draft Housing Element update, draft sites inventory, and programs to up-zone commercial and residential districts to accommodate RHNA. Council members suggested new programs to increase housing capacity in business parks and open spaces.
In December, the Commission on Disabled Persons held a public workshop to review and comment on the draft Housing Element and discuss universal design requirements.
In December, the Planning Board held a public hearing to consider zoning amendment to up -zone R-1 Single Family Residence District to comply with SB 9 and increase housing capacity in the R-1 District to accommodate RHNA.
2021 Stakeholder Consultations
In addition to the public meetings in 2021, between September and December 2021, the City of Alameda attempted to meet with 13 organizations with an expressed interest in affordable and fair housing. Of the 13 organizations, 9 responded and consultations were conducted with stakeholders to offer the opportunity to provide one-on-one input.
The following stakeholder groups were interviewed over the phone:
• Yes in My Backyard (YIMBY) on September 28, 2021
• Alameda Point Collaborative (APC) on September 30, 2021 • Eden Council for Hope and Opportunity (ECHO) on October 4, 2021 • Housing Authority of the City of Alameda on October 11, 2021 • Everyone Home/Alameda County Continuum of Care (CoC) on October 12, 2021 • Centro Legal de la Raza on October 22, 2021
• Renewed Hope on November 11, 2021
• Housing & Economic Rights Advocates (HERA) on December 14, 2021 Stakeholders were also given the option to submit comments via email in lieu of being interviewed. The following stakeholder submitted its responses to the interview questions:
• Regional Center of the East Bay (RCEB) on September 22, 2021 Additionally, the following stakeholders were contacted for input but were not available or did not respond:
• Alameda County Area Agency on Aging
• Alameda County Behavioral Health Care Services
• Alameda County Public Health Department
• Society of St. Vincent de Paul of Alameda County
City of Alameda
A-4 2023 – 2031 Housing Element
In each of the consultations, the stakeholders were asked some or all of the following question, depending on the type of organization interviewed:
• Opportunities and Concerns. What three top opportunities do you see for the future of housing in the City of Alameda? What are your three top concerns for the future of housing in Alameda? • Ho using Preferences : What types of housing do your clients prefer? Is there adequate rental housing in the city? Are there opportunities for home ownership? Are there accessible rental units for seniors and persons with disabilities?
• To urism: What effects have you seen on housing because of the growing tourism industry/short - term rentals? From your perspective, what are some of the most positive impacts? From your perspective, what are some of the most negative impacts? What do you see as the top three priorities for the city in addressing negative impacts (if any)? • Ho
using Barriers/Needs : What are the biggest barriers to finding affordable, decent housing? Are there specific unmet housing needs in the community?
• H ousing Conditions: How do you feel about the physical condition of housing in the City of Alameda? What opportunities do you see to improve housing in the future? Through these consultations, stakeholders exp ressed several common concerns over the current challenges and barriers to housing in the city. Overwhelmingly, the consultation process revealed that the City of Alameda (and many other Bay Area jurisdictions) faces an insufficient stock of affordable housing.
However, this can be a regional and collective consequence of jurisdictions across the Bay Area that did not develop enough affordable housing to match population growth. Several stakeholders identified a need for more permanent, supportive housing in the city. One recommendation was to revise the zoning ordinance to allow housing shelters and permanent/supportive housing uses in zones across the city.
It was expressed that many former unhoused Alameda residents have taken advantage of the available services and programs in the city to successfully age in place. These individuals are now ready to transition into other housing but still require financial support like a “shallow” subsidy. It was noted that there are
not many housing units available with this type of subsidy in the city for this transitioning demographic.
Through this consultation process several stakeholders recognized the influence that neighborhood homeowner association groups have on local politics and the differences of opinion on h ow the City of Alameda should develop. Many neighborhood groups want to see the Regional Housing Needs Allocation (RHNA) sites concentrated solely in the former naval shipyard in the North and not spread out across the city.
Homeowner a ssociations were again brought up when discussing fair housing. It was expressed that Alameda and other Bay Area communities face discrimination in homeowner associations . It was recommended that the City of Alameda tie/mandate first -time homeowner programs with fair housing education to inform residents of their homeownership rights, to empower new homeowners to advocate and defend themselves. Various jurisdictions already require new homeowners to attend Housing and Urban Development workshops as part of their first -time homebuyer program. Housing & Economic Rights Advocates (HERA) suggested creating fair housing workshops directed toward these homeowner associations to provide education and help to mitigate any fair housing issues , and recommended City of Alameda
2023 – 2031 Housing Element A-5
providing some type of incentive to encourage homeowner association residents to attend the workshops.
Housing & Economic Rights Advocates (HERA) also shared that many complaints are from low - and moderate-income homeowners because of the cost of housing repairs. HERA suggested that these issues tend to occur due to discriminatory mortgage and lending practices , resulting in unrealistic mortgage payments. It was recommended that the City of Alameda explore home repair programs, low interest rate housing loans, and second structure loans, and direct institutions to expand the breadth and flexibility of criteria that allows folks (e.g., with traditionally bad credit) to receive loans. Additional programs can be created to combat discriminatory and predatory lending practices. 2022: Zoning for Multifamily and Fair Housing
Beginning in January 2022, the Planning Board held monthly public workshops for the public to review and discuss specific zoning changes to facilitate housing production in Alameda to meet the RHNA a nd affirmatively further fair housing.
In January, the Planning Board and City Council held public workshops and public hearings to review draft amendments to address SB 9 in the R-1 Zoning District, draft amendments to create a multifamily overlay district for shopping centers, and draft amendments to affirmatively further fair housing in all residential and mixed-use zoning districts.
In February, the Planning Board held two public workshops to discuss and review draft zoning amendments for Park Street and Webster Street and the Housing Element program to build 1,489 units at Alameda Point.
In March, the Planning Board held public hearings and workshops to review and consider changes to the R-2 through R -6 zoning districts to affirmatively further fair housing and encourage mixed -use, multifamily, and affordable housing on transit corridors. The City Council held a public hearing in March and adopted zoning changes to the R -1 Zoning District to implement SB 9 and increase the housing capacity in the R-1 zoning district to four (4) units per parcel.
In April, the City of Alameda published the April 2022 draft Housing Element update and a comprehensive update of the Alameda Municipal Code designed to implement the draft Housing Element update and State Housing Government Code requirements for public review and comment.
Noticing of the Draft Housing Element
The initial Draft Housing Element was released for public review on April 5, 2022, which will be at least 40 days prior to submitting the draft to HCD, consistent with HCDs transparency requirements for initial draft submittals. The draft was made available on the City’s website and social media accounts and was sent out to individuals and organizations that have previously requested notices relating to the Housing Element update process.
Per Government Code Section 65585, the Draft Housing Element was made available for public comment for 30 days, from April 4, 2022 to May 9 , 2022. Public comment was received , and an additional 10 business days was allowed to consider and incorporate public comments into the draft revision before City of Alameda
A-6 2023 – 2031 Housing Element
submitting to HCD on May 27, 2022. The draft was made available on the City’s website and social media accounts and was sent out to individuals and organizations that have previously requested notices relating to the Housing Element update process.
City of Alameda
2023 – 2031 Housing Element B-1
APPENDIX B –
REVIEW OF THE 2014–2022
HOUSING ELEMENT
This Appendix provides a review of the City's accomplishments implementing the housing policies and program objectives in the 2014 -2022 Housing Element. The table is organized to follow the organization provided in the 2014-2022 Element.
To develop an effective housing plan for the 2023 to 2031 period, the City must assess the effectiveness of its existing (2014) housing programs and determine the continued appropriateness of such programs in addressing housing adequacy, affordability, and availability issues.
This section evaluates the accomplishments of each program against the objectives establ ished in the 2014–2022 Housing Element, explains any discrepancy in program achievements, and recommends programmatic changes for inclusion in the 2023–2031 Housing Element.
Efforts to Address Special Housing Needs
Government Code Section 65588 requires that local governments review the effectiveness of the housing element goals, policies, and related actions to meet the community’s special housing needs. As shown in the Review of Previous Housing Element matrix in Table B-1, the 2014 Housing Element included several programs that addressed senior housing needs, emergency shelters, and needs for persons with disabilities. Some of the accomplishments include:
• The City of Alameda partnered with the Alameda Housing Authority and Tim Lewis Communities to constr uct the 31 -unit Little John Commons lower income senior housing project with 100 percent universal design (completed in 2018) . The City of Alameda contributed a portion of the land necessary for the project.
• The City partnered with Alameda Point Partners and Eden Housing to construct 128 units of lower income housing at Alameda Point . Twenty percent of the units are designed for people with disabilities, and 60 units are reserved for lower income seniors . The project opened in 2020. The City provided the land for the project.
• The City adopted a Universal Design Ordinance, which requires that 30 percent of all new housing units constructed in Alameda be universally designed and that 100 percent of all new units be “visitable” by a person with physical disabilities.
• The City approved the zoning amendments and land use entitlements for the McKay Wellness Center, which will provide assisted living facilities for 90 homeless individuals and a respite center for homeless individuals recovering from hospital visits.
City of Alameda
B-2 2023 – 2031 Housing Element
• The City approved the SB 35 application for 586 units of affordable housing on the North Housing site for the Alameda Housing Authority . The City facilitated the conveyance of the land from the US Navy to the Housing Authority.
• The City approved plans for a transitional housing facility for 47 homeless individuals on City - owned land on 5th Street.
• The City’s Housing Rehabilitation program assisted over 170 lower income households with construction of accessibility improvements to their homes. • The City opened its first “Warming Shelter” for winter months to provide a safe, warm, and welcoming place for t hose experiencing homelessness. In 2020, the City provided $62,301 to Building Futures with Women and Children to operate the Warming Shelter for the winter of 2020-21.
City of Alameda
2023 – 2031 Housing Element B-3
Table B-1 Program Evaluation
Program Implementation Status Action
Program 1 -1: Annual Review of Policies and
Programs. An annual public hearing in February
or March before the Planning Board to review
and consider improvements to the development
review process and requirements to ensure that
processes and requirements do not create
unnecessary costs or delays and increase the
cost of housing in Alameda. The review shall
include an assessment of at least:
(a) inclusionary housing (AMC Section 30-
16)
(b) density bonus (30-17)
(c) multifamily overlay (30-18)
(d) Measure A (30-52)
(e) Design Review (30-36)
(f) Off-street parking (30-7).
The review will address impacts on housing
costs, adequate incentives, and flexibility of the
ordinances. The review will also include a review
of the Annual Progress Report on the Housing
Element implementation in the format required
by the California Dep
artment of Housing and
Community Development as defined by
Government Code Section 65400(a)(2)(B). Based
upon the annual review and the Annual Progress
Report, the Planning Board will make a
recommendation to the City Council
recommending any changes to th e City’s
development regulations necessary to support
Housing Element implementation or
immediately institute any changes in the
Planning Board or City staff procedures or
Responsibility: Planning
Department
Funding: Community
Planning Fee
Schedule: Annually
The Planning Department prepares an annual report on housing production over the previous year and an evaluation of the City’s development regulations to ensure that City p
rocesses and
requirements do not create unnecessary costs or delays and increase the cost of housing. This process also allows for public comment prior to submitting the APR to HCD and OPR. As the result of this program, the City made a number of changes t
o the
Alameda Municipal Code and the General Plan to improve city policies and standards constraining housing production in Alameda, including but not limited to amendments to:
• The Accessory Dwelling Unit Ordinance to expedite
construction of ADUs.
• Off-Street Parking Ordinance amendments to remove
minimum off-street parking requirements for residential projects.
• On-Site Open Space Ordinance amendment to allow more
flexibility in common and private open space and
proportions.
• Adoption of Objective Design Review Standards.
• General Plan Amendment to compete a comprehensive
update of the 1991 General Plan in preparation for the
2023-2031 Housing Element.
Continue and
update.
See Program 22.
City of Alameda
B-4 2023 – 2031 Housing Element
Program Implementation Status Action
processes that are within the jurisdiction of the
Planning Board or staff.
Program 1.2 : Inventory of Housing Sites .
Continue to maintain an inventory of available
housing sites with residential zoning
designations for public information purposes on
the City website.
Responsibility: Planning
Department
Funding: Community
Planning Fee
Schedule: Ongoing
The City continues to maintain an inventory of available sites, which is included in the City’s Housing Element, available on the City’s website. As sites are developed, the Planning, Building and Transportation Department continues to revi se the inventory list and provide an updated list for the website.
Continue
See Program 22
Program 1.3: Affordable Housing Development
Review and Processing. Facilitate the
development of affordable housing, and provide
for development projects of 50 to 150 units in
size, routinely coordinate with property owners,
and give high priority to processing subdivision
maps that include affordable housing units. Give
priority to permit processing for projects
providing affordable housing, and housing for
seniors, persons with developmental disabilities,
and other special needs groups. Improve
development review/processing procedures to
minimize, to the extent possible, the time
required for review of development projects.
This reduction in time will reduce the co st to
developers and may increase housing
production in the city. The City will utilize the
Development Review Team to ensure projects
are reviewed in a timely manner.
Responsibility: Planning
Department
Funding: Community
Planning Fee
Schedule: As projects
are processed through
the Planning
Department
The City of Alameda staff, Planning Board, and City Council have expedited the review of affordable housing projects and improved processes and requirem ents for the review of affordable housing projects as the result of this program.
Examples include the adoption and use of Objective Design Standards for multifamily residential development and effective use of the Affordable Housing Density Bonus Ordinance to expedite the review and approval of:
• 586-unit affordable housing.
• 20-unit affordable housing project at Eagle Avenue
occupancy in 2018.
• 31-unit affordable senior housing project at Del Monte occupancy in 2018.
• 128 very-low and low-income affordable units at Block 8, Site occupancy completed in 2019.
• 78 very low- and low-income units at Rosefield Village. • Development Agreement with Midpen Housing
Corporation, Alameda Point Collaborative, Building
Futures With Women And Children, and Operation Dignity
(“Collaborating Partners”). The project included 200
replacement residential units in newly constructed
buildings and 67 new residential units in newly
constructed buildings.
Continue and
Modify
See Program 8.
City of Alameda
2023 – 2031 Housing Element B-5
Program Implementation Status Action
• 8 affordable units at Mulberry neighborhood.
In 2020 the City received and approved one SB 35 Affordable Housing application from the Housing Authority of the City of Alameda for the development of 586 lower income units on the North Housing site, 12 acres of land that were previously owned by the U.S. Navy. All future design review approvals for each building will be approved ministerially by planning staff. Construction on the first building is expected to start in 2023.
Program 2.1 : Inclusionary Housing Ordinance.
Continue to implement the citywide 15 percent
inclusionary requirement.
Responsibility: Planning
Department
Funding: Permit Fees
Schedule: Ongoing
The City continues to implement the citywide 15% inclusionary requirement on all residential projects citywide. Most residential projects in Alameda utilize the Affordable Housing Density program (AMC 30-18) to increase the inclusionary units for very low-income households in return for waivers from specific development regulations.
On City -owned lands at Alameda Point, 25% inclusionary requirements are enforced.
Continue
See Program 7
Program 2.2 : Funding for 5- year Pipeline
Projects. Continue to maintain and update a 5 -
Year Affordable Housing Pipeline Projects
Report. Continue to seek available funding from
state and federal sources for which the projects
identified in the 5 -Year Affordable Housing
Pipeline Project Report are eligible, and for other
eligible projects. Pipeline projects include rental
housing affordable to extremely low-, very low-,
and low-income households.
Responsibility: Housing
Authority
Funding: CDBG, tax
credits, HOME, AHUF
Schedule: Ongoing - as
projects come forward
and as funding is
available
The City continues to maintain and update the 5 -Year Affordable Housing Pipeline Projects Reports.
In 2015, the City provided land at no cost to the Housing Authority, and the Authority secured funding and commenced construction for Alameda Landing (Stargell Commons), a 32 -unit affordable housing project, which was completed in 2017.
In 2016, the City provided land, and the Housing Authority secured funding and commenced construction for the 31- unit Del Monte Affordable Senior housing project, which was completed in 2018.
In 2016, the Housing Authority received a 9% tax credit allocation for a 20 -unit affordable family project. The City facilitated the conveyance of the land to the Authority at no cost.
The City continues to seek available funding from state and federal sources to fund pipeline projects focusing on rental housing Continue
See Program 22
City of Alameda
B-6 2023 – 2031 Housing Element
Program Implementation Status Action
affordable to extremely low- , very low -, and low -income households.
Program 2.3 : Affordable Housing Unit/Fee
(AHUF) Ordinance: Continue to administer the
AHUF to support the development of new and
rehabilitated housing affordable to very low- and
low-income households, and periodically adjust
the housing impact fee to keep pace with
inflation.
Responsibility: Planning
Department and
Housing Authority
Funding: Non-
residential development
impact fees
Schedule: Ongoing
The City continues to administer the Affordable Housing Unit Fee to support the development of new and rehabilitate d housing affordable to very low- and low-income households. Each year the fee is adjusted to keep pace with inflation by the City Council as part of the annual Fee Ordinance adoption. The City collected the following amounts for affordable housing over the planning period:
• 2015 – $9,560.48
• 2016 – $9,076
• 2017 – $38,093
• 2018 – $35,490
• 2019 –$39115,
• 2020 – $1,094,307
The funds collected are used to support the creation of Affordable Housing by the Community Development Department and the Alameda Housing Authority.
Continue
See Program 8
Program 2.4 : Public Private Partnerships.
Facilitate the development of affordable housing
through public- private partnerships, creative
land use strategies, and expedited City
permitting and decision making.
Responsibility: Planning
Department and
Housing Authority
Funding: Permit fees,
Tax credits, HOME funds
and AHUF fees
Schedule: Ongoing
The City continues to facilitate the development of affordable housing through public- private partnerships, creative la nd use strategies, and expedited City permitting and decision making.
The City facilitated the private partnerships with Tim Lewis Communities and Alameda Housing Authority, which resulted in the construction of 31 very low- and low-income senior affordable units at the Del Monte project site (completed in 2018). The City provided land to the project at no cost.
The City facilitated a public -private partnership between Catellus Development, the Housing Authority, and Resource for Community Development, which resulted in the construction of 32 affordable units at Alameda Landing (Stargell Commons) (completed in 2017).
The City provided the land at no cost.
Continue.
See Programs 8, 9,
10 and 11.
City of Alameda
2023 – 2031 Housing Element B-7
Program Implementation Status Action
The City facilitated a partnership between Alameda Point Partners and Eden Housing for development of 128 very low - and low - income units at Alameda Point Site A. The City provided the land at no cost.
The City entered into a partnership with Catellus Development Company and Pulte Homes to construct 24 affordable housing units on the Alameda Landing Water front. The City provided the land at no cost.
Program 2.5 : Preservation of At- Risk Housing
Units: Continue to monitor the status of all
affordable housing projects and, as their funding
sources near expiration, work with owners and
other agencies to consider options to preserve
such units. The City will also provide technical
support to property owners and tenants
regarding proper procedures relating to noticing
and options for preservation.
Responsibility: Housing
Authority
Funding: In-lieu fees,
AHUF fees, Tax credits,
HOME funds
Schedule: Ongoing
The City continues to preserve at-risk housing units by monitoring the status of affordable housing projects and, as their funding sources near expiration, working with owners and other agencies to consider options to preserve such units. From 2015 to 2019 there were no projects at risk of converting. However, in 2020, in response to COVID-19, the City launched an Emergency Rent Relief Program to mitigate potential homelessness and displacement of existing Alameda tenants. The program assisted 61 households and was designed to assist very low- and low -income families and individuals who were suffering a temporary financial setback due to the COVID -19 public health emergency and who needed help with rent due.
Continue
See Program 15.
Program 2.6: Housing Choice Voucher Program
(Section 8). Continue issuing vouchers and
encouraging property owners to participate in
this rental assistance program.
Responsibility: Housing
Authority
Funding: US
Department of Housing
and Urban Development
(HUD)
Schedule: Ongoing
The Housing Authority of the City of Alameda continued to issue vouchers and encourage property owners to participate in this rental assistance program. Vouchers assisted many households:
• 1,600 in 2015
• 1,700 in 2016
• 1,845 in 2017
• 1,900 in 2019
• 1,885 in 2020
In 2016, the Housing Authority pursued creative ways to encourage participation by new landlords and to retain existing landlords in the Section 8 program. To this end, the Housing Authority applied Continue
See Program 12
City of Alameda
B-8 2023 – 2031 Housing Element
Program Implementation Status Action
to HUD for an exception payment standard that was approved midyear. This made it possible for subsidized rents to nearly match market rents and served as an effective incentive. The Housin g Authority also offered a signing bonus of $500 to new landlords for a three- month period that brought in over 10 new landlords. In 2018, the Housing Authority expanded the number of families assisted through HUD programs by starting its participation in the Veteran Affairs Supportive Housing (VASH) program with 15 new vouchers. In 2018, the program was authorized to lease up to 1,900 households, including the new VASH vouchers.
Program 2.7 : Utility Assistance Programs.
Continue t o provide funding assistance to
qualified households in need of help with their
electric bills. One program is a match -fund
program for households with a shut- off notice,
and one program assists with up to 25 percent of
a monthly bill.
Responsibility: Alameda
Municipal Power (AMP)
Funding: Public Purpose
Program and annual
contribution from AMP
Schedule: Ongoing
The City has continued to provide funding to utility assistance programs for qualifying households in need of help with their electric bills. The City has assisted with the following amounts over the planning period
• 2015 – $76,564
• 2016 – $73,973
• 2017 – $110,235
• 2018 – $110,235
• 2019 – $140,497
• 2020 – $168,559
Continue
See Program 18
Program 2.8: Rent Review Advisory Committee:
Continue to support the Rent Review Advisory
Committee (RRAC) efforts to provide voluntary
mediation between tenants and landlords in
order to moderate rent increases for tenants of
all income levels. The RRAC shall provide an
annual report to the City Council on the number
of cases reviewed each year, the outcome of
those cases, and a recommendation for any
additional City regulations o r controls deemed
necessary by the RRAC. The Alameda City
Council shall annually review the RRAC reports
Responsibility: Housing
Authority and RRAC
Funding: AHUF
Schedule: Ongoing
mediation and Annual
Reports
Since adoption of the 2014 Housing Element, City of Alameda has taken major steps to improve and strengthen the City’s anti - displacement programs, which were previously administered by the Rent Review Advisory Committee (RRAC) through v oluntary mediation between tenants and landlords.
In November 2015 a moratorium on rent increases over 7.99 percent and no-cause evictions was enacted while the City Council investigated rent stabilization options.
On March 30, 2016, the moratorium on re nt increases over 7.99 percent expired. A new Rent Review, Rent Stabilization and Limitations on Evictions Ordinance went into effect on March 31, Revise and update
program.
See Program 12
City of Alameda
2023 – 2031 Housing Element B-9
Program Implementation Status Action
and take any steps deemed necessary or
appropriate at that time.
2016. Ordinance 3148 was a culmination of the previous
ordinances (3131, 3132, 3140, and 3143) enacted to pro tect tenants in Alameda and ensure that landlords receive a fair return on their property. In 2016, the Rent Review Advisory Committee also provided mediation for 40 households.
On April 4, 2017, the City Council adopted the Rent Stabilization and Limitations on Evictions Ordinance. In addition, the Rent Program staff reviewed 276 rent increase cases eligible for RRAC review. The RRAC heard 24 cases, and other cases were resolved prior to the scheduled hearings. The Program staff determined that 91 termination notices required that tenants receive relocation assistance.
In 2018, 79 households that were displaced by terminations of tenancy for no fault received a relocation payment averaging $8,900 from the City. In addition, 252 rent increase cases were submitted for review, creating an average $267 (16 percent) increase offer. The Rent Review Advisory Committee held hearings for 52 cases, and staff resolved the remaining 200. The average final rent increase for all case submissions was $131 (8 percent).
In 2019, 67 households displaced by terminations of tenancy for no fault received a relocation payment averaging $8,743 from the City. The Rent Review Advisory Committee held hearings for 68 rent increase cases, and staff resolved the remaining 149. The average final rent increase for all case submissions was $147 (10 percent). In September 2019, the City Council adopted an urgency ordinance to revise the City’s rent control and limitation on evictions regulations. These regulations limit rent increases to no more than 70 percent of the percentage change in the Consumer Price Index for most rental units. Registration requirements were also imposed along with additional limitations on no -fault terminations and an updated relocation payment schedule.
In 2020 the Alameda Rent Program received 30 submissions for terminations of tenancy for no fault grounds and 24 submissions City of Alameda
B-10 2023 – 2031 Housing Element
Program Implementation Status Action
for buy-out agreements. The Rent Program staff also received 112 submissions requesting staff review of current or p ast rent increases and 21 petitions for a rent adjustment.
Program 2.9 : Employee Housing. Amend the
Zoning Ordinance to specifically allow employee
housing for six or fewer residents as a permitted
use in residential zoning districts, in compliance
with Health and Safety Code Section 17021.5.
Responsibility: Planning
Department
Funding: Community
Planning Fee
Schedule: June 2015
In June of 2014 the city amended the Zoning Ordinance to specifically allow employee housing for six or fewer residents as a permitted use in residential zoning districts, in compliance with Health and Safety Code Section 17021.5.
Delete, program
completed
Program 3.1: Special Needs Housing. Work with
public or private sponsors to identify candidate
sites for new construction of rental housing for
special needs populations, including persons
with physical and developmental disabilities,
and take all actions necessary to expedite
processing of such projects.
Responsibility: Planning
Department
Funding: Permit fees
Schedule: As projects
are approved through
the Planning
Department
The City continues to work with public or private sponsors to identify candidate sites for new construction of rental housing for special nee ds populations, including persons with physical and developmental disabilities.
In 2015, the City of Alameda partnered with the Alameda Housing Authority and Tim Lewis Communities to construct the 31-unit Del Monte affordable senior housing, which was approved with 100% universal design (completed in 2018). The City of Alameda contributed a portion of the land necessary for the project.
In 2015, the City partnered with Alameda Point Partners and Eden Housing to construct 128 units at Alameda Point Site wi th 20% universal design. Sixty of the units are for seniors.
In 2017, the City of Alameda adopted the Universal Design Ordinance, which requires that 30% of all new housing units constructed in Alameda be universally designed and that 100% of all new units be “visitable” by a person with physical disabilities.
In 2018, the City worked with the U.S. Navy to convey 15 acres of land at (North Housing) to the Housing Authority and Habitat for Humanity for development of permanent, service -enriched housing for formerly homeless individuals and families.
In 2018, the City approved the rezoning of a former federal property on McKay Avenue for the development of permanent, Continue and
modify.
See Programs 8, 9,
10 and 11
City of Alameda
2023 – 2031 Housing Element B-11
Program Implementation Status Action
service-enriched housing for formerly homeless individuals and families.
In 2020, the City of Alameda approved the SB 35 application for 586 units of affordable housing on the North Housing site for the Alameda Housing Authority.
During the period, the City’s Rehabilitation Program provided financial assistance to over 170 lower income familie s to make accessibility improvements to their homes.
Program 3.2 : Homeless Shelter Funding:
Continue to provide funding assistance to the
Midway Shelter, a 24- bed, service- enriched
shelter for women and children, for a portion of
the shelter’s operating costs and for necessary
capital improvements.
Responsibility: Housing
Authority
Funding: CDBG
Schedule: Ongoing
The City continues to provide funding assistance to the Midway Shelter, a 24 -bed, service- enriched shelter for women and children, for a portion of the shelter’s operating costs and for necessary capital improvements, including the fol lowing contributions:
• 2015: $82,263
• 2016: $62,633
• 2017: $68,923 and $350,000 for the replacement and
upgrade of the bathroom trailer.
• 2018: $82,569
• 2019: $53,669
• 2020: $62,888
In December 2018 and 2019, the City opened its first “Warming Shelter” for winter months to provide a safe, warm, and welcoming place for those experiencing homelessness. In 2020, the City provided $62,301 to Building Futures with Women and Children to operate the Warming Shelter for the winter of 2020-21.
Continue
See Program 11
Program 4.1: In-Law Units and Senior Housing :
Continue to support the addition of secondary
"In-Law" units for small households or seniors,
and use Density Bonus Ordinance provisions to
encourage senior housing opportunities on sites
in proximity to retail and transit services.
Responsibility: Planning
Department
Funding: Permit fees
Schedule: As projects
are approved through
The city continues support the addition of secondary "in-law" units for small households or seniors and use Density Bonus Ordinance provisions to encourage senior housing opportunities on sites in proximity to retail and transit services.
In 2017, the City Council approved a comprehensive update of the Secondary Unit Ordinance to re duce regulatory barriers to the Continue and
modify to update
term to
“Accessory
Dwelling Units
(ADUs).” Expand
City of Alameda
B-12 2023 – 2031 Housing Element
Program Implementation Status Action
the Community
Development
Department
creation of second units in Alameda. The amendments resulted in an immediate increase in second unit construction in Alameda. The upward trend in production continued through the pandemic years into 2021.
The City approved permits for ADUs including:
• 2018: 20
• 2019: 26
• 2020:39
• 2021: 78
The City continued to promote the use of Density Bonuses. Every major housing development in Alameda during the 2015 to 2022 period utilized the Affordable Density Bonus program to either/or in
crease the residential density of the project or waive city requirements that constrained the development of affordable housing on the site.
program to
incentivize and
promote ADUs.
See Program 5
Program 4.2 : Universal Design Ordinance:
Consider amendments to the Zoning Ordinance
to require universal design elements in all new
housing projects of five or more units.
Responsibility: Planning
Department
Funding: Community
Planning Fee
Schedule: December
2014
The Planning Board recommended, and the City Council approved the Universal Design Ordinance in 2017.
Program
completed.
See Program 10
and 17 and 22 for
additional actions
needed to
address
accessibility.
Program 5.1 : Annual Review of Policies and
Programs: Implement Program 1.1.
Responsibility: Planning
Department
Funding: Community
Planning Fee
Schedule: Annually
The City continues to annually review po licies and programs at publicly noticed public hearings with the Planning Commission and City Council.
Continue
See Program 22
City of Alameda
2023 – 2031 Housing Element B-13
Program Implementation Status Action
Program 6.1 : First-Time Homebuyer Program:
Continue the First -Time Homebuyer Program
which provides down payment assistance to
low- and moderate -income first -time
homebuyers. The program includes free
homebuyer workshops. The workshops cover
the complete home -buying process including.
Overview of t he Home -Buying Process, Credit
and Budgeting, Qualifying for a Loan, the City's
Down Payment Assistance Program, the Loan
Application/Pre-approval Process, Selecting a
Home, Role of the Real Estate Agent, Home
Maintenance, and Foreclosure Prevention.
Responsibility: Housing
Authority
Funding: In-lieu fees,
Affordable Housing /
Unit fee (AHUF)
Schedule: Ongoing, as
funding is available
The City continues the First -Time Homebuyer Program, which provides down payment assistance to low - and moderate-income first-time homebuyers.
• In 2015, the City processed 8 Down Payment Assistance payoffs with a closeout of one CASA loan, which was
converted to an amortized loan.
• In 2016, the City processed 4 Down Payment Assistance payoffs.
• In 2017, four households were assisted by the Down
Payment Assistance Program.
• In 2019 one household purchased a Below Market Rates
(BMR) Home, developed through the City of Alameda’s
Inclusionary Housing Program.
• In 2020, the City entered into an Affordable Housing
Agreement for development of 24 “for sale” affordable
units to be offered to very low -, low- , and moderate- income households.
Continue
See Program 16
Program 6.2: Alameda County Mortgage Credit
Certificate Program: Continue to participate in
the Countywide Mortgage Credit Certificate
Program, which assists low- to moderate-income
first-time homebuyers to qualify for mortgage
loans.
Responsibility: Housing
Authority
Funding: In-lieu fees,
Affordable Housing /
Unit fee (AHUF)
Schedule: Ongoing, as
funding is available
The city continues to participate in the Countywide Mortgage Credit Certificate Program. The program assisted househ olds including,
• Four in 2015
• Two in 2016
• None in 2017 or 2018
• One in 2019
Alameda County did not distribute any MCCs in 2020.
Continue
See Program 16 Program 7.1: Housing Rehabilitation: Continue to administer owner- occupied and rental
housing rehabilitation programs:
• Substantial Rehabilitation Program :
Continue to implement the City’s
Responsibility: Housing
Authority
Funding: Community
Development Block
Grant (CDBG) funds
The city continues to administer owner -occupied and rental housing rehabilitation programs such as: Substantial Rehabilitation Program, Housing Rehabilitation Program , Rental Rehabilitation Program, and Minor Home Repair.
In 2015, these programs assisted seven households.
Continue
See Program 17
City of Alameda
B-14 2023 – 2031 Housing Element
Program Implementation Status Action
Substantial Rehabilitation Program,
which creates new rental units in
existing vacant or underutilized
residential structures.
• Housing Rehabilitation Program :
Continue the City’s Housing
Rehabilitation Program, which provides
grants and low -interest loans to help
low- and very low-income homeowners
repair and improve their homes.
• Rental Rehabilitation Prog ram:
Continue the City’s Rental
Rehabilitation Program, which provides
low-
interest loans to help property
owners with low- and very low-income
tenants repair and improve their units.
• Minor Home Repair : Continue to
implement the City’s Minor Home
Repair program.
• Accessibility Modification Program :
Continue providing grants and low -
interest loans to assist eligible seniors
and persons with disabilities in making
modifications to their residences,
allowing the individual to attain greater
mobility and remai
n safely in their
home.
Schedule: Ongoing • One project was in development for the Substantial Rehabilitation Program.
• Three households were ass isted with the Housing
Rehabilitation Program.
• Three were assisted with the Rental Rehabilitation
Program.
• Twenty-nine households were assisted with accessibility modifications.
In 2016,
• One new project began development through the
Substantial Rehabilitation Program.
• One household was assisted with the Housing
Rehabilitation Program.
• Thirty were assisted with accessibility modifications.
In 2017,
• One new project turning a single -family home into a
duplex began development through the Substantial
Rehabilitation Program.
• One household was assisted with the Housing
Rehabilitation Program.
• Thirty were assisted with accessibility modifications.
In 2018,
• Thirty-two households were assisted with the Housing
Rehabilitation Program.,
• Thirty-nine were assisted with accessibility modifications.
In 2019,
• Twenty-nine households were assisted with accessibility modifications.
City of Alameda
2023 – 2031 Housing Element B-15
Program Implementation Status Action
In 2020,
• Fourteen households were assisted with accessibility
modifications.
Program 8.1 : Amnesty Program: Continue the
City’s amnesty program, which provides a
process to legalize and improve occupied,
existing undocumented dwelling units.
Responsibility: Planning
Department
Funding: Application
fees
Schedule: Ongoing
The city continues the amnesty program that serves to provide a process to legalize and improve occupied, existing undocumented dwelling units.
• In 2015, 1 unit
• In 2016, 2 units
• In 2017, 3 units
• In 2018, 3 units
• In 2019, 0 units
• In 2020, 1 unit
Continue
See Program 17
Program 9.1: Fair Housing: Continue to support
fair housing by contracting with a fair housing
contractor/provider to counsel tenants and
landlords on their rights and responsibilities.
Mediate landlord/tenant disputes, and
investigate complaints of housing
discrimination. Information about these services
is provided by ECHO Housing, a non-profit
organization, the Alameda Housing Authority,
and the City of Alameda through referral
services, brochures, fair housing and tenant
rights programs, and the Section 8 program, at
the City of Alameda and the Alameda Housing
Authority customer service counters and on the
City of Alameda and Housing Authority websites.
Responsibility: Housing
Authority
Funding: CDBG
Schedule: Ongoing
The city continues to support fair housing by contracting with a fair housing contractor/provider to counsel tenants and landlords on their rights and responsibilities, mediate landlord/tenant disputes, and investigate complaints of housing discrimination. The following services were by ECHO Housing, a nonprofit organization. • In 2015, 285
• In 2016, 216
• In 2017, 294
• In 2018, 220
• In 2019, 96
• In 2020, 100
In 2020, as a response to the COVID-19 pandemic, City Council imposed a temporary moratorium on evic tions and shutting off utilities (except for emergency situations) due to or during the pandemic. The moratorium also prohibited rent increases for fully regulated units in the city.
Continue and
expand to meet
the requirements
of AB 686
See Programs 12,
13, and 14
City of Alameda
B-16 2023 – 2031 Housing Element
Program Implementation Status Action
Program 10.1 : New Housing TDM Programs:
Require transportation demand management
(TDM) programs and facilities in all new housing
developments of at least 10 units or more to
reduce local greenhouse gas emissions, vehicle
miles traveled, and local traffic congestion.
Coordinate existing and fut ure transportation
demand management programs to create cost
effective and convenient transportation services
between new residential development areas,
regional transportation services including ferry,
BART, and AC Transit, and on-island commercial
districts, schools, and parks.
Responsibility: Planning
Department
Funding: Application
fees
Schedule: Ongoing
Throughout the 2015 through 2022 period, the City required transportation demand management (TDM) programs and
facilities in all new housing developments.
In 2021, the City adopted the revised Off-Street Parking Ordinance, which eliminated minimum off-street parking requirements for all residential projects and established a citywide TDM requirement to reduce vehicle miles traveled for all major new developments.
The parking amendments also establish maximum parking
requirements to reduce vehicle miles travelled, reduce greenhouse gas emissions, and encourage mode shift in Alameda.
Program no
longer needed.
Replaced by
Citywide TDM
ordinance.
Program 10.2 : Existing Neighborhood
Transportation Improvements: Work with
existing transit providers including AC Transit,
the Water Emergency Transit Agency (WETA),
and existing Transportation Management
Agencies to improve transportation services for
existing Alameda neighborhoods to reduce local
greenhouse gas emissions, vehicle miles
traveled, and local traffic congestion
Responsibility: Planning
Department and Public
Works Departments
Funding: Community
Planning Fees and Grant
funds
Schedule: Ongoing
The City continues to work to increase transportation services in support of new and existing housing.
In December of 2016, the new AC Transit Line 19 began service to serve the Northern Waterfront.
In 2017, the City adopted the Citywide Transportation Choi ces Plan.
In 2020, work was completed on the Cross Alameda Trail between the Seaplane Lagoon at Alameda Point and Jean Sweeney Open Space Park along Ralph Appezzato Memorial Parkway (RAMP).
In 2021, WETA and the City opened the new Seaplane Lagoon Ferry Passenger Terminal at Alameda Point.
In 2021, the City Council approved the new Mobility Element of the General Plan, which established these program objectives as citywide policy objectives.
Program no
longer needed.
Replaced by
Citywide General
Plan Mobility
Element policies
and actions.
Program 11.1 : Transit Oriented Housing: Use
density bonuses, maximum allowed parking
requirements, and unbundled on- site parking
requirements in new housing projects of 10 units
or more, and require on -site secure bicycle
Responsibility: Planning
Department
Funding: Application
fees
The City continues to support Transit Oriented Housing using density bonuses and maximum allowed parking requirements in all new housing projects.
Program no
longer needed.
Replaced by
Citywide General
Plan Land Use,
City of Alameda
2023 – 2031 Housing Element B-17
Program Implementation Status Action
parking for project residents to maximize
densities on transit corridors.
Schedule: Ongoing In 2021, the City Council approved the new Land Use Element, Climate Action Element, and Mobility Element of the General Plan, which established these program objectives to increase and maximize densities on transit corridors as citywide policy objectives.
Climate Action,
and Mobility
Element policies
and actions.
Program 12.1 : Sustainable Development:
Implement the Green Building Code and develop
incentives and requirements for energy efficient
and sustainable new residential developments.
Responsibility: Planning
Department
Funding: Application
fees
Schedule: Ongoing
The City continues to implement the California Green Building Code and develop incentives and requirements for energy efficient and sustainable new residential developments.
In 2021, the City Council approved the new Land Use Element and Climate Action Element of the General Plan, which established these program objectives to increase energy efficiency in new and existing homes as citywide policy objectives.
Program no
longer needed.
Replaced by
Citywide General
Plan Land Use and
Climate Action
Element policies
and actions.
Program 12.2 : Promote Energy Conservation:
Continue to offer residential customer energy
services which include the following:
• A weatherization cash grant program
• A rebate program for compact
fluorescent lights
• A meter lending program
• A rebate program for Energy Star
refrigerators
• A second refrigerator pickup program
• Free energy audits
• Energy Assistance Program to help low-
income residents reduce their energy
use
• Implement the energy efficiency and
conservation policies and programs in
the Energy Element of the General Plan
Responsibility: AMP
Funding: Utility Fees
Schedule: Ongoing – as
programs are available
Alameda Municipal Power continues to offer residential customer energy services, including Alameda Municipal Power's
refrigerator/freezer, washer/dryer, heat pump water heater, LED bulbs/fixtures, and EV charger rebates.
• In 2015, the City gave $76,564 to the Energy Assistance Program (Program 2.7) and $4,881 to Project EASE. In
addition, $389,369 in residential customer incentives
were provided. In addition, Alameda Municipal Power's
implemented its standard refrigerator and freezer
rebates, an improved LED rebate, and the 2015 citywide
"Great Light Bulb Change Out" promotion, during which
time Alameda Municipal Power mailed two LEDs to every
household.
• In 2016, the City provided $73,973 to the Energy
Assistance Program (Program 2.7) and $7,078 to Project
EASE. In addition, $317,644 in residential customer
incentives were provided.
Continue
See Program 23
City of Alameda
B-18 2023 – 2031 Housing Element
Program Implementation Status Action
• In 2017, the City gave $103,141 to the E nergy Assistance Program (Program 2.7) and $7,093 to Project EASE. In
addition, $14,145 in residential customer incentives were provided.
• In 2018, the city gave $103,141 to the Energy Assistance Program (Program 2.7) and $7,093 to Project EASE. In
addition, $93,136 in residential customer incentives were provided.
• In 2019, the city provided $124,937 to the Energy
Assistance Program (Program 2.7) and $15,560 to Project EASE. In addition, $103,224 in residential customer
incentives were provided.
• In 2020, th e City provided $148,642 to the Energy
Assistance Program (Program 2.7) and $19,917 to Project EASE. In addition, $131,053 in residential customer
incentives were provided.
Program 13.1: Public Notice and Participation:
Provide am ple public notice and opportunities
for public involvement in the public decision
making process.
Responsibility: Planning
Department
Funding: Application
Fees
Schedule: Ongoing
The city continues to provide ample public notice and
opportunities for public involvement in the public decision-making process. The City requires a 20 -day notice for all discretionary project reviews, which exceeds state requirements by 10 days. In addition, Planning staff has worked successfully with neighborhood groups to ensure that all interested parties are informed about upcoming hearings. The Planning Department made changes to its website to make it easier for the general public to keep informed a
bout current applications and upcoming public hearings. The City’s public hearings have been well attended.
Program no
longer needed.
Replaced by
Citywide General
Plan policies and
City of Alameda
Sunshine
Ordinance public
noticing
requirements.
Program 14.1: Design Concepts: Develop
preferred design concepts for important
opportunity sites to improve certainty in the
entitlement process similar to the design
concepts prepared for the Webster Street Vision
Responsibility:
Planning Department
Funding: Application
Fees
Schedule: Ongoing
The City continues to develop preferred design concepts for important opportunity sites to improve certainty in the entitlement process.
In 201 5, the City worked with the prospective developers of Neptune Lofts at 1435 Webster Street to provide preferred design concepts. The mixed -use project, which includes retail on the Modify.
See Program 2, 3,
and 4.
City of Alameda
2023 – 2031 Housing Element B-19
Program Implementation Status Action
Plan, Civic Center Vision Plan, and North of Park
Gateway Strategic Plan.
ground floor and nine residential units above, is expected to be approved in 2016. From 2016 to 2020, the City continued to work with prospective housing developers and the Planning Board to develop preferred design concepts similar to the design concepts prepared for the Webster Street Vision Plan, Civic Center Vision Plan, and North of Park Gateway Strategic Plan.
Program 15.1 : Design Review: Continue to
administer and improve the Design Review
Ordinance to ensure compatible new residential
design in existing neighborhoods.
Responsibility:
Planning Department
Funding: Application
Fees
Schedule: Ongoing
The city continues to administer an d improve the Design Review Ordinance to ensure compatible new residential design in existing neighborhoods.
In February 2020, Planning Board Public Hearing included an update to the Objective Design Review Standards and a review of the current ordinance.
Modify to
implement
Objective Design
Standards.
See Programs 2,
3, and 4.
City of Alameda
B-20 2023 – 2031 Housing Element
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City of Alameda
2023 – 2031 Housing Element C-1
APPENDIX C –
HOUSING NEEDS ASSESSMENT
The Housing Needs Assessment analyzes population and housing characteristics, identifies special housing needs among certain population groups, evaluates housing conditions, and provides other important information to support the goals, policies, and programs to meet the needs of current and future residents.
In preparing the Housing Element, various sources of information were used. The primary data sourc es were compiled by the Association of Bay Area Governments (ABAG) in April 2021 and is referred to throughout the document as the ABAG Housing Element Data Package. ABAG relied on the US Census, American Community Survey (ACS), the US Department of Housin g and Urban Development (HUD), California Department of Finance (DOF), California Employment Development Department (EDD), and other available local sources.
The US Census, which is completed every 10 years, is an important source of information for the Housing Needs Assessment. It provides the most reliable and in -depth data for demographic characteristics of a locality. The ACS is conducted by the US Census Bureau and provides estimates of numerous housing - related indictors based on samples averaged over a five -year period. The Housing Needs Assessment reflects the 2015–2019 ACS data.
The DOF is another source of valuable data and is more current than the US Census but does not provide the depth of information as in the US Census Bureau reports. The EDD p rovides employee and industry data and projections that are more specific than what is often available through the US Census. Whenever possible, DOF or EDD data and other local sources were used in the Housing Needs Assessment to provide the most current information.
Because of the difference in data sources used, some figures (e.g., population or the number of households) may vary slightly in different sections. Additionally, the sum of figures may not equal the total due to rounding.
Population Trends and Characteristics
Population Growth and Projections
According to the DOF E-5 report, Alameda had a population of 80,884 in 2021. For consistency purposes, when looking at the 2015-2019 ACS, Alameda’s population was 78,522 in 2019. Twenty-five (25) years ago in 1994, Alameda had a population of 79,297. With the closing of the Alameda Naval Air Station (NAS) and the Fleet Industrial Supply Center (FISC) by 1996, the City’s population decreased. However, due the construction of housing to address regional housing needs, the City has seen a 9.9 percent increase in population since 2010. The growth in population is mostly located at the former military installations (i.e., Bayport and Alameda Landing neighborhoods) and in the formerly industrial Northern Waterfront ( i.e., Mulberry and Marina Shores neighborhoods) . This growth is expected to continue in the coming decade as the City continues to construct housing to address regional housing needs.
City of Alameda
C-2 2023 – 2031 Housing Element
ABAG projects the City’s population will grow by 25.3 percent between 2010 and 2040, which is less then the 38.5 percent growth rate that ABAG projects for Alameda County as a whole. Table C-1 shows population for the City of Alameda and Alameda County for 2010, 2020, 2030, and 2040 projections.
Alameda’s projected population increase will result largely from residential d evelopment in the former industrial areas along the Northern Waterfront, in the former military installations at Alameda Point, on shopping center sites, along the transit corridors on Park Street and Webster Street, and in the neighborhoods, through modes t infill development. Since 2017, the neighborhoods have produced approximately 60 units per year through accessory dwelling units Table C-1 ABAG Population Projections, 2010-2040
Year Alameda Alameda County
2010 73,812 1,510,271
2020 81,135 1,663,114
2030 90,560 1,868,635
2040 92,465 2,092,370
Change 2010-2040 18,653 582,099
Percentage Change 25.3% 38.5%
Sources: 2040 ABAG Projections, California Department of Finance, 2010 and 2020 Age Characteristics
Alameda did not experience any significant change in its age structure over the last decade (see Table A - 2). As with many communities in the county and across the nation, there has been an increase in the percentage of citizens over the age of 65. However, this increase has been very slight in Alameda, with the population over 65 increasing by just over 2 percent of its share of the population between 2010 and 2019. The number of children under the age of 15 remains under 18 percent.
According to the 2015-2019 ACS, Alameda’s age breakdown is roughly comparable to Alameda County as a whole. Alameda had a slightly lower percentage of residents aged 15 to 19, and a slightly higher percentage of people 55 or older. Table C-2 shows the age characteristics for th e City of Alameda as well as for the County.
Table C-2 Population Age Distribution, 2010-2040
Age Group Alameda Alameda County
2010 2019 2010 2019
Under 15 17.1% 17.5% 20.8% 17.4%
15 – 19 5.7% 4.1% 6.4% 5.7%
20 – 34 18.3% 20.0% 23.7% 22.8%
35 – 54 31.7% 29.1% 31.1% 28.4%
55 – 64 13.8% 13.6% 7.8% 12.2%
65 + 13.5% 15.7% 10.2% 13.5%
Total 100.0% 100.0% 100.0% 100.0%
Sources: ABAG Housing Element Data Package, April 2021, 2010 Census, 2015-2019 ACS City of Alameda
2023 – 2031 Housing Element C-3
Race and Ethnicity
Alameda has a diverse population. In fact, the city is moving closer to becoming a minority -majority population. A review of 2006-2010 and 2015-2019 data from the ACS shows that the trend to greater diversity in the population in Alameda has continued over the last decade, though slowed significantly compared to previous decades. Between 2010 and 2019, the white population declined from approximately 51 percent to 45 percent, the Asian population remained at approximately 32 percent of the population, and the Black population grew from 5.7 to 8.3 percent of the population (see Table C-3).
Table C-3 Race and Ethnicity
Category
Alameda Alameda County
2010 2019 2010 2019
Race
White alone 50.9% 45.0% 43% 38.3%
Black or African American alone 5.7% 8.3% 12.6% 9.9%
American Indian and Alaska Native alone 0.3% 0.5% 0.6% 0.6% Asian alone 32.2% 32.5% 26.1% 33%
Native Hawaiian and Other Pacific Islander alone 0.6% 0.1% 0.8% 0.83% Some other race 3.7% 5.2% 10.8% 10.82%
Two or more races 6.6% 8.3% 6% 6.5%
Ethnicity
Hispanic or Latino 11.4% 11.5% 22.5%
Not Hispanic or Latino 88.6% 88.5% 77.5%
Source: ABAG Housing Element Data Package, April 2021, 2006-2010, and 2015-2019 ACS City of Alameda
C-4 2023 – 2031 Housing Element
Household Characteristics
Household Composition
According to the 2015-2019 ACS, the City of Alameda had 30,418 households (see Table C-4). Of those, 18,998 households (62.5 percent) were categorized as families and 11,420 (37.5 percent) were categorized as non-family households. Households categorized as “non-family” include single individuals and persons living with roommates. The 2015 -2019 ACS indicated that Alameda had 2.54 persons per household, a slight increase in size compared to previous decades. The ratio of persons per household will not play a significant role in population growth because, according to ABAG projections, the ratio is not expected to change significantly over the next two decades.
Table C-4 Household Composition in the City of Alameda, 2019 Household Type Number Percentage
Family Households 18,998 62.5%
Married Couple 14,879 48.9%
Male Householder, no spouse 1,071 3.5%
Female Householder, no spouse 3,048 10.0%
Non-Family Households 11,420 37.5%
Total Households 30,418 100.0%
Source: ABAG Housing Element Data Packet, April 2021, 2015-2019 ACS Overcrowding
Overcrowding is often closely related to household income and the cost of housing. The US Census Bureau considers a household to be overcrowded when there is more than one person per room (rooms exclude bathrooms and kitchens), and to be severely overcrowded when there are more than 1.5 occupants per room. Overcrowded households are usually a reflection of the lack of affordable housing.
According to the 2015-2019 ACS, 1,352 units (4.5 percent) of the households in Alameda were overcrowded, and of those households’ 2 percent were severely overcrowded. Table C-5 provides overcrowding by tenure.
Table C-5 Overcrowding by Tenure, 2019
Persons per Room
Owner-Occupied Renter-Occupied Total Households
Number Percentage Number Percentage Number Percentage
1.00 or fewer 14,296 98.0% 14,770 93.3% 29,066 95.6%
1.01 to 1.50 215 1.5% 538 3.4% 753 2.5%
1.51 or more 77 0.5% 522 3.3% 599 2.0%
Total 14,588 100.0% 15,830 100.0% 30,418 100.0%
Source: ABAG Housing Element Data Package, April 2021, 2015-2019 ACS City of Alameda
2023 – 2031 Housing Element C-5
Household Income and Area Median Income
Household income is one of the most important factors that affects housing opportunities. Housing choices such as tenure (owning versus renting), housing type, and location are dependent on household income. On the other hand, household size and type often affect the proportion of income that can be spent on housing.
For the purpose of evaluating housing affordability, housing need, and eligibility for housing assistance, income levels are defined by guidelines adopted each year by HCD. According to HCD’s 2021 State Income Limits, the area median income (AMI) for a family of four in Alameda County in 2021 was $125,600. • Extremely Low Income Up to 30 percent of AMI ($0–$41,100) • Very Low Income 31–50 percent of AMI ($41,101–$68,500) • Low Income 51–80 percent of AMI ($68,501–$109,600)
• Moderate Income 81–120 percent of AMI ($109,601–$150,700) • Above Moderate Income Above 120 percent of AMI ($150,701 or more) Table C-6 shows the maximum annual income level for each income group adjusted for household size for Alameda County. The maximum annual income data is then used to calculate the maximum affordable housing payments for different households (varying by income level) and their eligibility for federal housing assistance.
Table C-6 Maximum Household Income by Household Size, 2021
Income
Category
Household Size
1 2 3 4 5 6 7 8
Extremely
Low $28,800 $32,900 $37,000 $41,100 $44,400 $47,700 $51,000 $54,300 Very Low $47,950 $54,800 $61,650 $68,500 $74,000 $79,500 $84,950 $90,450 Low $76,750 $87,700 $98,650 $109,600 $118,400 $127,150 $135,950 $144,700 Median $87,900 $100,500 $113,050 $125,600 $135,650 $145,700 $155,750 $165,800 Moderate $105,500 $120,5550 $135,650 $150,700 $162,750 $174,800 $186,850 $198,900 Source: California Department of Housing and Community Development, 2021 Household Income in Alameda
According to the 2015-2019 ACS, the median income for a household of four in Alameda was $104,756, which is significantly higher than the county ($99,406). However, as shown in Table C-7, nearly 50 percent of the households in Alameda are categorized as lower income. Over 60 percent of households renting in Alameda are classified as lower income . Only 35 percent of all households in Alameda are classified as “above moderate income” households. Over 20 percent of all households are categorized as “extremely low income” households.
City of Alameda
C-6 2023 – 2031 Housing Element
Table C-7 Households by Income Level by Tenure, 2019
Income Level
Renter-Occupied Owner-Occupied Total
Number Percentage Number Percentage Number Percentage
Total Occupied Units 16,521 100.0% 14,267 100.0% 30,788 100.0% Extremely Low Income <30% of AMI 4,419 26.7% 1,878 13.2% 6,297 20.5% Very Low Income ≤50% of AMI 1,371 8.3% 671 4.7% 2,042 6.6% Low Income 50% to 80% of AMI 4,774 28.9% 2,243 15.7% 7,017 22.8% Moderate 81% to 120% of AMI 2,469 14.9% 2,068 14.5% 4,537 14.7% Above Moderate 121%+ of AMI 3,487 21.1% 7,408 51.9% 10,895 35.4% Source: HCD State Income Limits 2021, 2015-2019 ACS
Note: Income categories are based on 4-person households.
Overpayment
Households that pay more than 30 percent of their monthly income on housing are considered “cost- burdened” and households that pay more than 50 percent are considered “severely cost -burdened.” Measuring the number of “cost burdened” households paying more than these percentages helps define an community’s affordability problem. Table C-8 reports 2013-2017 Comprehensive Housing Affordability Strategy (CHAS) data for households by HUD-defined household income categories.
In 2017, approximately 34 percent of households paid more than 30 percent of their income on housing costs and almost 15 percent spent more than 50 percent of their income on housing costs. As shown in Table C-8, extremely low-income renters are most likely to be most severely cost -burdened, with nearly 11 percent paying more than 30 percent of their income and 9 percent paying over 50 percent of their income on housing. When looking at lower -income households, which include the extremely low -, very low-, and low-income groups, 22.6 percent are overpaying for housing. Of those households, 16.8 percent are renter-occupied households and 5.8 percent are owner-occupied households.
Table C-8 Households Cost-Burdened by Tenure and Income Level, 2017 Total Household Characteristics Number Percentage of Total Households Total occupied units (households) 30,585 100.0%
Total renter households 16,195 53.0%
Total owner households 14,390 47.0%
Total lower-income (0–80% of HAMFI) households 10,260 33.5% Lower-income renters (0–80%) 7,150 23.4%
Lower-income owners (0–80%) 3,110 10.2%
Extremely low-income renters (0–30%) 3,440 11.2%
Extremely low-income owners (0–30%) 985 3.2%
Lower-income households paying more than 50% 3,975 13.0% City of Alameda
2023 – 2031 Housing Element C-7
Total Household Characteristics Number Percentage of Total Households Lower-income renter households severely overpaying 2,845 9.3% Lower-income owner households severely overpaying 1140 3.7% Extremely low income (ELI) (0–30%) 2,750 9.0%
ELI renter households severely overpaying 2,135 7.0%
ELI owner households severely overpaying 615 2.0%
Income between 30%–50% 705 2.3%
Income between 50%–80% 520 1.7%
Lower-income households paying more than 30% 6,900 22.6% Lower-income renter households overpaying 5,150 16.8%
Lower-income owner households overpaying 1760 5.8%
Extremely low income (0–30%) 3,250 10.6%
Income between 30%-50% 1,840 6.0%
Income between 50%-80% 1,810 5.9%
Total Households Overpaying 14,930 48.8%
Total Renter Households Overpaying 9,485 31.0%
Total Owner Households Overpaying 5,455 17.8%
Source: ABAG Housing Element Data Package, April 2021, 2013-2017 CHAS Employment Characteristics
Employment Trends
Table C-9 shows current and projected jobs for Alameda and Alameda County. Jobs decreased in the 1990s as the result of the NAS and FISC closures and declined again between 2000 and 2010 as result of the nationwide economic recession. There was a 36 percent increase in employment between 2010 and 2020.
Although ABAG projections forecast very little growth in employment between 2020 and 2040 in Alameda, in 2022 Alameda’s business parks are expanding significantly with major new life science companies coming to the Harbor Bay and Marina Village Business Parks. The City’s 2021 General Plan forecasts that employment will grow between 10,000 and 12,000 between 2020 and 2040 in Alameda due to continued growth in the two business parks and at Alameda Point.
City of Alameda
C-8 2023 – 2031 Housing Element
Table C-9 Historic and Projected Employment, 2010-2040
Year
Alameda Alameda County
Total Employment Percentage Change Total Employment Percentage Change 2010 38,570 -- 723,810 --
2020 52,455 36.0% 911,725 26.0%
2030 52,730 0.5% 959,745 5.3%
2040 51,390 -2.5% 1,022,040 6.5%
Source: ABAG Projections 2040
Unemployment Rate
Figure C-1 shows the unemployment trends for all of Alameda, Alameda County, and California from 2012 to 2021. In 2021, Alameda had an unemployment rate of 6.9 percent, which is a significant increase from 2020 where the unemployment rate was 2.9 percent. This was a similar trend for both Alameda County and the Bay Area as a whole.
FIGURE C-1 U NEMPLOYMENT RATE
2010 2012 2014 2016 2018 2020 2021
Alameda 10.1% 8.3% 5.7% 4.2% 3.2% 2.9% 6.9%
Alameda County 11.6% 9.5% 6.6% 4.5% 3.5% 3.1% 7.2%
Bay Area 11.1% 9.0% 6.1% 4.1% 3.2% 2.8% 6.6%
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
Alameda Alameda County Bay Area
City of Alameda
2023 – 2031 Housing Element C-9
Housing Stock Characteristics
This section describes and analyzes Alameda’s housing supply and the local housing market .
Characteristics such as age of the housing stock and size of units help illustrate local housing conditions and crowding, while vacancy rates and rents provide information on housing availability and affordability.
Housing Type
Alameda’s housing stock is 42 percent single family detached housing units, 10 percent attached single family units, 18 percent in small (2-4 unit) multifamily buildings, and 29 percent in larger (5 or more unit) multifamily buildings . As shown in Table C -10, the rel ative proportions are similar to Berkeley and Oakland. (see Table C-11).
City of Alameda
C-10 2023 – 2031 Housing Element
Table C-10 Number and Type of Housing Units, City of Alameda: 2000-2021 Year Total Housing
Units
Single-Family
Detached
Single-Family
Attached
Multifamily
2-4 units
Multifamily
5+ units Mobile Homes
# % # % # % # % # %
2000 31,376 12,776 40.7% 3,943 12.6% 4,984 15.9% 9,641 30.7% 32 0.1% 2010 32,351 13,700 42.3% 3,347 10.3% 5,826 18.0% 9,351 28.9% 127 0.4% 2021 33,272 14,014 42.1% 3,454 10.4% 6,009 18.1% 9,668 29.1% 127 0.4% Source: California Department of Finance, City/County Population Estimates, E5, 2021 Table C-11 Number and Type of Housing Units, Cities in Alameda County, 2021 Jurisdiction Total Housing
Units
Single-Family
Detached
Single-Family
Attached
Multifamily
2-4 units
Multifamily
5+ units Mobile Homes
# % # % # % # % # %
Alameda 33,272 14,014 42.1% 3,454 10.4% 6,009 18.1% 9,668 29.1% 127 0.4% Albany 6,980 4,280 61.3% 235 3.4% 833 11.9% 1,607 23.0% 25 0.4% Berkeley 51,845 21,156 40.8% 2,096 4.0% 10,097 19.5% 18,278 35.3% 218 0.4% Dublin 23,891 12,806 53.6% 3,384 14.2% 773 3.2% 6,874 28.8% 54 0.2% Emeryville 7,498 419 5.6% 401 5.3% 756 10.1% 5,886 78.5% 36 0.5% Fremont 78,218 44,774 57.2% 10,215 13.1% 2,691 3.4% 19,812 25.3% 726 0.9% Hayward 50,772 26,315 51.8% 5,316 10.5% 2,939 5.8% 13,880 27.3% 2,322 4.6% Livermore 33,004 22,558 68.3% 3,170 9.6% 1,620 4.9% 5,114 15.5% 542 1.6% Newark 15,100 10,560 69.9% 1,414 9.4% 659 4.4% 2,467 16.3% 0 0.0% Oakland 178,207 74,459 41.8% 7,011 3.9% 33,023 18.5% 63,158 35.4% 556 0.3% Piedmont 4,006 3,729 93.1% 69 1.7% 129 3.2% 79 2.0% 0 0.0% Pleasanton 28,602 17,295 60.5% 2,752 9.6% 1,619 5.7% 6,556 22.9% 380 1.3% City of Alameda
2023 – 2031 Housing Element C-11
Jurisdiction Total Housing
Units
Single-Family
Detached
Single-Family
Attached
Multifamily
2-4 units
Multifamily
5+ units Mobile Homes
# % # % # % # % # %
San Leandro 32,640 19,472 59.7% 1,991 6.1% 1,922 5.9% 8,365 25.6% 890 2.7% Union City 21,849 13,713 62.8% 2,847 13.0% 812 3.7% 3,461 15.8% 1,016 4.7% Unincorporated
County 51,531 34,556 67.1% 4,151 8.1% 3,297 6.4% 8,558 16.6% 969 1.9% Source: California Department of Finance, City/County Population Estimates, E5, 2021
City of Alameda
C-12 2023 – 2031 Housing Element
Housing Unit Size
The ACS estimates that in 2019, the City of Alameda’s housing stock consisted mainly of two -bedroom units (35.6 percent), followed by three -bedroom units (26.7 percent). One-bedroom units accounted for
17.5 percent, while five or more -bedroom units only made up 3.1 percent of the housing stock (Table C- 12).
Table C-12 Housing Unit by number of bedrooms
Units Size Number Percentage
No bedroom 1,647 5.1%
1 bedroom 5,663 17.5%
2 bedrooms 11,510 35.6%
3 bedrooms 8,632 26.7%
4 bedrooms 3,890 12.0%
5 or more bedrooms 1,004 3.1%
Total: 32,346
Source: ABAG Housing Element Data Package, 2015-2019 ACS Housing Tenure
The 2015-2019 ACS estimates that of 32,346 housing units in Alameda, approximately 30,418 units were occupied housing units. Of that number, 48 percent (14,588 units) were owner occupied, and 52 percent (15,830) were renter occupied, compared to approximately 47 percent of Alameda County households that rent and 44 percent of Bay Area households. Homeownership and rental rates in the City of Alameda are virtually constant compared to 2010. The national homeownership rate is 64 percent.
Vacancy Rate
The housing unit vacancy rate provides a useful indicator of the balance between housing supply and demand. As a rule of thumb, a 4.5-percent vacancy rate represents a healthy balance between supply and demand in a housing market. When there is a high vacancy rate, people searching for housing have more housing options and may be able to obtain lower rents. With a low vacancy rate, people selling or renting housing are able to raise prices and/or selectively choose their tenants. A low vacancy rate can lead to overcrowding and unsafe and unsanitary living conditions because lower-income households have fewer options and are unable to find suitable and affordable living arrangements. Low-income households, including people on a fixed income, large families with chil dren, and households with special housing needs, are most likely to be negatively impacted by low vacancy rates. In addition, when there is high consumer demand for a limited housing supply, discrimination is more likely to occur.
Data shows that housing vacancy rates in Alameda decreased from 2010 to 2019 from 2,228 units to 1,928 units. According to the 2015 -2019 ACS, 24.4 percent of the vacant units are for rent and 2.5 percent are for sale (Table C-13 ). Of the total rental housing stock (471 vacant and 15,830 occupied), approximately
2.9 percent are vacant, and of the total ownership housing stock, approximately 3.3 percent are vacant .
Of the vacant units in Alameda, 51 percent (approximately 984 units) are simply vacant—neither for sale, rent, seasonal, or sold and awaiting occupancy.
City of Alameda
2023 – 2031 Housing Element C-13
Table C-13 Vacant Units by Type
Type
Alameda Alameda County
Number Percentage Number Percentage
Occupied 30,418 94.0% 577,177 94.9%
Vacant 1,928 6.0% 30,919 5.1%
For rent 471 24.4% 7,998 25.9%
For sale 48 2.5% 1,961 6.3%
Rented/sold, not occupied 240 12.4% 3,499 11.3%
For seasonal/recreational or occasional use 185 9.6% 3,892 12.6% Other vacant 984 51.0% 13,569 43.9%
Total Housing Units 32,346 608,096
Source: ABAG Housing Element Data Package, 2015-2019 ACS Housing Stock Age and Condition
An indication of the quality of the housing stock is its general age. Typically, housing over 30 years old is likely to have rehabilitation needs that may include plumbing, roof repairs, foundation work, and o ther repairs.
Among the housing stock, only 12.3 percent of the housing units were built since 1990, and approximately
87.7 percent of the housing stock is over 30 years old. This typically means the rehabilitation needs could be relatively high. In Alameda, older homes require maintenance and, in some cases, major rehabilitation, but the vast majority of the older housing stock are rehabilitated, without the need to demolish or replace the unit. The exception is some of the former navy housing at Alameda P oint. Two hundred existing occupied former navy residential units and approximately 300 former navy vacant units need to be replaced due to the original construction type and lack of maintenance during the 30 years since the Navy vacated the units. These units cannot be cost effectively rehabilitated. They need to be replaced. Program #1 includes replacement of the 200 occupied units. Table C-14 breaks down the age of housing stock in Alameda by decade. When estimating the percentage of the housing stock in need of repairs, median home values and median income can be compared to determine the likelihood of residents being able to afford ongoing maintenance and repairs to maintain the value of their homes.
In the City of Alameda, the median sales price in December 2020 was $1,110,460 and the median income was estimated at approximately $104,756. While this income is too low to afford a new home at the median sales price, it is assumed that current property owners are most likely completing ongoing maintenance and repairs to maintain the values of their homes. Therefore, while the ACS reported that 87 percent of the homes in Alameda need rehabilitation due to age, home values and resident incomes suggest that most of these units are not in need of rehabilitation. The City estimates that a more accurate percentage of housing in need of rehabilitation is less than a quarter of housing units , the number of dilapidated units is likely far less than one percent of the city’s housing stock; however, the need for full replacement of dilapidated units is concentrated at Alameda Point.
Three rental and residential rehabilitation assistance programs are available to Alameda residents: Renew Alameda County (Renew AC), the Rental Rehabilitation Program, and the Housing Rehabilitation Program.
City of Alameda
C-14 2023 – 2031 Housing Element
Renew AC is a new home improvement loan program administered by Habitat for Humanity East Bay/Silicon Valley to low-income homeowners while Rental and Housing rehabilitation programs are low- interest loans administered by the City to eligible homeowners and rental property owners.
Table C-14 Age of Housing Stock, City of Alameda, 2019
Year Built Number of Units Percentage
2014 or later 351 1.1%
2010 to 2013 97 0.3%
2000 to 2009 1885 5.7%
1990 to 1999 1747 5.3%
1980 to 1989 4,599 13.8%
1970 to 1979 4,138 12.4%
1960 to 1969 4264 12.8%
1950 to 1959 2,739 8.2%
1940 to 1949 1,763 5.3%
1939 or earlier 11,658 35.1%
Total Units 33,241 100.0%
Sources: ABAG Housing Element Data Package, April 2021, 2015-2019 ACS Housing Cost and Affordability
The City of Alameda is in the heart of the San Francisco Bay Area, a region well known for its very high- cost housing market. Affordable housing is in short supply throughout Alameda County and the need for affordable housing is great. The need for afforda ble housing is especially acute among extremely low - income renters.
Housing affordability is based on the relationship between household income and housing expenses.
According to HUD and HCD, housing is considered “affordable” if the monthly housing cost is no more than 30 percent of a household’s gross income.
Home Prices and Rental Costs
The typical home value in Alameda was estimated at $1,110,460 by December 2020, per data from Zillow.
The largest proportion of homes were valued between $750,000 and $1M (32 percent). By comparison, the typical home value is $951,380 in Alameda County and $1,077,230 in the Bay Area, with the largest share of units valued between $500,000 and $750,000. The median home value in the City of Alameda has increased at a similar rate as the County and slightly faster than the Bay Area (Table C-15).
City of Alameda
2023 – 2031 Housing Element C-15
Table C-15 Median Home Values
Date
City of Alameda Alameda County Bay Area
Home
Value
Average
Annual
Increase
Home
Value
Average
Annual
Increase
Home
Value
Average
Annual
Increase
December 2001 $352,920 - $370,468 - $444,501 -
December 2005 $564,836 15.0% $600,766 15.5% $698,759 14.3% December 2010 $493,600 -2.5% $447,593 -5.1% $531,581 -4.8% December 2015 $843,273 14.2% $710,019 11.7% $831,074 11.3% December 2020 $1,110,460 6.3% $951,381 6.8% $1,077,233 5.9% Source: Zillow.com, ABAG Housing Element Data Package, April 2021 Rents also have increased over the past decade. Table C-16 shows average rents for various size units based on research from online listings in July 2021. For comparison, the table also shows HUD’s “fair market rents” (FMR) for 2021, to establish rental subsidy limits for Section 8 housing voucher recipients. (The FMRs reflect rents for similar housing units in the uncontrolled rental market. Under the Section 8 program, Section 8 recipients may rent units that cost more than the FMR, but the subsidy will only cover up to the amount of the FMR.)
Increasing rent burden is the most important issue for many households. In the past several years, there has been a significant increase in the number of rent review cases submitted to the Rent Program. Policies H-4 Affordable Housing and Policy H -16 Rent Control Ordinance and Fair Housing and Tenant Protection Ordinance are specifically designed to address the impacts of increasing rent burdens. Program 8 Affordable Housing Incentives and Waivers, Program 12 Fair Housing, and Program 13 Tenant Protections commit the City to specific actions to address these issues.
Table C-16 Average Rent, City of Alameda, 2021
Unit Type Average Rents Fair Market Rents (HUD)
Studio $2,175 $1,595
One bedroom $2,775 $1,934
Two bedrooms $3,288 $2,383
Three bedrooms $3,878 $3,196
Source: HUD 2021, Zillow.com accessed July 9 and 12, 2021 Rental Affordability
With the recent increase in rents in the Bay Area, affordable housing has become much harder for lower- and moderate-income households to find. Table C-17 identifies the maximum monthly housing costs affordable to households in Alameda by income group. Income groups are established based on data published annually by HCD on household income for areas in the state. Affordability is calculated assuming a household can pay up to 30 percent of its monthly income toward housing.
City of Alameda
C-16 2023 – 2031 Housing Element
Compared to the rental rates in Table C-16, the median rents in Alameda are not affordable to extremely low- and very low -income households with one to four persons (approximately 27 percent of all households in Alameda). However, median rents are affordable to low -income households with two or more persons and moderate-income households regardless of household size. While the average rent for a studio in Alameda is affordable to a low-income household, it is only for those with two or more persons, which would result in overcrowding. Therefore, rentals in Alameda are only affordable to moderate - income households and above moderate-income households, with the largest rental units only affordable to above moderate-income households.
Home Ownership Affordability
As housing prices rise in the Bay Area, homeownership becomes more elusive for many households, even those earning above-moderate incomes. Table C-17 shows maximum affordable housing payments for different households (varying by income level) and their eligibility for federal housing assistance.
Maximum rents and sales prices are shown that are affordable to very low -, low-, moderate-, and above moderate-income households. Affordability is based on a household spending 30 percent or less of its total household income for shelter. Affordability is based on the maximum household income levels established by HCD (Table C-6). Maximum affordable sales price is based on the following assumptions:
2.88-percent interest rate, 30-year fixed loan, and 5-percent down payment.
As discussed previously in Home Prices and Values, the median sales price in the City of Alameda in December 2020 was $1,110,460, which is only affordable to above moderate-income households earning approximately $175,000 annually or more. (As described earlier, only 35 percent of Alameda’s households are categorized as “above moderate” income.)
Table C-17 Housing Affordability
Income Group HCD Income Limits
Maximum Affordable Price
Monthly Rental Ownership
Extremely Low
One Person $28,800 $720 $182,673
Two Person $32,900 $823 $208,678
Three Person $37,000 $925 $234,684
Four Person $41,100 $1,028 $260,689
Very Low
One Person $47,950 $1,199 $304,137
Two Person $54,800 $1,370 $347,585
Three Person $61,650 $1,541 $391,033
Four Person $68,500 $1,713 $434,482
Low
One Person $76,750 $1,919 $486,810
Two Person $87,700 $2,193 $556,263
Three Person $98,650 $2,466 $625,717
Four Person $109,600 $2,740 $695,171
City of Alameda
2023 – 2031 Housing Element C-17
Income Group HCD Income Limits
Maximum Affordable Price
Monthly Rental Ownership
Moderate
One Person $105,500 $2,638 $669,165
Two Person $120,550 $3,014 $764,624
Three Person $135,650 $3,391 $860,400
Four Person $150,700 $3,768 $955,860
Source: HCD State Income Limits, 2021
Notes:
Affordability estimates do not include utility costs.
Total affordable mortgage based on a 5 percent down payment, an annual 2.88 percent interest rate, 30 -year mortgage, and monthly payment equal to 30 percent of income.
Special-Needs Groups
Certain groups have greater difficulty in finding acceptable, affordable housing because of special circumstances relating to employment and income, household characteristics, and disabilities, among others. These “special-needs” groups include seniors, persons with disabilities, large households, s ingle- parent households (female-headed households with children, in particular), homeless persons, and farmworkers.
Seniors
Senior residents have many different housing needs, depending on their age, level of income, current tenure status, cultural backg round, and health status. Senior households may need assistance with personal and financial affairs, networks of care to provide services and daily assistance, and even possible architectural design features that could accommodate disabilities that would help ensure continued independent living.
In 2019, approximately 24.6 percent (7,468) of Alameda’s households were headed by a person 65 years of age or older (Table C-18). Of this population, approximately 15.1 percent (4,958) was aged 65 to 74 years, 6.3 percent (1,917) was aged 75 to 84 years, and 3.1 percent (953) was 85 years or older. Of these households, 2,443 (32.7 percent) were renter households and 5,025 (67.3 percent) were homeowner households.
Table C-18 Senior-Headed Households
Age of Householder Total Owner Renter
65 to 74 years 4,598 15.1% 2,989 20.5% 1,609 10.2%
75 to 84 years 1,917 6.3% 1,400 9.6% 517 3.3%
85 years and over 953 3.1% 636 4.4% 317 2.0%
Total 7,468 24.6% 5,025 67.3% 2,443 32.7%
Total occupied housing units 30,418 14,588 15,830
Sources: ABAG Housing Element Data Package, April 2021, 2015-2019 ACS City of Alameda
C-18 2023 – 2031 Housing Element
To serve this population, there are six assisted-living facilities for seniors in Alameda:
• Elders Inn on Webster (capacity for 60 residents)
• Golden Age Bayside II (capacity for 6 residents)
• Golden Age of Sweet Road (capacity for 8 residents)
• Harbor Bay Assisted Living (capacity for 6 residents) • Oakmont of Mariner Point (capacity for 80 residents)
• Waters Edge Lodge (capacity for 120 residents)
In addition to these facilities, senior affordable housing is available at Corsair Flats at Alameda Point and Little John Commons.
Housing costs since 2000 have, despite the nationwide housing crisis, escalated far beyond the inflation rate. High housing costs, partic ularly rents, take a high proportion of elderly household income. Senior citizens who are long-term residents of rental units often experience substantial rent increases when their building is sold. Elderly residents in these circumstances sometimes find t hemselves unable to locate comparable accommodations at an affordable price in the city and may be forced to relocate to a new, unfamiliar community, which frequently can be traumatic. There are instances where rent increases have exceeded Social Security Insurance payments and forced renters to move. Tenants who feel that their rent increases are unfair may use the RRAC to encourage property owners to voluntarily reduce increases in rent.
For those retired and on fixed incomes, the costs of homeownership, particularly maintenance, generally constitute a much larger portion of monthly income than that of employed homeowners. Consequently, needed maintenance is often deferred, resulting in unpleasant or unsafe living conditions. In some instances, home maintenance costs can be overwhelming, necessitating sale and relocation after many years of attachment to friends and neighbors in the area. There is a need not only to preserve for future generations the housing stock currently occupied by senior citizens, but also to ensure that elderly residents are able to remain in safe and comfortable surroundings.
According to ACS estimates, the population aged 65 years and over in Alameda has increased by 30.1 percent from 9,499 to 12,359 residents. The increasing senior population creates a growing need for affordable housing and specialized housing for older residents. Specialized housing, especially for low - and moderate-income elderly persons, such as assisted living facilities, congregate housing, life care services, and group care facilities, will be needed.
Figure C-2 shows the percentages of seniors overpaying by income level. Looking at the chart, 66 percent of seniors that fall into the extremely low-income category are using more than 50 percent of their income on housing costs, and 50 percent of extremely low-income households are using more than 30 percent of their income on housing costs. The chart does show, the more income you make, the less you are to overpay for housing.
City of Alameda
2023 – 2031 Housing Element C-19
FIGURE C-2 SENIOR HOUSEHOLDS OVERPAYING BY INCOME LEVEL
Program Assistance
In addition to supporting privately funded group and health care facilities for the elderly, the City provides assistance to seniors with currently operating programs such as the Section 8 Housing Choice Program, the Minor Home Repair Program, Safety and Accessibility Modification Program, and the Housing Safety Program.
The Minor Home Repair Program provides financial and technical assistance to low- and moderate-income homeowners to provide emergency repairs, geared to correct immediate threats to the health and safety of the client, to stabilize the condition of the property, and reduce the need for more substantial rehabilitation. Assistance may be provided to correct substandard and/or health and safety conditions, security items, accessibility modifications, carpentry, plumbing, heating, and electrical repairs. The Minor Home Repair Program assists eligible persons with disabilities in making modifications to their residence, allowing the individual to attain greater mobility and remain safely in their home.
The Alameda Fire Department Housing Safety Program is a FREE program that provides services to low - to-moderate income residents over the age of 62 and persons with disabilities of any age. The program installs 10 -year tamper-resistant smoke and carbon monoxide detectors as well as Americans with Disabilities Act (ADA) grab bars and interior handrails . As well as free nightlights, flashlights, and grab sticks.
Construction of small infill units that may be appropriate for over -extended elderly homeowners who need an opportunity to “trade-down” within the city to newer, less maintenance-intensive housing close to existing commercial services is permitted in all residential zoning districts in Alameda.
18% 26%
51%
69%
85%
16%
40%
33%
22%
12%
66%
33%
16% 9%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Extremely Low Very Low Low Moderate Above Moderate
Percent of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing
City of Alameda
C-20 2023 – 2031 Housing Element
Female-Headed Households
Government Code Section 65583(a)(7) identifies families with female heads of households as a group that may have special housing needs and requires the City to analyze the housing needs of these households.
Female-headed households are households led by a single female with one or more children under the age of 18 at home. These households’ living expenses generally take up a larger share of income than is the case in two-parent households. Therefore, finding affordable, decent, and safe housing is often more difficult for female-headed households. Additionally, female- headed households have special needs involving access to daycare or childcare, health care, and other supportive services.
In 2019, female -headed households accounted for 10 percent of total family households. Table C-19 shows the breakdown of female-headed households in Alameda. When looking at poverty level among female headed households, 17 percent were below the poverty level. Of those , 13 percent had children aged 18 and under. The City has included Programs 8 and 9 to support construction of affordable housing and housing for extremely low-income households.
Housing affordability is a primary issue because frequently only one income is available to support the needs of the household—and only a limited amount of funds can be allocated to housing. While some of these households may find housing assistance through the Section 8 Housing Choice Program, many others struggle with high rents or overcrowded conditions. Although there is a continuing need for affordable rental housing for small families, there is also a need for shared housing and group living alternatives where single- parent families can share not only space but childcare and other resources as well.
Table C-19 Household Composition in the City of Alameda, 2019 Household Description Number Percentage
Total households 30,418 100.0%
Family households 18,998 62.5%
Female householder, no spouse/partner present 3,048 10.0% Male householder, no spouse/partner present 1,071 3.5%
Married couple 14,879 48.9%
Non-family households 2,781 9.1%
Single-person household 8,639 28.4%
Source: ABAG Housing Element Data Package, April 2021, 2015-2019 ACS Persons with Disabilities
Physical, mental, and/or developmental disabilities may prevent a person from working, restrict one’s mobility, or make it difficult to care for oneself. Persons with disabilities have special housing needs often related to the limited ability to earn a sufficient income and a lack of accessible and affordable housing.
Some residents have disabilities that require living in a supportive or institutional setting.
City of Alameda
2023 – 2031 Housing Element C-21
According to the 2015-2019 ACS, there were 7,228 persons with disabilities over the age of 5 in Alameda, which accounts for roughly 10 percent of the total population. A total of 1,207 persons, or an estimated 3 percent, of the labor force had some form of disability.
Special needs of individuals with disabilities vary depending on the particular disability. For example, the needs of a blind person differ greatly from those of a person confined to a wheelchair. Special facilities, such as ramps, elevators, or specially designed restrooms necessary for wheelchair access are architectural features needed to make dwellings suitable for persons confined to wheelchairs. Special features needed by ambulatory persons constrained by other disabilities may not be architectural; rather, these might be simple alternatives to conventional dwelling units or furnishings and appliances that make ordinary tasks of housekeeping and home life less trying and more enjoyable. In families, the needs of persons with disabilities, in terms of special features, are fewer than those of a single person.
Nevertheless, a person with a disability in a family would still have special needs. Special architectural features or contrivances could be valuable in giving this person greater independence, dignity, and quality of living.
Figure C-3 shows the different types of disability individuals have in the City of Alameda.
FIGURE C-3 DISABILITY BY TYPE
Source: ABAG Housing Element Data Package, April 2021, 2015-2019 ACS Housing opportunities for people with disabilities can be maximized by removal of barriers in existing housing, and by the construction of new, barrier -free housing units. The City’s current Substantial Rehabilitation and Rental Rehabilitation Programs provide opportunities for assistance in the removal of barriers in existing dwelling units.
In addition to the removal of architectural barriers and provision of special accessibility features, persons with physical and developmental disabilities may also need supportive services to help them maintain an independent lifestyle. Individuals with moderat e to severe physical or developmental disabilities may need access to assisted living facilities.
4.6%
3.4% 3.3%
2.4%
1.9% 1.5%
0.0%
0.5%
1.0%
1.5%
2.0%
2.5%
3.0%
3.5%
4.0%
4.5%
5.0%
With an
ambulatory
difficulty
With an
independent
living difficulty
With a cognitive
difficulty
With a hearing
difficulty
With a self-care
difficulty
With a vision
difficulty
Proportion of Adult Population by
Disability Type
City of Alameda
C-22 2023 – 2031 Housing Element
The California Building Code (CBC) requires that publicly funded housing meet certain accessibility standards. Additionally, the City’s Universal Design ordin ance adopted in 2017 requires that all projects of 10 or more units meet the following requirements beyond CBC:
• 30 percent of units must be accessible and designed such that a person in a wheelchair can live in and navigate the unit independently
• 100 percent of units must be accessible to visitors in wheelchairs, including unit and bathroom access
Persons with Developmental Disabilities
According to Section 4512 of the Welfare and Institutions Code, “developmental disability” means a disability that originates before an individual reaches 18 years of age, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual. It includes intellectual disabilities, cerebral palsy, epilepsy, and autism. This term also includes disabling conditions found to be closely related to intellectual disability or to require treatment similar to that required for individuals with intellectual disabilities but does not include other conditions that are solely physical in nature.
Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is transition from the person’s living situation as a child to an appropriate level of independence as an adult.
The California Department of Developmental Services (DDS) currently provides community-based services to approximately 350,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers. The Regional Center of the East Bay is 1 of 21 regional centers in California that provide point of entry to services for people with developmental disabilities. The center is a private , nonprofit community agency that contracts with businesses to offer services to individuals with developmental disabilities and their families.
The following information from the Regional Center of the East Bay, charged by the State of California with the care of people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments, provides a closer look at the disabled population (see Table C-20).
Table C-20 Developmentally Disabled Residents by Age, 2021 ZIP Code 0–17 Years 18+ Years Total
94501 223 250 473
94502 55 48 103
Total 278 298 576
Source: ABAG Housing Element Data Package, April 2021, Regional Center of the East Bay, June 2021 City of Alameda
2023 – 2031 Housing Element C-23
A number of housing types are appropriate for people living with a development disability: rent-subsidized homes, licensed and unlicensed single- family homes, inclusionary housing, Section 8 vouchers, special programs for home purchase, HUD housing, and Senate Bill (SB) 962 homes. The design of housing- accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this need group.
Incorporating “barrier-free” design in all new multifamily housing (as required by California and federal fair housing laws) is especially important to provide the widest range of choices for disabled residents.
Special consideration should also be given to the a ffordability of housing, as people with disabilities may be living on a fixed income.
Family Housing/Large Households
Family housing encompasses a wide range of housing needs. These include female-headed households, married couples, and large families (with five or more persons). Family housing, especially for low - and moderate-income families, is an especially critical need in Alameda.
According to the 2015-2019 ACS of the total 30,418 households in the city, 2,232 were large households, making up approximately 7 percent of all households. Large families (with five or more persons) have special housing needs. Large families with low to moderate incomes can have difficulty finding appropriate and affordable housing. The percentage of owner -occupied households (1,281 households) and renter - occupied households (951) that are large households is approximately 9 percent and 6 percent respectively, as shown in Table C-21 . This is frequently most difficult for renter -occupied households, as units with three or more bedrooms are often single-family homes rather than apartments, and typically have higher monthly rents than apartments. The 2015-2019 ACS indicates that more than two-thirds (69.2 percent) of owner-occupied dwellings have three or more bedrooms but less than a quarter (19.1 percent) of renter-occupied units provide three or more. As a result, these families are often forced to rent smaller dwelling units than they need, leading to overcrowded conditions and accelerated building deterioration.
Rental units with three or more rooms are less common than others, which can make finding housing more difficult for large households that rent.
Table C-21 Large Households by Tenure
Household Size
Owner-Occupied Renter-Occupied Total
Number Percentage Number Percentage Number Percentage 5-person household 863 5.9% 638 4.0% 1,501 4.9%
6-person household 304 2.1% 180 1.1% 484 1.6%
7+ person household 114 0.8% 133 0.8% 247 0.8%
Total large household 1,281 8.8% 951 6.0% 2,232 7.3%
Source: ABAG Housing Element Data Package, April 2021, 2015-2019 ACS
City of Alameda
C-24 2023 – 2031 Housing Element
Extremely Low-Income Households
Households and individuals with extremely low incomes may experience the greatest challenges in finding suitable, affordable housing. Extremely low -income households often have a combination of housing challenges related to income, credit status, disability or mobility status, family size, household characteristics, supportive service needs, or a lack of affordable housing opportunities. These households typically include seniors on Social Security, individuals with disabilities, single parents, farmworkers , and low-wage workers. Some extremely low -income individuals and households are homeless. Many extremely low-income households seek rental housing and most likely face overpayment, overcrowding, or substandard housing conditions. Some extremely low -income households could have members with mental or other disabilities and special needs.
Extremely low-income households generally have the highest incidence of housing problems and tend to overpay for housing (paying 30 percent or more of their monthly income toward housing costs).
Households that earn 30 percent or less than the county’s median income (up to $41,100 for a family of four in 2021) are considered “extremely low-income.” Extremely low-income households typically consist of minimum-wage workers, seniors on fixed incomes, disabled persons, and farmworkers.
HUD’s 2013-2017 CHAS data set provides information on households by income group for the City of Alameda. According to the CHAS data, in 2017, approximately 4,425 households (14.5 percent of tota l households) in the City of Alameda were extremely low income (see Table C-22 ). Of the extremely low - income households, 22.3 percent were owner -occupied, and 77.7 percent were renter -occupied households, or 3.2 percent and 11.2 percent, respectively, of all households.
To address the needs of extremely low -income housing, the City has included Programs 1, 2, 3, and 4 .
Additionally, the City permits single-room occupancy units, in compliance with Government Code Section 65583(c)(1).
Table C-22 Extremely Low-Income Households, City of Alameda Households Number Percentage of Total
Households
Total occupied units (households) 30,585 100.0%
Total lower income (0-80% of HAMFI) households 10,260 33.5% Extremely low income (0-30% of HAMFI) households 4,425 14.5% Extremely low-income renters 3,440 11.2%
Extremely low-income owners 985 3.2%
Lower income households paying more than 50% 3,975 13.0% Extremely Low Income paying more than 50% 2,750 9.0%
ELI Renter HH severely overpaying 2,135 7.0%
ELI Owner HH severely overpaying 615 2.0%
Lower income households paying more than 30% 6,900 22.6% Extremely Low Income paying more than 30% 3,250 10.6%
Source: ABAG Housing Element Data Package, April 2021, 2013-2017 Comprehensive Housing Affordability Strategy City of Alameda
2023 – 2031 Housing Element C-25
Homeless Persons
The Alameda County Homeless Count and Survey, conducted in 2019, indicated there are approximately 8,022 homeless people within Alameda County on any given day, an increase from 5,629 in 2017. The survey counted 231 homeless individuals in the City of Alameda in 2019, approximately 3 percent of the County’s homeless population. The number of homeless persons in the city has increa sed by 13 percent since 2017 and unsheltered individuals make up 57 percent of the population. The median age of individuals entering the homeless system increased from 39 years old in 2008 to 51 in 2020, at the peak of the COVID-19 pandemic, indicating a need for housing to allow people to age in place. Just 1 percent of the homeless population in 2019 was under 18 years of age.
The city participates in a comprehensive planning and coordination of services initiative for the homeless through the 45 -member Alameda Countywide Homeless Continuum of Care Council, formed in 1997.
Established to coordinate local efforts to address homelessness, the Continuum of Care has been integral in the development of the Alameda Countywide Homeless and Special Needs Housing Plan (EveryOne Home). Driven by federal requirements to develop a long -range plan to end homelessness, EveryOne Home includes a 10 -year service-based plan, with a broader 15 -year housing-based plan to end chronic homelessness. Concurrent with this Housing Element update, the City is also developing a five -year plan to address homelessness in Alameda, The Road Home: A 5 -Year Plan to Prevent and Respond to Homelessness in Alameda . A draft of this plan was released in August 2021 and includes the following strategies, and more, to secure housing for all residents of Alameda, improve access to homeless services, and mobilize a coordinated citywide approach to homelessness:
• Strategy 1.1: Assess and use available public and private land for housing • Strategy 2.2: Provide low-barrier, housing-focused temporary housing • Strategy 2.3: Expand outreach and supportive services to unsheltered households • Strategy 3.1: Strengthen the homeless response system infrastructure • Strategy 3.3: Ensure continued funding for supportive services The City of Alameda used Community Development Block Grant (CDBG) resources to fund several programs designed to provide services for those who are currently homeless or at risk for becoming homeless. Building Futures with Women and Chi ldren (BFWC) receives funding to operate the Midway Shelter, which serves homeless women and children. The Alameda Food Bank provides no -cost food services for low-income families who otherwise would be forced to make difficult choices between food and rent, and the Family Violence Law Center supports victims of domestic violence who face complex housing security issues.
Each year, BFWC assists more than 300 women and children move from homelessness to housing. In 2017, the City provided $350,000 for the re placement and upgrade of the bathroom trailer at the Midway Shelter to ensure a habitable environment for women and children. The shelter provides residents with three meals each day, clothing, laundry facilities, and personal supplies. Residents receive counseling and assistance in procuring the resources that they need to obtain housing and a source of income. Case managers also assist residents with substance abuse problems, mental and/or physical health problems, City of Alameda
C-26 2023 – 2031 Housing Element
and domestic violence. Midway receives a pproximately $60,000 to $80,000 a year from the City of Alameda to support the daily operations of the facility. In addition, an all -volunteer, nonprofit organization, the Alameda Homeless Network, takes responsibility for maintaining the facility, preparing food, and hosting multiple fundraising events to support Midway's operations.
The City approved the entitlements for the construction of 90 units of permanent service -enriched housing for formerly homeless individuals at North Housing and the entitleme nts for 90 units of service enriched assisted living units for formerly homeless seniors at the McKay Wellness Center. The Alameda Point Collaborative has 200 units of transitional and permanent housing, and operates a community center and childcare facility at Alameda Point for formerly homeless families. The transitional and permanent housing units are old and in need of repair; therefore, the Alameda Point Collaborative plans to build 200 new units to replace existing units.
In partnership with local non-profit agencies and community and faith-based organizations, the City also provides the following programs to address homelessness in Alameda:
• Warming Shelter. In December 2018 and 2019, the City opened its first “Warming Shelter” for winter months to pr ovide a safe, warm, and welcoming place for those experiencing homelessness. In 2020, the City provided $62,301 to Building Futures with Women and Children to operate the Warming Shelter for the winter of 20-21. • Alameda Day Center. Connects clients to hous ing, health, mental health, substance use, and social services and supports. Offers classes, meals, well checks, showers, and enrichment activities.
• Safe Parking Program. Provides a safe space for people living in cars or vans to park at night.
Offers bathrooms and washing facilities on site and is staffed with outreach workers and housing navigators to connect clients to services.
• Safe Shelter Program/FEMA Trailers. Provides shelter for elderly and medically -compromised individuals at-risk for COVID-19 using the four FEMA trailers from the State. Allows residents to shelter in place during the pandemic. Meals, health, and social services provided. • Rental Assistance and Subsidies. Provides emergency rent relief, move-in deposits and fees, and other necessities to prevent individuals and families from losing their home or to secure housing.
Also covers emergency motel stays.
• Mobile Hygiene Program. Provides mobile hygiene services that includes showers and laundry. • Mobile Outreach. Establishes supportive relationships with homeless individuals through visits by Outreach Workers and offering services to end homelessness. Services are delivered at sites and spaces where people e xperiencing homelessness are located, including encampments, parking lots, bridge underpass, tunnel entrances, parks, sidewalks, and the FEMA trailer site.
City of Alameda
2023 – 2031 Housing Element C-27
Farmworkers
Farmworkers are generally considered to have special housing needs because of limited income and the unstable nature of employment (i.e., having to move throughout the year from one harvest to the next).
The typical temporary nature of farm work is not the case in Alameda, because very few members of the residential or working community work in agriculture.
Based on the 2015-2019 ACS, there are only 89 persons employed in the agriculture and natural resources category, representing only 0.11 percent of the total population. The demand for specific farmworker housing is estimated to be very minimal, if at all, and therefore housing is addressed through the current housing stock and through overall programs for affordability.
Figure C-4 shows the number of permanent and seasonal farmworkers for all of Alameda County. For comparison, the chart shows data for 2002, 2007, 2012, and 2017.
FIGURE C-4 FARMWORKERS IN ALAMEDA COUNTY
Source: ABAG Housing Element Data Package, April 2021; U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017).
Small Families and Individuals
The designation of “small families” is not a typical category for special needs. However, the Alameda Housing Authority reports a high demand for small units, particularly for lower -income seniors, young people, and single-parent households. Long-term renters who have raised families in Alameda are looking for and need small affordable units. They face not only high housing costs but also a particular gap in the available affordable housing stock. Few, if any, publicly assisted studios or one-bedroom units have been developed.
577
369
465
737
355
449
305 288
0 100
200
300
400
500
600
700
800
Permanent Seasonal
Farm Workers
2002 2007 2012 2017
City of Alameda
C-28 2023 – 2031 Housing Element
On the other end of the age spectrum, small, young adult households face a similar situation. Alameda is a desirable, close-knit community whose residents have strong ties to the community. Contrary to the generally transient California experience, Alameda boasts families who have multi- generational roots.
Increasingly, however, young persons wishing to remain in Alameda cannot find a place to stay outside their parents’ home because of the cost of housing. Hence, they must leave the city u ntil their incomes grow to a point where they can afford to live in Alameda.
Also in this group are lower -income, entry-level employees for new and existing businesses. In the “high tech” area, there is an emerging lifestyle in which the separation between work and home is increasingly less defined. This often is expressed in flexi ble work hours, “telecommuting,” and social activities integrated in the work environment. In both cases, there is a need for not only small units, but housing in close proximity, or actually incorporated into the workplace.
Inventory of Assisted Housing Units
California Housing Element law requires the analysis of government-assisted housing units that are eligible to convert from low -income to market -rate housing during the next 10 years due to expiring subsidies, mortgage prepayments, or expiration of affordability restrictions and development of programs aimed at their preservation.
An inventory of assisted units in the City of Alameda was compiled based on information gathered from the California Housing Partnership Corporation (CHPC) (Table C-23 ). According to the CHPC, there are 13 assisted properties in Alameda. None of the properties are at risk of opting out of programs that keep them affordable to very low- and low-income households in the next 10 years.
Table C-23 Assisted Units Inventory
Project Name Affordable
Units
Total
Units
Funding
Source
Affordability
Expiration
Population
Served Owner
Playa del
Alameda
Apartments
39 40 LIHTC; HUD;
CalHFA 2054 Low-income Unknown
The Breakers at
Bayport 51 52 LIHTC;
CalHFA; HCD 2061 Low-income RCD
Shinsei Gardens 38 39 LIHTC; HCD 2065
Households
earning 20% to
60% AMI and
persons with
disabilities
RCD
The Alameda
Islander 61 62 LIHTC 2066 Low-income RCD
Jack Capon Villa 18 19 LIHTC 2068
Persons with
developmental
disabilities
SAHA
City of Alameda
2023 – 2031 Housing Element C-29
Project Name Affordable
Units
Total
Units
Funding
Source
Affordability
Expiration
Population
Served Owner
Stargell
Commons 31 32 LIHTC 2069 Low-income RCD
Del Monte
Senior Housing 30 31 LIHTC 2070 Low-income
seniors
Housing Authority
of the City of
Alameda
Eagle Family
Housing 19 20 LIHTC 2070
Low and very-
low income
families
Housing Authority
of the City of
Alameda
Alameda Point
Senior 59 60 LIHTC; HCD 2072
Low- and very
low-income
seniors
Eden Housing
Rosefield Village 89 92 LIHTC 2074
Households
earning 20 to
80% AMI
Housing Authority
of the City of
Alameda
Alameda Point
Family 69 70 LIHTC 2074
Low- and very
low-income
families
Eden Housing
Eagle Village 42 42 HUD; Local Unknown
Large families
earning 30 to
60% AMI
Housing Authority
of the City of
Alameda
Parrot Village 50 50 HUD; Local Unknown Low-income
Housing Authority
of the City of
Alameda
Total Units 596 609
Source: City of Alameda, 2021; CHPC, 2021; Housing Authority of the City of Alameda, 2022; The John Stewart Company, 2022; Satellite Affordable Housing Associates, 2022; Eden Housing, 2022 Alameda Housing Authority
HCD sets income limits for various sizes of households to determine eligibility for the Section 8 Rental Assistance Program. To qualify for Section 8 rental assistance, households must be either very low-income (50 percent of median income) or extremely low-income (30 percent of median income).
As of October 2021, approximately 1,500 Alameda households benefit from Section 8 Housing Choice Voucher rental assistance and other Housing Authority programs, including proj ect-based vouchers and Section 8 Certificate units. Due to high demand and limited turnover for all programs, including Veterans Affairs Supportive Housing (VASH), Family Unification Program (FUP), and Emergency Shelter Housing Voucher. The Section 8 voucher waitlist last opened in September 2021 and has approximately 22,000 persons and households on it. The City of Alameda Housing Authority owns or manages approximately 600 to 700 units for low-income households, many of which are rented to households that receive Section 8 Housing Choice Voucher assistance. In addition to existing units, the Housing Authority has 92 units City of Alameda
C-30 2023 – 2031 Housing Element
currently under construction and plan to have another 90 units begin construction in late 2022. The Housing Authority is also in discussions to purchase an additional 18 units that will be completed by the end of 2022.
Affordable Housing Unit/Fee Ordinance
The Affordable Housing Unit/Fee Ordinance (AHUF) was adopted as a result of a 1989 study by the City of Alameda, which established a c onnection between employment from new or expanding nonresidential use and the need for housing affordable to low - and moderate-income people. The AHUF imposes requirements on new construction, expansion, and change of use of nonresidential properties. The requirements can be satisfied either by the provision of housing units affordable to low - and moderate- income households or by the payment of an in -lieu fee. This fee has been adjusted for inflation, creating revenue for building new affordable housing.
Table C-24 City of Alameda Affordable Housing Unit Fee
Category Rate Application Uses
Non-
Commercial/
Non-Industrial
Exempt
Publicly owned building used for a public purpose; dwelling unit (per AMC 30-51.1); residential care facility for no more than six persons; family daycare facility for no more than 12 children; bed and breakfast (no more than 10 bedrooms for rent); home occupation in residences w/home occupation permit; certain accessory uses to the above (e.g., property management office in a residential complex).
Office $4.99 per
square foot
Office, including medical, professional, semi-professional, administrative, corporate, research and development, social service, nonprofit, organization/association, church office.
Retail $2.54 per
square foot
Establishment for the display and/or sale of merchandise or services (e.g., showroom, shop, customer service area, restaurant, salon, bank, travel office, dry cleaner, repair shop, service station, theater, banquet hall, for- rent conference facility, commercial marina, commercial parking garage, school museum, place of worship, funeral home);
Warehouse $0.87 per
square foot Warehouse, storage space.
Manufacturing $0.873 per
square foot Factory, fabrication/production area.
Hotel/Motel $1,223 per
room/suite
Any facility paying the transient occupancy tax (except bed and breakfast homes of 10 or fewer bedrooms for rent).
Source: City of Alameda, Community Development Department, 2022 Preservation Resources
Efforts by the City to retain low-income housing must be able to draw upon two basic types of preservation resources: organizational and financial. Qualified nonprofit entities need to be made aware of the future possibilities of units becoming “at risk.” Should a property become at risk, the City maintains an active list of resources by which to preserve that property.
City of Alameda
2023 – 2031 Housing Element C-31
In addition, the City of Alameda will develop procedures for monitoring and preserving at-risk units, which will include:
• Monitor the Risk Assessment report published by the CHPC. • Maintain regular contact with the local HUD office regarding early warnings of possible opt - outs.
• Maintain contact with the owners and managers of existing affordable housing to determine if there are plans to opt out in the future and offer assistance in locating eligible buyers. • Develop and maintain a list of potential purchasers of at-risk units and act as a liaison between owners and eligible purchasers.
• Ensure that all owners and managers of affordable housing are provided with applicable state and federal laws regarding notice to tenants of the owner’s desire to opt out or prepay. State law requires a 12-month notice.
Nonprofit Entities
Nonprofit entities serving Alameda County and the greater Bay Area can be contacted to gauge their interest and ability in acquiring and/or managing units at risk of conversion. For more information about non-profit entities and how to contact them, contact the City of Alameda Community Development Department at www.alamedaca.gov
. A partial listing of qu alified entities, as identified by HCD, to purchase government-assisted developments in the Bay Area includes:
• Alameda Affordable Housing Corporation
• Housing Authority of the City of Alameda
• BRIDGE Housing Corporation
• The Trinity Housing Foundation
• California Housing Partnership Corporation
• Mercy Housing California
• Bayside Communities
• Resources for Community Development
• Domus Development, LLC
• Cabouchon Properties, LLC
• Eden Housing, Inc.
• Christian Church Homes of Northern California, Inc.
• Bay Area Community Services
City of Alameda
C-32 2023 – 2031 Housing Element
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City of Alameda
2023 – 2031 Housing Element D-1
APPENDIX D –
ASSESSMENT OF FAIR HOUSING
Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.
Under California law, AFFH means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” In order to comply with AB 686, the City of Alameda (City) has completed this Assessment of Fair Housing.
The following maps and analysis rely on data provided from a variety of sources including, but not limited to, the TCAC and HCD Opportunity Areas,
1 2010 Census data, 2 2010-20143 and 2015-2019 4 American Community Survey (ACS) estimates, 2014 Longitudinal Employer-Household Dynamics (LEHD),5 AC Transit scores, 6 Alameda Loop Shuttle route information, 7 East Bay Paratransit, 8 California Department of Education scores, 9 California Department of Social Services facility information, 10 CalEnviroScreen 4.0
1 California Tax Credit Allocation Committee and Housing and Community Development Department, 2020. 2020 TCAC/HCD Opportunity Map. https://belonging.berkeley.edu/tcac-opportunity-map-2020. 2 U.S. Census Bureau, 2020. 2010 Decennial Census. https://hudgis-hud.opendata.arcgis.com/. 3 U.S. Census Bureau, 2014. 2010-2014 American Community Survey. https://hudgis-hud.opendata.arcgis.com/. 4 U.S. Census Bureau, 2019. 2015-2019 American Community Survey. https://hudgis-hud.opendata.arcgis.com/. 5 U.S. Census Bureau, 2014. Longitudinal Employer-Household Dynamics. https://lehd.ces.census.gov/. 6 AC Transit. 2021, December 20 (accessed). “AC Transit.”actransit.org. https://www.actransit.org/ 7 Loop Shuttle, City of Alameda. 2021, December 20 (accessed). “Alameda Loop Shuttle.” Alamedaca.gov. https://www.alamedaca.gov/Departments/Planning-Building-and-Transportation/Transportation/Alameda-Loop- Shuttle
8 Easy Bay, Paratransit. 2021, December 20 (accessed). “Easy Bay ParaTransit.” Eastbayparatransit.org. 9 School Dashboard, State of California. 2019 data, Cities of Alameda, Berkely, and Oakland. 2021, December 20 (accessed). “California School Dashboard for Alameda Unified, Berkeley Unified, or Oakland Unified.”caschooldashboard.org.
10 Community Care Licensing Division, California Department of Social Services. 2021, December 2020 (accessed). “Adults Residential Facility Search.” Ccld.dss.ca.gov.
https://www.ccld.dss.ca.gov/carefacilitysearch/Search/AdultResidentialAndDaycare City of Alameda
D-2 2023 – 2031 Housing Element
percentiles,11 Alameda Homelessness Strategic Plan, 12 and Zillow Home Value Index. 13 Throughout the assessment it is identified whether the data is available at the census tract o r block group level. All data presented in the maps in this assessment were collected through the AFFH Data Viewer mapping tool, a tool developed and approved by HCD for use in assessment of fair housing analyses as the most current and accurate data available.14 This approach was developed in consultation with HCD and in conjunction with efforts to develop standardized, statewide datasets for fair housing analyses.
Outreach
As identified in the Public Participation section of this Housing Element, the Cit y met with several stakeholders and community organizations throughout the update process. These efforts included an interview with a fair housing provider serving residents of Alameda and other local Bay Area jurisdictions.
This organization felt strongly that the City of Alameda (and other Bay Area jurisdictions) should take a more proactive and “protective” approach to enacting rent control, just -cause protections , and other housing protection laws to keep more individuals housed. They acknowledged that Alameda’s rent petition program is a useful tool to empower tenants to advocate for themselves in line with these goals.
However, while a great tool for Alameda tenants and landlords, the fair housing provider said this singular rental adjustment is not enough to protect tenants from a hostile living environment. The rent review program is a mediation process between a tenant and their landlord; however, a hostile living environment can also be induced by other factors. They shared an experience that some clients have dealt with, in which neighbors complain, harass, and record behavior by the client that they deem “inappropriate” and give those records to landlords in an attempt to get the tenant evicted . Situations like this, though isolated, indicate a need for more tools in Alameda and other Bay Area jurisdictions to protect residents from harassment-like behavior to prevent wrongful eviction or displacement resulting from unsafe living situation cultivated by hostile neighbors. There is a strong desire t o create more mechanisms that go beyond the tenant and landlord relationship to ensure that a tenant feels safe in their living environment. In the creation of additional tools, enforceable mechanisms must also be included by a responsible party to ensure effectiveness and accountability.
Stakeholders also expressed a need for new financial programs to keep more vulnerable populations housed. According to stakeholder feedback, residents living with one or more mental disorders (e.g., post- traumatic stress disorder, mental health issues, depression) typically need more time to pay rent because of their mental difficulties. Therefore, it would be beneficial to provide training for housing providers to
11 Office of Environmental Health Hazard Assessment, State of California. 2021, October 20. 2021, December 12 (accessed). “Map of CalEnviroScreen 4.0.” oehha.ca.gov. https://oehha.ca.gov/calenviroscreen/report/calenviroscreen-40. 12 Alameda, City of. 2021, October. 2021, December 20 (accessed). “The Road Home: A Five Year Strategic Plan to Prevent and Respond to Homelessness in Alameda.” Alamedaca.gov. https://www.alamedaca.gov/files/assets/public/departments/alameda/econ-dev-amp-comm-services/the-road- home-plan-adopted.pdf.
13 Home Value Index, Zillow. 2021, December 20 (accessed). “Home Values.” Zillow.com. https://www.zillow.com/research/data/.
14 California Department of Housing and Community Development, 2021. Affirmatively Furthering Fair Housing Data and Mapping Resources. https://affh-data-resources-cahcd.hub.arcgis.com/.
City of Alameda
2023 – 2031 Housing Element D-3
understand the debilitating effects of mental health on pa ying rent on time and the value of payment plans or other options. Stakeholders also felt that a variety of fiscal incentives, such as a shallow subsidy, would provide ongoing support for these residents. In conjunction, supportive services (case management, in-unit care, etc.) should have more dedicated funding streams to ensure that tenants receive the resources they need to remain in their homes.
Additionally, the fair housing provider expressed a need for workshops on fair housing laws for residents and housing providers. They reported that, in some instances, housing providers may accidentally discriminate against tenants because of a lack of knowledge about fair housing laws. By providing current information to housing providers, the rate of unintenti onal discrimination may decrease. A tenant workshop counterpart can be made to inform residents of their tenant rights.
Assessment of Fair Housing Issues
The California Government Code Section 65583 (10)(A)(ii) requires the City of Alameda to analyze racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk. Since 2017, the California Tax Credit Allocation Committee (TCAC) and California Department of Housing and Community Development (HCD) have developed annual maps of access to resources such as high -paying job opportunities; proficient schools; safe and clean neighborhoods; and other healthy economic, social, and environmental indicators to provide evidence- based research for policy recommendations. This effort has been dubbed “opportunity mapping” and is available to all California jurisdictions to assess access to opportunities in their communities.
The TCAC/HCD Opportunity Maps can help to identify areas in a community that provide good access to opportunity for residents or, conversely, provide low access to opportunity. The information from the opportunity mapping can help to highlight the need for housing element policies and programs that would help to remediate conditions in low -resource areas and areas of high segregation and poverty and to encourage better access for lower -income households and communities of color to housing in high - resource areas. TCAC/HCD categorized census tracts into 5 categories, from highest resource to low resource areas based on a composite score of economic, educational, and environmental factors that can perpetuate poverty and segregation, such as school proficiency, median income, and median housing prices. There is a sixth category that indicates if an area is considered one of high segregation and poverty.
These areas are ones in which there is an overrepresentation of people of color compared to the c ounty as a whole, and at least 30 percent of the population in these areas is below the federal poverty line ($26,500 annually for a family of four in 2021). The TCAC/HCD Opportunity Maps use a regional index score to determine categorization of high, moderate, and low resource. Alameda falls within the Bay Area TCAC region, which includes all the Bay Area counties. Within the Bay Area, the top 40 percent of census tracts are either highest or high resource, and the remaining 60 percent of census tracts are evenly divided between moderate and low resource.
• Highest Resource: Top 20 percent highest-scoring census tracts in the region. Indicates residents in these census tracts have access to the best outcomes in terms of health, economic attainment, and education attainment.
• High Resource: Top 40 percent highest-scoring census tracts in the region. Indicates residents in these census tracts have access to highly positive outcomes in terms of health, economic attainment, and education attainment.
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• Moderate Resource: Top 30 percent of remaining census tracts in the region. Indicates residents in these census tracts have access to either somewhat positive outcomes in terms of health, economic attainment, and education; or positive outcomes in a certain area (e.g., scor e high for health, education) but not all areas (e.g., may score poorly for economic attainment). • Moderate Resource (Rapidly Changing): A filter applied to moderate resource tracts based on index scores just below the high resource threshold and experienc ing rapid increases in key dimensions of opportunity (housing price, median income, job proximity, etc.). • Low Resource: Bottom 30 percent of remaining census tracts in the region. Indicates residents in these census tracts could be experiencing a lack of access to positive environmental, economic, and education factors results in negative outcomes or perpetuated outcomes (such as perpetuated poverty).
According to the HCD/TCAC Opportunity Map (Figure D -1), the western portion of Alameda, which encompasses the College of Alameda, Woodstock Park , and the former Naval Air Station, is considered low resourced. This low resource area is bounded by Webster Street north of Lincoln Avenue to the east, and west of Hancock Street/Central Avenue south of Lincoln Avenue. Moderate resource (rapidly changing) and moderate resource areas are primarily in the northern portion of Alameda in areas that include the Littlejohn Park and Marina Village Shopping Center and are bounded primarily by Lincoln Avenue, Webster Street, Fernside Boulevard, and Clement Avenue. The highest and high resources areas are in the central and southern areas of Alameda. The highest resource area includes areas surrounding Franklin Park, Rittler Park, and the South Shore Center. High resource areas surround the highest resource areas on both sides, which includes the areas of Robert Crown Memorial State Beach, Jackson Park, Lincoln Park-Harrison Center, Towata Park, and Krusi Park.
Patterns of Integration and Segregation
To assess patterns of segregation and integration, the City analyzed characteristics to determine current and historic segregation patterns related to income, race and ethnicity, familial status, and disability. This information is analyzed at the census tract level relying primarily on ACS 2015-2019 estimates, with the exception of the diversity map, which analyzes data at the block group level and relies on 2014-2018 ACS estimates.
Income
Alameda’s high and highest resource areas are associated with highly positive economic outco mes, according to TCAC/HCD, suggesting residents within these neighborhoods face fewer barriers to economic mobility (see Figure D -1). The TCAC/HCD map measures access to positive economic outcome based on incidence of poverty, adult educational attainment , adult employment, proximity to jobs, and median home value. The high and highest resourced areas generally have a score of approximately 0.8, with a score of 1.0 being the highest expected economic outcome. The lower the score, the lower the likelihood of a positive economic outcome for residents. Economic scores between 0.50 and 0.75 are the predominant score of census tracts in the c ity; these areas include the College of Alameda, Monarch Street, Marina Village Shopping Center, Telecare Corporation, Littlejohn Park, Krusi Park, and Lincoln Park- Harrison Center. The census tracts along the southern coast of the city, bounded by Hancock Street to the west, Lincoln Avenue to the north, and Park Street to the east, received economic scores of more than
0.75, which includes the South Shore Center, Washington Park, and Franklin Park, indicating stronger economic opportunities for residents of these areas . The economic opportunity within Alameda’s City of Alameda
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moderate resource and moderate resource (rapidly changing) areas contains a mixture of economic outcomes ranging from 0.25 to 0.75. While the majority of Alameda’s households are renters, the moderate-resource area has the highest percentage of Housing Choice Voucher (HCV) holders, accounting for a range of 8.53 to 22.7 percent of renter-occupied housing units, indicating that these residents live in area with more limited expected economic opportunities than residents of eastern areas. The economic opportunity in Alameda’s high and highest resource areas scores similarly to the neighborhoods in most of North Berkeley.
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FIGURE D-1 TCAC RESOURCE AREA DESIGNATIONS
Source: TCAC/HCD, 2021
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As shown in Figure D -2, the median income in Alameda neighborhoods was generally lower in west Alameda than in east Alameda in 2019. In the area west of Main Street that is primarily commercial and industrial uses, the median income was approximately $17,283. East of Main Stree t, the neighborhoods south of Pacific Avenue and north of Ralph M. Appezzato Memorial Parkway have median incomes greater than $125,000, and the central area between these high-income neighborhoods has a median income less than $82,000. Throughout Bay Farm Island, on the east end of Alameda, the median income is greater than $100,000. In comparison, in East Oakland along Highway 185, the median income is typically less than $55,000, whereas along Highway 77, towards West Oakland, there are typically higher median incomes. The City of Berkeley’s median household income distribution skews toward lower median incomes in the densest parts of the Berkeley, with higher median incomes further from UC Berkeley. As is found near College of Alameda, the areas immediat ely adjacent to UC Berkeley have median incomes below the poverty line, likely due to the concentration of a student population, while in most other areas of the Berkeley there are slightly higher median incomes. Generally, higher median incomes are found in Alameda and Berkeley, compared to Oakland. A higher income allows residents to have more choices in their lives , such as healthier food options, more transportation options, and access to socioeconomic mobility. The median income in Alameda, particularl y in east Alameda, more closely reflects the median incomes found in Fremont and inland communities of Alameda County, such as Pleasanton and Dublin, and is notably higher than neighboring jurisdictions. However, there are areas with a lower median income that align with jurisdictions such as Berkeley. Overall, according to the AFFH Segregation Report completed by UC Merced Urban Policy Lab and ABAG/MTC, a larger proportion of Alameda residents earn an above moderate-income, and a smaller share earn a very low - and low-income, when compared to other Bay Area jurisdictions.
According to the Urban Displacement Project, the area in Alameda with the lowest median income, west of Main Street, is also designated an area experiencing “advanced gentrification.” There are four criteria for an area to receive this label:
• The area had moderate, mixed moderate, mixed high, or high-income tract in 2018. • Housing was affordable to middle, high, mixed moderate, and mixed high -income households in 2018.
• There have been marginal changes, increases, or rapid increase in housing costs. • The area gentrified in 1990 to 2000 or 2000 to 2018.
These findings indicate that West Alameda residents may be experiencing gentrification at an increasing rate. As housing costs continue to rise in Alameda and throughout the region, lower -income residents of this area of Alameda may be unable to compete with incoming residents with higher incomes This cycle results in increased housing demand, further driving up the price for the existing housing stock. As a result, lower-income Alamedans may not have the bargaining power to stay in Alameda. The Urban Displacement Project (UPP) categorizes census tracts into several types which income, two types are labeled as low- income/susceptible to displacement, and becoming exclusive. From Park Street to Sherman Street/Grand Street and Shoreline Drive to Clement Avenue, three of five census tracts in this area are at risk of becoming exclusive. The criteria for “becoming exclusive” includes housing affordable to middle, high, mixed moderate- and high -income households, rapid increase in housing costs, absolute loss of low - income households, declining low -income in -migration rate, and median income higher than previous years. One census tract is low income and susceptible to displacement (low- or mixed-income tract), and City of Alameda
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another is at risk of becoming exclusive, meaning moderate, mixed moderate, mixed high or high income tract, housing affordable to middle, high, mixed moderate and mixed high i ncome households, and marginal change or increase in housing costs. Home values in these areas have increased by approximately 40 to 70 percent, and rents across this area have increased from 5 to 27 percent.
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FIGURE D-2 MEDIAN INCOME
Source: 2015-2019 ACS
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Race and Ethnicity
As discussed in the Housing Needs Assessment (Table C-3), residents that identify as White comprised the largest racial group in Alameda (45 percent of the total population) in 2019, followed by residents that identify as Asian (32 .5 percent), and those that identify as Hispanic or Latino (11.5 percent). When reviewing the concentrations of predominant racial and ethnic groups, shown in Figure D -3, Asian residents are the predominant population on much of Bay Farm Island and in the Woodstock neighborhood, while all other areas are predominantly White. There are no areas in Alameda that are predominantly African American or Black. Stakeholders estimated that, in recent history, more Black and African American residents may have been displaced from Alameda than other racial or ethnic groups.
Recent growth may be considered attributable to “new, professional money,” referencing the Bay Area’s strategic socioeconomic positioning attracting talent from all parts of the world as part of the dot.com boom in the last 20 years. According to Figure D-2, the median income for block groups in Bay Farm Island is greater than $125,000, which may be a result of this growth. In comparison, the pattern of Oakland’s predominant population transitions throughout the city. East Oakland has predominantly Black or African American and Hispanic , the area between Highways 580 and 880 is predominantly Asian , and west and Downtown Oakland have a Black or African American majority. Overlaying median income with racial and ethnic patterns shows that East Oakland with a predominant Black/African American and Hispanic majority also has a high rate of household incomes at or below the median income. Additionally, Asian majority census tracts between Interstates 580 an d 880 share similar and consistent median household incomes as East Oakland. Both Berkeley and Alameda contain census tracts with White and Asian majorities with a range of median household income.
Research from Rasheed Shabazz, a UC Berkeley student who studied the Black and African American housing experience in Alameda , illustrated that Alameda has been a historically White community. 15 In
1970, over 90 percent of the population identified as such, which coincided with the passage of Measure A. However, as demonstrated in Table C -3 of the Housing Needs Assessment, diversity has increased in Alameda since 1970. More information on histori cal local, regional, and national practices and policies that have influenced the racial composition of Alameda can be found in the “ Other Relevant Factors ” section of this assessment.
While there are concentrations of minority populations throughout Alameda County, no areas in the City of Alameda qualify as Racially and Ethnically Concentrated Areas of Poverty (R/ECAPs). In contrast, there are multiple in Oakland and one in Berkeley. A R/ECAP, as defined by HUD, is an area in which 50 percent or more of the population identifies as non-White, and 40 percent or more of individuals are living below the poverty line. In the Woodstock neighborhood, approximately 53 percent of the population identifies as Asian, but the poverty rate is just under 13 percent. Though this area does not meet the definition of a R/ECAP, it does appear to have a concentration of non-White persons and poverty, indicating a possible fair housing concern. In order to assist these residents with identifying housing opportunities in other areas of the city, should they want them, the City will facilitate the development of new affordable multifamily housing through Programs 6, 7, and 8 and will prioritizing marketing of financial assistance programs for housing to residents of this area (Programs 16 and 17).
15 Note: At the time of conducting their research, Rasheed went by the name of Reginald James. James, Reginald L. 2013, August 1. “Alameda Is Our Home: African Americans and the Struggle for Housing in Alameda, California, 1860–Present.” UC Berkeley: Institute of Governmental Studies. Accessed December 8, 2021.
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FIGURE D-3 PREDOMINANT POPULATION
Source: U.S. Census, 2010
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HCD has identified racially concentrated areas of affluence (RCAAs) in California as census tracts in which the total population that identifies as White is 1.25 times higher than the average percentage of the total White population in the COG and a median income that is 1.5 times higher. In Alameda, the southeastern portion of the city, south of Park Street and east of Encinal Avenue, meets these criteria (Figure D-4). This area includes the Fernside neighborhood and portions of the East End neighborhood. Approximately 57.9 to 67.4 percent of the population in this area identifies as White, with the highest rate east of Lincoln Avenue, and a median income ranging from $9 4,844 to $154,293, with the highest median incomes also east of Lincoln Avenue. East of Lincoln Avenue, approximately 18.4 percent of the population is considered low- to moderate-income, the lowest rate in the city outside of Bay Farm Island. Between Encinal Avenue and Lincoln Avenue, approximately 29.0 percent of the population falls into these income groups. The low- to moderate-income rate in these tracts is in contrast to the neighborhoods immediately northwest of Park Avenue, where 52.1 to 64.0 percen t of the population is considered to be low - to moderate - income. While the area that is considered a RCAA is built out with little availability for redevelopment, the City will encourage the construction of ADUs to meet the need of some lower-income households and will prioritize marketing the benefits of ADUs in areas of concentrated affluence to improve access to areas of high opportunity for lower-income households and increase housing mobility opportunities for lower- and moderate-income households and non-White households (Program 5).
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FIGURE D-4 RACIALLY CONCENTRATED AREAS OF AFFLUENCE
Source: 2015-2019 ACS
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Familial Status
According to the County of Alameda’s Regional Analysis of Impediments to Fair Housing Choice (2020) (“County AI”), there is a higher percentage of families with children in Alameda County as a whole compared to other family types, but the overall proportion of families with children has decreased by 6 percent from 1990 to 2017. This trend is reflected in the City of Alameda. In 1990, 46 percent of families in the city had children; however, by 2017, this population percentage had dropped 4 points to 42 percent.
According to the 2015-2019 American Community Survey, approximately 49 percent of households in Alameda are married couples, 28 percent live alone, 10 percent are female-headed households, 4 percent are male-headed households, and 9 percent are other non-family households. As seen in Figure D-5, there is a higher proportion of female headed households with children in west Alameda, and higher rates generally correspond with census tracts with lower median incomes. In contrast, there are higher rates of married couple households with children in east Alameda, corresponding with RCAAs and areas with typically higher median incomes (Figure D-6). These patterns may reflect barriers to housing experienced by female headed households, and other single-parent households, which may include the cost of housing and types of housing units. The dominance of married couple households in the city, and concentrated in east Alameda, reflects the pattern of residential uses and housing costs, with more single -family homes and higher home prices in this portion of the city.
Given the rising home value— resulting in increased housing cost burdens —it is possible that housing in the city may be expensive for young families, resulting in the relatively high rates of families and single - person households rather than households with children. To facilitate housing mobility opportunities for all familial types, the City continue s to administer the First -Time Homebuyer Program and participate in the County’s Mortgage Credit Certificate Program, advertising these programs in areas with high rates of renter-occupied households to increase awareness of assistance programs and offering free homebuyer workshops at least annually (Program 16).
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FIGURE D-5 PERCENT OF FEMALE HEADED HOUSEHOLDS WITH CHILDREN
Source: 2015-2019 ACS
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FIGURE D-6 PERCENT OF MARRIED COUPLE HOUSEHOLDS WITH CHILDREN
Source: 2015-2019 ACS
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Disability
According to the County AI, ambulatory and independent living disabilities were the most common disability type reported in the c ounty in 2017. Approximately 9 percent of Alameda residents are living with a disability, according to the 2013 -2017 ACS. In comparison, nearly 13 percent of Oakland’s population and nearly 9 percent of Berkeley’s residents reported a disability. The median rate of disability for seniors aged 65 and older in Alameda County is approximately 33 percent, wh ich is similar to rates found in most of the Bay Area. However, Oakland and Hayward are outliers, with 39 and 38 percent of seniors with a disability, respectively. According to Figure D-7, Alameda has no areas with a significantly high rate of persons wit h a disability. For the census tracts in Alameda, most populations have disability rates that range from less than 10 percent or 10 to 20 percent of the census tract’s population.
During the consultation process, stakeholders expressed a need for more per manent and supportive housing for persons with disabilities as well as greater enforcement of meeting reasonable accommodation requests in multifamily housing. Stakeholders reported that, in some circumstances, reasonable accommodation requests are not met because of the costs associated with making these changes. The cost is even more concentrated in smaller complexes, where the landlord or property manager receives a more limited funding stream from fewer units, as opposed to a large development, thus increasing the cost burden of specific accommodations. The shortage of multifamily housing that resulted from historic enforcement of Measure A furthers this issue, as there are fewer already accessible units and more demand for reasonable accommodation on smaller multifamily complexes. The City has included Program 13 to provide biannual training to landlords on fair housing rights and responsibilities, including the requirement to meet reasonable accommodation requests.
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FIGURE D-7 RATE OF DISABILITY
Source: 2015-2019 ACS
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Access to Opportunity
Mobility
Alameda’s unique geography as an island positions it to have the San Francisco Bay Ferry in addition to the typical transportation and mobility options offered to residents of other Bay Area jurisdictions. The San Francisco Bay Ferry connects Alameda residents with the employment opportunities, services, and other destinations in Downtown San Francisco, Oakland, Vallejo, and Richmond. Riders can receive discount prices for the ferry if they are eligible for the Clipper START, RTC Clipper, Senior Clipper, or Youth Clipper programs. The Clipper START program is available to all residents of Alameda, and the greater the San Francisco Bay Area, aged 19 to 64 years that earn an income at or below 200 percent of the federal poverty level and are not already eligible for the RTC Clipper Card that is available for persons with disabilities. The Senior Clipper card is available to riders aged 65 years and older , and the Youth Clipper card to riders age 5 to 18 years.
In addition to the ferry, Alameda is also served by AC Transit and a free Alameda Loop Shuttle. AC Transit includes bus service to and from San Francisco and to nearby Bay Area Rapid Transit (BART) stations (i.e., 12th Street, Fruitvale, and Lake Merritt). Fare for Transbay routes costs $6.00 per ride. Students, youth, seniors, and persons with disabilities can qualify for discounted fares. The Alameda Loop Shuttle provides a two-bus looping service to get around Alameda at major stops, including the Alameda Hospital, Alameda Main Library, Alameda Theater, Kaiser Permanente, and South Shore Center.
In partnership with East Bay Paratransit, the City offers a paratransit service as a public transportation option for riders unable to use typica l buses or trains due to a disability or a disabling health condition.
East Bay Paratransit transports riders using special vans equipped with a wheelchair lift. Fare is dependent on the distance from a rider’s origin to their destination; fares typically range from $4.00 for a trip up to 12 miles and $7.00 for a trip that is 20 miles or more.
All Transit is a data tool that measures access to transit, connectivity, and service availability. The tool analyzes the transit frequency, routes, and access to determine an overall transit score at the city, county, and regional levels. Figure D-8 depicts the areas in Alameda County where transit is available, and shows areas with higher scores of connectivity, access to jobs, and frequency of service. As shown, transit access is greatest in the northwestern portion of the County, including the City of Alameda, and along BART lines.
According to All Transit, the City of Alameda has a transit performance score of 7.4 compared to 8.3 in the City of Oakland, 8.8 in the City of Berkeley, and 9.6 in the City and County of San Francisco. Other Alameda County jurisdictions, and the county has a whole, tend to have lower scores as proximity to San Francisco decreases. Overall, Alameda County has a transit score of 7.1 compared to 5.0 in Contra Costa County and Contra Costa County and 6.8 in the San Francisco-Oakland-Hayward Metro Area.
A stakeholder from the consultation process discussed that the AC bus and ferry transit systems are perceived by residents as inefficient for daily travel. However, the Alameda Loop Shuttle is a reliable resource to get around Alameda, particularly for lower -income households. In order to ensure public transit is meeting the needs of residents, the City will coordinate with transportation agencies to conduct a survey of unmet needs and will support applying for funds, when necessary, to change or expand route options (Program 12).
FIGURE D-8 TRANSIT SCORES, ALAMEDA COUNTY
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Source: AllTransit, 2022
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Employment Opportunities
Employment opportunities in Alameda are concentrated in a couple of key employment centers.
However, Alameda is in the Bay Area near large job centers in the cities of Berkeley, San Francisco, and Oakland. As discussed in the mobility analysis, the employment options that Alameda residents have access to are significantly affected by the transportation options available to them. AllTransit describes Alameda as a city with a “very good combination of trips per week and numbers of jobs accessible enabling many people to take transit to work.” Berkeley and Oakland are both described as having an “excellent combination of trips per week and number of jobs accessible enabling numerous people to take transit to work.” In areas outside of the urban core of the Bay Area, where Alameda, Oakland, and Berkeley are located, AllTransit scores drop significantly because there are fewer transit options available to residents in these areas. Longitudinal Employer -Household Dynamics (LEHD) analysis found that of the three jurisdictions (Alameda, Berkeley, and Oakland), Alameda residents are the most likely to work outside the jurisdiction they live in.
According to estimates from the 2015-2019 American Community Survey on the means of transportation to work, approximately two -thirds of Alameda residents drove a car or truck to work , and 19 percent of residents used public transportation (excluding taxicab) to get to work. Comparatively, approximately 39 percent of Berkeley residents drove, 25 percent used public transportation , and 17 percent of residents walked to work. Approximately 61 percent of Oakland residents drove, and 24 percent walked to work.
Given the differences between Alameda, Berkeley, and Oakland commuter modes, there may be stronger transit and pedestrian infrastructure in Berkeley or closer proximity to jobs than in Alameda.
Stakeholders expressed concerns about the limited number of employment opportunities in Alameda.
This is supported by the distribution and concentrations of jobs in Alameda, and surrounding jurisdictions, as shown in Figure D -9. Though there is a primary area of employment in Alameda at the commercial center in the area previously occupied by a portion of Naval Air Station Alameda, including Alameda College and Marina Village, the 2015 -2019 ACS revealed that approximately 74 percent of Alameda residents worked outside the city, in contrast to 62 percent of Oakland residents and 57 of Berkeley residents in their respective jurisdictions. However, in 2002, the ACS reported a 0.71 jobs-housing ratio in Alameda, which increased to 0.98 in 2018. A jobs -housing ratio measures the number of jobs available compared to the number of occupied housing units. A 1.0 ratio indicates that for every job there is one occupied housing unit. For reference, in 2002, Alameda County and the Bay Area had jobs-housing ratios of 1.30 and 1.28, respectively. In 2018, these had increased to 1.43 and 1.47, respectively. The rising jobs- housing ratio indicates that jobs are likely becoming more available for nearly every household in Alameda. However, the shortage the stakeholder discussed may be related to the types of jobs available rather than the quantity, emphasizing a need for jobs for all households regardless of educational attainment.
According to the LEHD progr am, approximately 17 percent of Alameda residents work in Alameda, 16 percent of Alameda residents work in Oakland, and 6 percent of Alameda residents work in San Francisco.
The remaining 42 percent of Alameda residents work in other locations not recorded by the LEHD program. This suggests that, though the jobs-housing ratio indicates sufficient employment opportunities in Alameda, many Alameda residents still travel elsewhere for employment. This may occur because the various type of industries that Alameda residents want to work in are not available in the city.
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FIGURE D-9 JOBS PROXIMITY INDEX SCORES
Source: HUD 2020
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Educational Opportunities
Alameda residents are served by the Alameda Unified School District, which the California Department of Education (CDE) reports on annually. Alameda has 3 high schools, 1 continuation high school, 1 junior/senior high schools, 2 middle schools, 1 K-8 school, and 9 elementary schools (K -5), for a total of 17 schools. These schools are distribute d throughout the city, with the highest performing schools, in terms of standardized test scores, on Bay Farm Island (a high resource area) and in east Alameda. .
Research has long shown that a student’s standardized test scores are significantly correlate d with household income and educational attainment. Accordingly, Figure D -10, which displays the TCAC/HCD Educational Score, shows that east Alameda – historically associated with higher household income – has been associated with higher standardized test scores than central and west Alameda. ( The TCAC/HCD Educational Score is based on access to educational attainment, as measured by 4th -grade reading and math proficiency from the 2018-2019 school year, high school graduation rate, and prevalence of student poverty.) The City will promote acquisition and rehabilitation of affordable housing units in high resource areas to facilitate housing mobility opportunities for lower-income households so that they can access the wide range of programs offered across AUSD schools (Program 12) and so that all schools can benefit from increased diversity
In the 2019 school year, approximately 28 percent of Alameda Unified School District students qualified as socioeconomically disadvantaged, as measured by the number of s tudents who are eligible for free or reduced-priced meals or have parents or guardians who did not receive a high school diploma.
Approximately 13.6 percent of students were English learners, as measured by students who are learning to communicate effectiv ely in English, which usually requires instruction in the English language in addition to the typical course load. Approximately 0.2 percent of Alameda students are in foster care.
Additionally, approximately 56.8 percent of the class of 2019 were ranked b y the CDE as “prepared” for college or career. Of this class, 41.7 percent of students identified as socially disadvantaged graduating seniors were ranked as “prepared.”
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FIGURE D-10 EXPECTED EDUCATIONAL OUTCOME SCORES
Source: TCAC/HCD, 2021
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Each year, the CDE publishes performance metrics for each school in the state through the creation of the California School Dashboard. The California School Dashboard presents how school districts and schools are meeting the needs of California’s diverse student po pulation based on six measures: chronic absenteeism, suspension rate, graduation rate, college/career readiness, English Learner Progress, and Academic Performance on standardized tests in English Language Arts and Mathematics. Schools and districts receiv e one of five color -coded performance levels on each of the six state measures. The performance level (color) is based on results for both the performance of the current year and how the performance changed from the prior year. The measures are ranked as red (very low), orange (low), yellow (medium), green (high), and blue (very high). In 2019, socioeconomically disadvantaged students received five orange performance colors and one green. For four of six CDE indicators, homeless Alameda students scored red. The indicators were chronic absenteeism, suspension rate, and Academic Performance. Foster youth students had red performance levels for chronic absenteeism and graduation rate. The trends in Alameda reflect trends identified across the state, as various factors affect a student’s ability to score well on these indicators, such as income levels, access to safe and sanitary affordable housing, housing stability, and more.
In comparison, in the Berkeley Unified School District, 31.2 percent of students were identified as socioeconomically disadvantaged, 8.8 percent were English language learners, and 0.2 percent were foster youth. Foster youth students received red performance scores for two indicators: chronic absenteeism and suspension rate. Homeless students received a red performance score for chronic absenteeism. In the Oakland Unified School District, 71.7 percent of students were identified as socioeconomically disadvantaged, 32.8 percent as English language learners, and 0.4 percent as a foster youth. In comparison to the other two school districts, Alameda Unified School District has a lower percentage of socioeconomically disadvantaged, English language learner, and foster youth students. In some cases, these student populations are not mutually exclusive, meaning that a student can identify as both socioeconomically disadvantaged and an English language learner. Students who have intersecting labels may be more at risk of having lower performance scores.
Table D-1 Performance Scores for Alameda Unified School District, 2019 Characteristic Chronic
Absenteeism
Suspension
Rate
Graduati
on Rate
College/
Career
Preparation
English
Language
Arts
Mathematics
All Students Yellow Green Yellow Green Green Green
English Learners Yellow Green Orange Orange Yellow Yellow Foster Youth Red Red N/A N/A N/A N/A
Homeless Red Red N/A N/A Red Red
Socioeconomically
Disadvantaged Orange Green Orange Orange Orange Orange
Students with
Disabilities
Orange Yellow Orange Yellow Yellow Red
African American Red Yellow Orange Orange Orange Orange American Indian or
Alaska Native
N/A N/A N/A N/A N/A N/A
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Characteristic Chronic
Absenteeism
Suspension
Rate
Graduati
on Rate
College/
Career
Preparation
English
Language
Arts
Mathematics
Asian Green Blue Blue Yellow Blue Blue
Filipino Yellow Green Green Yellow Green Yellow
Hispanic Yellow Yellow Orange Green Green Orange
Native Hawaiian or
Pacific Islander Orange Green N/A N/A N/A N/A
White Green Green Orange Green Blue Green
Two or More Races Orange Green Green Orange Blue Green
Performance Level Color Code: Red (very low), Orange (low), Yellow (medium), Green (high), and Blue (very high) Source: California Department of Education, 2019.
Environmental Health
A disadvantaged community or environmental justice community (“EJ Commun ity”) is identified by the California Environmental Protection Agency (“CalEPA”) as “areas that is disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation,” and may or may not have a concentration of low -income households, high unemployment rates, low homeownership rates, overpayment for housing, or other indicators of disproportionate housing need. In February 2021, the California Office for Environmental Heal th Hazard Assessment (COEHHA) released the fourth version of CalEnviroScreen, a tool that uses environmental, health, and socioeconomic indicators to map and compare community’s environmental scores. In the CalEnviroScreen tool, communities that have a cum ulative score in the 75th percentile or above (25 percent highest score census tracts) are those that have been designated disadvantaged communities under SB 535 . The cumulative score for each census tract includes an exposure score, with a low score being a positive outcome, for each of the following:
• Ozone concentrations
• PM
2.5 concentrations
• Diesel particulate matter emissions
• Drinking water contaminants
• Children’s lead risk from housing
• Use of certain high-hazard, high-volatility pesticides • Toxic releases from facilities
• Traffic impacts
Communities that are identified as an EJ Community based on their cumulative pollution exposure score are targeted for investment through the State cap -and-trade program. However, the condition of these communities poses fair housing concerns due to disproportionate exposure to unhealthy living conditions.
As shown in Figure D-11, there is one EJ Community in the City of Alameda.
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FIGURE D-11 ENVIRONMENTAL HEALTH AND DISADVANTAGED COMMUNITIES
Source: California Environmental Protection Agency, CalEnviroScreen 4.0, 2021
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This community is on the west side of Alameda, west of Main Street (south of Ralph M Appezzato Memorial Parkway) and west of Webster Street (north of Ralph M Appezzato Memorial Parkway). This EJ Community falls into the 81st percentile overall, with eight indicators that exceed the 75th percentile score for pollution burden and population characteristics: diesel particulate matter, groundwater threats, hazardous waste, impaired waters, solid waste, low birth weight, and unemployment. While the remainder of Alameda is not considered “disadvantaged” by this definition, there is a stark contrast between the environmental conditions in the northern and eastern portions of Alameda. Th e northern portion of Alameda is bounded by Webster Street to the west, Lincoln Avenue to the south, and Park Street to the east and contains a higher pollution burden percentile score than a population characteristic percentile score, meaning that this ar ea has more environment -related issues than population and socioeconomic conditions. Specifically, this area has high percentile scores (more than 90 percent) for cleanup sites, groundwater threats, hazardous waste, and impaired waters. These scores may be a result of former industrial operations and proximity to major highways. In comparison, the eastern portion of Alameda (east of Park Street) has scores that are below the 33rd percentile. The further east in the city, the lower the negative population ch aracteristics and pollution percentile score s are, suggesting a correlation with heavy uses in northern and western Alameda. This pattern also exists in census tracts in the central and southern part of the island (south of Lincoln Avenue and bounded by Central Avenue and Park Street), which typically have lower pollution percentile scores and lower cumulative scores.
Across the Alameda Harbor in Oakland, there are EJ Communities along southbound Highway 880 with scores in the 90th percentile and above. West Oakland has EJ Communities scattered throughout the area, though their scores are not as high as along Highway 880. In contrast, Berkeley has only one EJ Community along University Avenue near Interstate 80. The spatial distribution and concentration of EJ Communities in Alameda, Berkeley, Oakland, the greater Bay Area, and the nation are likely caused by numerous factors, such as historical planning decisions that disrupted or harmed certain communities (i.e., the development of freeways through predominantly minority communities) and redlining, which resulted in disproportionate mortgage lending practices across the nation. In each of the communities, higher scores for both environmental pollution and negative population characteristics are found near a reas with current and historical heavy industrial uses, freeway proximity, and other sources of pollution. As a result, some historic al communities were more afflicted with pollution burden than others, a pattern that persists today in many lower -income communities. Thus, these communities, who may already struggle with housing costs, are more at risk of health issues too.
Disability Services
According to the California Department of Social Services (CDSS), Alameda has six license elderly assisted living facilities and five adult residential facilities. Senior housing options include Elders Inn on Webster (60 units), Golden Age Bayside (6 units), Golden Age of Sweet Road (8 units), Harvard Bay Assisted Living (6 units), Oakmont of Mariner Point (80 units), and Waters Edge Lodge (120 units). Adult Residential Facilities include An Alameda Home (4 beds), Alameda House (6 beds), Anya’s Home (6 beds), Chelle’s Home (4 beds), and Jade’s Home (4 beds) . Additionally, there are two licensed adult residential care facilities (3 units each) for adults with intellectual and development disabilities who also have medical, behavioral, or age-related support needs. However, as stated previously, stakeholders report that these facilities are insufficient to meet the demand for persons with disabilities.
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In an effort to facilitate accessible housing for persons with disabilities, the City requires new developments to comply with Title 24 of the 2019 California Building Code to ensure that all new construction meets accessible design standards. Additionally, in 2017, the City adopted Universal Design standards for all new housing developments. Further, t he City ensures that older housing that may not meet the same accessibility requirements can be adapted as needed through it s reasonable accommodation process, discussed in the “ Governmental Constraints” section of this Housing Element, and by promoting the availability of rehabilitation programs for eligible lower -income households (Program 17). However, as discussed previously, historical enforcement of Measure A combined with the cost of developing an accessible unit has resulted in a shortage of accessible housing options. In an effort to alleviate the constraints on the construction of this housing type, in 2012 the City ad opted the Multi- family Residential Combining Zone, an overlay zone that supersedes Measure A and allows 30 dwelling units per acre. To further increase the supply of housing for seniors and persons with disabilities, the City has included Programs 2, 3, an d 4, and program 10 to incentivize the construction of these units and Programs 12 and 13 to enforce compliance with reasonable accommodation requests by contracting a fair housing provider.
Disproportionate Housing Need and Displacement
Overcrowding
The U.S. Census Bureau defines an overcrowded household as a unit that is occupied by more tha n one person per room. High rates of overcrowding may indicate a fair housing issue resulting from situations such as two families or households occupying one unit to reduce housing costs (sometimes referred to as “doubling up”). Situations such as this ma y indicate a shortage of appropriately sized and affordable housing units.
As discussed in the “Housing Needs Assessment” chapter of this Housing Element, nearly 5 percent of all Alameda households are overcrowded. Overcrowded households may be a result of multiple factors, such as a lack of affordable housing stock or low vacancy rates. There is only one census tract in Alameda that has a higher rate of overcrowded residents (14.6 percent) than the State average (8.2 percent), as seen in Figure D -12. This tract contains Woodstock Park and is bounded by Main Street, CA 61 -N, Ralph M.
Appezzato Memorial Parkway, and Marshall Way. This neighborhood includes three multifamily apartment complexes, a large portion of the supply in the c ity, and has a poverty rate of 12.7 percent, which may indicate that lower-income households are occupying these units , which are typically smaller than a single-family home, resulting in the higher rate of overcrowding.
In contrast to the relatively low rate of overcrowding in Alam eda, East Oakland households experience higher rates of overcrowding and severe overcrowding, and West Oakland and Berkeley households experience lower rates of overcrowding and even lower rates of severe overcrowding. Like Alameda, higher rates of overcrowding typically correspond with neighborhoods, blocks, or tracts with higher rates of poverty. In the ABAG region, overcrowding primarily occurs in dense, urban communities adjacent to the bay, and suburban communities have lower rates of overcrowding.
Overcrowding may not be an issue for most Alameda residents, but the negative experiences associated with living in an overcrowded household may have a strong negative impact on those living in such arrangements. In order to address the concentration of over crowding in the Woodstock neighborhood, the City has identified Programs 1 and 3 to encourage construction of units in this area to reduce displacement though an expanded housing supply.
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FIGURE D-12 PERCENT OF OVERCROWDED HOUSEHOLDS
Source: CHHS 2022
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Substandard Housing
Housing condition presents another issue in Alameda that may increase displacement risk for residents.
Approximately 87.7 percent of housing units in the city are older than 30 years. At this age, many units are in need of at least minor repairs, as discussed in the Housing Needs Assessment, but given the high median income and home values throughout Alameda, the City estimates that the rehabilitation need is less than a quarter of units.
Stakeholders did not identify housing condition as a concern in Alameda, citing housing supply rather than its condition . While rehabilitation need has not been identified in any concentrated areas in the c ity, rehabilitation assistance is more often needed in lower -income neighborhoods or where housing units are older. As most of the housing in Alameda is older than 30 years, if there is a concentrated need for rehabilitation assistance, rehabilitation need is more likely to be based off of income levels. Based on these assumptions, rehabilitation need may be greatest in w est Alameda, including the Woodstock neighborhood. To support residents in instances where housing condition results in displacement risk due to safety concerns, the City will continue to provide funding for eligible households to improve their homes, complete tenant repairs, or modify units for seniors and persons with disabilities (Program 17). If a targeted area for rehabilitation is identified through code enforcement or other means, the City will promote the availability of rehabilitation programs thro ugh informational flyers, brochures, or mailers, advertised annually to residents of targeted areas.
In Alameda County and surrounding jurisdictions, the age of the housing stock is similar to the City of Alameda. For example, approximately 81 percent of t he housing stock in Alameda County, 91 percent of the stock in Berkeley, and 86 percent of the stock in Oakland are all 30 years or older. Early development in the highly urbanized areas of the Bay Area support an older housing stock. In some areas of the region, however, there are higher rates of poverty or lower rates of homeownership, both of which may result in a greater need for rehabilitation of the housing stock. According to the 2019 Alameda County Analysis of Impediments, on average, residents of t he City of Alameda were neutral when asked whether they perceived housing in their neighborhood as in poor condition or in need of repair. In contrast, residents of Hayward, Oakland, San Leandro, and Union City more strongly agreed with that statement. Res idents of Berkeley, Livermore, and Pleasanton reported similar perception or disagreed with the statement.
These patterns of perception of rehabilitation need reflect areas with higher median incomes in Alameda County, indicating that Alameda follows a similar trend as comparable communities.
The City receives complaints from residents and property owners across the City. The complaints are received from neighbors who may be witnessing work without permits or in a limited number of cases, the resident of the unit themselves. In the latter situation, it is often a tenant that feels that the landlord is not maintaining the unit in compliance with State and Local building codes. The City responds to all complaints by visiting the property to determine if work is being done without permits or if a health and safety code is being violated. Since adoption of the Rent Protection Ordinances in Alameda, the Code Enforcement department has seen an increase in complaints from tenants calling in potential violations.
In most cases, the City has been able to work with the landlord to correct the deficiency, if a deficiency or violation is confirmed. In a few cases, such as a complaint about birds on the deck, the City has determined that no violation of the Building Code has occurred.
While code enforcement work is distributed across all parts of the City . Areas and neighborhoods with older housing stock, such as the northern waterfront and portions of west Alameda are the areas of the City where a majority of the reha bilitation work is being pursued in Alameda. Therefore, these are also City of Alameda
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the areas where complaints of “work without permits” are more prevalent or where tenant complaints about substandard housing conditions are most common. As described in Program 17, the City is currently working to improve its marketing and outreach to these areas to expand the effectiveness of the City’s rehabilitation and conservation programs to the areas and households that are most in need of these services.
Homelessness
In 2019, approximately 231 homeless persons were counted during a Point in Time (PIT) count in Alameda, approximately 2.9 percent of the total 8,022 homeless individuals counted in Alameda County. EveryOne Home, an Alameda County homeless service provider, conducts the PIT count to gain an understanding of the homeless population across the county. As part of this count, EveryOne Home also conducted a survey of 1,681 unsheltered and sheltered homeless individuals in the county and found the following statistics at the county level
16:
• 63 percent of homeless people have been homeless for more than one year. • The topmost cited reason for becoming homeless is loss of a job, followed by mental health issues, then substance abuse issues.
• 78 percent of homeless residents resided in a home in the county before becoming homeless; 57 percent of homeless residents have been in Alameda County for more than 10 years. • 95 percent of families are sheltered, and 84 percent of single adults are unsheltered.
Reports gathered at community engagement meetings held by EveryOne Home suggest that the County’s PIT may have undercounted by up to 40 percent due to a variety of factors such as the challenge of identifying unhoused individuals that live in vehicles or within nonresidential buildings/structures or those that are temporarily staying in a person’s home. Persons experiencing homelessness or those at risk of becoming homeless are typically extremely low income and are often displaced from housing due to inability to pay or other issues.
The majority of the unsheltered population is located in West Alameda and on, or in the vicinity of, the former Naval Air Station lands at Alameda Point. The City’s resources to serve the homeless population are also located primarily in West Alameda, and the City has been working with transit agencies and other organizations to increase services in West Alameda. The City’s Community Development Department, which operates and coordinates the City’s homeless programs, is located at Alameda Point in West Alameda. The City’s Safe Parking Program, and several other services available to serve this population, are located at Alameda Point. Additionally, in 2022, AC Transit added an additional bus line connecting Alameda Point to the rest of Alameda for $2.25 to $2.50 for a single ride.
As stated in the Housing Needs Assessment, in 2021, the City adopted “The Road Home: A 5-Year Plan to Prevent and Respond to Homelessness in Alameda .” This report found a 13 percent increase in the number of people living on the streets in the city between 2017 and 2019. Additionally, the report found that Black or African American individuals make up 41 percent of the homeless population but only 7
16 Alameda, County of. 2020, January. “County of Alameda Regional Analysis of Impediments to Fair Housing Choice.” Acgov.org. (pp. V-104 and V-105). https://www.acgov.org/cda/hcd/documents/FinalAI_Combined_1-10-
19.pdf.
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percent of the general population, indicating that a disproportionate number of Black or African American people in Alameda are homeless. The plan includes various goals, strategies, action steps, and metrics to address homelessness in Alameda. The Implementation Plan provides more detail and specificity for the strategies, including prioritization of the action steps. The following are the three goals in the Plan. More information on the plan can be found on the City’s website.17 • Goal 1. Secure a Housing Future for All Alamedans.
• Goal 2. Increase Access to Homeless Emergency Response Services. • Goal 3. Mobilize the Citywide Response to Homelessness.
The City will continue to implement the strategies identified in the 5- Year Plan to address homelessness in Alameda (Program 11 and 22).
Cost Burden
A household is considered cost burdened when it spends more than 30 percent but less than 50 percent of its income on housing costs. A severely cost burdened household is one whose housing costs exceed 50 percent of its income. In Alameda, approximately 22 percent of renters and 18 percent of owners are cost burdened, and 19 percent of renters and 10 percent of owners are severely cost burdened according to the 2015-2019 ACS. White and Asian Alameda residents report the lowest rate of cost burden among all racial groups, at 18 and 17 percent, respectively. In comparison, ”Other Race” or “Multiple Races, Non- Hispanic” residents experience the highest rate of cost burden at 39 percent , and Asian and Pacific Islander and Hispanic or Latinx residents experience the highest rate of severe cost burden at 16 percent each. The contrast between Asian and Pacific Islander Alameda residents having the lowest percentage of cost burden but one of the highest rates of severe cost burden may be a result of possible income disparities among Asian and Pacific Islander Alameda residents. Generally, minority households in the city experience higher rates of cost burden than White and Asian households, and renters experience higher rates overall than owners.
Overpayment for housing is a chronic problem across the c ity and the region. As shown in Figures D-13 and D-14, renters and owners throughout the Bay Area are burdened by high housing costs, with the greatest burden among renters in dense, urban areas. In line with this trend , renters in Alameda experience much higher rates of overpayment and owner overpayment is primarily concentrated, though not exclusively, in the Marina Village, Robert Crown Memorial State Beach, South Shore Center, and Lincoln Park-Harrison Center areas.
In order to alleviate some of the pressures of rising housing costs, the City has identified several programs to incentivize and facilitate the development and preservation of additional housing units, encourage a variety of housing types to meet a range of income needs, and provid e assistance to lower -income households to find and secure housing (see Table D-3).
17 Alameda, City of. 2021, October. “The Road Home: A Five-Year Strategic Plan to Prevent and Respond to Homelessness in Alameda.” Alamedaca.gov. https://www.alamedaca.gov/files/assets/public/ departments/alameda/econ-dev-amp-comm-services/the-road-home-plan-adopted.pdf.
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FIGURE D-13 RATE OF HOMEOWNERS OVERPAYING FOR HOUSING
Source: 2015-2019 ACS
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FIGURE D-14 RATE OF RENTERS OVERPAYING FOR HOUSING
Source: 2015-2019 ACS
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Displacement Risk
A combination of factors can result in increased displacement risk, particularly for lower -income households. These factors include those listed above, as well as vacancy rates, availability of a variety of housing o ptions, and increasing housing prices compared to wage increases. The Urban Displacement Project, a joint research and action initiative of the University of California Berkeley and the University of Toronto, analyzes income patterns and housing availabili ty to determine the gentrification displacement risk at the census tract level. Six displacement typologies exist in the City of Alameda:
• Advanced Gentrification: These tracts have housing affordable to middle- and high -income households and have experienc ed a marginal or rapid increase in housing costs resulting in gentrification.
• Low-Income/Susceptible to Displacement: These tracts are predominantly low - or mixed- income, susceptible to changes if housing prices increase. • Stable Moderate/Mixed Income: These tracts are predominantly occupied by moderate-, mixed- moderate, mixed-high, or high-income households.
• At Risk of Becoming Exclusive: These tracts are also predominantly occupied by moderate, mixed, or high-income households, with housing affordable to middle- to high-income households but ongoing increases in prices.
• Becoming Exclusive: These tracts are also predominantly occupied by moderate, mixed, or high - income households and have seen rapidly increasing housing costs, an increasing median income, a declining in-migration rate, and a loss of lower-income households. • Stable/Advanced Exclusive: These are high -income tracts with housing only affordable to high - income households, and marginal or rapid increases in housing costs.
According to the Urban Displacement Project, west Alameda has seen “Advanced Gentrification” and east Alameda is largely designated as “Becoming Exclusive” or “At Risk of Becoming Exclusive.” This pattern is representative of several indicators analyzed in this assessment, including a larger proportion of low - to moderate-income households in west Alameda than east Alameda. However, the dramatic increases in home and rental prices have impacted residents throughout Alameda, resulting in displacement of lower- income households, as noted by stakeholders and members of the public. The City has included Program 1 to manage the development of Alameda Point in west Alameda to support high density development and reduce impacts of gentrification.
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Figure D-15 Displacement and Gentrification Patterns in Alameda
Source: UC Berkeley, 2021
The annual rate of increase in average home value or rental prices compared with annual changes in the average income in the c ity may also indicates an increased risk of displacement due to housing costs outpacing wage increase, a trend that exists throughout the region, state, and nation. According to the Zillow Home Value Index (ZHVI), Alameda home values have more than doubled between 2010 and 2020.
Bay Area and Alameda County home values have followed suit, though to a slightly lesser extent. During this period, the average annual change for home values in the City of Alameda was approximately 8 percent per year until 2020. Peak periods of percentage change include 2011-2012, 2012-2013, and 2014- 2015 at respectively, 20 percent, 24 percent, and 14 percent. While housing costs have increased rapidly, wages have not kept pace. The average income in Alameda has increased approximately 4 percent annually, from $74,221 in 2010 to $104,756 in 2019 according to the ACS. The difference in these trends indicates growing unaffordability of home ownership in Alameda. T o address affordability challenges, Alameda will support home ownership opportunities for residents in Alameda through first -time homebuyer assistance and developing a program to assist lower -income residents with locating affordable housing opportunities (Programs 8 and 16).
The average annual increase for median contract rents in Alameda has also increased steadily, though not as substantially as median home value. Across a period of 10 years, from 2009 to 2019, median rent increased from $1,170 to $1,756, resulting in a 167-percent increase with an average 4 -percent annual increase each year, approximately matching the average annual wage increase. The City of Alameda and
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the Bay Area’s percentage annual change both stayed at approximately 4 percent, while Alameda County averaged a 5-percent annual increase. The Bay Area’s median rent increased from $1,196 to $1,849 for this period, while Alameda County’s median rent increased from $1,083 to $1,692 in this period. This indicates that rents and median household income have grown at a proportional rate across the city and region. In an effort to mitigate rising rents in Alameda, the City adopted Ordinance 3148 in 2016 to implement a procedure to review rent increases, stabilize rent increases above 5 percent, limit the grounds for which landlords may terminate tenancies, and require landlords pay relocation fees when terminating a tenancy for certain reasons (“no cause” tenancy terminations). In 2019, the ordinance was amended to eliminate “no cause” as a grounds for termination. The City has continued to monitor the effectiveness of the Rent Program and resolve ambiguities or other issues as needed , including establishing the maximum allowable rents and increases as a Base Rent established by the City and a 2.8 percent annual adjustment. The annual adjustment may only be applied if the landlord has complied with the requirements of the Rent Program throughout the year. Tenants, and landlords, may petition the city for an upward or downward adjustment. Petitions will be scheduled for a hearing by the Hearing Officer within 30 days. The Rent Program provides a mechanism for the City to combat displacement risk associated with rising rents and an avenue for tenants and landlords to hold the other accountable.
Displacement risk increases when a household is paying more for housing than their income can support, their housing condition is u nstable or unsafe, or when the household is overcrowded. Each of these presents barriers to stable housing for the occupants. In Alameda, overpayment has been pervasive and is not necessarily linked to areas with a lower median income. However, as discusse d in the Patterns of Integration and Segregation analysis, many populations that were historically present in Alameda have left in recent decades, particularly Black Alamedans, likely due to rapidly increasing housing costs. The City has included several p rograms to increase the supply of affordable housing by providing assistance with acquisition, rehabilitation, and construction; providing technical assistance, streamlining, and other incentives; and working with affordable housing providers to preserve units (see Table D-3).
Enforcement and Outreach Capacity
Fair Housing laws, at the federal, state, and local level, identify characteristics protected from housing discrimination, called “protected classes .” These protected classes in California include rac e, color, national origin, religion, sex, familial status, disability, and more. Alameda enforces and complies with fair housing laws and regulation through a multilateral process: regular review of City policies and programs for impediments to fair housin g choice and compliance with State and federal law and by referring fair housing complaints to appropriate agencies. Alameda residents are served by multiple fair housing service providers, including Eden Council for Hope and Opportunity (ECHO) Housing and Centro Legal de la Raza at the local level. ECHO provides housing counseling services, tenant/landlord services, conducts fair housing investigations, and operates periodic fair housing audits throughout Alameda County, Contra Costa County, and Monterey County , including unincorporated areas. Additionally, ECHO provides counseling and assistance for first -time homebuyers and lower -income households seeking housing.
Centro Legal De La Raza provides similar fair housing services (i.e., immigrants’ rights, te nant rights, workers’ rights, litigation, and a youth law academy). Centro Legal De La Raza receives issues from tenants with problems with landlords entering with legal entry, and other housing-related issues.
In addition, the City demonstrates complianc e or intention to comply with fair housing laws through the following:
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• The City demonstrates compliance with Density Bonus Law (Gov. Code, Section65915) through its density bonus ordinance, which currently allows for an increase of 35 percent over the maximum allowable residential density. Assembly Bills 2753, 2372, 1763, 1227, and 2345 were passed in 2018, 2019, and 2020 and revised density bonus law to provide additional benefits for qualifying projects. The City has included Program 21 to update the density bonus ordinance to be consistent with recent State law.
• The City intends to comply with No -Net-Loss (Gov. Code , Section65863) through identifying a surplus of sites available to meet the County’s RHNA allocation. In total, the City’s surplus unit capacity is 1,071, composed of 455 lower-income units, 29 moderate-income units, and 587 above moderate-income units.
• The City complies with the Housing Accountability Act (Gov. Code, Section 65589.5) by allowing emergency shelters by right in the Intermediate Industrial (Manufacturing) District (M-1) and the General Industrial (Manufacturing) District (M-2).
• The City will comply with SB 35 (Gov. Code Section 65913.4) by maintaining a written policy or procedure, as well as other guidance as appropriate, to str eamline the approval process and standards for eligible projects by 2022 (Program 22).
• The City complies with SB 330 (Gov. Code Section 65589.5), relying on regulations set forth in the law for processing preliminary application for housing development projects, conducting no more than five hearings for housing projects that comply with objective general plan and development standards, and making a decision on a residential project within 90 days after certification of an environmental impact report, or 60 days after adoption of a mitigated negative declaration or an environmental report for an affordable housing project.
In addition to compliance with these laws, a fair housing provider remarked during the consultation process that Alameda’s rent petition p rogram is a useful tool to empower tenants to advocate for themselves. The petition program is a two -way tool that can be used by both the tenant and landlord.
Tenants may submit a petition to lower their rent if there has been a reduction in housing services, living space, or amenities (e.g., disservice elevators, laundry rooms, garages, etc.) , as well as unmet maintenance code requests. Landlords may submit a petition to increase rent beyond the cap allowed by the City’s rental protection law if they are able to prove that the increase is necessary to provide a fair rate of return. Both requests are taken to court, where housing officials may approve or deny a petition.
The results of these proceedings are legally binding. Though a relatively new program, 40 petitions have filed for rent adjustment since its inception during the 2020-2021 fiscal year. Of these petitions, 5 resulted in downward rent adjustment, 4 were denied, 3 withdrawn, and 23 petitions were deemed incomplete pending action by petition par ty. At the time of this writing, the remaining 5 were still active petitions awaiting scheduling for a hearing.
Housing Discrimination Cases
The City of Alameda and the surrounding region is home to multiple private fair housing organizations, including F air Housing Advocates of Northern California (formerly Fair Housing of Marin), ECHO Fair Housing, and Bay Area Legal Aid. ECHO performs site investigations in response to housing discrimination complaints. It receives funding from local cities and counties , HUD, and private donors. ECHO currently suffers from a severe lack of resources; it has just one fair housing counselor for the entire County.
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Similarly, Bay Area Legal Aid does not have the funding to provide services for people facing housing discrimination, which further burdens groups like ECHO that are providing such services.
In their 2020 Annual Report, the California Department of Fair Employment and Housing (DFEH) reported that they received 42 housing complaints from residents of Alameda County, nearly 5 percent of the total number of cases in the state that year (880). As part of the Fair Housing Assistance Program (FHAP), some DFEH housing cases are dual -filed with HUD’s Region IX Office of Fair Housing and Equal Opportunity (FHEO). HUD FHEO reported that 27 cases were filed against housing providers in the City of Alameda between January 1, 2013, and March 24, 2021. Of these 27 cases, 17 resulted in a no-cause determination, 6 were closed through successful conciliation or settlement, and 3 were closed either because the complainant withdrew the case or was unable or unwilling to work with HUD. Of th ese cases, HUD identified that 7 were filed against public entities such as the city or a public housing authority. These resulted in 2 no cause determinations and 5 successful settlements. In total, 18 cases alleged discrimination based on disability, 3 alleged discrimination based on national origin, 3 alleged discrimination based on familial status, 2 alleged discrimination based on sex, 2 alleged discrimination based on religion, 2 alleged discrimination based on retaliation, and 1 alleged discrimination based on race. Of the 27 cases, 6 alleged discrimination on more than one protected class, resulting in more alleged bases than total number of individual cases. In addition to these cases, 30 inquiries about discrimination were sent to HUD to determine whether a case would be valid. Of these inquiries, 18 were not closed as the claimant failed to respond to HUD follow up, 10 resulted in determinations of no valid basis or issue, 1 was determined to meet a disposition other than housing discrimination, and 1 was not filed within the allowable time frame. Nine of these inquiries were regarding a public entity.
As a result of a lack of specific origin data for the cases filed at each fair housing organization or agency, the City was unable to conduct a spat ial analysis of fair housing cases to identify any patterns or concentrations of fair housing issues in the city. However, at an average of approximately 3 housing discrimination cases per year with 67 percent alleging disability discrimination, there are notable fair housing issues in Alameda. Additionally, 26 percent of cases were made against public entities, with most of these requiring conciliation or settlement. This indicates a need for greater fair-housing education and enforcement in the City of Al ameda. Therefore, the City will contract with a fair -housing provider to provide education and enforcement on fair housing laws for landlords and property managers, including public housing providers, and to provide greater support to tenants in need ( Program 13). Additionally, the City will contract the fair housing to provide regular audits of housing providers, such as testing for discriminatory behavior against applications. These trainings and audits will be conducted annually for 4 years, at which time the City will meet with local fair housing providers to assess whether there has been a decrease in discrimination cases to determine effectiveness of these actions and identify new strategies, if needed (Program 13).
Other Relevant Factors
Historic Segregation Patterns
Alameda has a disproportionately low percentage of non-Asian people of color compared to the county.
This may have been the result of national redlining policies in the 1930s, which – though legal at the time – restricted home ownership op portunities for non -White residents and covertly discriminated against people of color. The following history provides some context and acknowledgement of discrimination in the past to recognize that Alameda must continue to affirmatively advance equity in housing City of Alameda
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opportunities to all persons, so that all are offered the opportunity to live in and benefit from the high level of resources and quality of life available in the City of Alameda regardless of socioeconomic status or racial or ethnic identity. The basis for this analysis is the research of a Black Alamedan, Rasheed Shabazz, conducted for his thesis at the University of California , Berkeley: ALAMEDA IS OUR HOME: African American and the Struggle for Housing in Alameda, California, 1860 – Present. R asheed shared his research and publications with the City of Alameda to aid efforts to affirmatively further fair housing.
Redlining and Racially Restrictive Covenants
In the 1920s, the Fernside subdivision in Alameda went on sale and capitalized on the desire of White Alamedan residents to have an exclusive, suburban neighborhood of single-family homes. The development enforced racially restrictive covenants, perpetuating patterns of segregation in Alameda. In Alameda, the covenants were enforced by the Fernside Homeowners’ Association (Fernside HOA), which only permitted Caucasian residents to purchase homes in the neighborhood. 18 The “Fernside Pact”
restricted people of color from living in the neighborhood unless working in a position subservient to a Caucasian resident. This covenant lasted for over 45 years and was eventually eliminated in 1968 due to the Supreme Court case Shelley v. Kraemer and Fair Housing Act. However, the long-lasting effects of the racially restrictive covenants in Alameda meant that non -White residents faced barriers to building generational wealth through homeownership.
In addition to practices such as this, between 1935 and 1940, the federal government’s Home Owners’ Loan Corporation (HOLC) used data and evaluation by local real estate professionals – lenders, developers, and real estate appraisers – in each city, to assign grades to residential neighborhoods that reflected their perceived “mortgage security” that was visualized on color -coded maps. Neighborhoods receiving the highest grade of “ A”—colored green on the maps —were deemed minimal risks for banks and other mortgage lenders when they were determining who should receive loans and which areas in the city were safe investments. These neighborhoods correlated with predominantly White areas. Those receiving the lowest grade of “ D,” colored red, were considered “ hazardous,” and corresponded with neighborhoods that were predominantly Black, Hispanic, or other non-Whi te racial and ethnic groups. 19 In relation to Alameda, the maps identified the entire northern waterfront as “hazardous ,” resulting in a “D” rating mortgage security in this area. For reference, the redlined area shown in Figure D -15 is a neighborhood that, today, is close to transit, shopping, schools with predominantly single -family residential zoning except near business districts. However, during the 1930s when redlining occurred, the area was near the harbor and contained old housing s tock. Redlining practices described this area as dominated by the “infiltration” of “lower classes .” This demonstrates the type of language and policy that perpetuated patterns of segregation throughout the nation. Redlined areas in Alameda were typically made up of an older, denser housing stock. Paired with redlining restrictions, there were few areas within Alameda that
18 James, L. Reginald. 2013, August 1st. (accessed 2021, December 8). Alameda is our Home. African Americans and the Struggled for Housing in Alameda, California, 1860-Present. Pp. 49-50. https://escholarship.org/content/qt7pp2q0gh/qt7pp2q0gh_noSplash_4f819c0efba9f9b3368e11c444ae71cc.pdf?t =ooaq0u
19 Richmond, University of. (Accessed 2021, December 8). Mapping Inequality. Redlining in New Deal America.
Dsl.richmond.edu/panorama/redlining. https://dsl.richmond.edu/panorama/redlining/#loc=5/39.1/-94.58 City of Alameda
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non-White residents could purchase a home during this time. While this practice existed throughout the nation, it shaped patterns that persisted for decades in Alameda.
Simultaneously with the redlining era, Alameda became known as a Navy town after the U.S. Government was deeded 100-acre Navy Base called Benton Field, later known as Naval Air Station Alameda, and another deed of 929 acre s of tideland and submerged land in 1935. 20 During World War II, many Black residents came from the south to work on the Navy base. In 1940, there were just 249 Black people in the City of Alameda; however, by 1944, this population had grown to 6,914, according to the U.S. Census. This was an increase from 0.7 percent of the total population to 7.7 percent of the population. The total City population rapidly increased from 36,256 to 89,906 during this period. However, many of Black and African American resi dents were concentrated in the Navy housing projects owned by the federal government. While many residents would have liked to move out of the “projects,” policies, and institutions such as racially restrictive covenants, racialized zoning, and national redlining policies worked in tandem to restrict the housing options for Black residents and other People of Color. While the Black and African American population in Alameda has increased to 8.3 percent of the total population in 2019 according to the ACS, these historic policies may have resulted in the racial and ethnic patterns discussed in Section 5.1.24, Patterns of Integration and Segregation.
Racially restrictive covenants, paired with redlining, restricted where non-White populations were able to secure housing in Alameda until the mid-1900s.
20 https://alamedamuseum.org/news-and-resources/history/ City of Alameda
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FIGURE D-15 HISTORICALLY REDLINED NEIGHBORHOOD MAP OF ALAMEDA
Source: Home Owners’ Loan Corporation, 1935-1940
City of Alameda
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Measure A
In 1973, Alameda voters enacted Measure A to amend the City Charter to prohibit the c onstruction of multifamily housing in the city and limit density citywide to one housing unit per 2,000 square feet of land.
The only exception to this was that the Alameda Housing Authority replace existing low-cost housing units and a senior center at the time. The implementation of this law perpetuated inequalities that had formed during the redlining era by preventing the construction of new multifamily housing that is more often affordable to lower -income households than single-family development. Acco rding to Shabazz, prior to World War II, the majority of African Americans in Alameda were homeowners ; however, as public housing became more prevalent following W orld War II, policies in Alameda , such as Measure A and racially restrictive covenants posed by HOAs and some housing providers , limited both the construction of new multifamily units and the availability of housing for the non-White population. The combination of these practices resulted in a shift from predominantly homeownership to renting for Black and African Americans. While the number of Black and African American homeowners has continued to rise in recent decades, it has been outpaced by the rate of increase among Black and African American renters in Alameda. Between 1970 and 1990, the number of Black homeowners increased from 54 to 173 residents, a 220-percent increase; however, during this same period, the number of Black renters increased from 304 to 1,252 residents, a 400-percent increase. In 1970, approximately 17.5 percent of Black residents in Alameda were homeowners; however, by 1990, this had dropped to 12.1 percent of Black residents. This indicated that while the total population had increased, they were disproportionately renters. For reference, approximately 90.3 percent (or 64,093) of Alameda residents were White in 1970. Of the White residents, approximately 61.4 percent were renters and 38.5 percent were homeowners in Alameda. The percent of White Alameda homeowners increased to 48.2 in 1990.
Black and African American tenure in Alameda has historically been p redominantly linked to rental housing. Measure A directly limited the amount of multifamily housing in the c ity, therefore limiting a vital supply of housing for renters. An analysis of the demographic changes in Alameda after Measure A demonstrates what s cholar Rolf Pendall called the “chain of exclusion.” Exclusionary zoning reduces housing stock by excluding multifamily housing, and thus raising the proportion of single-family detached dwellings. This all reduces affordability and indirectly excludes low -income families, including people of color.
Throughout Alameda’s history, Measure A has been the subject of multiple lawsuits related to discriminatory housing policy. In 1964 and 1965, the Gersten Company built the Buena Vista Park Apartments in Alameda with a subsidized federal loan, which required the Gersten Company to maintain units at below market rates for 20 years or until the company could pay off the loan. In 1987, Gersten paid off the loans and announced plans to double the rental price. At the time, Buena Vista Park Apartments was predominantly occupied by African American residents. The tenants protested and appealed to the City, to which the City responded with providing Section 8 vouchers to all but 325 families, who did not qualify for vouchers. Following this, the tenants, with assistance from housing advocates, sued the City on the basis that their housing policy was discriminatory. The suit targeted Measure A due of its direct impact on the stock of affordable housing. The settlement to t his case included requiring the City to replace the 325 units, but did not overturn Measure A.
21 21 Shabazz, Rasheed. 2018, May 23. “Wall Street Comes to Alameda.” EastBayExpress.com. https://eastbayexpress.com/wall-street-comes-to-alameda-2-1/ City of Alameda
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In 2011, housing advocacy groups , such as Renewed Hope, felt that Measure A placed a barrier on affordable housing development and pursued legal action agains t the City for the lack of a Housing Element.22 Changes in State law during that time and the precedence of potential lawsuits against the City of Pleasanton applied pressure to the City to certify a Housing Element. 23 As part of the certification process for a Housing Element, the City identified sites across Alameda to meet their RHNA. Often, multifamily housing is associated with lower -income households, but its development at the time was prohibited by Measure A. As a result, the City adopted the Multif amily Residential Combining Zone as an overlay district intended for lands in Alameda that are well located for transit -oriented multifamily housing at a density of up to 30 dwelling units per acre, superseding Measure A and ensuring compliance with State requirements. In 2021, the City Council voted to put repealing Measure A on the ballot in an effort to remove this language from the City’s charter. While voters voted to retain Measure A, the City is proceeding with increasing the allowed density in large areas of the city to a point where only multifamily will be permitted, thus making Measure A unenforceable and ensuring both affordable and market -rate affordable housing can be built in the c ity moving forward. While Measure A has shaped the history of housing development in Alameda, these recent steps aim to combat those patterns and affirmatively further fair housing by facilitating a variety of housing types.
Military Influence on Development
In 1936, the U.S. Government purchased Alameda Point for $1.00 as the location of a new naval base. At the time of purchase, the site was approximately 300 acres of Alameda Point, but grew to encompass more than 2,500 acres by the time of its closure in 1997, accounting for approximately one- third of the entire island of Alameda. Naval Air Station Alameda included an airfield, aircraft carrier docks, and manufacturing facilities and served as a major employment hub, employee thousands of locals.
The construction of Naval Air Station Alameda shaped the future of west Alameda and employment opportunities in the city. Housing and commercial uses in west Alameda were built to cater to the naval base, the airmen, and personnel, such as smaller housing units and more industrial areas, while east Alameda became home to more single-family development and was predominantly residential. Upon its closure in April 1997, one -third of Alameda’s land was left underutilized and many residents were left without jobs. Alameda Point became one of the largest areas for redevelopment left remaining in the Bay Area.
In 2013, nearly 1,400 acres of the former air station were transferred from the U.S. Navy to the City of Alameda, spurring the beginning of the Alameda Point development plans, as described below.
Investment Patterns
INVESTMENT IN ALAMEDA POINT
As described throughout this assessment, the area with the greatest need for investment and revitalization is Alameda Point, in west Alameda. Once home to Naval Air Station Alameda, Alameda Point
22 Advocates, Public. 2022, January 5 (accessed). “Alameda Ends 39-Year Ban on Apartment Buildings.” Public Housing Advocates.org. https://www.publicadvocates.org/our-work/housing-justice/affordable-housing/alameda- housing-element-compliance/
23 Renewed Hope Housing. 2017, July 17. 2021, December 21 (accessed). “Housing Element Victory.” Renewedhopehousing.org. http://renewedhopehousing.org/category/history/ City of Alameda
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is one of the best opportunities for large -scale development to create a strong employment and commercial base with a mix of commercial, residential, open space, recreational, and retail uses.
Revitalization and development of Alameda Point to invest in the community includes:
• Main Street Neighborhood Plan (MSN): Fulfills the General Plan policy objectives for a transit - oriented mixed-use, mixed income neighborhood with diverse housing options, parks and open spaces, neighborhood serving businesses and transitional commercial uses. The MS N Plan implements the vision through a variety of regulations, standards, and guidelines for both public improvements and private investment.
• Rebuilding the Existing Supportive Housing (RESHAP): In 2018, City Council approved Development Agreement for a new 9.7-acre supportive housing development and community to provide housing for formerly homeless households and to ensure the existing supporting housing accommodations are rebuilt into a new cohesive community and well-integrated with the rest of Alameda Point and Alameda in general. RESHAP will include the replacement of 200 units of low- and very low-income housing and construction of 67 new low- and very low-income units, as well as 40,000 square feet of community-serving programming and office space. • West Midway Project: Consisting of 22.8 acres within the Main Street Neighborhood sub-district, the West Midway Project focuses on transit -oriented mixed -use, mixed -income development with a range of housing options and commercial uses.
• Seaplane Lagoon Ferr y Terminal: In an effort to improve transit access in Alameda, the new Seaplane Lagoon ferry serves as a transit hub at the heart of Alameda Point, providing direct transit to San Francisco.
CITYWIDE INVESTMENT
Investment can be for routine maintenance of public infrastructure, such as roadways, as well as larger projects that address public need, such as parks and recreation facilities, office buildings, and more. The City of Alameda has a “fix it first” approach, meaning that proper maintenance of existin g infrastructure is prioritized above requests for new infrastructure. The intent of this approach is to ensure that existing neighborhoods are not neglected as new projects come forward. Recent and ongoing projects that invest in the community include:
• Jean Sweeney Open Space Park : A new park was constructed in north Alameda in an area of increased poverty rates along Atlantic Avenue between Sherman Street and Constitution Way.
The park includes a playground, picnic sites, and walking paths. This park prov ides a recreational opportunity and open space between residential uses south of Atlantic Street and commercial uses to the north.
• Cross Alameda Trail: During the 2017 -2019 period, the City constructed 2 miles of the Cross Alameda Trail . This trail will ex tend between Main Street and Constitution Way as part of a planned 4-mile cross-town, low-stress bicycling and walking corridor that will connect the west side of the island to the east, from the Seaplane Lagoon at Alameda Point to the Miller -Sweeney (Fruitvale) Bridge.
• Sidewalk Repairs: Repairs to over 10 miles of sidewalk, removing thousands of trip hazards, throughout the city. Repairs include cutting and leveling existing sidewalks to improve pedestrian safety and provide increased walkability between destinations.
These efforts are in addition to projects funded outside of capital improvement projects, such as funding for the Midway Shelter discussed previously. These projects, among others, improve connections City of Alameda
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between neighborhoods , to necessary services, and improve environmental health through reduced reliance on vehicular transportation and improved Ped striation and recreational facilities. The City will continue public investment throughout the city, and will encourage the same from private investment, so all residents have access to improved transportation, safer streets, additional recreational amenities, and other outcomes of public and private investment. In instances where infrastructure improvements are required to support housing and residents without vehicles, the City will ensure these projects are included in the City’s Capital Improvement Plan (Program 5-1).
Sites Inventory Analysis
The location of housing in relation to resources and opportunities is integral to addr essing disparities in housing needs and opportunity and to fostering inclusive communities where all residents have access to opportunity. This is particularly important for lower-income households. AB 686 added a new requirement for housing elements to analyze the location of lower-income sites in relation to areas of high opportunity.
Figures D-1 through D-8 show the distribution of projected units by income category of the following indicators compared to citywide patterns to understand how the projected locations of units will affirmatively further fair housing: TCAC opportunity areas, median income, predominant population, disability rates, educational score, environmental health, and overpayment. The following sites inventory discussion includes an analysis of the number of projected units by income category, total RHNA capacity, and city acreage by income category to further assess the potential impacts of the sites inventory to affirmatively further fair housing.
Table D-2 presents the RHNA capacity based on census tract in the City, and the existing conditions of each tract as they relate to indicators of fair housing. Not all tracts have identified sites to meet the RHNA, however the increased density allowed in residential zone districts R-1 through R-6 will likely result in new development throughout the City. Therefore, Figures D-16 through D-25 compare the total RHNA capacity to citywide indicators of fair housing for a comprehensive comparison of how increased residential capacity and approved projects will influence existing patterns.
As seen in Table D -2, census tracts 4271, 4283.01, and 4283.02 have the highest median incomes and lowest percentage of low- to moderate-income households in the city. While tract 4283.01 does not have any projected site-specific capacity, 100 percent of the capacity in tract 4271 is for lower-income units and 50 percent of the capacity in tract 4283.02 is lower-income, 25 percent is moderate-income, and 25 percent is above moderate income. The identification of lar gely lower-income units in these currently high-income areas aims to facilitate income -integration, particularly in tract 4271 which has been identified as a RCAA, as discussed previously. Tract 4283.02 also has a relatively high jobs proximity index, low CalEnviroScreen score, and is considered a highest resource area, and both tracts 4271 and 4283.01 have relatively low rates of overcrowding and overpayment among both renters and homeowners.
Identification of capacity in these areas will facilitate housing mobility opportunities in areas of improved access to economic and environmental health opportunities.
To further support income integration and housing opportunities for all households, approximately 58.3 percent and 78.3 percent of the capacity in tracts 4272 and 4273, respectively, is projected to be above moderate-income. These tracts have areas with particularly low median incomes and relatively high rates of poverty, which will help to reduce concentrations of affluence in other areas. However, to r educe displacement that may result from an influx of above moderate-income households, approximately 30.3 percent of the units in tract 4272 are projected to be for lower-income households and the remaining City of Alameda
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11.3 percent for moderate-income households. This will help to provide additional housing opportunities for these households in these tracts to reduce displacement and existing patterns of overpayment and overcrowding. Similarly, in tract 4273, approximately 13.2 percent of the capacity is projected to b e for lower-income households and the remaining 8.5 percent for moderate-income households.
Tract 4287 encompasses the Alameda Point project, and includes a similar number of lower -income and above moderate-income units. This tract currently has a low med ian income, a large proportion of low - to moderate-income households, a relatively high rate of overcrowding, and is considered to be a low resource area. The Urban Displacement Project has also identified this as an area of advanced gentrification. The Ci ty aims to revitalize this portion of the city through the Alameda Point project, improving the environmental conditions, improving the economic base and increasing the availability of services and amenities, and facilitate mixed-income development. These goals are intended to reduce the impacts of gentrification and improve access to opportunities for current and future lower -income households in this area without isolation from above moderate-income households.
With the exception of tracts 4271 and 4277, all tracts with identified capacity to meet the RHNA include lower-, moderate-, and above moderate -income units. This will facilitate mixed-income development, combat patterns of income segregation, and provide housing opportunities for a range of househol ds. In tracts 4271 and 4277, only capacity for lower-income units has been identified to reduce concentrations of affluence and support access to higher resource areas for lower-income households.
Table D-2 presents how the distribution of sites by income will help to combat existing fair housing issues in Alameda through facilitation of mixed -income communities, reducing concentrations of affluence and poverty, and providing additional housing opportunities in high resource areas and areas that will reduce the displacement risk resulting from overpayment and overcrowding.
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TABLE D-2 D ISTRIBUTION OF RHNA CAPACITY BY CENSUS TRACT Census
Tract
Existing
Households
RHNA Capacity1
AFFH Indicators
Integration and Segregation Access to Opportunity Displacement Risk Lower Moderate Above
Moderate Median Income Poverty
Rate
Low-/ Moderate-
Income Population
Non-White
Population
Disability
Rate
Resource
Designation
Jobs Proximity
Index
CalEnviroScreen
Score
Overcrowding
Rate
Renter
Overpayment Rate
Homeowner
Overpayment Rate
4271 1,378 41 0 0 $131,284 - $154,293 4.6% 18.4% 26.0% - 51.1% 7.8% Moderate 50-57 28.8 1.2% 18.6% 27.6% 4272 1,581 244 91 469 $64,028 - $83,015 9.5% 52.2% 60.0% - 71.4% 9.3% Moderate 51-55 66.1 4.8% 44.2% 37.9% 4273 1,983 103 66 611 $43,500 - $124,402 8.1% 43.8% 51.9% - 71.0% 11.4% Moderate 63-82 67.3 5.2% 55.3% 45.1% 4276 1,976 0 0 0 $51,250 - $82,978 12.7% 58.8% 75.4% - 82.5% 10.4% Low 81-84 70.6 14.6% 52.4% 28.1% 4277 2,141 90 0 0 $75,560 - $142,941 6.9% 39.8% 50.3% - 72.3% 11.3% Moderate 72-79 37.9 1.5% 36.6% 26.8% 4278 1,935 0 0 0 $56,875 - $203,750 5.3% 28.8% 27.8% - 61.0% 12.0% High 58-70 27.6 5.0% 45.3% 32.3% 4279 2,107 0 0 0 $76,607 - $207,917 3.6% 30.8% 27.0% - 59.4% 7.3% Highest 54-60 32.7 0.9% 38.2% 36.8% 4280 1,339 0 0 0 $41,978 - $75,664 11.9% 64.0% 67.2% - 75.9% 11.2% High 50-51 53.4 8.0% 44.3% 54.4% 4281 1,921 0 0 0 $94,844 - $130,341 3.7% 29.0% 38.9% - 53.9% 10.1% High 52-66 32.7 3.0% 39.6% 42.0% 4282 2,791 70 40 40 $78,583 - $120,813 6.3% 27.4% 42.1% - 60.2% 8.1% High 52-61 30.5 2.6% 41.2% 32.9% 4283.01 2,409 0 0 0 $108,472 - $153,487 2.3% 22.1% 57.2% - 78.4% 6.9% Highest 76-82 18.2 0.6% 31.9% 34.9% 4283.02 2,628 150 75 75 $153,798 - $229,653 2.2% 13.2% 52.7% - 71.2% 10.6% Highest 64-72 14.3 0.0% 42.8% 23.6% 4284 1,858 400 200 200 $40,500 - $100,417 12.5% 45.8% 51.1% - 63.1% 7.4% Highest 51-57 29.2 2.2% 41.6% 41.0% 4285 1,445 0 0 0 $89,007 - $132,802 9.3% 48.3% 40.6% - 65.4% 9.1% Highest 52-53 23.0 5.6% 34.7% 29.8% 4286 1,657 0 0 0 $60,536 - $127,552 7.2% 37.4% 56.7% - 66.2% 9.2% High 54-58 27.8 3.9% 50.1% 46.4% 4287 1,365 1,125 154 1,147 $17,283 - $89,327 20.1% 46.4% 58.5% - 73.2% 8.4% Low 90-91 82.0 7.9% 30.6% 27.9% Sources: 2015-2019 ACS; Esri, 2018; TCAC/HCD 2021; HUD, 2020; OEHHA, 2021; CHHS, 2022 Note:
The remaining RHNA capacity will be met in residential districts (R-1 through R-6), located throughout the city, and will not have a concentrated impact on any one census tract.
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Potential Effect on Patterns of Integration and Segregation Figure D-16 presents the breakdown of unit capacity in Alameda by resource area designation and income category compared to citywide patterns. Approximately 65 percent of the total unit capacity identified to meet the RHNA is in low - and moderate-resource areas, while these areas account for approximately 45 percent of the land area in Alameda. As seen in Figure D-1, the high and highest resource areas in Alameda are in the southeast portion of the city and Bay Farm Island. These areas have fewer opportunities for development and redevelopment, as most of this portion of the city is already built-out. The opportunity site at Alameda Point accounts for 1,489 units, including 405 lower -income units, 115 moderate-income units, and 962 above moderate-income units. While located in a low resource area, and counting for a significant portion of the 51 percent of the total RHNA capacity in this designation, Alameda Point facilitates mixed-income development, revitalization of the now -unused naval base, and includes construction of commercial centers, open space and outdoor pedestrian spaces, and other amenities that will help to revitalize this area of the city, aiming to improve its resource designation. Given the development plan for Alameda Point, described in Table E -3, this project will not concentrate units far from resources, services, and amenities. Opportunity sites have been identified primarily in commercial areas or in specific plan developments with close proximity to existing and proposed services, transit, and other opportunities to revitalize underutilized areas without risking displacement of existing residents.
Further, each site identified to meet the City’s RHNA has the capacity to accommodate units at all three income levels – lower, moderate, and above moderate, ensuring that, regardless of where a site is located in the city, it will help to facilitate mixed-income neighborhoods and encourage future integration in areas that are currently designated as low and moderate resource.
FIGURE D-16 UNITS AND CITY ACREAGE BY TCAC RESOURCE AREAS
Source: TCAC/HCD, 2021; City of Alameda, 2022
51%
25%
44%
44%
33%
17%
22%
20%
19%
12%
5%
10%
23%
13%
7%
4%
15%
3%
5%
17%
23%
28%
10%
18%
31%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Units
Moderate-Income Units
Above Moderate-Income Units
Total RHNA Capacity
City Acreage
Percent of Units/Acres
Low Resource Moderate Resource
Moderate Resource (Rapidly Changing) High Resource
Highest Resource
City of Alameda
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Income
Figure D-2 identifies that the median income in most of the City of Alameda is relatively high compared to surrounding jurisdictions. While there are neighborhoods, such as the Woodstock and Alameda Marina areas, where poverty rates increase, most of Alameda is prohibitively expensive for lower -income households, as discussed previously in this assessment. The areas with the lowest median incomes and highest rates of poverty are typically underdeveloped or have concentrations of older multifamily housing, constructed prior to the adoption of Measure A in 1973. The constraint on development of high -density housing, until recently, resulted in concentrations of lower -income households. The City has since amended the General Plan and Zoning Code to allow 30 dwelling units per acre in many areas. Paired with the sites inventory, which promotes mixed -income development in each targeted neighborhood, future construction aims to reduce existing income patterns and facilitate housing mobility for all households, regardless of income. Due to the need for lower -income units, however, particularly in the Woodst ock and Alameda Marina areas, the City has identified several sites in areas of concentrated need to reduce risk of displacement and revitalize lower-income areas.
As presented in Figure D-17, approximately 51 percent of the lower-income unit capacity identified in the sites inventory is in an area of Alameda in which 20 percent of more households are currently below the poverty line. These sites are at Alameda Point and in the Alameda Landing Shopping Center and Webster District, all of which are located near or in areas with an existing need for an increased supply of affordable housing for lower -income and overcrowded households to remain in their neighborhoods, and provide access to nearby resources, such as Ruby Bridges Elementary School, grocery stores and other shops at Alameda Landing, employment opportunities for a range of skill levels (i.e. , fast-food restaurants to College of Alameda positions), and quick access to other areas of the Bay Area via the Webster Street Tube. In addition to these lower -income units, 22 percent of moderate -income units and 44 percent of above moderate-income units are projected in these neighborhoods to affirmatively further fair housing through mixed-income neighborhoods. As approximately 31 percent of the land area in the city has a poverty rate of 20 percent or more, it initially appears that lower-income units are concentrated in areas of existing poverty. However, the sites identified to meet the RHNA are largely along the northern portion of Alameda and in commercia l areas. Additionally, as described previously, a large share of the units are projects at Alameda Point, within the Waterfront Town Center Specific Plan area, where residents will benefit from commercial development and improved open space access. With limited land left available for development or redevelopment, those sites with the appropriate allowed density to meet the lower - income RHNA are in areas with higher -density housing has historically been built. Construction of lower - income units in these areas will help to alleviate existing patterns of overpayment and overcrowding and encourage place-based revitalization in areas of concentrated poverty through redevelopment of underutilized parcels and providing new, safe housing. These units also ensure th at lower -income households are not displaced when moderate- and above moderate-income units are constructed in the same area by increasing the affordable supply. Further, the City will encourage incorporation of lower - income units in areas with lower rates of poverty through the 32 percent of this income category in areas with poverty rates of less than 10 percent and additional means beyond the sites inventory, including ADUs. The City has included Program 5 to actively promote construction of ADUs in high resource and high median income areas and monitor affordability of new ADUs to lower - and moderate-income households.
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FIGURE D-17 UNITS AND CITY ACREAGE BY POVERTY RATE
Source: 2015-2019 ACS; City of Alameda, 2022
Note: There are no areas in the City of Alameda in which 15.0 to 19.9 percent of households are below the poverty line.
The combination of these programs and facilitating the development of high -density housing, which has historically been excluded in Ala meda, will help ameliorate patterns of segregation both locally and regionally. The development of these sites with lower -income housing units will make Alameda more accessible to households with a wider range of incomes, making the city itself less exclus ive, while simultaneously increasing mobility opportunities within the East Bay region, where lower -income households have typically been concentrated in historically redlined areas.
Race and Ethnicity
As discussed previously in this assessment, Alameda is predominantly White in most areas, with a dominance of Asian residents on Bay Farm Island and in the Woodstock neighborhood. Bay Farm Island has the greatest concentration of affluence in Alameda and Woodstock Park has the second -highest rate of poverty at 12.7 percent of the population, indicating that racial and ethnic patterns are not necessarily representative of income patterns. As shown in Figure D -18, the distribution of units by predominant population does not differ significantly than the distribution of land in the city. As there is not substantial variation in demographic composition in Alameda that correlates with income patterns.
9%
17%
4%
8%
29%
23%
34%
44%
34%
32%
17%
27%
8%
15%
8%
51%
22%
44%
43%
31%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Units
Moderate-Income Units
Above Moderate-Income Units
Total RHNA Capacity
City Acreage
Percent of Units/Acres
Fewer than 5% of households 5.0% to 9.9% of households 10.0% to 14.9% of households
15.0% to 19.9% of households 20% or more of households
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2023 – 2031 Housing Element D-55
FIGURE D-18 UNITS AND CITY ACREAGE BY PREDOMINANT POPULATION
Source: 2015-2019 ACS; City of Alameda, 2022
Note: There are no areas in the City of Alameda in which the predominant population is some race or ethnicity other than White or Asian.
A mixture of exclusionary practices until very recently, paired with high costs of housing and limite d housing types (i.e., predominantly single-family housing) historically forced lower -income and minority households to relocate out of Alameda and posed a barrier to access for diverse populations. Reversal of Measure A and additional lower - and moderate-income units in the city will improve access to housing for residents who would otherwise be priced out and excluded. As shown in Figure D -18, 93 percent of lower-income and 85 percent of moderate-income units are identified on sites in areas that are currently predominantly White. This offers an opportunity for lower- and moderate-income non-White households that were historically excluded from housing opportunities in Alameda , particularly Black households, to access the opportunity and resources Alameda residents have access to, disrupting a legacy of concentrated higher-income White households in Alameda.
Disability
Approximately 9 percent of Alameda’s population lives with at least one disability, a rate that is relatively low compared to the region. As shown in Figure D-19, approximately 77 percent of the total RHNA capacity identified in the sites inventory is in areas in which 5.0 to 9.9 percent of residents have a disability, closely reflecting the distribution of land in Alameda by disability rate. As stakeholders identified, high housin g costs and a shortage of permanently supportive housing has increased displacement risk for aging Alameda residents and presented a barrier to persons with disabilities in the city. Locating units affordable to lower - and moderate-income residents in and around the commercial centers will help to improve access for and accommodate the needs of persons living with disabilities, who benefit from close access to services and amenities as well as proximity to transit. Additionally, mixed housing types viable in the 7%
15%
6%
8%
16%
93%
85%
94%
92%
84%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Units
Moderate-Income Units
Above Moderate-Income Units
Total RHNA Capacity
City Acreage
Percent of Units/Acres
Predominantly Asian Predominantly White
City of Alameda
D-56 2023 – 2031 Housing Element
high-density and mixed-use zones can help accommodate the needs of residents living with disabilities by integrating services or amenities on-site.
FIGURE D-19 UNITS AND CITY ACREAGE BY DISABILITY RATE
Source: 2015-2019 ACS; City of Alameda, 2022
Note: There are no areas in the City of Alameda in which fewer than 5.0 percent or more than 14.9 percent of the population has a disability.
Potential Effect on Access to Opportunity
Job and Transit Proximity
Jobs Proximity Index scores in the c ity range from the 50th to 91st percentile. Approximately 51 percent of lower-income units are anticipated in areas with scores at or above the 90 th percentile (Figure D-20), suggesting strong access to jobs for occupants of future affordable housing, thus improving access to opportunity. While a greater share of moderate-income households are projected in areas scoring in the 50th to 59 th percentile, additional strategies included in this Housing Element will ensure improved mobility opportunities for all residents. Additionally, incorporation of units at all income levels in mixed - use zones, such as in the Alameda Landing, South Shore, Marina Village, and Harbor Bay shopping centers will aid in improving access to employment opportunity and will locate housing near highly trafficked areas that are currently serviced by AC Transit and the Alameda Loop Shuttle, providing close proximity to transit for occupants of these units. Many of the sites identified in the inventory are currently underutilized, which is typically indicative of limited job access as the area is not built out to its fullest potential for office or commercial uses for a greater supply of jobs, or residential uses for improved access to nearby job opportunities. When considering where to locate future housing for all income levels, and particularly lower-income units, north Alameda offers the most convenient access to jobs available within the city and transit to other parts of the Bay Area. Further, construction of these sites will help to improve 84%
72%
73%
77%
74%
16%
28%
27%
23%
26%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Units
Moderate-Income Units
Above Moderate-Income Units
Total RHNA Capacity
City Acreage
Percent of Units/Acres
5.0% to 9.9% of the population 10.0 to 14.9% of the population City of Alameda
2023 – 2031 Housing Element D-57
the jobs-housing ratio with residential development in and near commercial and transit corridors as well as mixed-use development, thus improving jobs proximity for current and future residents of Alameda.
FIGURE D-20 UNITS AND CITY ACREAGE BY JOBS PROXIMITY INDEX
Source: 2014-2017 HUD; City of Alameda, 2022
Note: There are no areas in the City of Alameda that scored a Jobs Proximity Index less than 50.
Educational Opportunity
Approximately 37 percent of the City’s total capacity to meet the RHNA is on sites in areas that score above the 75th percentile in expected educational outcome, compared to 43 percent of the City’s land falling into this category (Figure D -21). Approximately 37 percent of lower-income units and 51 percent of moderate-income units are located in areas with the highest standardized test scores and in areas with the highest concentration of socioeconomically disadvantaged students. The distribution of opportunity sites will provide housing opportunities for new households, including lower -income households, to be located near schools where students have traditionally scored high on standardized tests and where there is less socioeconomic diversity, as well as provide mobility opportunities for existing residents. However, 55 percent of lower-income units are also in areas falling in the TCAC 25th to 50th percentile for expected educational outcome, a larger share of these units than moderate- and above moderate -income households. These are the units near the Woodstock neighborhood, in Alameda Point, Webster District, and Alameda Landing Shopp ing Center, near schools at which students have historically performed less well on standardized tests and have a higher concentration of socio-economically disadvantaged students. 31%
51%
28%
33%
27%
3%
4%
1%
2%
12%
14%
17%
25%
20%
26%
1%
6%
1%
2%
4%
51%
22%
44%
43%
31%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Units
Moderate-Income Units
Above Moderate-Income Units
Total RHNA Capacity
City Acreage
Percent of Units/Acres
Index Score: 50-59 Index Score: 60-69 Index Score: 70-79 Index Score: 80-89 Index Score: 90 or greater
City of Alameda
D-58 2023 – 2031 Housing Element
It's important to note here that lower standardized test scores do not ind icate limited educational opportunities as much as they indicate lower access to those opportunities than students in historically wealthier neighborhoods have had. To ensure that development of these units does not concentrate lower-income households in in certain neighborhoods and instead more evenly distributes socioeconomic diversity across the city, the City has included the following Program 12 to work with the Alameda Unified School District (AUSD) to increase access to schools that students who are socioeconomically disadvantaged have historically not had access to:
• Support the continued partnership between AUSD and AC Transit to assess the need for improved transit routes or access for students;
• Support AUSD’s efforts to provide low -income families’ access to services such as mental health programs, nutrition, transportation, legal help, childcare, and medical aid. • Support applications by AUSD or individual schools to secure grant funding for teacher recruitment and retention
bonuses, classroom materials, and other incentives for teachers. • Encourage AUSD to invest more resources directly into math and reading proficiency in the West end to improve the improve the performance of the entire district by focusing resources on student populations which may homeless, foster youth, or socioeconomically disadvantaged.
FIGURE D-21 UNITS AND CITY ACREAGE BY TCAC EDUCATIONAL SCORE
Source: 2014-2017 HUD; City of Alameda, 2022
55%
26%
44%
46%
37%
8%
23%
24%
18%
20%
37%
51%
31%
37%
43%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Units
Moderate-Income Units
Above Moderate-Income Units
Total RHNA Capacity
City Acreage
Percent of Units/Acres
25th to 49th percentile 50th to 74th percentile 75th percentile or higher City of Alameda
2023 – 2031 Housing Element D-59
Environmental Health
Alameda’s history of naval operation and the marina on the north side of the city have resulted in relatively poor environmental conditions compared to southern and eastern portions of the City.
However, these areas are also those that are most eligible for redevelopment as those industries no longer dominate the economic landscape of Alameda. As a result, approximately 73 percent of the sites inventory capacity is in neighborhoods scoring in the 50th percentile and above, with 43 percent of units in an area that qualifies as an EJ Community (Figure D -22). This area is the previous home of Naval Air Station Alameda, where industrial and military uses resulted in current poor environmental conditions, though the area is otherwise prime for redevelopment and i s near transit and job opportunities. The Alameda Point project is located in this area, as shown in Figure D -6, and aims to redevelop much of the Naval Air Station, including improving environmental conditions through incorporation of outdoor spaces and bicycle and pedestrian facilities, and promoting environmental sustainability. Redevelopment and revitalization of this portion of Alameda is expected to improve the environmental health of neighborhoods immediately adjacent to the previous Naval Air Statio n. Investment in this area through redevelopment efforts will facilitate place -based revitalization and will increase the supply of affordable housing in an area susceptible to displacement due to housing costs while also encouraging income integration in new development, with 44 percent of above moderate-income and 21 percent of moderate- income units also located here.
FIGURE D-22 UNITS AND CITY ACREAGE BY CALENVIROSCREEN PERCENTILE
Source: CalEnviroScreen 4.0, 2021; City of Alameda, 2022
6%
8%
3%
5%
24%
27%
42%
11%
22%
30%
16%
30%
43%
30%
15%
50%
21%
44%
43%
31%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Units
Moderate-Income Units
Above Moderate-Income Units
Total RHNA Capacity
City Acreage
Percent of Units/Acres
Less than 25th percentile 25th to 49th percentile 50th to 74th percentile 75th percentile or higher City of Alameda
D-60 2023 – 2031 Housing Element
To further revitalization efforts and reduce environmental health concerns in west Alameda, the City has included Program 20, targeting this neighborhood with these strategies:
• Require transitional buffers or screening between residential and industrial or commercial uses in new development.
• Apply for funding to provide air filtration retrofit programs for residents, prioritize marketing of this program in west Alameda.
• Ensure a balance between development and recreational amenities that help to improve environmental health.
Potential Effect on Displacement Risk
Overcrowding
As discussed previously, overcrowding is not a significant problem in most of Alameda, with only one concentration of overcrowding in the Woodstock neighborhood, where approximately 14.6 percent of residents are living in an overcrowded housing unit. However, in approximately 97 percent of Alameda, fewer than 8.0 percent of households are overcrowded (Figure D -23). Approximately 6 percent of moderate-income units and 1 percent of lower -income units are in areas with higher rates of overcrowding to help to alleviate this issue by increasing the housing supply, while the remainder of the lower- and moderate-income capacity will facilitate housing mobility opportunities throughout the city and near services and resources in commercial areas. Additionally, the above moderate-income sites will ease pressure on the housing stock, thus potentially reducing displacement risk and overcrowding for these households as well as more units become available.
FIGURE D-23 UNITS AND CITY ACREAGE BY RATE OF OVERCROWDING
Source: CHHS, 2020; City of Alameda, 2022
Note: There are no areas in the City of Alameda in which more than 15.9 percent of households are overcrowded. 33%
47%
13%
26%
44%
66%
47%
86%
72%
53%
<1%
2%
<1%
1%
1%
1%
4%
<1%
1%
1%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Units
Moderate-Income Units
Above Moderate-Income Units
Total RHNA Capacity
City Acreage
Percent of Units/Acres
Less than 4% of households 4% to 7.9% of households
8.0% to 11.9% of households 12% to 15.9% of households
City of Alameda
2023 – 2031 Housing Element D-61
Overpayment
Owners and renters throughout Alameda and the greater Bay Area are overpaying for housing as a result of rapidly increasing housing costs that outpace wage increases. An increase in the supply of lower - and moderate-income households throughout the city will help to alleviate conditions that contribute to overpayment by reducing the gap between supply and demand for this type of housing. Approximately 26 percent of lower -income units are in areas with significantly high rate s of homeowner overpayment (Figure D-24), compared to 52 percent of lower-income units are in areas with similarly high rates of renter overpayment (Figure D-25). Locating lower-income housing in these areas will help reduce displacement risk for households experiencing this by providing affordable housing where there is greatest demand for these options. Typically, above moderate-income units are unaffordable to cost -burdened households, while lower- and moderate-income housing units can help alleviate overpayment. Sites for new units have been identified across a range of overpayment rates for both owners and renters with the intent of increasing the supply of affordable housing for all income categories, thus reducing risk of displacement due to overpayment for all Alameda residents.
FIGURE D-24 UNITS AND CITY ACREAGE BY RATE OF COST BURDENED HOMEOWNERS
Source: 2015-2019 ACS; City of Alameda, 2022
Note: There are no areas in the City of Alameda in which fewer than 20 percent or more than 59 percent of homeowners are overpaying for housing.
57%
54%
25%
49%
47%
17%
15%
30%
19%
32%
26%
29%
45%
31%
20%
<1%
2%
<1%
1%
1%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Units
Moderate-Income Units
Above Moderate-Income Units
Total RHNA Capacity
City Acreage
Percent of Units/Acres
20% to 29% of homeowners 30% to 39% of homeowners
40% to 49% of homeowners 50% to 59% of homeowners
City of Alameda
D-62 2023 – 2031 Housing Element
FIGURE D-25 UNITS AND CITY ACREAGE BY RATE OF COST BURDENED RENTERS
Source: 2015-2019 ACS; City of Alameda, 2022
Note: There are no areas in the City of Alameda in which more than 59 percent of renters are overpaying for housing.
Contributing Factors
Through discussions with stakeholders, fair housing advocates, and this assessment of fair housing issues, the City identified factors that contribute to fair housing issues in Alameda, as shown in Table D -2. While there are several strategies identified to address the fair housing issues, the most pressing issues are the displacement risk of lower -income households that has stemmed from historic exclusion of multifamily housing, community opposition, and limited housing mobility opportunities in general. The combination of these factors has led to gentrification in recent decades, pushing many lower -income and non-White households out of Alameda, resulting in the Urban Displacement Project designations of exclusivity and increasing displacement risk. While integration of a variety of housing types is necessary throughout the city, west Alameda is particularly susceptible to gentrification due to displacement of current residents in the face of future development, and has therefore been identified as a priority area for place -based revitalization and investment. Prioritized contributing factors are bolded in Table D -3 and associated actions to meaningfully affirmatively further fair housing related to these factors are bold and italicized. 3%
6%
1%
3%
3%
45%
40%
19%
39%
55%
45%
40%
45%
40%
28%
7%
14%
34%
17%
14%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Units
Moderate-Income Units
Above Moderate-Income Units
Total RHNA Capacity
City Acreage
Percent of Units/Acres
20% to 29% of renters 30% to 39% of renters 40% to 49% of renters 50% to 59% of renters City of Alameda
2023 – 2031 Housing Element D-63
Table D-3 Factors Contributing to Fair Housing Issues in Alameda AFH Identified Issue Contributing Factor Meaningful Actions Displacement of
residents due to
economic pressures
and gentrification,
particularly in west
Alameda
Concentration of lower-income
households in west Alameda
Rising costs of rent and home
prices that outpace wage
increases
Legacy of redlining and
restrictive covenants in north
Alameda
Historic enforcement of
Measure A has limited the
supply of multifamily housing
Shortage of affordable housing,
particularly larger affordable
units
Encourage construction of ADUs, prioritize
marketing in areas of concentrated affluence
(Program 5)
Encourage construction of affordable housing
throughout the City (Programs 8, 9, and 10)
Encourage landlords in high resource areas to
market their available units to HCV holders
(Program 12)
Provide assistance to affordable housing providers
to acquire and rehabilitate units (Program 17)
Provide training to landlords on fair housing rights
and responsibilities (Program 13)
Provide first-time and low-income homebuyer
programs, prioritizing marketing of these programs
in areas with a high rate of renter-occupied
households (Program 16)
Disproportionate
access to housing for
individuals living with
disabilities
High cost of reasonable
accommodation split amongst
smaller units
Cost of repairs or rehabilitation,
especially for older housing
units
Shortage of permanent and
supportive housing
appropriately designed for
people living with disabilities
Lack of landlord education on
fair housing laws and
requirements
Community opposition to
affordable housing
Incentivize construction of housing for special-needs
populations (Programs 8, 9, 10 and 11)
Work with the Regional Center of the East Bay to
identify incentives to encourage future housing to
meet the needs of persons with developmental
disabilities (Program 10)
Provide education to landlords and property
managers on requirements to address reasonable
accommodation requests (Program 17)
Provide repair and rehabilitation assistance for
lower-income households, including assistance
making mobility modifications (Programs 17)
Encourage multifamily affordable housing projects
to apply under SB 35 to facilitate ministerial review
processes (Program 6 and 22)
Displacement risk
due to wrongful
eviction
Shortage of tenant protections
Lack of landlord and tenant
education on fair housing laws
and requirements
Continue to support and enforce Alameda’s Fair
Housing and Tenant Protection Ordinance to
prevent and moderate rent increases (Program 12)
Contract with a local fair housing provider to
expand legal assistance available to tenants
(Program 13)
Increase awareness of tenant protections through
distribution of clear, actionable information
(Program 13)
City of Alameda
D-64 2023 – 2031 Housing Element
AFH Identified Issue Contributing Factor Meaningful Actions Pollution burden for
residents of west
Alameda
Proximity to historically heavy
industrial areas
Concentration of commercial
uses
Traffic congestion
Fewer parks and open space
compared to east Alameda/Bay
Farm Island
Continue to plan for and construct parks, open
space and tree plantings in these areas to improve
environmental health. (Program 20)
Work with the Port of Oakland and Caltrans to
reduce regional air quality impacts associated with
regional transportation facilities. (Program 20)
Develop active transportation facilities such as the
West Alameda bicycle and pedestrian bridge, which
will reduce automobile traffic in West Alameda.
(Program 20)
Require transitional buffers or screening between
residential and industrial or heavy commercial uses
in new development. (Program 20)
Continue to work with the US Navy, DTSC, and
property owners to remove hazardous materials
resulting from prior industrial uses in West Alameda
and the Northern Waterfront. (Program 20)
Displacement risk
due to overcrowding
in Woodstock
neighborhood
Concentration of multifamily
housing
Concentration of lower-income
households
Limited affordable housing
opportunities in other areas of
the city as a result of Measure
A and market conditions
Provide regulatory incentives for multifamily
housing development across the city, primarily in
high resource areas (Program 1, 4, 5 and 6)
Encourage affordable construction to reduce need
to double up to meet housing costs (Program 8)
Encourage landlords in high resource areas to
market their available units to HCV holders
(Program 12)
Provide first-time and low-income homebuyer
programs (Program 16)
Increasing number of
discrimination cases,
including against
public entities
Lack of knowledge on fair
housing rights and
responsibilities
Limited enforcement of fair
housing laws
Contract with a fair housing provider to expand
services and enforcement (Program 13)
Conduct regular audits of housing providers for
discriminatory behavior (Program 13)
Meet with fair housing providers to assess program
effectiveness and develop new strategies as needed
(Program 13)
Provide biannual training for City staff and staff of
other public entities on fair housing practices
(Program 13)
City of Alameda
2023 – 2031 Housing Element D-65
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City of Alameda
2023 – 2031 Housing Element E-1
APPENDIX E –
HOUSING SITES INVENTORY
Introduction
Government Code Section 65583.2 requires an inventory of land suitable for residential development that can be feasibly developed during the 2023-2031 period and is sufficient to provide for the regional housing need for all income levels.
FIGURE E-1 HOUSING SITES
Opportunities for new housing exist in every Alameda neighborhood.
The City of Alameda’s Regional Housing Needs Allocation (RHNA) for the eight -year period from 2023 to 2031 is 5,353 units. Table E-1 shows the City’s RHNA by income category.
City of Alameda
E-2 2023 – 2031 Housing Element
Table E-1 City of Alameda Regional Housing Needs Allocation 2023-2031 Income Category RHNA Allocation
Very Low-Income Households (<50% of AMI)24 1,421 Units
Low- Income Households (50%-80% of AMI) 818 Units
Moderate- Income (80%-120% of AMI) 868 Units
Above Moderate- Income (>120% AMI) 2,246 Units
Total 5,353 Units
Affirmatively Furthering Fair Housing. To affirmatively further fair housing, the land inventory includes sites within areas of Highest Resource and High Resource according to the 2022 TCAC/HCD Opportunity Map. As shown in Table D -10 in Appendix D Fair Housing Assessment, approximately 50% of the land in the land inventory is located in areas of Highest or High Resource.
General Plan Consistency : In November 2021, the City Council adopted Alameda General Plan 2040 in anticipation of the 2023-2031 Housing Element update. All of the projects and sites in the site inventory are appropriately designated in General Plan 2040 for residential use.
Zoning Consistency: Concurrent with the adoption of this draft Housing Element, the City Council will be able to adopt the comprehensive set of zoning amendments described in Programs 2, 3, and 4 to ensure consistency between the Alameda Municipal Code, State housing law, and the Housing Element sites inventory. The zoning amendments remove barriers to affordable and missing middle housing
24 “AMI” means area wide median income for Alameda County. It is assumed that 50 percent of the very low- income units are for extremely low-income.
City of Alameda
2023 – 2031 Housing Element E-3
development to encourage smaller, less costly housing and permit multifamily housing by right on all sites zoned to accommodate the RHNA.
CEQA Streamlining : In January 2022, the City Council adopted the General Plan 2040 Environmental Impact Report, which evaluated the environmental impacts of approximately 12,000 new housing units constructed between 2020 and 2040. Projects found to be consistent with site zoning and objective design standards shall be exempt from further review under the California Environmental Quality Act (CEQA).
Transportation: New housing in Alameda is supported by new transportation programs, services , and facilities. In preparation for additional housing at the former Naval Air Station, Alameda and its transportation partners at AC Transit and the Water Emergency Transit Agency (WETA) constructed a new Ferry Terminal at Alameda Point and introduced a new cross-town bus service to connect to the new cross bay ferry service . All new residential developments in Alameda join the Alameda Transportation Management Agency, which provides supplemental transportation services for new and existing residents.
Infrastructure Capacity. With all sites identified for planned housing development already served by utilities, and requirements in place for infrastructure improvements for all new development on the former Naval Air Station lands, infrastructure does not pose a constraint on development on the sites listed in the inventory. As described in more detail in Appendix F, the East Bay Municipal Utilities District (EBMUD) provides potable water and wastewater conveyance and treatment. EBMUD has provided water assessments for a number of the sites and has determined that adequate water supplies exist to accommodate Alameda’s water needs. Solid waste, recycling, and organics collection are managed through a franchise agreement with Alameda County Industries (ACI) and a so lid waste disposal service contract with Waste Management.
Housing Sites Inventory Realistic Capacity
For the projects listed in Table E-2 (Sites 1 through 10), the realistic capacity is based on the project design as approved by the City of Alameda or a s submitted by the applicant . The number of affordable units is based on those entitlements or the applicable inclusionary housing requirement (15 percent citywide or 25 percent at Alameda Point).
For the shopping center sites (Sites 11, 12, and 13) and the Transit Corridor sites (14a through 14i), which will be rezoned consistent with Program 2 and 3 , the realistic capacity was determined by property owner/developer estimates based on their analysis of existing conditions at the shopping center and the opportunities provided by the zoning changes included in Program 2. The City has been in direct and frequent communication with the owners of the shopping center property for sites 11, 12, and 13. These property owners have been working with staff and the Pl anning Board to craft the zoning necessary to enable them to build housing on these sites during the 6 th cycle. The City has also been in direct communication with property owners and prospective developers for sites 14a through 14i . Owners and prospective developers have expressed interest in residential development in the planning period w ith two exceptions: sites 14d and 14i. Sites 14d and 14i are vacant sites that are currently on the market for sale. For these two sites, the realistic capacity is based on the minimum 30 unit per acre density standard in the zoning amendment (Program 3) and the size of the site. For the other sites, the realistic capacity is based upon discussions with the property owners and perspective developer s of each site. As with sites 11, 12, and 13, the current proposed zoning amendments are crafted with the input of these owners and City of Alameda
E-4 2023 – 2031 Housing Element
perspective developers about what is necessary to make the development of the sites financially viable during the 6th cycle. The city has also been in contact with the property owner/perspective developers for the two residential sites to be rezoned: sites 15c and 15d. The realistic capacity for the 6 th cycle and the necessary zoning amendments needed to achieve that cap acity on these two specific sites is based upon information provided by those property owners and perspective developers.
The number of affordable units shown in Table E -2 for each shopping center location is based on zoning changes described in Program 2 and 3, which permits multifamily housing by right, eliminates residential density limits, and requir es a minimum residential density in new buildings of at least 30 units per acre.
For two sites (14.d and 14 i), which are currently vacant and for sale, the realistic capacity is based upon the 30 units per acre minimum density, prescribed in Program 3.
For Residential District Sites (Sites 15a, 15b, 15c, and 15d), the realistic capacity is based upon:
• The Accessory Dwelling Unit (ADU) program (See Site 15.a and Program 5) which is producing approximately 50 units per year (based upon recent production trends over the last three years) for a total of 400 units over the 8-year period,
• Infill Residential sites (15b and Program 4) anticipates construction of approximately 20 units per year within existing structures as the result of residential up zoning Program 4, which effects over 2,500 acres of residential land.
• A 4.7-acre waterfront site at 2199 Clement to be up -zoned to allow residential use , which will accommodate at least 125 units based upon property owner/developer estimates. • A 2.34-acre site at 2363-2433 Mariner Square Drive that will be up zoned to allow residential use, which will accommodate at least 160 units based upon property owner/developer estimates.
Housing Sites Analysis
Table E-2 provides a summary of the land available to accommodate Alameda’s regional housing need for the period 2023 through 2031. As shown in Table E-2, the land inventory includes 10 housing projects and 9 sites that are zoned and available to accommodate housing projects . Each project and each site is described in more detail in Table E-3.
Pursuant to California Government Code Section 65583.2(c), a non -vacant site identified in the previous planning period and a vacant site that has been included in two or more previous consecutive planning periods cannot be used to accommodate the lower-income RHNA unless the site is subject to an action in the Housing Element requiring rezoning within three years of the beginning of the planning period to allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower-income households.
All of the project sites (Site #1 through 10) and all of the sites to be rezoned (Sites 11-15.c) allow residential use by right. None of the sites to be rezoned were included as either a vacant site or a non-vacant site in either the 4th or 5th Cycle Alameda Housing Element. Several of the pr ojects (Sites 1, 2, 3, 5, 6, 7 and 9) are located on sites that were identified as vacant sites in the 4 th and 5th cycle site inventory. These projects are either already approved or in the approval process, and multifamily housing is permitted by right in each project. There are no known environmental constraints or other conditions that preclude development or cannot be mitigated. Additionally, the City has included Policy H- 7 which commits the City of Alameda
2023 – 2031 Housing Element E-5
City to allowing residential use by right on sites consistent with Government Code Section 65583.2(c) for housing developments in which at least 20 percent of the units are affordable to lower -income households.
Table E-2 Capacity to Accommodate the RHNA
Site # Name
Income Level
Total Units
Very Low Low Moderate Above
Moderate
Projects25
1 North Housing 386 200 0 0 586
2 Singleton 30 38 0 0 68
3 Admiral’s Cove 10 8 13 196 227
4 McKay Wellness 100 0 0 0 100
5 Grand Street Pennzoil Project 4 4 6 77 91
6 Alameda Marina Phase 2 and 3 17 14 25 308 364
7 Boatworks 13 0 8 161 182
8 Eagle 25 16 0 0 41
9 Encinal Terminals 25 20 35 509 589
10 Alameda Point 277 128 115 962 1,482
Subtotal 887 428 202 2,213 3,730
Sites Zoned for Housing26
11 South Shore Shopping Center 200 200 200 200 800
12 Harbor Bay Shopping Center 75 75 75 75 300
13 Alameda Landing Shopping Center 25 25 25 25 100
14 Transit Corridor Sites
(See Table E-4 below and Program 3
for more information)
124 125 125 125 499
15 Residential Districts Sites (See Table E-4 and Program 4 for more information.) 15a Accessory Dwelling Units 120 120 120 40 400
15b Infill Residential District Sites 40 40 40 40 160
15c 2199 Clement 30 30 30 35 125
15d 2363-2433 Mariner Square Dr. 40 40 40 40 160
15e 400 Park Street 30 40 40 40 150
Subtotal 684 695 695 620 2,694
Total Capacity 1,571 1,123 897 2,833 6,424
RHNA 1,421 818 868 2,248 5,353
Surplus % 11% 37% 3% 26% 20%
Surplus Units 150 305 29 585 1,071
25 Projects are approved or have active development applications on file.
26. Sites zoned for housing permit multifamily housing by right with a minimum residential density of 30 units per acre. Affordability based upon: 25 percent very low, 25 percent low, 25 percent moderate, and 25 percent above moderate.
City of Alameda
E-6 2023 – 2031 Housing Element
City of Alameda
2023 – 2031 Housing Element E-7
Table E-3 Project and Site Descriptions
1 North Housing Project
Zoning: R-4 with PD and Multifamily Overlay
General Plan Designation: Medium Density
APN: 74-905-10-6 Size: 12 acres
Max Allowable Density 30 units per acre.
Realistic capacity based on approved project
entitlements.
In 2020, the City of Alameda approved the North Housing Project Development Plan and Tentative Map for 586 affordable units for the Alameda Housing Authority. The only remaining permits require d are design review approvals for the individual buildings, which will be reviewed ministerially based on adopted Objective Design Standards .
The Authority plans to construct the project in phases during the 2023- 2031 period. All site demolition has been c ompleted. Infrastructure capacity is available to support the project and site environmental constraints have been removed by the former property owner (US Navy). The Housing Authority plans to begin construction of the first phase of the project (155 units for very low-income households) in 2023.
The development of the project will be funded through Alameda Housing Authority funds and a variety of s tate and federal funding for low-income housing. The project funding allows the Housing Authority to fulfill its mission to ensure that 100% of the units will be deed-restricted affordable to very low - and low-income households.
2 Habitat for Humanity Project
Zoning: R-4 with PD and Multifamily Overlay
General Plan Designation: Medium Density
APN: 74-905-12-2 Size: 2 acres
Max Allowable Density. 30 units per acre
Realistic capacity based on property owner’s
application and existing residential zoning.
Habitat for Humanity has submitted an application to construct 68 units. The density is consistent with the site’s multifamily zoning designation and the City’s density bonus ordinances . All site demolition has been completed. Infrastructure capacity is available to support the project and site environm ental constraints have been removed by the former property owner (US Navy). No zoning changes are required for the project. The design of the project will be reviewed based on adopted Objective Design Standards. Habitat plans to begin construction in 2023. The project funding allows Habitat to fulfill its mission to ensure that 100% of the units to be deed-restricted affordable to very low - and low-income households.
3 Admirals Cove Project
Zoning: R-4 with PD and Multifamily Overlay
General Plan Designation: Medium Density
APN: 74-905-10-5: Size: 2.344 acres
Max Allowable Density. 30 units per acre
Realistic capacity based on property owner’s
application and existing residential zoning density
standards.
Carmel LLC. has submitted an application to construct 227 units on a 2-acre site that it owns. Infrastructure capacity is available to support the project and site environmental constraints have been removed by the former property owner (US Navy). No zoning changes are required for th e project . The design of the project will be reviewed based on adopted Objective Design Standards. Carmel plans to begin construction in late 2022 or early 2023. The ratio of affordable units to market rate units is determined by the City of
City of Alameda
E-8 2023 – 2031 Housing Element
Alameda Inclusionary Housing Ordinance and the project proponent’s decision to increase the ratio of affordable housing units under the City of Alameda Affordable Housing Density Bonus Ordinance.
Affordability is determined through Inclusionary requirements. 4 McKay Wellness Center Project
Zoning: Administrative Professional with PD
Overlay
General Plan Designation: Medium Density
APN: 74-1305-26-2 Size: 3.45 acres
Max Allowable Density. 21 units per acre
Realistic capacity based on approved project
entitlements.
In 2020 and 2021, the City approved the final design plans for the 100 assisted living units and an accompanying respite center for un- housed community members in need of medical rehabilitation services. Infrastructure capacity is available to support the project and site environmental constraints have been removed by the former property owner (US Government). No additional zoning changes or discretionary actions are needed for the project on the 3.65- acre site. The project funding allows for the Alameda Point Collaborative to fulfill its mission to provide 100% of the units to be deed-restricted affordable to extremely low-income households.
5 Grand Street (“Pennzoil”) Project
Zoning: R-4 PD
General Plan Designation: Medium Density
APN: 72-381-2 and 72-381-1 Size: 4.75 acres
Max Allowable Density. 21 units per acre
Realistic Capacity based on property owner’s
application and existing residential zoning standards.
Trumark Homes has submitted an application to
construct 90 units on a vacant 4.75- acre site on
Grand Avenue . The prior owner completed all
site clearance and demolition and site
remediation to residential standards .
Infrastructure capacity is available to service the
project. The project will include the required
15% affordable housing units . No additional
zoning changes are needed for the project . The
project is privately funded. The ratio of
affordable units to market rate units is
determined by the City of Alameda Inclusionary
Housing Ordinance and the project proponent’s
decision to increase the ratio of affordable
housing units under the City of Alameda
Affordable Housing Density Bonus Ordinance.
Affordability is determined through Inclusionary
requirements.
6 Alameda Marina Project
Zoning: MX with MF Overlay
General Plan Designation: Mixed Use
APN: 71-291-10 Size: 10.96 acres (Phase 2)
APN 71-291-9 Size: 2.77 acres (Phase 3)
Max Allowable Density. 30 units per acre
Realistic capacity based on approved project
entitlements, including Master Plan.
The 776-unit Alameda Marina project is being constructed in phases . Phase I with 360 units is currently under construction. Building permits for the remaining 406 units will be issued in 2023 and 2024. The site has been graded and is ready for construction. All site remediat ion and infrastructure is complete.
Infrastructure capacity is available to service the project . No additional zoning changes or discretionary
City of Alameda
2023 – 2031 Housing Element E-9
actions are needed for the project . Design review for
individual building design will be subject to adopted
Objective Design Review standards . The project is privately funded. The ratio of affordable units to market rate units is determined by the City of Alameda Inclusionary Housing
Ordinance and the project proponent’s decision to increase the ratio of affordable housing units under the City of Alameda Affordable Housing Density Bonus Ordinance.
Affordability is determined through Inclusionary
requirements.
7 Boatworks Project
Zoning: R-2 with PD overlay
General Plan Designation: Mixed Use
APN: 71-290-1 and 71-289-5 Size: 9.5 acres
Max Allowable Density. 21 units per acre
Realistic capacity based on approved project
entitlements, including Development Agreement.
The vacant Boatworks 9.5-acre site was included in 4th and 5th Cycle Housing Inventory, but construction was delayed by lawsuits that were resolved by adoption of a new Tentative Map and Development Agreement in 2020 for 182 units, which ended over 10 years of litigation with the property owner. Pulte LLC is purchasing the property and began initial grading work in 2022. All site demolition has been completed, and the site is served by adjacent public infrastructure and utilities . The project includes 182 units, including 13 very low -income units and 8 moderate-income units. No additional zoning changes or discretionary actions are needed for the project . The project is privately funded. The ratio of affordable units to market rate units is determined by the City of Alameda Inclusionary Housing Ordinance and the project proponent’s decision to increase the ratio of affordable housing units under the City of Alameda Affordable Housing Density Bonus Ordinance.
Affordability is determined through Inclusionary requirements. 8 2615 Eagle Street Project
Zoning: R-2 with PD overlay
General Plan Designation: Mixed Use
APN: 70-0161-055-02: Size: 0.71 acre
Max Allowable Density. 21 units per acre
Realistic Capacity: 36 units based upon property owner estimate and existing residential zoning standards.
In 2021, the Alameda Housing Authority purchased the 1 -acre surplus site from the Alameda Unified School District . Site is served by infrastructure and utilities. No environ mental constraints. The Alameda Housing Authority plans to construct approximately 36 units for lower-income households. The development of the project will be funded through Alameda Housing Authority funds and a variety of s tate and federal funding for lo w-income housing. The project funding allows the Alameda Housing Authority to fulfill its mission to ensure that 100% of the units to be deed -restricted affordable to very low- and low-income households.
City of Alameda
E-10 2023 – 2031 Housing Element
9 Encinal Terminals Project
Zoning: Mixed Use with MF Overlay
General Plan Designation: Mixed Use
APN: 72-382-9 Size: 6.4 acres (City of Alameda)
APN: 72-382-2 Size: 14.43 acres (Private uplands)
APN: 72-382-3 Size: 1.61 acres (Private uplands)
Max Allowable Density. 30 units per acre
Realistic capa city based on approved project
entitlements, including Master Plan and Development
Agreement.
On January 18, 2022, the City Council approved a Development Agreement, Disposition and Development Agreement, a Master Plan and a Tideland Exchange Agreement between the City, the State Lands Commission, and Tim Lewis Communities to reconfigure the 6.4-acre City-owned property to allow for the construction of 589 units, including 80 deed- restricted affordable housing units and 10 deed- restricted work force housing units (120% AMI to 180% AMI). The project is privately funded . The ratio of affordable units to market rate units is determined by the City of Alameda Inclusionary Housing Ordinance and the project proponent’s decision to increase the ratio of affordable housing units under the City of Alameda Affordable Housing Density Bonus Ordinance. Affordability is determined through Inclusionary requirements.
10 Alameda Point Project
Zoning: Specific Plan - Mixed Use
General Plan Designation: Mixed Use
APN: 74-1368-18 Size: 55 acres (City of Alameda)
APN: 74-1377-2 Size: 2.5 acres (Private)
Realistic capacity based on Town Center Specific Plan,
infrastructure constraints, U.S. Navy housing
limitations.
During the 5th Cycle (2015-2022), the City of Alameda adopted the Alameda Point EIR and Waterfront Town Center Specific Plan, approved the Site A Development Plan for the first 68 acres of land in the Town Center Specific Plan area, adopted the adjacent Main Street Nei ghborhood Specific Plan, approved a Development Agreement for construction of 200 new units for the Alameda Point Collaborative, 200 formerly homeless households, and entered into an Exclusive Negotiation Agreement for the development of the first 37 acres of land in the Main Street Specific Plan area. As a result of these actions by the City of Alameda, between 2018 and 2022, 544 market-rate multifamily units and 128 deed-restricted affordable units were constructed at Alameda Point.
City of Alameda
2023 – 2031 Housing Element E-11
During the 2023-2031 period, the City of Alameda plans to construct 1,489 units on 55 acres of City owned land received from the Navy during the last cycle and 3.5 acres of adjacent private land zoned for residential use in the Waterfront Town Center and the Main Street Neighborhood Specific Plan areas. The residential densities will vary by block, but average block densities with internal paseos, open spaces, and parking will range from 100 to 25 units per acre.
All the land is zoned for residential use and all necessary environmental review has been completed with the 2022 General Plan Update EIR and 2014 Alameda Point EIR. The City’s selected private-sector housing development partners (Alameda Point Partners, LLC, Catellus, LLC, Brookfield Residential, and Mid Pen Developers) will construct the necessary infrastructure to support the 1,489 units. The 1,489 units will be made up of approximately 200 new housing units for Alameda Point Collaborative, formerly homeless households, approximately 322 deed restricted very low-, low-, and moderate -income households, and approximately 966 multifamily attached for-sale homes.
Given the infrastructure constraints and the need to coordinate housing construction with infrastructure construction, the 1,489 units will be constructed in the following sequence of steps over the 8-year period:
2023/24. Construct approximately 200 units on Block 1A and Block 10 and begin infrastructure for Site A Phase 2 . Begin City infrastructure project in support of West Midway/RESHAP . On Jul y 25, 2022, the Alameda Planning Board approved the revised Development Plan and recommended approval of the revised Development Agreement to the City Council. The Alameda City Council is scheduled to approve the final disposition and development agreemen ts with Alameda Point Partners on September 6, 2022.
The agreements allow for conveyance of all the City property to APP by end of 2022, preparation of construction documents in 2023, and actual construction to begin in late 2023 or early 2024. 2025/26. Construct approximately 500 units on Site A Phase 2 and begin infrastructure extending from Site A Phase 2 into West Midway.
2027/2028. Construct 200 APC units and 200 West Midway units. In September 2022, the Alameda Planning Board will hold a study session to review the proposed Development Plan and recommended Development Agreement with Catellus/Brookfeild/RESHAP to the City Council. The Alameda City Council is scheduled to approve the
final disposition and development agreements with
Catellus/Brookfeild/RESHAP by December 2022. The agreements will allow preparation of construction documents in 2023 and actual construction of the necessary infrastructure to begin in late 2024 or early 2025.
2029/30/31. Construct 389 West Midway units.
As a public-private partnership with the City, the project entitlements require that at least 25% of the units to be deed -restricted affordable to very low - and low -income households . Affordability determi ned through Alameda Point development provisions.
City of Alameda
E-12 2023 – 2031 Housing Element
Table E-4 Sites to be rezoned
11 South Shore Shopping Center Site
Zoning: C-2 with MF Overlay
General Plan Designation: Community Mixed
Use
74-1200-29-5 40 acres.
74-1200-2-9 3 acres
74-1200-2-27 1.4 acres.
The draft Shopping Center Overlay District (See
Program 2) removes 50- year-old zoning
prohibitions on multifamily housing and 21 unit
per acre density limitations. As a result of these
local government constraints, no housing has
been built on Alameda shopping center sites in
the last 50 years. Once the zoning amendments
are adopted, the property owner is prepared to
construct 800 units during the 2023- 2031
period. (The General Plan Community Mixed
Use Designation already identifies these areas
as appropriate areas for higher density housing
development.) The realistic capacity of 800
units is based on property owner estimates and
site capacity studies. The 800 units will be
divided between two areas of the shopping
center (see diagram at right), which are located
in the northwest corner and southeast corners
of the center. These two areas of the center are
available for redevelopment and are not
constrained by existing lease agreements. The
800 units will be located in multifamily buildings
with a net residential density of 100 to 125 units
per acre.
The number of affordable unit s is based on
zoning changes described in Program 2, which
permits multifamily housing by right, eliminates
residential density limits, and requires a
minimum residential density in new buildings of
at least 30 units per acre.
12 Harbor Bay Shopping Center Site
Zoning: C-2 with MF Overlay
General Plan Designation: Community Mixed
Use
74-1045-10-2
Size: 9.59 acres.
City of Alameda
2023 – 2031 Housing Element E-13
The draft Shopping Center Overlay District (See
Program 2) removes 50- year-old zoning
prohibitions on multifamily housing and 21 unit
per acre density limitations. (The General Plan
Community Mixed Use Designation already
identifies these areas as appropriate areas for
higher density housing development.) In
communication with the City, the property
owner has expressed interest in developing at
least 300 housing units on the site between
2023 and 2031. The number of affordable units
is based on zoning changes described in
Program 2, which permits multifamily housing
by right, eliminates residential density limits,
and requires a minimum residential density in
new buildings of at least 30 units per acre.
13 Alameda Landing Shopping Center Site
Zoning: C-2 with MF Overlay
General Plan Designation: Community Mixed
Use
74-905-30 1.45 acres
74-905-31 1.4 acres
The draft Shopping Center Overlay District (See
Program 2) removes 50- year-old zoning
prohibitions on multifamily housing and 21 unit
per acre density limitations. (The General Plan
Community Mixed Use Designation identifies
these areas as appropriate areas for higher
density housing development.) The entire
shopping center site i s made up of
approximately 40 acres and has two owners.
The two owners of the 1.45-acre parcel and 1.4-
acre parcel in the southeast corner of the
property are interested in redeveloping their
property for residential use . The 1 00-unit
realistic capacity is based on the
developer/property owner ’s estimate of
development capacity. The remainder of the
40- acre shopping center site will be rezoned to
encourage additional housing during the period
but at this time the other property owners have
not shown immediate interest in additional
housing and therefore the remaining parcels
have not been included in this inventory . As
such, the acreage and realistic capacity is based
upon just the two parcels in the southeast
corner of the site. The number of affordable
units is based on zoning changes described in
Program 2, which permits multifamily housing
by right, eliminates residential density limits,
City of Alameda
E-14 2023 – 2031 Housing Element
and requires a minimum residential density in
new buildings of at least 30 units per acre
14 Transit Corridor Sites
The draft Commercial Transit Corridor Zoning Amendments (See Program 3) removes 50-year-old zoning prohibitions on multifamily housing and 21 unit per acre density limitations. (The General Plan Community Mixed Use Designation already identifies these areas as appropriate areas for higher density housing development.) As a result of these local zoning constraints, no housing has been built on Alameda mixed use, commercial transit corridors in the last 50 years. The realistic capacity for the areas of Park Street and Webster Street to be rezoned based upon a 30 unit per acre minimum density standard in the site zoning Every site on the list has the same General Plan Community Mixed Use Designation, and the same CC zoning designation. Under the new zoning, multifamily housing is permitted by right and all new buildings must have a net residential density of at least 30 units per.
All of the units projected to be constructed on Sites 14a through 14.i are counted towards the lower income portion of the City’s regional housing need allocation due to fact that the site zoning: 1) ensures a minimum density of 30 units per acre, 2) does not regulate the maximum density for residential density, and 3) permits multifamily housing by right.
APN Lot Area
(sf)
Realistic
Capacity Current Use
Webster Street District
Site 14a. 1901-1925 Webster
St 74-433-2-3 39,939 50
Hotel – Housing Authority is under
contract to purchase the hotel
property and plans to rehabilitate the
building for 30 lower income housing
units and 20 supportive housing units.
Site 14b. 1435 Webster St 74-4275-1 14745 15
Vacant parking lot. Capacity based
upon developer/owner estimate of
preferred residential use and capacity.
Site 14c. 650 Pacific/Webster 74-430-1-1 9928 20
Vacant lot with /car service. Capacity
based upon developer/owner estimate
of preferred residential use and
capacity.
Site 14.d. 1414 Webster St 73-423-1-3 25500 17
Vacant former bank
building and parking
area. Property
currently for sale.
Capacity based upon
30 units per acre
minimum density.
Site 14.e 1916 Webster/720
Atlantic
Two parcels, one owner
73-426-27
73-426-26
22,596
37,884 100
Existing strip mall commercial center.
Capacity based upon developer/owner
estimate of residential development
capacity.
Site 14.f. 650 Central Avenue -
Neptune Plaza
74-1328-32
74-1328-33
73590
15410 150
Shopping Center Capacity based upon
developer/property owner estimate of
residential capacity.
City of Alameda
2023 – 2031 Housing Element E-15
Park Street District
Site 14.g. 1618 Park Street 70-191-35-4 54,279 100
Vacant commercial property. Capacity
based upon property owner/developer
estimate of residential capacity.
Site 14 h. 1500-1504 Park/
2411 Santa Clara 70-189-8 12600 50
Vacant bank building. Realistic
Capacity based upon property
owner/developer estimate of
residential capacity.
Site 14.i. 1900 Park 70-194-15 10157 7
Vacant smog
center site for
sale. Capacity
based upon 30
units per acre
minimum
density.
Total 499
15 Residential Sites (R-1 through R-6)
The residential districts comprise over 2,500 acres of residentially zoned land that is available for scattered site residential infill development. Over the next 8 years, residential infill development will occur due to: a) the Accessory Dwelling Unit o rdinance, b) the Residential Zoning Amendments (See Program 4), which up zone these lands to remove 50-year-old zoning prohibitions on multifamily housing and 21 unit per acre density limitations, c) a rezoning of a vacant 4-acre site currently zoned for manufacturing use for residential use, and d) a rezoning of 2.3 acres of land on Mariner Square Drive currently zoned for office use. Each of the four factors or sites is described below:
15a Accessory Dwelling Unit Sites
In 2017, the City Council approved a comprehensive update of the Accessory Dwelling Unit Ordinance to reduce regulatory barriers to the creation of accessory dwelling units in Alameda. Since 2017 and subsequent efforts to streamline, improve, and lower the costs for approval, the City has seen an annual increase in the number of Accessory Dwelling Units each year. Prior to the 2017 amendments, the City issued 1 ADU building permit every 4 years. In 2018, the City issued 20 ADU permits, then 26 in 2019, 39 in 2020, and 79 in 2021. In the first five months of 2022, the City issued 28 ADU permits. Based on these trends, the City of Alameda anticipates an average of 50 units per year for a total of 400 over the 8-year period. The realistic capacity and projected affordability is based on current annual production over the last three years and an analysis of affordability conducted by the Association of Bay Area Governments.
The breakdown is as follows.
Affordability ABAG Affordability Percentage Projected ADUs Very Low 30 120
Low 30 120
Moderate 30 120
Above Moderate 10 40
Total 400
15b In-fill Residential Sites
The draft Residential District Zoning Amendments (See Program 4) removes 50- year-old zoning prohibitions on multifamily housing and 21 unit per acre density limitations on over 2,500 acres of residentially zoned land which helps to ensure the City is furthering fair housing goals. With the adoption of these regulations, Alameda property owners will be able to add additional residential units within existing buildings (as was common prior to 1972) and will be able to add additional residential units in
City of Alameda
E-16 2023 – 2031 Housing Element
rear yards or as additions to existing buildings. At approximately 20 units per year, the City assumes the zoning changes will produce approximately 160 additional residential units through conversion of existing larger homes over the 8 -year period. Units produced as add on units or units in rear yards are not assumed to meet the City’s RHNA . Refer to Residential Infill Analysis on page E -15 for additional discussion regarding assumed capacity assumptions.
15c 2199 Clement re-zoning
The vacant 4.7-acre site at 2199 Clement
Avenue will be rezoned for residential use
(See Program 4) to allow multifamily housing
by right and a minimum residential density of
30 units per acre, which will result in at least
125 units on the property with anticipated
affordability to lower-income households.
Owner would like to sell property to housing
developer for residential development.
APN 71-289-6-1
15d 2363-2433 Mariner Square Drive rezoning
The property at 2363-2433 Mariner Square
Drive is comprised of four parcels under
common ownership that are currently zoned
for manufacturing or office use. Housing
developer is interested in purchasing all four
parcels and constructing approximately 160
units on the consolidated 2.34-acre property.
APN: 74-1315-1
APN: 74-1315-5
APN: 74-1315-6
APN: 74-1315-7
15e 400 Park Street
The property at Park Street is occupied by the
Coral Reef Hotel and is zoned R-6 Hotel
Residential District. The property owner is
interested in constructing approximately 150
residential condominium units on the 2.52-
acre property. Development could either be
new development or reuse of the existing
hotel.
APN: 74-950-9-1
City of Alameda
2023 – 2031 Housing Element E-17
Residential Infill Analysis
Introduction
The residential zoning districts (R -
1 through R -6) comprise over
2,500 acres of land and
approximately 18,000 individual
parcels. The districts include areas
of low opportunity, moderate
opportunity, high opportunity, and
highest opportunity, as designated
by the California Tax Credit
Allocation Committee (TCAC), in
Alameda. To affirmatively further
fair housing and increase housing
opportunities in all residential
districts, Housing Program 4 (page
18) requires modifying the
Alameda Municipal Code for all
residential districts to: 1) remove
the prohibition on multifamily
housing (more than three units in
a building), 2) remove the citywide prohibition on residential densities over 21 units per acre (more than two units on a 5,000 square foot parcel), 3) exe mpt addition of units within an existing building from residential density standards, 4) exempt residential developments within a 1/4 -mile of transit from residential density standards, 5) increase the residential density standards in the R -3 from 21 units per acre to 30 units per acre, 6) increase residential density in the R -4 from 21 units per acre to 40 units per acre, 7) increase the residential density in R-5 from 21 to 50 units per acre, and 8) increase the residential density in the R-6 from 21 to 60 units per acre. As shown in Table E -2 - Site 15b (page E-4), the Housing Element conservatively projects that these zoning amendments will, in addition to furthering fair housing, produce approximately 20 additional housing units per year in addition to the 50 units per year being produced by the ADU program in these same neighborhood areas. (See Table E-3 –Site 15a for a discussion of the ADU program.) The assumed 20 units per year used to meet the City’s RHNA are those added to existing structures through conversions, as discussed below. While additional unit s may be constructed as a result of Program 4, such as through backyard additions and second story additions, these potential units have not been identified to meet the RHNA. Housing Program 4 is supported by an analysis of market trends and demand, potential for redevelopment in these areas, and an implementation program.
Market Trends and Demand
Strong market demand exists to add housing in Alameda residential districts. Past periods of strong demand demonstrate the potential to add additional units in existing neighborhoods if local regulatory constraints are removed. During the 1940’s, Alameda experienced a period of significant housing demand as workers moved to the Bay Area to assist in the war effort. During this period of high demand for affordable workforce housing, Alameda property owners throughout the residential areas took action to A typical two story 5-unit Alameda residential building converted to five units prior to 1972.
City of Alameda
E-18 2023 – 2031 Housing Element
add housing units within existing buildings and on residential parcels with additional space available to add small rental units.
Prior to 1972, and the passage of Measure A, which prohibited any additional construction of multifamily housing in Alameda, Alameda neighborhoods accommodated and allowed a wide range of housing types.
This resulted in R-1 through R-6 residential districts providing a range of housing types from single family detached homes to multifamily residential buildings of 5 to 50 units. Which is currently reflected in the housing stock.
Over the last 10 years, the City of Alameda has witnessed a similar strong demand for small rental un its in Alameda as the Bay Area job market has grown and the demand for housing has increased. This demand for smaller, more affordable rental units is documented in the Appendix C – Housing Needs Assessment and is apparent in the City of Alameda Permit Center.
Due to the 1972 “Measure A” prohibitions on multifamily housing in Alameda and the citywide 21 unit per acre density limit, city staff regularly informs interested property owners that they are prohibited from modifying their existing residential buildings or adding new residential units on their residentially zoned property. The City receives approximately 5 requests a quarter. The City’s code enforcement division records confirm that in some cases, the demand for these types of conversions, th e need for multifamily rental units, that property owners choose to add the units without City knowledge and without obtaining the required City permits.
Further evidence of the demand for additional housing is evident in the success of the City’s 2017 c ode amendments to facilitate and encourage Accessory Dwelling Unit (ADU) construction. Prior to 2017, City standards made construction of ADUs almost impossible in Alameda. Prior to 2017, the City approved approximately one (1) ADU every three to four years. After the 2017 code amendments, the City witnessed an immediate increase in applications and approvals. Each year since 2017, the number of ADUs approved annually has increased, peaking in 2021 with a high of 78 units in a single year.
Potential for Redevelopment
Land Capacity in Residential Zoning Districts
A City survey of development capacity in the R -1 through R -6 zoning districts utilizing Alameda County Assessors Records revealed that there is significant land capacity to increase housing sup ply within existing buildings and on existing residential lots in Alameda. The City survey considered all land within the R-1 through R-6 districts, but conservatively removed parcels that would not be likely candidates for additional housing within thes e areas, such as property owned or leased by a public utility, property owned by or used for a school or religious institution, property owned or used for self -storage, and property which already included residential buildings with 5 or more units. Residential properties with 5 or more units were eliminated from the analysis based on the assumption and observations that many of these larger apartment and condominium complexes, like those along Shoreline Drive, have relatively little capacity for additional housing.
After removing these sites, the analysis found that that:
In the R-1 district, there is 943.65 acres of land divided into 763 individual residential parcels occupied by 7,543 housing units, resulting in an average residential density of under 8 units per acre and an average parcel size of 5,445 square feet. With 7,763 residential parcels and an average parcel size of 5,445 square City of Alameda
2023 – 2031 Housing Element E-19
feet, each parcel includes an average of 1.03 units per parcel. Considering all parcels in the R -1 district, within the proposed zoning amendments described in Program 4, these property owners now have the opportunity to add one or more housing units within: 1) an existing large, three story single family home, which are common in the R-1 district, 2) in a new smaller building in the rear yard on an average size 5,445 square foot lot, or 3) a new second story or new ground story beneath an existing home that is lifted to accommodate an additional floor. The existing height limit in the R -1 is 30 feet, which is suffici ent to accommodate the addition of a second or third story to add additional units.
In the R-2 district, 2,094 units are located on 1,168 parcels on 191 acres of land resulting in an average density of 10.94 units per acre. Single family homes occupy 1,1 68 parcels, of which 281 currently have 2 units, 42 have 3 units, and 12 have 4 units. Similar to the R -1 district, the average parcel size is approximately 5,305 square feet. With an average of 1.33 units per parcel and an average of only 10.94 units per acre, the R-2 has significant land available to add housing. By removing the multifamily prohibition and allowing buildings with three units, the R-2 district could accommodate 1,927 more units, without increasing the overall density of the district abov e 21 units per acre. Similar to the R -1, the additional units can be accommodated within existing buildings, in rear yards on an average 5,305 square foot lot, and in second stories.
After removing institutional and other uses from the land survey, the R-3 district includes 415 parcels with a total of 689 units. Single family homes occupy 307 parcels, of which 52 currently have duplexes, 20 have 3 units, and 10 have 4 units. At an average density of 10.31, the R -3 parcels are developed at a lower density than even the R-2 district. Program 4 proposes to increase the density to 30 units per acre, which would allow a 5,000 square foot lot to accommodate at least three (3) units. Similar to the R -1 district, the additional units can be accommodated within existing buildings, in rear yards on an average 5,305 square foot lot, and in second stories.
The R-4 district represents a major area of existing housing and a major opportunity for additional housing.
With 3,393 parcels over 423 acres of land, R -4 is dev eloped at a density of 13.77 units per acre. Single family homes occupy 2,060 parcels, of which currently 579 have 2 units, 285 have 3 units, and 280 have 4 units. Similar to the R-2 and R-3 districts, the R-4 does include many multifamily homes that were created legally before the passage of Measure A. Program 4 proposes to increase the density to 40 units per acre, which would allow a typical a 5,000 square foot lot to accommodate four (4) units.
The R-5 district includes much less land (123.96 acres) and parcels (840) than the R-4 and R-2 districts, but those parcels are developed at an average density of only 9.8 units per acre (a lower density than the R - 2, R-3, and R-4), revealing significant capacity to increase density and housing. Single family homes occupy 539 parcels, of which 136 currently have 2 units, 43 have 3 units, and 280 have 4 units. Program 4 proposes to increase the density to 50 units per acre, which would allow a 5,000 square foot lot to accommodate five (5) units.
Finally, the R-6 district is the smallest opportunity area with only 81 parcels, 18.37 acres of land, and an existing residential density of 12.63 unit per acre, which is less than the residential density in the R -4 currently. Thirty-one of the parcels in the district are occupied by single family homes , of which 19 currently have 2 units, 12 have 3 units, and 7 have 4 units . The average lot size for those 31 parcels is 7,666 square feet. Program 4 proposes to increase the density to 60 units per acre, which would allow a 5,000 square foot lot to accommodate six (6) units.
City of Alameda
E-20 2023 – 2031 Housing Element
Typologies of Increased Density in Residential Zoning Districts As described previously, the City of Alameda Permit Center staff is regularly informing property owners they are not permitted to add hous ing units on their property due to current governmental constraints prohibiting multifamily housing in Alameda. These requests come in three main types: 1) requests to add one or more units within an existing residential building, 2) requests to build a n ew small building with one or more units in the back yard, or 3) requests to build a second story or raise the building to accommodate one or more additional units on an additional floor. Since residential parcels over 10,000 square feet in size are extrem ely rare in Alameda, property owners in the R -1 through R -6 residential districts are not eligible for City and State Density Bonus Law provisions to waive these prohibitions.
Conversion of Existing Larger Homes
In most cases, the request is not
to build a new building, but to add
units within an existing building.
In Alameda, there are a large
number of large Victorian-era and
pre-1972 houses that are located
in the R -Zoning Districts that are
still used as single -family
dwellings but could be converted
to multi -family use. Evidence of
this potential can be found on
blocks where an existing three-
story Victorian may currently
provide five housing units and an
identical three -story Victorian
only provides one unit. The only
difference being that the five-unit
Victorian was converted to
multifamily prior to 1972, before
the adoption of Measure A. Given
the historic nature of these units and the stated goal to retain these valuable historic structures, it becomes very important that any exterior changes are compatible with the structure’s significance to the neighborhood. Additionally, historic structures have a long-term value to the community and conversions and/or modifications to these structures should be balanced against short -term housing needs of the community. To encourage adaptation and preservation of existing historic homes and facilitate smaller, more affordable housing opportunities, the City’s Zoning Code amendments ( see Program 4) exempt proposals to increase units within existing homes from zoning residential density limitations. The City has conservatively projected the addition of 20 units per year, for 160 units total in the planning period, through conversion of existing larger homes to meet the RHNA.
Backyard Additions
The second most common request is to add a unit in the back yard behind the main house, either as a free-standing structure in the rear yard or as a rear addition to the main house. With the predominant lot size ranging from 4,500 square feet to 5,500 square feet in most of the R-1 through R-6 districts, most lots that do not already have a building of 5 or more units are likely to have space in the rear yard for new A typical Alameda Victorian on a 5,000 square foot lot converted to 5 units prior to 1972.
City of Alameda
2023 – 2031 Housing Element E-21
construction. To encourage and facilitate smaller, more affordable housing opportunities, the City’s Zoning Code amendments (See Program 4) exempt proposals to construct new housing within ¼ mile of transit from residential density limitations and reduce open space requirements in all R -Districts, thus facilitating the a ddition of housing units in rear yards. The City is not relying on projected units from backyard addition to meet the RHNA.
Second Story or Basement Additions
The third most common request is associated with smaller parcels without space for a rear yard addition or building. In these cases, the applicant is interested in adding units with a second story addition or basement addition, in which the building is lifted to create an additional floor. To encourage and facilitate smaller, more affordable housing opportunities, the City’s Zoning Code amendments (See Program 4) exempt proposals to construct new housing within 1/4-mile of transit from residential density limitations and reduce open space requirements in all R -Districts, enabling the construction of additional units in second stories or basements. The City is not relying on projected units from second story or basement additions to meet the RHNA.
Implementation
As previously mentioned, and as documented in the Appendix C – Housing Needs Assessment, there is a strong demand for smaller, more affordable housing units in Alameda. This need is documented in local and regional studies as well as by the Alameda Housing Authority and Community Development Department, which is regularly addressing individua l requests for assistance finding suitable housing in Alameda. As a result, the draft Housing Element policies and programs include a strong focus on the need to increase the supply of small and affordable housing units throughout Alameda, not just in new major housing developments, such as those under construction at Alameda Point and along the Northern Waterfront, but also in smaller numbers within existing neighborhoods and the Residential -Zoning Districts. For these reasons, Program 4 is critical to the City’s ability to enable Alameda homeowners and property owners to add additional units within existing neighborhoods as they have shown that they can do in response to strong housing need and as they did during the Second World War. The City needs to remove the barriers that have been put in place in the Municipal Code that prevent this type of needed development. Program 4 ensures that these barriers are removed. To ensure that they are removed expeditiously, the Planning Board has completed all of the necessary zoning amendments and plans to transmit the recommended amendments to the City Council for adoption concurrent with the draft Housing Element. The City has also included language in Program 4 to continue to monitor the production and affordability of infill sites.
Meeting the RHNA
Table E-4 compares Alameda’s RHNA to its site inventory capacity. Accounting for the current approved and proposed project capacity and the proposed up -zoning and rezone capacity (planned to occur prior to January 31, 2023), the city has a surplus of 587 units available to above moderate-income households, 29 units available to moderate -income households, and 455 available to lower -income households (including extremely low-, very low-, and low-).
City of Alameda
E-22 2023 – 2031 Housing Element
Table E-4 Comparison of the Regional Housing Needs and Proposed Capacity Income
Category RHNA Projects Planned
Sites
Infill Site
Capacity
Projected
ADUs
Total
Capacity
Unit
Surplus
Very Low 1,421
1,315 1,059 80 240 2,694 455
Low 818
Moderate 868 202 535 40 120 892 29
Above
Moderate 2,246 2,213 540 40 40 2,833 587
Total 5,353 3,730 2,134 160 400 6,424 1,071
Source: ABAG 2021, City of Alameda, March 2022
Note: It is assumed that 50 percent of the very low- income is allocated to the extremely low-income category.
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2023 – 2031 Housing Element E-23
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City of Alameda
2023 – 2031 Housing Element F-1
APPENDIX F –
HOUSING CONSTRAINTS
Non-Governmental Constraints
The production and availability of housing is constrained by government regulations and by non - governmental factors, such as the costs of construction and interest rates on home mortgages. Many non- governmental constraints on housing production and availability affect both Alameda and the other Bay Area communities, while other constraints are unique to the City of Alameda.
Land Costs
As there is little to no vacant land available remaining in Alameda, the majority of the City’ s residential development potential lies in the redevelopment of former military installations and transitioning industrial uses, and some infill on lots already developed but with zoning potential to accommodate one or more additional units. In the case of infill on lots already developed, there are no land costs associated with the development of additional units . As of July 2022, the only available vacant land in Alameda was a 0.11-acre parcel on Lincoln Avenue that was zoned commercially with preliminary plans for a mixed-use project. This parcel was listed for $550,000, or approximately $5,000,000 per acre. Similar situations of vacant land with plans ranging from preliminary status to full entitlement can be found in neighboring jurisdictions, though there is a limited supply of vacant land suitable for residential development that does not already have a project. While there is a shortage of land for new development on vacant land, there are several parcels in Alameda that are underutilized or with owners interested in redevelopment.
To facilitate housing development at C ity-owned land at Alameda Point and in recognition of significant infrastructure costs at Alameda Point, the City of Alameda provides land at no cost to prospective residential developers.
Construction Costs
The cost of construction depends primarily on the cost of materials and labor, which are influenced by market demand. The cost of construction will also depend on the type of unit being built and on the quality of product being produced. The cost of labor is based on a number of factors, including housing demand, the number of contractors in the area, and the unionization of workers. The construction cost of housing affects the affordability of new housing and may be considered a c onstraint to affordable housing in Alameda County and throughout the Bay Area. A reduction in construction costs can be brought about in several ways. A reduction in amenities and quality of building materials in new homes (still above the minimum acceptability for health, safety, and adequate performance) may result in lower sales prices.
State housing law provides that local building departments can authorize the use of materials and construction methods if the proposed design is found to be satisfactory and the materials or methods are at least equivalent to that prescribed by the applicable building codes.
In addition, prefabricated, factory-built housing may provide lower-priced products by reducing labor and material costs. As the number of units built at one time increases, savings in construction costs over the entire development are generally realized as a result of an economy of scale, particularly when combined City of Alameda
F-2 2023 – 2031 Housing Element
with density bonus provisions. Housing construction costs have risen significantly in re cent years, similar to the rest of the county.
Using current pricing sources, the construction costs for a single-family home are approximately $153 per square foot. This is based on costs calculated for a 2 ,000-square-foot, wood-framed, single-story, four- cornered home, of good quality construction and including a two-car garage and forced air heating in the City of Alameda. Estimated total construction costs for such a home are $335,839. These construction costs include labor, materials, and equipment but do not include costs of buying land. (2022 National Building Cost Manual and 2020 for 94501, and 94502 zip code modifiers, Craftsman Book Company.) Construction costs for a multifamily home are approximately $159 per square foot. This is based on costs calculated for a 10 unit, 800-square-foot, wood-framed, single-story, four-cornered home, of good quality construction and including forced air heating in the City of Alameda. Estimated total construction costs for such a home are $1,320,259. These construction costs include labor, materials, and equipment but do not include costs of buying land. (2022 National Building Cost Manual and 2020 for 94501, and 94502 zip code modifiers, Craftsman Book Company.)
Availability of Financing
Home owner ship can be constrained by mortgage interest rates, loans, and homeowners’ insurance.
Interest rates are determined by national policies and economic conditions, and there is little that local governments can do to affect these rates. Jurisdictions can, ho wever, offer interest rate write -downs to extend home purchase opportunities to lower-income households. In addition, government-insured loan programs may be available to reduce mortgage down-payment requirements.
The cost of borrowing money to finance the construction of housing or to purchase a house affects the amount of affordably priced housing in Alameda. First-time homebuyers are the group most impacted by financing requirements. In August 2021, mortgage interest rates for new home purchases are approximately 2.875 percent for a fixed -rate 30-year loan (wellsfargo.com). Lower initial rates are available with graduated payment mortgages, adjustable rate mortgages, and buy -down mortgages.
Variable interest rate mortgages on affordable homes may increase to the point where the interest rate exceeds the cost of living adjustments, which is a constraint on affordability. Although rates are currently low, they can change significantly and substantially impact the affordability of housing stock. Fluctuating interest rates can eliminate many potential homebuyers from the housing market or render a housing project infeasible that could have been successfully developed or marketed at lower interest rates.
Housing prices in Alameda are unaffordable for lower -, mod erate-, and even some above moderate - income households, even with the lower interest rates. The constraint on homeownership in Alameda is not the availability of financing, but the cost of housing, of which is unaffordable to many households.
Interest rat es at the present time are not a constraint to affordable housing. Financing for both construction and long- term mortgages is generally available in Alameda County subject to normal underwriting standards. A more critical impediment to homeownership involves both the affordability of the housing stock and the ability of potential buyers to fulfill down payment requirements. Conventional home loans typically require 5 to 20 percent of the sales price as a down payment, which is the largest constraint to firs t-time homebuyers. This indicates a need for flexible loan programs and a method to bridge the gap between the down payment and a potential homeowner’s available funds. The availability City of Alameda
2023 – 2031 Housing Element F-3
of financing for developers under current economic conditions may also pose a constraint on development outside of the City’s control.
According to the Alameda Board of Realtors, there is no evidence of “redlining” of any Alameda neighborhood by the financial community. The City provides Community Development Block Grant (CDBG) funding for counseling for individual clients regarding fair housing rights and responsibilities and to disseminate education and information materials. Households receive intensive counseling, and legal and/or agency referral for cases involving discrimination against families, racial or religious minorities, and individuals with disabilities.
Environmental Constraints
Environmental issues affect the amount, location, and timing of new residential development in Alameda.
Hazardous Materials
Hazardous materials regulations, which are codified in Titles 8, 22, and 26 of the California Code of Regulations (CCR), and their enabling legislation set forth in Chapter 6.95 of the California Health and Safety Code, were established at the state level to ensure compliance with federal regulations to reduce the risk to human health and the environment from the routine use of hazardous substances. These regulations must be implemented, as appropriate, and are monitored by the state (e.g., Cal OSHA in the workplace or the DTSC for hazardous waste) and/or local jurisdictions.
As with many infill urban locations, many of the housing element housing opportunity sites in Alameda are on former industrial or commercial properties. These properties typically have environmental issues related to the prior use. Despite their historical use, all of the housing element site s are either already remediated of their hazardous materials and ready for residential use or are in the process of being remediated of hazardous materials to allow for residential use pursuant to approved plans by the appropriate regulatory agency.
At Alameda Point, the US Navy is responsible for addressing and remediating hazardous materials before the land is conveyed to the City of Alameda . The City of Alameda then is able to convey the land to prospective housing developers without the need for those developers to expend significant resources on hazardous material remediation. All of the land that is programed for housing at Alameda Point in the Housing Sites Inventory has been remediated by the Navy to residential standards and has been conveyed to the City.
Flooding
Flooding can have devastating effects on property and residents and impact water quality in Alameda.
Some of the housing element housing opportunity sites on the waterfront in Alameda may be affected by storm waves, wind, and sea-level rise.
To address these issues, the City participates in the Alameda County Flood Control and Water Conservation District, whic h helps protect property and residents from flooding through maintaining flood-control infrastructure , including channels, pump stations, and other facilities. The City also participates in the Countywide Clean Water Program, which deals primarily with sto rmwater issues, and coordinates pollution prevention programs, such as wastewater treatment plant upgrades, hazardous City of Alameda
F-4 2023 – 2031 Housing Element
waste disposal, drainage infrastructure improvements, and water recycling, as well as educates the public on how to keep businesses and homes from contributing to stormwater pollution.
In addition, the City works proactively with the development community and the Bay Conservation and Development Commission (BCDC) to design for adaptable sea -level protection systems . All waterfront projects in Alameda provide for and plan for three feet of sea -level rise and adaptable sea -level rise and storm mitigation design strategies, including provision of waterfront setbacks that allow for future berms and/or seawalls to protect against future sea-level rise. In all cases, project developers will import soil to raise the level of the property out of the future floodplain if the soil is also necessary to provide geotechnical improvements and address potential liquefaction from a seismic event as required by the California Building Code.
Energy Conservation
Housing affordability is also influenced by the cost of energy. Energy rates in California and Alameda County have increased over the last 10 years, but residential rates have leveled out since 2009 (California Public Utilities Commission). Rates remain some of the highest in the country. Thus, increasing energy efficiency is essential, and especially necessary for lower-income residents.
The Low-Income Home Energy Assistance Program (LIHEAP) offers financial assistance for qualified lower- income households to increase energy efficiency in their homes. It also provides additional conservation measures that include the replacement of inefficient water heaters, refrigerators, lighting, windows, and appliances.
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2023 – 2031 Housing Element F-5
Governmental Constraints
While local governments have little influence on such market factors as interest rates, local policies and regulations can affect both the amount of residential land available and the affordability of housing.
Governmental constraints are policies, standards, requirements, or actions imposed by the various levels of government upon land and housing ownership and development. Although federal and state agencies play a role in the imposition of governmental constraints, these agencies are beyond the influence of local government and are therefore not addressed in this document.
The following section describes the various local Alameda governmental policies, regulations, and procedures that control the development of housing in Alameda.
General Plan
On November 30, 2021, the City Council adopted a comprehensive update of the City of Alameda General Plan. The update included all of the elements of the General Plan with the exception of the 2015 Housing Element. Although the Housing Element was specifically not included in the update, the update was designed and intended to serve as a policy foundation for the update of the Housing Element in 2022.
To support the Housing Element update and set a policy foundation for efforts to increase housing production for all income levels and affirmatively further fair housing , the General Plan establishes four overarching themes for the City’s General Plan. The themes are Equity and Inclusion, Mobility, Environment, and Character. The equity theme specifically addresses the need to accommodate the needs of all segments of the community, including the needs for housing for low-income households and special- needs households. The Character theme articulates that preserving character means preserving cultural diversity, economic diversity , and a variety of housing types, including multifamily, low -income, and special-needs housing. The land use element includes policies supporting and encouraging housing to meet all income and special-needs population housing needs . The Element specifically supports higher - density, multifamily housing on transit corridors, on shopping center sites, and in all residential districts .
To preserve economic development and employment opportunities, resident ial use is not encouraged in the Business and Employment Areas, General and Maritime Industry Areas, or Commercial Maritime Areas. To preserve open space and park opportunities and institutional uses, residential use is not encouraged in the Public Parks and Open Space, Wildlife Habitat Areas, and Public Institutional Use Areas.
The specific regulations govern the maximum allowable floor area ratios permissible in each area, but they do not include limits on the number of units (residential density), heights of buildings, and other land use regulations that control the development of housing . Those standards are all provided in the Zoning Ordinance.
Land Use Designations
Table F-1 shows the residential General Plan land use designations for the City of Alam eda. The land use designations support a variety of housing types, ranging from low-density single-family homes to high - density development, which includes multifamily development.
City of Alameda
F-6 2023 – 2031 Housing Element
Table F-1 General Plan Land Use Designations
Land Use
Designation
Housing
Capacity General Uses
Low-Density
Residential
FAR 1.0 Low-Density Residential areas support neighborhoods of predominantly single- family detached homes with some multifamily residential buildings, accessory dwelling units, childcare, shared living, assisted living facilities, residential care facilities, a hospital, schools, religious institutions, and home-based businesses.
Low-Density Residential areas permit a wide variety of housing types, including multifamily housing and a limited range of neighborhood-serving uses. Average density in these areas is 7.5 units per acre.
Medium-
Density
Residential
FAR 1.0 to 2.4
Medium-Density Residential areas support neighborhoods characterized by a wide variety of housing types, including single- family detached homes, attached courtyard homes, multifamily rental buildings, multifamily condominium buildings, shared living, assisted living, and residential care facilities. These neighborhoods also include a variety of non -residential uses, including childcare, schools, religious institutions, home -based businesses, medical offices and clinics, office buildings, and personal service businesses.
The residential density of buildings in these areas varies from 10 to over 100 units per acre.
Medium-Density Residential areas permit a wide variety of housing types, including multifamily housing and a wide variety of complementary commercial and neighborhood-serving uses.
Neighborhood
Mixed-Use
FAR 2.0 Neighborhood Mixed -Use: These areas, which were originally developed to serve neighborhood stations for the Alameda commuter rail system, are small, compact, pedestrian-oriented “corner store” neighborhood mixed-use districts with commercial and retail uses on the ground floor and multi -family residential and office uses on upper floors. The ratio of floor area to parcel size (FAR) in these areas is typically 0.5 to 2.0. Mixed-use buildings with residential units above ground floor retail in these areas vary from 30 and 90 units per acre.
Neighborhood Mixed-Use areas permit multifamily housing aboveground floor commercial and service uses.
Community
Mixed-Use
FAR 3.0 in the
CC districts and
5.0 in the C-
districts.
The Community Mixed -Use areas include the pedestrian and transit -oriented Park and Webster Street “Main Street” corridors and the shopping centers at South Shore, Marina Village, Harbor Bay, and Alameda Landing. Community Mixed-Use areas permit a wide range of community -serving commercial uses and multifamily housing.
Mixed-Use FAR of 0.25 to
5.0 depending
on the sub
district and
historic district
designations.
Mixed Use areas at Alameda Point and along the Northern Waterfront are designated Priority Development Areas in the regional sustainable communities plan, Plan B ay Area. These diverse areas include a variety of buildings, with residential densities of 10 to 100 units per acre and FAR of 0.25 to 4.0. Mixed-Use areas permit a wide variety of housing types, including multifamily housing, a wide variety of commercial and business uses.
Source: City of Alameda, 2022
City of Alameda
2023 – 2031 Housing Element F-7
Zoning Ordinance
The City of Alameda Zoning Ordinance (Alameda Municipal Code Chapter 30 – Development Regulations) establishes the specific regulations for the development of housing in Alameda, including minimum lot size, maximum lot coverage, and amount of land area per unit, setbacks, parking standards, and open space requirements. Housing Element programs 2 through 4 will adjust the requirements described below.
Base Zoning Districts
To implement the General Plan, five land use designations that encourage residential development, the Zoning Ordinance and Zoning Map establish six residential (R -1 through R -6) and five mixed -use commercial (C-1, C-2, C-C, M-X, N-P, and A-P) zoning districts. These “base” zoning districts are supported by combining districts or “overlay” districts, including the Multifamily Housing Combining District and the Planned Development Combining District (Table F-2).
As shown in Table F -2, the current zoning districts are all limited to a maximum residential density of 21 units per acre, with the exception of the R -1 which was recently amended to comply with SB 9. The 21 unit maximum residential density is a governmental constraint that prohibits the City from meeting its regional housing needs and limits the City’s ability to affirmatively further fair housing. Therefore the Housing Element includes programs 2, 3 and 4 which commit the City to amending the districts as shown in the third column of Table F-2.
City of Alameda
F-8 2023 – 2031 Housing Element
Table F-2 Zoning Districts
Zoning
District Allowable Density27 Allowable Density – Post
Amendments General Uses
R-1 21 units per acre
78 units per acre with
SB 9 application
No Change, unless within
Transit Overlay area, then
unlimited density.
R-1 zoning districts are neighborhoods of predominantly single -family detached homes with some multi- family residential buildings, accessory dwelling units, childcare, shared living, assisted living facilities, residential care facilities, a hospital, schools, religious institutions, and home -based businesses. R -1 Districts permit single-
family detached homes, two family homes, supportive and transitional housing and a limited range of neighborhood-serving uses.
R-2 21 units per acre No Change, unless in
Transit Overlay area, then
unlimited density.
R-2 zoning districts are neighborhoods characterized by a wide variety of housing types, including single family detached homes, attached courtyard homes, multifamily rental buildings, multifamily condominium b uildings, shared living, assisted living and residential care facilities. These neighborhoods also include a variety of non -residential uses, including childcare, schools, religious institutions, and home-based businesses. The average residential density in this district is 9.6 units per acre.
R-3 21 units per acre 30 units per acre.
Unlimited in Transit
Overlay area
R-3 zoning districts are neighborhoods characterized by a wide variety of housing types, including single family detached homes, attached courtyard homes, multifamily rental buildings, multifamily condominium buildings, shared living, assisted living and residential care facilities. These neighborhoods also include a variety of non -residential uses, including childcare, schools, religious institutions, home-based businesses, medical offices and clinics, office buildings, and personal service businesses. The average residential density in this district is 34.2 units per acre.
R-4 21 units per acre 40 units per acre.
Unlimited in Transit
Overlay area
R-4 zoning districts are neighborhoods characterized by a wide variety of housing types, including single family detached homes, attached courtyard homes, multifamily rental buildings, multifamily condominium buildings, sh ared living, assisted living and residential care facilities. These neighborhoods also include a
27 Housing Element programs 2, 3, and 4 removes the 21 unit per acre residential density in the R Districts and C Districts. (See programs for more details.)
City of Alameda
2023 – 2031 Housing Element F-9
Zoning
District Allowable Density27 Allowable Density – Post
Amendments General Uses
variety of non -residential uses, including childcare, schools, religious institutions, home-based businesses, medical offices and clinics, office buildings, an d personal service businesses.
R-5 21 units per acre 50 units per acre
Unlimited in Transit
Overlay area
R-5 zoning districts are neighborhoods characterized by a wide variety of housing types, including some single family detached homes, attached courtyard homes, multifamily rental buildings, multifamily condominium buildings, shared living, assisted living and residential care facilities. These neighborhoods also include a variety of non -residential uses, including childcare, schools, religious institutions, home-based businesses, medical offices and clinics, office buildings, and personal service businesses. The residential density of buildings in these areas varies from 10 to over 100 units per acre.
R-6 21 units per acre 60 units per acre
Unlimited in Transit
Overlay area
R-6 zoning districts are neighborhoods characterized by a wide variety of housing types, including some single family detached homes, attached courtyard homes, multifamily rental buildings, multifamily condominium buil dings, shared living, assisted living and residential care facilities. These neighborhoods also include a variety of non -residential uses, including childcare, schools, religious institutions, home-based businesses, medical offices and clinics, office buil dings, and personal service businesses. The residential density of buildings in these areas varies from 10 to over 100 units per acre.
C-1 21 units per acre Minimum 30 units per
acre. No maximum
residential density
The C -1 zoning district areas, which were originally developed to serve neighborhood stations for the Alameda commuter rail system, are small, compact, pedestrian-oriented “corner store” neighborhood mixed - use districts with
commercial and retail uses on t he ground floor and multifamily residential and office uses on upper floors. The ratio of floor area to parcel size (FAR) in these areas is typically 0.5 to 2.0. Mixed-use buildings with residential units above ground floor retail in these areas vary from 30 and 90 units per acre.
City of Alameda
F-10 2023 – 2031 Housing Element
Zoning
District Allowable Density27 Allowable Density – Post
Amendments General Uses
C-2 21 units per acre Minimum 30 units per
acre. No maximum
residential density with
proposed Overlay District
C-2 zoning districts include the shopping centers at South Shore, Marina Village, Harbor Bay, and Alameda Landing. Community Mixed Use areas permit a wide range of community serving commercial uses and housing above ground floor uses.
CC 21 units per acre Minimum 30 units per
acre. No maximum
residential density
CC zoning districts include the pedestrian and transit -oriented Park and Webster Street “Main Street” corridors. CC Districts permit a wide range of community serving commercial uses and housing above ground floor commercial uses.
MX 21 units per acre Minimum 30 units per
acre. No maximum
residential density with
proposed Overlay District
MX district lands include designated Priority Development Areas in the regional sustainable communities plan, Plan Bay Area, predominately Alameda Point and lands along
the Northern Waterfront. The MX zoning district provides the opportunity to design projects with custom standards, height limits and setbacks through the MX site specific master plan process. Plans include individual buildings with residential densities of 90 units per acre and an FAR of 4.0. The high individual building densities are achievable on large sites with lands dedicated to open space and public facilities.
NP (North
Park)
21 units per acre Minimum 30 units per
acre. No maximum
residential density
The NP District is made up of six sub districts in the vicinity of the northern portions of Park Street. The form based code allows for multifamily buildings and up to 60 feet in height along the main Park Street corridor.
AP (Alameda
Point)
21 units per acre No maximum residential
density
The AP District is made up of seven sub districts at the former Naval Air Station lands at Alameda Point. The AP Zoning implements the Waterfront Town Center Specific Plan and the Main Street Neighborhood Specific Plans, which establish housing as a permitted use at Alameda Point in these major sub -areas. Recently completed residential buildings in the Town Center (shown in cover photo) exhibit residential densities of 70 to 90 dwelling units per acre and FAR of 3.5 to 4.0. The high individual building densities are achievable on large sites with lands dedicated to open space and public facilities.
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2023 – 2031 Housing Element F-11
Development Standards
Table F-3 identifies the residential standards for the base zoning districts . These standards are further modified by overlay zoning districts or citywide development regulations designed to facilitate affordable housing. The overlay districts are discussed below . Accessory dwelling units are permitted in all zoning districts permitting residential use in Alameda. The citywide prohibition on buildings with more than two units and residential densities above one unit per 2,000 square feet is established by City Charter Article 26 (“Measure A” discussed below) and modified by the Multifamily Combining (“Overlay”) District also described below. The City’s zoning and development standards are also available on the City’s website.
Table F-3 shows the development standards in place prior to the adoption of the zoning amendments required by Programs 2, 3 and 4. With adoption of those amendments, the following changes to the standards shown in Table F-3 will occur:
• The minimum lot area standards will be removed from all zoning districts, with the exception of the R-1, which will retain the SB 9 minimum lot area.
• The maximum number of units per building standard will be removed. • The minimum lot width standard will be removed.
• The lot coverage requirement in the residential districts shall be increased to 60%. • The maximum height limit for any building within ¼ mile of transit will be at least 40 feet in the residential districts.
• The minimum amount of open space per unit will be reduced to 60 square feet per unit in the residential districts. Within ¼ mile of transit, the requirement is removed.
Table F-3 Residential Development Standards
28 Zoning District
Minimum Lot
Area Per
Dwelling Unit
Maximum
Units per
Building
Minimum
Lot Width
Main
Building
Coverage
Maximum
Height
Required
Open Space
Per Unit
R-1 5,000 sq. ft. or
1,250 per SB 9 2 50 feet 40% 30 feet/2 stories N/A
R-2 2,000 sq. ft. 2 50 feet 45% 30 feet/3 stories 600 sq. ft.
R-3 2,000 sq. ft. 2 50 feet 40% 35 feet/3/stories 500 sq. ft.
R-4 2,000 sq. ft. 2 50 feet 50% 35 feet/3 stories 400 sq. ft.
R-5 2,000 sq. ft. 2 50 feet 50% 40 feet/4 stories 200 sq. ft.
R-6 2,000 sq. ft. 2 50 feet 60% 50 feet/5 stories 120 sq. ft.
C-1 2,000 sq. ft. 2 none 100% 30 feet/2 stories 0
C-2 2,000 sq. ft. 2 none 100% 100 feet/8 stories 0
28 Housing Element Programs 2, 3, and 4 remove the 2,000 square foot per unit residential density constraint, remove the 2 unit per building constraint, remove the 50 foot parcel width constraint, increase height limits near transit, and reduce the open space requirements.
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F-12 2023 – 2031 Housing Element
Zoning District
Minimum Lot
Area Per
Dwelling Unit
Maximum
Units per
Building
Minimum
Lot Width
Main
Building
Coverage
Maximum
Height
Required
Open Space
Per Unit
CC 2,000 sq. ft 2 none 100% varies 0
C-M 2,000 sq. ft. 2 none 100% 100 feet 0
MX 2,000 sq. ft. 2 none varies varies varies
NP
(North Park) 2,000 sq. ft. 2 none varies varies varies
AP
(Alameda Point) 2,000 sq. ft. 2 none varies varies varies Source: City of Alameda Zoning Ordinance, 2022
The North Park Street District encompasses a 16 -block area at the city’s gateway near the Park Street Bridge. The North Park Street District includes two residential districts, one mixed-use workplace district, and a commercial district, both of which allow residential development.
At Alameda Point, the zoning district establishes permit residential use in the Main Street sub-district and the Waterfront Town Center sub -district. Residential use is conditionally permitted in the Historic Adaptive Reuse sub-district and in limited areas of the Enterprise sub-district.
Off-Street Parking Requirements
In 2021, the City of Alameda amended AMC Section 30 -7 Off -Street and Loading Requirements to eliminate mandatory minimum off -street parking spaces for all residential development to reduce construction costs for residential development and reduce greenhouse gas emissions (Table F -4). The parking amendments also establish maximum parking requirements to reduce vehicle miles travelled, reduce greenhouse gas emissions, and encourage mode shift in Alameda.
Table F-4 Parking Standards
Type of Residential Minimum Parking Requirement* Maximum Parking Requirement* Single-Family 0 1.5 spaces per unit
Multifamily 0 1.5 spaces per unit.
Emergency Shelter 0 2.5 per 1,000 square feet of floor area Senior housing 0 1.5 spaces per unit
Shared living 0 1 per unit
Hotel/motel 0 1 per guest room
Residential care facility 0 2.5 per 1,000 square feet of floor area Source: City of Alameda, 2022.
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2023 – 2031 Housing Element F-13
Typical Densities for Development
During the last cycle 2015 through 2022, the City of Alameda constructed over 1,725 housing units. Over 90 percent of those units were attached multifamily units or stacked multifamily residential buildings .
Many sites along the Northern Waterfront and on the former Naval Air Station are quite large (15 to 60 acres in size) and redevelopment of these sites from former industrial lands to residential waterfront use requires the construction of new access roads and waterfront parks and facilities. As a result, individual building (net) density is often between 50 and 90 units per acre (see examples on Housing Element cover photograph), but site wide gross density is much lower at 20 to 29 units per acre. Sites developed under the Multifamily Overlay Zoning district adopted in 2012 were typically approved and developed at a higher density of between 30 and 35 units per acre. Examples include the Del Monte project (382 units) and the Alameda Marina project (776 units), both of which are currently under construction.
Combining (“overlay”) Districts.
The Planned Development (PD) Combining District is an overlay district which allows customized zoning standards for a property to facilitate innovative residential development responsive to changing housing trends by allowing for development standards unique to each site. PD districts have been utilized to facilitate a majority of post -war residential projects in Alameda. This zoning tool offers customizable development standards often desired by developers to accommodate affordable housing projects. Most of the sites on the Land Inventory include the PD overlay zoning designation.
The Multifamily (MF) Combining District permits by right multifamily housing at 30 units per acre or approximately one unit for every 1,450 square feet of land. To comply with the requirements of Government Code Section 65583, the City of Alameda City Council amended the Alameda Municipal Code in 2012 to include a Multifamily (MF) Zoning overlay district that allows multifamily housing and 30 units per acre (see AMC 30-18). The properties are also eligible for density bonuses of up to 35 percent, which allows for one unit for every 1,000 square feet of land area . Projects with 50 percent affordable housing may have up to 907 square feet of land. In order to provide adequate sites to comply with Section 65583, the City Council amended the Zoning Map to apply the MF overlay zone to most of the sites on the Land Inventory.
Open Space Requirements
The City’s Zoning Ordinance requires the provision of usable open space on all residential sites, other than detached single-family homes. Open space may be provided as private balconies, porches, decks, patios, roof decks, and courts or as common open space that is shared among residents . Housing Element programs 2, 3 and 4 reduce the open space requirements for housing development.
Inclusionary Affordable Housing and Density Bonus Regulations To facilitate and encourage affordable housing and a variety of housing types, including multifamily rental housing, the Alameda zoning ordinance includes two important zoning provisions that work in tandem to ensure that all projects with five or more units include a minimum number of affordable housing units and that the projects can be designed to provide a large variety of housing types, including multifamily housing. Since 2010, every residential project of more than five units has taken advantage of the density bonus waivers and bonuses and every single one of tho se projects has been designed with at least 15 percent of the units including deed restrictions to ensure affordability for very low -, low- and moderate- income households.
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F-14 2023 – 2031 Housing Element
• Section 30 -16 (Inclusionary Housing Ordinance) —The Affordable Housing Inclusionary Housing Ordinance requires that all residential developments of five or more units provide a specified percentage (at least 15 percent) of affordable housing units. Four percent of the total units must be restricted to occupancy by low -income households; 4 percent of the total units must be restricted to occupancy by very low -income households; and 7 percent must be restricted to occupancy by moderate-income households.
• Section 30 -17 (Density Bonus Ordinance) —The City’s Density Bonus ordinance provides for density bonuses of 35 percent over and above the 21 units per acre for a maximum density of 29 units per acre for projects with five or more units that provide a specified percentage of affordable housing. The ordinance enables waivers from local development standards to facilitate affordable housing, including waivers to allow multifamily housing. The density bonus ordinance was adopted in 2010. Since adoption in 2010, every residential development in Alameda with two or more units since 2010 has utilized the Density Bonus ordinance to override the City Charter Article 26 prohibitions on multifamily housing.
City Charter Article 26 (“Measure A”)
In 1973, and then again in 1991, the voters of Alameda approved citizen initiatives to amend the City Charter. Collectively referred to as "Measure A," the initiatives amended the City Charter to include the following three sections:
• Section 26-1. There shall be no multiple dwelling units built in the City of Alameda. • Section 26-2. Exception being the Alameda Housing Authority replacement of existing low -cost housing units and the proposed senior citizens low-cost housing complex, pursuant to Article XXV of the Charter of the City of Alameda.
• Section 26-3. The maximum density for any residential development within the City of Alameda shall be one housing unit per 2,000 square feet of land. This limitation shall not apply to the repair or replacement of existing residential units, whether single family or multiple unit, which are damaged or destroyed by fire or other disaster; provided that the total number of residential units on any lot may not be increased. This limitation also shall not apply to replacement units under Section 26-2.
The City of Alameda has determined that Article 26 is a significant constraint on housing capacity in Alameda, that it is inconsistent with State Housing Law, and that it excludes access to housing for those segments of the community that only afford higher density, multifamily housing which is more affordable than low-density single-family housing. As described above, the City has taken a number of actions over the last 21 years to mitigate or remove the constraints imposed by Article 26. Those major actions include:
• Adoption of the Density Bonus Ordinance in 2010 to provide a means f or housing developers to waive the multifamily prohibition and increase densities above the limits set by Article 26. • Adoption of the Multifamily Combining District in 2012 to designate a number of major sites in Alameda with the right to build multifamily housing at densities of 30 units per acre. • Adoption of Accessory Dwelling Unit Ordinance amendments in 2017 that exempt the calculation of ADUs from residential density limitations of Article 26.
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2023 – 2031 Housing Element F-15
These actions have mitigated the constraints Article 26 and ensure that market rate and nonprofit housing developers have been able to provide a variety of housing types (including multifamily housing) for a variety of household incomes (including housing for very low -, low-, and moderate-income households).
The City will continue to annually monitor Measure A to ensure it does not constrain housing development.
Finally, it is important to note that the last residential project approved in Alameda that included more than a single unit and that did not require a w aiver from Measure A was approved in 2006. Since 2006, every major housing project (over 3,000 residential units over the last 15 years) has been granted a waiver from Measure A.
Given that the City of Alameda has determined that Article 26 is a significa nt constraint on housing capacity in Alameda, that it is inconsistent with State Housing Law, and that it excludes access to housing for those segments of the community that only afford higher density, multifamily housing, which is more affordable than low-density single-family housing, Housing Element Programs 2, 3 and 4 include, but are not limited to:
• Removal of the citywide prohibition on multifamily housing. Residential buildings of 3 units or more will be allowed citywide.
• Removal of the citywide prohibition on residential densities over 21 units per acre. Residential densities over 21 units per acre will be allowed in residential districts R -3 through R -6, and no maximum residential densities will be required in mixed use commercial districts or in residential districts within ¼ mile of high quality transit.
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F-16 2023 – 2031 Housing Element
Zoning for a Variety of Housing
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of various types of housing for all economic segments of the population, including single-family housing, multifamily housing, manufactured housing, mobile homes, emergency shelters, and transitional housing, among others. Table F-5 summarizes the permitted housing types by zone. Housing Element programs 2, 3 and 4 ensure that all residential uses are treated equally and in compliance with State Housing Government Code requirements.
Table F-5 Housing Types Permitted by Zone
Land Use R-1 R-2 R-3 R-4 R-5 R-6 C-1 C-2 C-C C-M M-X
Accessory Dwelling Units P P P P P P P P P P P
Single-Family P P P P P P NP NP NP NP P
Multifamily NP P P P P P P P P CUP P
Manufactured/Mobile Home P P P P P P P P P P P
Employee Housing
(6 or fewer persons) P P P P P P NP NP NP NP P
Residential Care Facilities
(6 or fewer persons) P P P P P P P P P CUP P
Residential Care Facilities
(7 or more persons) P P P P P P P P P CUP P
Family Daycare, large P P P P P P CUP CUP CUP CUP P
Family Daycare, small P P P P P P P P P CUP P
Single-room Occupancy Units NP NP NP NP P P P P P P P
Emergency Shelters Permitted in the M-1 and M-2 without discretionary review NP Supportive Housing P P P P P P P P P CUP P
Transitional Housing P P P P P P P P P CUP P
Source: City of Alameda, March 2022
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2023 – 2031 Housing Element F-17
Manufactured and Factory-Built Housing
State law limits the extent to which cities and counties can regulate the installation of manufactured homes, including mobile homes. Government Code Section 65852.3 requires that cities allow installation of certified manufactured ho mes on foundation systems on lots zoned for conventional single-family residences. This section and Government Code Section 65852.4 generally require that manufactured homes be subject to the same land use regulations as conventional homes. Government Code Section 65852.7 deems mobile home parks to be a permitted use in all areas planned and zoned for residential use. The City of Alameda permits manufactured and factory-built housing in all residential zoning districts.
Because of the high cost of land, man ufactured housing is not commonly placed on private property, except perhaps as caretaker residences within industrial districts. According to the 2021 DOF, there were 127 manufactured residences in Alameda. There are no mobile home parks. Pursuant to stat e law, any site that can be developed for site-built residential development is also available for the development of factory-built (manufactured) housing or for mobile homes. There are no specific restrictions upon the development of manufactured housing or mobile home parks within the Alameda Municipal Code or General Plan.
Accessory Dwelling Units
The City complies with Assembly Bill (AB) 1866 by permitting accessory dwelling in all residential zoning districts by right . In 2017, the City amended the ordinance to provide for approval of accessory units through a ministerial building permit process that includes review by planning staff for conformance with the requirements of the Zoning Ordinance. The ordinance also provides administrative relief through the use permit process when proposed secondary units do not comply with the standard requirements. Since adoption, the number of building permits issued for accessory dwelling units has doubled in number each year. In 2021, the City issued the largest numb er of accessory dwelling unit building permits ever issued at 79 building permits issued.
Housing for Persons with Disabilities
A complete evaluation of the City’s zoning laws, practices, and policies was done as a part of the Housing Element update process. No constraints to housing development for persons with disabilities were found at that time.
Universal Design Ordinance: In 2017, the City of Alameda adopted a unique and important citywide ordinance to ensure that all new housing constructed in the A lameda is designed to address the needs with persons with disabilities . The ordinance requires that at least 30 percent of all units built in each housing development be designed to allow a person with disabilities to live in the unit. Specifically, these universally designed units must be accessible by wheelchair from the public right of way (no steps) and within the unit, the person with disabilities must be able to access the kitchen, a bathroom, and a bedroom without the need to climb stairs. In addition, 100 percent of the units constructed must be accessible for a visitor in a wheelchair. Therefore, there may be no barriers (steps) between the right of way and the front door and once inside the unit, there must be no barriers between the visitor in a w heelchair and a sitting room for visiting, and a bathroom. Since adoption in 2017, all projects approved have been able to meet the 30 -percent requirement . The City has needed to grant waivers for a percentage of the 100 - percent requirement in some project s. The townhome product has proven to be a housing type that is City of Alameda
F-18 2023 – 2031 Housing Element
not well suited to persons with mobility disabilities. Every residential project that includes townhomes since adoption of the Ordinance has required waivers from the 100% visitability standard.
Reasonable Accommodation Procedure: In April 2014, the City Council adopted a comprehensive Reasonable Accommodation procedure based upon the model ordinance prepared by the state to establish formal procedures to expeditiously review and process requests for reasonable accommodation for persons with disabilities. Pursuant to Section 30-5-7, structures for disabled access may encroach into any required front, side, or rear yard as necessary to provide safe and adequate access. Ramps and other structures that are less than 30 inches in height are exempt from Building Permit requirements.
Retrofitting of commercial parking with ADA parking facilities is exempt from City review. The City grants applications to provide relief from zoning standards or other City requirements that serve as a barrier to fair housing for persons with disabilities. The City streamlines reasonable accommodation requests by not requiring approval of a variance. Requests for reasonable accommodations are reviewed by the Pla nning Director or designee. There are no application fees and requests are processed within 45 days of a complete application for a reasonable accommodation. The Director’s decision may be appealed to the Planning Board at a public hearing. The City strives to make the permit process for reasonable accommodation as straightforward and expeditious as possible. To date, since adoption of the procedure in 2014, all requests have been granted and no decisions to grant an accommodation has been appealed.
The findings for approval are based upon consideration of the following factors:
• Whether the housing, which is the subject of the request, will be used by an individual with a disability as defined under the Acts.
• Whether the request for reasonable accommodation is necessary to make specific housing available to an individual with a disability under the Acts. • Whether the requested reasonable accommodation would impose an undue financial or administrative burden on the City.
• Whether the requested reas onable accommodation would require a fundamental alteration in the nature of a City program or law, including but not limited to design review, historic preservation, land use and zoning.
• Potential impact on surrounding uses.
• Physical attributes of the property and structures; and • Alternative reasonable accommodations which may provide an equivalent level of benefit. • The City has included Program 21 to amend AMC Section 30 -5.17 to ensure certainty of for reasonable accommodation requests and eliminate discretionary review.
Separation Requirements : The City’s Zoning Ordinance does not impose any separation requirements between residential care facilities. Residential care facilities shall be located in accordance with all applicable developmental and locational guidelines under the General Plan and shall be located in those areas which offer appropriate services for the residents of these facilities, including necessary medical, transportation, shopping, recreational, and nutritional programs.
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2023 – 2031 Housing Element F-19
Site Planning Requirements: The site planning requirements for residential care facilities are no different than for other residential uses in the same zone.
Definition of Family: The AMC 30-2 defines family as: "One or more persons, related or unrelated, such as a group of employees, living together in a dwelling unit, with common access to, and common use of all living, kitchen, and eating areas within the dwelling unit." Residential Care Facilities
Health and Safety Code Sections 1267.8, 1566.3, and 1568.08 require local governments to treat licensed group homes and residential care facilities with six or fewer residents no differently than other by-right single-family housing uses. “Six or fewer persons” does not include the operator, the operator’s family, or persons employed as staff. Local agencies must allow these licensed residential care facilities in any area zoned for residential use and may not require licensed residential care facilities for six or fewer persons to obtain conditional use permits or variances that are not required of other family dwellings.
Currently, the Alameda Zoning Code permits State -licensed residential care facilities with six or fewer residents by right in residential zones and permits residential care facilities with seven or more r esidents with a conditional use permit in all residential zones. The City has included Program 2 1 to expand the areas permitting facilities for seven or more persons only subject to those restrictions that apply to other residential uses of the same type in the same zone.
Emergency Shelters
The California Health and Safety Code (Section 50801[e]) defines an emergency shelter as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay.”
The City’s existing homeless transitional housing, one emergency shelter, and a food bank are all located in industrial zones (M -1 and M -2). Emergency shelters must provide on -site management and security during hours of operation, provide 25 beds or fewer, provide one off-street parking space for every three beds, and must be at least 300 feet from another emergency shelter. In 2012, the City amended the Municipal Code to permit emergency shelters by right in the M -1 district and all uses permitted by right in the M-1 District are also permitted by right in the M-2 districts. There are approximately 2,812 acres of land within these two zones that could accommod ate such uses. This acreage is made up of 39 parcels that range in size from 0.42 to 667 acres, with most parcels ranging from 0.41 to 10.4 acres. Additionally, there is potential for redevelopment and reuse of existing structures in the older industrial areas of the city. Single-story warehouse buildings with large open spaces are primarily located in West Alameda, near where the majority of the unsheltered popul ation of Alameda live. These buildings offer potential for developers to reduce construction costs and provide services in the area with the greatest need. These vacant sites and underutilized parking lots are close to both services and transit. The sites surrounding these available parcels have mainly light industrial/manufacturing activities that are often adjacent to established residential neighborhoods.
Emergency Shelters are also permitted with a Conditional Use Permit in the Alameda Point Main Stree t Specific Plan area. This area of over 100 acres is largely vacant is owned by the City of Alameda.
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F-20 2023 – 2031 Housing Element
Low Barrier Navigation Centers
Government Code section 65662 requires that the development of Low -Barrier Navigation Centers be developed as a use by right in zones where mixed-uses are allowed or in non-residential zones that permit multifamily housing. For a navigation center to be considered “low barrier”, its operation should incorporate best practices to reduce barriers to entry, which may include, but is not limited to, the following:
• Permitting the presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth
• Pets
• Ability to store possessions
• Providing privacy, such as priv ate rooms or partitions around beds in a dormitory setting or in larger rooms with multiple beds
Program 21 include actions to comply with State Law regarding low barrier navigation centers.
Transitional and Supportive Housing
Pursuant to Government Code Section 65583 and Section 65651 , transitional and supportive housing types are required to be treated as residential uses and subject only to those restrictions that apply to other residential uses of the same type in the same zone. The Zoning Ordinance allows supportive and transitional housing in all residential districts and in all zones that allow multifamily and mixed -use development including nonresidential zones, per Government Code Sections 65583 and 65650. Program 21 include actions to comply with State Law regarding transitional and supportive housing types.
Employee Housing
Consistent with Health and Safety Code Sections 17021.5 and 17021.6, employee housing is permitted by right in every residential zone, including single family z ones. Additionally, in 2012, the City amended its Zoning Code definitions to define “family” to include employee housing.
Housing for Extremely Low-Income Households
Extremely low-income households typically comprise persons with special housing needs, in cluding, but not limited to, persons experiencing homelessness or at risk of homelessness, persons with substance abuse problems, and farmworkers. AB 2634 (Lieber 2006) requires the quantification and analysis of existing and projected housing needs of ext remely low-income households. Housing Elements must also identify zoning to encourage and facilitate supportive housing and single-room occupancy units.
Currently, Alameda allows single -room occupancy units in the R-5, R-6, C-1, C-2, C-C, AP, and NP Zonin g districts and has include Program 11 to take action to assist with the development of housing for these identified households.
Building Code and Enforcement
The City of Alameda has adopted and administers the California Building Standards Code. In 2020, the City rescinded previously approved modifications to sections of the Uniform Administrative Code, California Building Code, California Electrical Code, California Plumbing Code, and the California Mechanical Code City of Alameda
2023 – 2031 Housing Element F-21
addressing changes to the appeals process, permit expiration dates, permit fees, and other minor changes.
In 2020, the City approved a local “Reach Code” to modify the Uniform Building Code to require that all new buildings utilize non -petroleum based energy sources . The “Electrification Reach Code” reduce s greenhouse gas emissions from new buildings and will serve to make Alameda’s housing stock more resilient in the event of a major seismic event when ruptured gas lines will pose a major threat of fire to buildings and entire neighborhoods. The City’s only other significant reach code is its fire sprinkler requirement, which has been in place for over 15 years. The ordinance does not constitute a constraint on the development of affordable housing. Several affordable housing projects and several market rate projects were developed without natural gas infrastructure prior to the enactment of the new ordinance as a cost saving measure.
Enforcement of the adopted codes focuses primarily on review of new construction proposals to ensure that they comply with minimum health and safety standards. But like many jurisdictions, Alameda’s resources to mount proactive code enforcement are limited. Violation correction typically results in code compliance without adverse effects upon the availabilit y or affordability of the housing units involved.
Enforcement of the City’s voluntary amnesty program (a process for legalizing undocumented dwelling units) actually results in a net increase of legal dwelling units available in the city.
Code Enforcement
The Building Department is responsible for enforcing both state and City regulations governing maintenance of all buildings and property. The purpose of code enforcement of housing in need of rehabilitation is to ensure the safety of the City’s residents; without basic living standards being met, life and safety are threatened. The city does have a code enforcement division to address health and safety concerns in the community. The code enforcement division will respond to complaints and investigate violations to ensure compliance with the City’s Municipal Code. Complaints can be submitted by a neighbor or other resident who is affected by the violation. Violations can be reported by calling the code enforcement division or by submitting a complaint form, which is available on the City’s website. The code enforcement division also helps educate property owners who are the subject of a violation how to reach compliance.
Development Processing
Government policies and ordinances regulating development affect t he availability and cost of new housing. Land use controls have the greatest direct impact, but development approval procedures, permit fees, building code requirements, and the permit processing time can affect housing costs as well. This section addresses the relationship of development fees, processes, and standards to the production of housing.
Permit and Processing Procedures
The city is constantly enhancing and improving its permitting and code enforcement systems to improve internal efficiency and better serve the development community.
Permit Center. All development permit review is coordinated through the Permit Center, which serves as the central clearinghouse for all development permit application processing. In 2020 and 2021, the COVID 19 pandemic caused the City to further refine and improve the permit process to expedite review virtually.
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F-22 2023 – 2031 Housing Element
Throughout the pandemic, the permit center remained open and provided inspection services for current projects under construction, and accepted and processed applications for new projects . As the result of the pandemic the City streamlined the intake process to allow applicants to submit applications on -line eliminating the need for paper submittals and for travel time to the permit center . The permit center is now able to accept development permit applications 24 hours a day, seven days a week.
Development Review Team. The City of Alameda maintains a Development Review Team (DRT). The DRT is a team of city staff from each of the major development review departments, which include Community Development, Public Works, Fire, Police, and Alameda Municipal Power. The DRT meets every two weeks to identify potential solutions to code or development problems that may be associated with development projects. The DRT serves an important function by alerting applicants of potential problems and solutions to expedite and streamline the Planning entitlement and Building Permit process.
Administrative Review Program.
The City of Alameda provides an administrative Design Re view, Use Permit, and Minor Variance program that allows for streamlined public review for proposed changes to existing residential properties . The program allows for staff-level discretionary review and public notice for expansion and modifications to existing residential structures.
Design Review. All new buildings and additions to buildings are subject to review for consistency with the City’s adopted Objective Design Standards. Additions to homes and single detached units in the rear yard are subject t o staff level design review . Commercial buildings, mixed use buildings and new residential buildings are reviewed for consistency with the Standards by the Planning Board.
Streamlined Environmental Review. For residential development projects with subdivisions and other required discretionary entitlements under State Law, the City of Alameda utilizes a streamlined environmental review process to expedite the environmental review of projects . Streamlined review utilizes prior environmental documents and the use of categorical exemptions to expedite the environmental review for new housing projects and reduce the time and cost of preparing environmental documents.
Streamlined, Objective, and Consistent Project Review Processes . I n 2021, the Planning Board adopted
Objective Design Review Standards for the review of multifamily residential development . The objective design review standards supplement the objective development standards (e.g. height limit, lot coverage, setback, etc .) defined in each zoning district. In combination, the two sets of standards (design and development) provide for a streamlined and efficient project review process by ensuring that applicants know and understand the city’s requirements and the ensuring that the project review and approval process is objective, efficient, and consistent.
The City of Alameda offers pre-application meetings to anyone with a proposed project prior to submission of formal applications to better define the information needed to review a pr oject. Pre - application meetings have helped to shorten the review process and allow for better communication between applicants and the City.
SB 330 Project Review. The City of Alameda permitting process is consistent with Senate Bill 330, the Housing Cri sis Act of 2019. Consistent with SB 330, housing developments for which a preliminary application is submitted that complies with applicable General Plan and zoning standards are subject only to the development standards and fees that were applicable at the time of submittal. This applies to all City of Alameda
2023 – 2031 Housing Element F-23
projects unless the project square footage or unit count changes by more than 20 percent after the preliminary application is submitted.
SB 35 Project Review . The City processes SB 35 applications consistent with S enate Bill 35 . In 2020, the City successfully processed and approved its first and only SB 35 project to date. The project at North Housing for the Alameda Housing Authority entitled 586 residential units . The City will also establish a written policy or p rocedure and other guidance as appropriate to specify the Senate Bill (SB) 35 streamlining approval process and standards for eligible projects, as set forth under California Government Code Section 65913.4. The City has included Program 8 to prepare and publish administrative procedures for the processing of housing developments eligible for streamlined review pursuant to SB 35.
Building Permit Review .
The City of Alameda has adopted and administers the California Building Standards Code. The City of Alameda building permit review process ensures project compliance with State of California plumbing, electrical, mechanical, building, and other building code requirements. For large residential subdivisions, the construction permit plan check usually involves the review on the model homes for each discrete floor plan. This review process is typically completed in less than six weeks. During the plan check review, all plan check comments are posted electronically on the City’s e- permit portal, and may be accessed online at any time to facilitate the approval process. After the plan check for model homes have been completed, the construction permits for the individual homes are issued after a simple review of the plot plan.
The City has modified some sections of the Uniform Administrative Code, California Building Code, California Electrical Code, California Plumbing Code, and the California Mechanical Code. Modifications include changes to the appeals process, permit expiration dates, permit fees, and other minor changes.
None of the modifications to the Uniform Code constitutes a constraint on the development of affordable housing.
Table F-6 shows the typical permit timelines for the different types of permits.
Table F-6 Timelines for Permit Procedures
Type of Approval or Permit
Typical Processing Time (Time
from submittal of complete
application to project approval)
Ministerial Review One to 5 days
Administrative Design Review, Administrative Use Permit, or Administrative Variance. (Single-family homes in a rear year or vacant lot and d alterations to existing homes and multifamily buildings.)
30 to 45 days
Planning Board Review of Project Entitlements, including subdivision tentative map, minor General Plan or zoning amendments, development plan, and design review for new multifamily projects with two or more new units in new buildings. (Projects with use of prior environmental document or categorical exemption.)
45 to 60 days
Planning Board Review of Project Entitlements, for projects requiring major General Plan amendment, Zoning Code amendment, or site- specific environmental studies (e.g., borrowing owl, tribal lands, etc.) 60 days to 270 days
City of Alameda
F-24 2023 – 2031 Housing Element
Source: City of Alameda, 2021
Typical housing projects meeting zoning and General Plan go through a development plan process, including design review. These projects are approved with one public study session and one public hearing at the Planning Board. Study sessions are held as soon as the application is received to give opportunity for Planning Board questions about the project and to give early suggestions for improvements. Proposals for individual single-family homes are very rare in Alameda. On average, the City receives less than one application for an individual single -family home every few years. If the project includes a Master Plan, which must be approved by ordinance, or a Subdivision Map, then an additional public hearing is required before the City Council.
Although the approval process has proven to be relatively efficient, the City’s regulatory process was slightly lengthened by the current zoning code, which requires a number of different findings and approvals by the Planning Board for a single residential project. Currently, the Planning Board must make the following findings for multifamily and single-family projects:
• Development Plan Findings:
o The development is a more effective use of the site than is possible under the regulations for which the PD district is combined.
o The location of the proposed use is compatible with other land uses in the general neighborhood area, and the project design and size is architecturally, aesthe tically, and operationally harmonious with the community and surrounding development. o The proposed use will be served by adequate transportation and service facilities including pedestrian, bicycle, and transit facilities.
o The proposed use, if it comp lies with all conditions upon which approval is made contingent, will not adversely affect other property in the vicinity and will not have substantial deleterious effects on existing business districts or the local economy. o The proposed use relates favorably to and is consistent with the General Plan. • Design Review Findings:
o The proposed design is consistent with the General Plan, Zoning Ordinance, and the City of Alameda Design Review Manual.
o The proposed design is appropriate for the site, is compatible with adjacent or neighboring buildings or surroundings, and promotes harmonious transitions in scale and character in areas between different designated land uses; and o The proposed design of the structure(s) and exterior materials and landscaping are visually compatible with the surrounding development, and design elements h ave been incorporated to ensure the compatibility of the structure with the character and uses of adjacent development.
The following findings must also be made for density bonuses and multifamily prohibition waivers:
• The proposed affordable units make the project eligible for a density bonus of 20 percent under California Government Code 65915 and City of Alameda Municipal Code Section 30-17. • The proposed affordable units make the project eligible for waivers of development standards that physically preclude the development at the permitted density under California Government Code 65915 and City of Alameda Municipal Code Section 30-17.
City of Alameda
2023 – 2031 Housing Element F-25
• Pursuant to State Density Bonus Law and the Density Bonus Ordinance (AMC 30-17), the proposed project is consistent with, and qualifies for, a requested waiver from Section 26 of the City Charter and AMC Sections 30-50 through 30-53 Multiple Dwelling Units Prohibited.
If the site is zoned MX (Mixed Use), additional findings are needed to approve a master plan and the project must also be approved by the City Council:
• The Master Plan relates favorably to the General Plan. • The Master Plan proposes an effective use of the site. • The proposed Master Plan, if development complies with all conditions upon which approval is made contingent, will not adversely affect other property in the vicinity and will not have substantial deleterious effects on existing business districts or the local economy. • The location of the proposed use is compatible with other land uses in the general neighborhood area, and the project design and size are architecturally, aesthetically, and operationally harmonious with the community and surrounding development. • The proposed use will be served by adequate transportation and service facilities inclu ding pedestrian, bicycle, and transit facilities.
To simplify and streamline the housing approval process for sites that are zoned to accommodate housing, the City of Alameda is amending the Zoning Code (see programs 2, 3, and 4) to limit the approval process for projects that are consistent with the Z oning Code to Design Review. To expedite the Design Review process and create certainty for both developers and the neighborhood, the Planning Board has adopted Objective Design Review Standards for Multifamily Housing. The amendments also establish and clarify that certain types of housing projects, including supportive housing and affordable housing projects, shall be subject to ministerial review for conformance with the Objective Design Review Standards.
Building Permit Review and Plan Check. The Planning Building and Transportation Department is able to complete its review of the construction drawings for a building permit within 4 0 days of submittal (Table F-7). The amount of time between the com pletion of the review and the issuance of a Building Permit is determined by the speed at which the applicant is able to make any necessary corrections to the Construction Drawings and resubmit for approval and Building Permit . A review of building permit s for new residential units over the last year (2021) revealed that the typical timeframe f rom application submittal to issuance of a building permit is 10 to 15 days for complete plans and up to 60 or 70 days for plans that require multiple revisions. Ho wever, on average, the timeframe from submittal to when building permits are issued is within 40 days.
Table F-7 Typical Building Permit Processing Timeline by Project Type Type of Approval or Permit
Typical Processing Time
(Time from Construction Drawing Submittal to Plan
Check Review Completion)
Residential Addition 40 days
New Single-family home 40 days NA
New Multifamily building 40 days
Source: City of Alameda Building Department, 2022
City of Alameda
F-26 2023 – 2031 Housing Element
Table F-8 lists the review authority for various applications in the City of Alameda. Minor Design Review, Minor Use Permits, and Minor Variances are reviewed and approved by the Planning Director, with the right to appeal to the Planning Board . Major Design Revi ew (projects with multiple buildings or new buildings on major corridors is conducted by the Planning Board, with appeal to the City Council.
Table F-8 Review Authority
Type of Decision
Role of Review Authority
Director Planning Board City Council
Zoning Clearance Decision Appeal Appeal
Minor Design Review/Use Permit/Variance Decision Appeal Appeal Major Design Review/Use Permit/Variance Recommend Decision Appeal Development Plan with 2 or more new buildings Recommend Decision Appeal Tentative Parcel Map Recommend Recommend Decision
Final Map Recommend N/A Decision
Master Plan Recommend Recommend Decision
Development Agreement Recommend Recommend Decision
Source: City of Alameda Municipal Code 2022
Off Site Improvements
All development in Alameda is urban infill development on sites that have been previously occupied by prior uses. Therefore, off-site improvements to serve the project are generally limited to project frontage sidewalk, curb improvements, and in some cases project intersection improvements to address public health and safety impacts of the project pedestrian, bicycle, automobile, and/or truck traffic.
Per the City of Alameda subdivision ordinan ce, the applicants may choose to propose new public streets to be maintained by the City of Alameda or new private streets with public access easements to be maintained by the project. In cases where the applicant proposes public streets to be maintained b y the City, the streets must meet the specific size standards articulated in the Subdivisions Ordinance . The Ordinance allows for a minimum width of two lanes with sidewalks for a total width of 36 feet . Several developers have proposed privately maintained streets and alleys as narrow as 20 feet. These proposals have been approved by the City of Alameda provided that adequate access is provided for fire safety .
Based upon recent proposals submitted by the development community for a variety of housing sites throughout Alameda, it is apparent that the off -site improvements required for housing development is not a constraint on housing development.
Citywide Development Impact Fees and Permit Processing Fees.
Citywide Development Impact Fees
In 2019, the C ity prepared a new nexus study and updated its Citywide Development Impact Fee (CDF) ordinance. The CDF represents a fair share contribution to a specific list of public infrastructure City of Alameda
2023 – 2031 Housing Element F-27
improvements, park improvements, and public safety facility improvement s necessary to support projected growth in Alameda. Table F-9 illustrates the citywide Development Fee structure.
In 2019, in an effort to reduce costs for the construction of affordable housing, the City Council amended the CFD ordinance to exempt deed restricted affordable units and accessory dwelling units from the CDF ordinance fee requirements.
Table F-9 Alameda Citywide Development Fees by District and Land Uses* Land Use/Category
Off-Site Facilities
Total Public
Safety
General
Public
Facilities
Transpor-
tation Parks
CDF Fees Per Unit
Single Family Low Density $2,127 $1,377 $2,235 $8,105 $13,844 Multifamily $1,688 $1,092 $1,735 $5,921 $10,436
Deed Restricted Affordable Housing $0 $0 $0 $0 $0
Accessory Dwelling Units $0 $0 $0 $0 $0
Sources: City of Alameda, 2021
Permit Processing Fees
Every five (5) years, the City of Alameda utilizes a third-party consulting firm to evaluate the cost to the City of processing a different types of building and planning permits. The current fee schedule is based upon the 2019 Fee Study. The Fee study is used to establish the true cost to the City of providing building plan check and planning review for planning and building permits. These fees typically are assessed on a per unit basis in residential developments. Fees charged for building permits are based on a fee study completed in 2019. The total amount collected in fees covers only those costs related to the review of the building plans and the inspection of the construction project.
To reduce permit costs for residential development, the Building Department operates two programs:
• Model Unit Fee Reduction . For large residential projects with multiple buildings or similar size and design, the Building Department charges the full building permit review processing fee for the review of the first building. All subsequent buildings of the same model pa y a permit review fee that is approximately 25 percent of the total fee, since the review of the subsequent building plans can be limited to site specific placement review (setbacks, etc.) and site -specific infrastructure connections.
• Manufactured ADU Fee Reduction Program . For accessory dwelling units, the Building Department partners with prefabricated accessory dwelling unit manufactures. The manufacturer pays the permit review fee to review the ADU design for consistency with building permit requirements. Any property owner in Alameda that chooses to purchase that unit design from the manufacturing partner then only needs to pay a reduced fee for building plan check . The fee is typically 25 percent of the normal fee, since the review can be limited site -specific placement review (setbacks, etc.) and site specific infrastructure connections.
City of Alameda
F-28 2023 – 2031 Housing Element
Table F-10 provides a breakdown of the fees required for construction of a typical detached single-family home and a typical multifamily unit in a 10 -unit multifamily building. Table F-11 describes minimum City fees for typical planning permits. The planning fees per dwelling unit are comparable or less than those charged by other jurisdictions in Alameda County and are not considered a barrier to residential development because of their relatively low value. All fee information is also available on the City’s website.
Table F-10 City of Alameda Permit Fees
New Single-Family Detached (2,500 sq. ft.)
New Multifamily Condominium Unit. (14,400 sq. ft.
1200 sf per unit)
(fees per building based upon 12-unit building)
Building Permit Fee $3,004 Building Permit Fee $27,300
Building Standards Fee $11 Building Standards Fee $150
Plan Check Fee $2,403 Plan Check Fee $5,166
Permit Filing Fees $264 Permit Filing Fees $264
Community Planning Fee $1,349 Community Planning Fee $18,692.88 Certificate of Approval $150 Certificate of Approval $150 Sewer Connection Fee $1,118 Sewer Connection Fee $1,118 CDF Fee $13,844 CDF Fee $125,232
Waste Management Plan $373 Waste Management Plan $373
Plan Check - Planning $216 Plan Check - Planning $216
School Fee ($4.08/sq. ft.) 10,200 School Fee ($4.08/sq. ft.) $58,752 SMIP Fee $35. SMIP Fee $486
Plan Check – Public Works $192 Plan Check – Public Works $192 Improvement Tax $2,697 Improvement Tax $37,385
Technology Fee $248 Technology Fee $1,494
Total $36,104.00 Total $276,970.88
Total (per unit) $23,080
Source: City of Alameda, Planning, Building & Transportation 2022 City of Alameda
2023 – 2031 Housing Element F-29
Table F-11 Planning and Development Fees
Fee Category Fee Amount
Zoning Clearance 0
Certificate of Compliance $433
Appeals $1,082 + $1,000 deposit Time & Material @ $216 per hr Conditional Use Permit (Major) $2,435
Conditional Use Permit (Minor) n/a
Design Review (Major) $1,515 to $2,868
Design Review (Minor) $649
General Plan Amendment (Text or Map) $8,400 deposit
General Plan Amendment (GPA/Rezone Combined) $8,400 deposit Variance $2,435
Zoning Amendment $8,400 deposit
Lot Line Adjustment $541 + $2,000 deposit
Subdivision $6,000 deposit
Subdivision Final Map $6,000 deposit
Information Assessment
CEQA EIR Actual Cost
CEQA ND or MND Actual Cost
CEQA Exemption No Cost
Source: City of Alameda Schedule of Fees 2022
Available Infrastructure
With all sites identified for planned housing development already served by utilities, and requirements in place for infrastructure improvements for all new development, infrastructure does not pose a constraint on development of those sites within the eight-year planning period.
Water and Wastewater
All of the Housing Element housing opportunity sites are already served by utilities, with existing infrastructure in place. The East Bay Municipal Utilities District (EBMUD) is the sole provider of potable and reclaimed water, and wastewater conveyance and treatment, in Alameda . EBMUD has current and planned capacity to accommodate the RHNA for water and wastewater. EBMUD has provided water assessments for a number of the sites and has determined that adequate water supplies exist to accommodate Alameda’s current and projected water needs, including the RHNA. Solid waste, recycling, and organics collection are managed through a franchise agreement with Alameda County Industries (ACI) and a solid waste disposal service contract with Waste Management.
City of Alameda
F-30 2023 – 2031 Housing Element
To minimize infiltration of ground water into the sewer system and provide modern, efficient utilities and services, all new development proposals in Alameda are generally required to replace the on- site sewer, storm drain, water, and power lines . To address off -site infrastructure improvements, each project is required to pay a Development Impact Fee to fund upgrades to public facilities.
Priority for Water and Sewer
Per Chapter 727, Statues of 2004 (SB 1087), upon completion of an amended or adopted Housing Element, a local government is responsible for immediately distributing a copy of the element to area water and sewer providers. In a ddition, water and sewer providers must grant priority for service allocations to proposed developments that include housing units affordable to lower -income households. Chapter 727 was enacted to improve the effectiveness of the law in facilitating housing development for lower-income families and workers.
To comply with SB 1087, upon adoption, the City of Alameda will immediately forward its adopted Housing Element to East Bay Municipal Utility District (EBMUD) its water and wastewater providers so EBMUD can grant priority for service allocations to proposed developments that include units affordable to lower - income households.
Available Dry Utilities
Dry utilities, including electricity and telephone service, are available to all areas within the City.
Electricity: Alameda Municipal Power (AMP) serves Alameda for electrical service, with approximately 95 pole miles of overhead lines and over 170 cable miles of underground lines . AMP’s power rates are significantly lower than Pacific Gas & Electric (PG&E)
Opportunities for Energy Conservation
The City of Alameda has adopted a wide range of policies and programs to facilitate energy efficiency in residential development . Taken as a whole, the City’s policies and programs form a comprehensive approach to energy efficiency in residential development.
In 2022, the City Council updated its General Plan to include a new and updated Conservation and Climate Action Element. With an adopted goal of net zero greenhouse gas emissions, the City of Alameda is aggressively pursuing a wide range of programs to conserve energy. General Plan policies address energy conservation in transportation, building construction, and in the operations of business and residential homes. Policy CC-13 Alameda’s Building Stock and policy CC -14 Energy Efficiency and Conservation are examples of two City of Alameda General Plan policies with actions to conserve energy.
To implement these policies, Alameda Municipal Power provides a wide range of programs to conserve energy in existing residential and mixed use areas of Alameda.
These services include a weatherization cash grant program, a rebate program for compact fluorescent lights, a meter lending program, a rebate program for Energy Star refrigerators, a second refrigerator pickup program, free energy audits, and an Energy Assistance Program to help low -income residents reduce their energy use.
City of Alameda
2023 – 2031 Housing Element F-31
Below is a summary of the City’s residential energy programs:
1. The AMP Marketplace provides instant rebates and the ability to learn about, compare, and purchase green products with instant rebates on eligible items. Products include, ENERGY STAR -certified appliances, electric vehicle supply equipment, and other energy conservation products.
2. The Smart Thermostat program provides rebates for smart thermostats.
3. The Electric Panel Upgrade program provides up to $2,500 for any resident that upgrades their home's panel to switch to electric appliances.
4. The Level 2 Electric Vehicle Charger program provides up to $800 for purchase and installation of a level 2 electric vehicle charger at home to encourage residents to use Alameda's 100 percent clean energy by charging their EVs at home.
5. The Heat Pump program provides up to $1,500 rebates for homeowners that install an ENERGY STAR electric heat pump water heater. New heat pump water heaters use about half the electricity of normal electric-resistant water heaters.
6. The Electric Vehicle program provides up to $1,500 rebates for purchase of a used all-electric car.
7. The Electric Dryer program provides a rebate of up to $100 for the purchase and install ation of an ENERGY STAR electric dryer.
8. The LED lighting program provides rebates of up to $2 per bulb for purchase of LED light bulbs.
City of Alameda
2023 – 2031 Housing Element G-1
APPENDIX G –
HOUSING RESOURCES
The City of Alameda provides a range of resources to support the development and rehabilitation of housing in Alameda.
Alameda Housing Authority
For over 75 years, The Housing Authority of the City of Alameda has provided a range of housing assistance to low -income households . The primary programs include Housing Choice Vouchers, Project -Based Vouchers, specialized housing assistance, Family Self -Sufficiency, affordable real -estate development, community development projects, resident services and the management of Housing Authority properties.
The primary goal of the Housing Authority is to provide quality, affordable, and safe housing in the City of Alameda. The Authority works with other units of government, non-profits, and private landlords. We also partner with a variety of agencies to provide housing and support services to as many eligible individuals, families, seniors, and persons with disabilities as possible. Please explore our website to learn about the programs we offer, business and employment opportunities, and to access forms and other resources .
The Housing Authority is governed by a Board of Commissioners that is subject to the Brown Act.
City of Alameda Department of Community Development
The Department manages the Home Investment Partnerships program (HOME) and the Community Development Block Grant (CDBG) program. Through these programs the City offers rental and residential rehabilitation assistance, completes capital improvements in eligible neighborhoods, and also funds community and social service programs. The City also sponsors a program for first time homebuyers that can assist a limited number of eligible households.
The Housing Rehabilitation Program offers low-interest loans and grants to eligible homeowners in Alameda. Rental property owners, whose units are occupied by 51 percent or more low income renters, are also eligible for low -interest loans to make repairs and qualified property improvements. Senior and disabled households may be eligible for additional as sistance. Staff provides technical assistance evaluating the unit and recommends a scope of work. Support is given during the bid process and continues during the construction phases of the project. This assistance is provided as a no-cost program benefit. Rehabilitation staff has technical skills and experience to help your project progress from need to completion.
The Rental Rehabilitation Program p rovides loans at 2 percent interest to landlords who rehabilitate rental property in Alameda. The majority (at least 51 percent) of the households in the structure must be low income, and the majority of the units must be two-bedrooms or larger with rents not in excess of Payment Standards.
City of Alameda
G-2 2023 – 2031 Housing Element
The Housing Rehabilitation Program helps low-income Alameda homeowners repair and improve their homes. Low-interest loans are available on a first -come, first-served basis, and can be used to correct substandard and/or health and safety conditions (including lead -based paint hazards), to e xtend energy conservation, or to repair or replace major systems in danger of failure.
The Minor Home Repair Program p rovides grants of up to $2,000 for emergency repairs to health, safety and security items, or minor repairs of carpentry, plumbing, heating, and electrical items. This program is available to low-income Alameda homeowners on a first-come, first-served basis The Substantial Rehabilitation Program p rovides below market-rate loans to Alameda property owners to create new affordable rental units in vacant or underutilized space in existing structures. Grants of up to $15,000 for preliminary design services are available to help owners determine the feasibility of new unit development before proceeding with the rehabilitation project. In exchange for below market-rate loans, property owners commit to rent the new units to Housing Choice Voucher Program tenants for 15 years.
The Soft Story Structural Assessment Grant for Rental Units Program ( Program) provides financial assistance to residential rental property owners (Owner) to assess their soft story structure without passing the costs through to tenants. At least 51 percent of the units in the building must be occupied by low- and moderate-income households. Grants of up to $5,000 are available to offset engineering fees required to produce a report acceptable to the Building Department for review . Participation in this Program also provides eligibility for Rental Rehabilitation Loan Program funds to assist in the cost to retrofit the structure, subject to funding availability and eligibility criteria above.
Homeless Services
In partnership with local non-profit agencies and community and faith-based organizations, the City of Alameda provides a range of services to the unhoused community . The programs are under the supervision of the City’s CARES Team (Collaboration Advancing R esearch, Efforts, and Supports for Alameda’s Homeless), an interdepartmental and interagency consortium working to address the issue of homelessness in Alameda.
Temporary Shelter program supplement temporary and permanent housing options offered by non-profit agencies in Alameda, including Midway Shelter, Alameda Point Collaborative and Bessie Coleman Court.
Warming Shelter program provides a warm, safe, and welcoming place to shelter on cold and rainy nights during the winter season. Outreach and volunteer -prepared meals available onsite. Limited services available during the pandemic.
Alameda Day Center co nnects clients to housing, health, mental health, substance use, and social services and supports. Offers classes, meals, well checks, showers, and enrichment activities. A safe and welcoming place for clients to relax and participate in programs. Open Monday-Sunday 9:00 a.m. to 8:00 p.m.
Safe Parking Program p
rovides a safe and welcoming space for people living in cars or vans to park at night. Bathrooms/washing facilities available. Outreach workers and housing navigators available to connect clients to services. Open Monday-Sunday, 7 p.m.- 7 a.m.
Safe Shelter Program/ FEMA Trailers pr
ovides shelter for elderly and medically compromised individuals at-risk for COVID-19 using the four FEMA trailers from the State. Allows residents to shelter in place during the pandemic. Meals, health, and social services provided.
City of Alameda
2023 – 2031 Housing Element G-3
Dine and Connect Meal program provides at four church sites every Monday 4-5 p.m. Onsite outreach provided by Building Futures and Operation Dignity to connect unhoused guests to health, housing, social services, and resources. Click here (PDF, 139KB) to download more information. • First Monday of each month at Twin Towers United Methodist Church, 2259 Central Ave Alameda, CA
• Second Monday of each month at Trinity Lutheran Church, 1323 Central Ave Alameda, CA • Third Monday of each month at First Congregational Church, 1912 Central Ave Alameda, CA • Occasional 4th Mondays (March 23rd) Christ Episcopal Church 1700 Santa Clara Ave, Alameda CA Enter from the parking lot on Grand St.
• Last Monday of each month at Immanuel Lutheran Church, 1420 Lafayette St. Alameda, CA Rental Assistance and Subsidies provides emergency rent relief, move -in deposits and fees, and other necessities to prevent individuals and families from losing their home or to secure housing. Also covers emergency motel stays. Assists clients with financial management planning.
Mobile Hygiene Program pr
ovides mobile hygiene services that includes showers and laundry. Conducts assessment and connects clients to services.
Mobile Health p rovides urgent care, care coordination, and linkages and referral to community resources for Alameda’s unhoused. The Clinic is available at the Dine and Connect meal service at Immanuel Lutheran Church on the last Monday of every month from 4 p.m. to 7 p.m., and now offers COVID vaccinations and dental care.
Mobile Shower p rovides shower and hygiene services at the Day Center on Tuesdays and Thursdays. Also conducts outreach and links clients to health and supportive services.
Shower Program On- site provides weekly shower services run by community volunteers offered onsite at Christ Episcopal Church on Sundays from 2 -4 p.m. Please make a reservation for your shower. For more information and to sign up, call: (510) 522-HOME. Click here (PDF, 105KB) to download more information.
Street Health s eeks to address the health disparities experienced by homeless residents of Alameda County. Provides access to care from multi -disciplinary teams through regularly scheduled outreach services offered to unsheltered people to build relationships that lead to long -term health through connections to primary care, social services, housing, mental health, dental care, and other resources.
Mobile Outreach e s tablishes supportive relationships with homeless individuals through visits by Outreach Workers and offering services to end homelessness. Services are delivered at sites and spaces where people experiencing homelessness are located, including encampments, parking lots, bridge underpass, tunnel entrances, parks, sidewalks, FEMA trailer site, etc.
Intensive Case Management p
rovides comprehensive, collaborative, and person-centered approach to support Alameda's most chronically homeless individuals with complex and co -occurring medical and psychosocial needs.
City of Alameda
G-4 2023 – 2031 Housing Element
De-Escalation Training focuses on communication and safety for local businesses, staff, providers, and the community.
"You Are Not Alone" Support Group p rovides a safe, nonjudgmental, and supportive group conversation with families who have unhoused loved ones with mental illness and/or substance use challenges
101 Parkshore Drive, Suite 200
Folsom, California 95630
t 916.245.7500
www.placeworks.com
* * * * * *
I, the undersigned, hereby certify that the foregoing Resolution was duly and regularly adopted and passed by the Council of the City of Alameda in a regular meeting assembled on the 15th day of November 2022, by the following vote to wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
IN WITNESS, WHEREOF, I have hereunto set my hand and affixed the offic ial seal of the said City this 16th day of November 2022.
_____________________________
Lara Weisiger, City Clerk
City of Alameda
APPROVED AS TO FORM:
________________________
Yibin Shen, City Attorney
City of Alameda