AUGUST 30, 2022
SPECIAL CITY COUNCIL AGENDA
*IMPORTANT NOTICE ABOUT PUBLIC COMMENTS AND MEETING PARTICIPATION* UPDATED APRIL 21, 2022
Consistent with Contra Costa County Health orders, and in accordance with California Government Code Section 54953(e) concerning teleconference meetings, this City Council meeting will be held exclusively via teleconference, using the Zoom video conferencing system. At this time, public participation will be available exclusively via telephone or teleconference, using the Zoom video conferencing system.
How to View and Participate
The public is invited to participate in the City Council meeting and offer comments of up to 3 minutes (or as may otherwise be determined by the Council) using any of the following methods:
1. Zoom: www.brentwoodca.gov/vcc or Zoom Webinar ID: 760 1397 0037 Phone Numbers:
Dial (for higher quality, dial a number based on your current location):
US: +1 720 707 2699 or +1 253 215 8782 or +1 346 248 7799 or +1 646 558 8656 or +1 301 715 8592 or +1 312 626 6799 or 888 788 0099 (Toll Free) or 833 548 0276 (Toll Free) or 833 548 0282 (Toll Free) or 877 853 5247 (Toll Free)
As the City Council Chamber will not be open to the public, individuals may view and participate in the meeting with this link. During the meeting, each period for public comment will be announced, and participants may use the “Raise Hand” feature on Zoom to request to speak. The meeting host will call on you, by name, and enable your microphone when it is your turn to speak.
In order to ensure the orderly administration of the meeting using this method, providing your name is encouraged, but is not required. (If you need instructions on how to use this feature, please contact the City Clerk by noon of the meeting date at [email protected] or 925.516.5182.)
The public may view the meeting via one-way video feed by selecting the video option at the City Council Agendas’ link on the City webpage at www.brentwoodca.gov
2. Telephone
If you wish to comment during the meeting via telephone, you may “raise your hand” virtually on most devices by pressing *9, and you will be called upon when it is your time to speak. After speaking, please press *9 again to remove the “raise your hand” feature. If that feature does not work on your device, please email [email protected] in advance of the meeting where possible. The request must contain in the subject line “Request to Speak – Agenda Item #” and should include name and full phone number that will be used to call in. In order to ensure the orderly administration of the meeting using this method, providing your name is encouraged, but is not required.
3. E-mail
Public comments can also be submitted via e-mail to [email protected]. Any public comments received up until 3:00 p.m. of the meeting date will be:
distributed to the Council via email before the meeting, posted online for public inspection at https://www.brentwoodca.gov/councilmeetingonline, and
later summarized in the meeting minutes.
Public comments received after 3:00 p.m. of the meeting date, but prior to the start of the meeting, will be emailed to the City Council, posted online within one day following the meeting, and will be summarized in the meeting minutes. The City cannot guarantee that its AUGUST 30, 2022
SPECIAL CITY COUNCIL AGENDA
PAGE 2 OF 2
network, website, and/or the Zoom system will be uninterrupted. In the event of an interruption to the broadcasting of the meeting using the telephone or internet-based options listed above, the City Council will take no further action on items on the agenda until public access to the meeting via either option is restored. To ensure that the City Council receives your comments prior to taking action, you are strongly encouraged to submit them in advance of the meeting by 3:00 p.m.
As e-mails containing public meeting comments are part of the official record, note that personal contact information may be published if it is included with your e-mail.
The Closed Captioning provided via Zoom is auto generated. It is not the official record and is provided as a convenience.
Pursuant to Section 54956 of the California Government Code, a special meeting of the City Council is hereby called for AUGUST 30, 2022, at 6:00 p.m. or as soon thereafter as possible.
Following the staff presentation of the agenda item, and before direction is provided, public comment will be taken.
CALL TO ORDER/ROLL CALL: A special meeting of the City Council A. Housing Element Update - Introduction of the 2023-2031 (6th Cycle) Housing Element Update Public Review Draft. (Alexis Morris/Jennifer Hagen)
ADJOURNMENT
POSTING STATEMENT
On August __, 2022, a true and correct copy of this agenda was posted on the City Hall Bulletin Board, outside City Hall, 150 City Park Way, Brentwood, CA 94513 and at our website www.brentwoodca.gov A complete packet of information is available for public review at City Hall or on our website at www.brentwoodca.gov
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"UUBDINFOU"
Brentwood 2023-2031 Housing Element
i
6th Cycle Update - 2023-2031
City of Brentwood
Housing Element
"UUBDINFOU #
Brentwood 2023-2031 Housing Element
ii
City of Brentwood
Housing Element
2023-2031
Public Review Draft
Brentwood 2023-2031 Housing Element
iii
Table of Contents
SECTION 1: INTRODUCTION
A. State Policy and Authorization ........................................................................................................ 1-2
1. Background .................................................................................................................................... 1-2
2. State Requirements ......................................................................................................................... 1-2
3. Regional Housing Needs Assessment ........................................................................................... 1-4
4. Relationship to Other General Plan Elements ............................................................................... 1-5
5. Public Participation (To be updated as we proceed) ..................................................................... 1-6
6. Data Sources.................................................................................................................................. 1-6 B. Housing Element Organization ....................................................................................................... 1-7 SECTION 2: COMMUNITY PROFILE
A. Population Characteristics .............................................................................................................. 2-1
1. Population Growth .......................................................................................................................... 2-1
2. Age Characteristics ........................................................................................................................ 2-1
3. Race/Ethnicity Characteristics ....................................................................................................... 2-2 B. Economic Characteristics ................................................................................................................ 2-4
1. Employment and Wage Scale ........................................................................................................ 2-4 C. Household Characteristics .............................................................................................................. 2-7
1. Household Type ............................................................................................................................. 2-7
2. Household Size .............................................................................................................................. 2-9
3. Household Income ......................................................................................................................... 2-9 D. Housing Problems .......................................................................................................................... 2-11
1. Overcrowding ............................................................................................................................... 2-12
2. Overpayment (Cost Burden) ........................................................................................................ 2-13 E. Special Needs Groups .................................................................................................................... 2-14
1. Seniors ......................................................................................................................................... 2-15
2. Persons with Physical and Developmental Disabilities ................................................................ 2-16
3. Large Households ........................................................................................................................ 2-18
4. Single-Parent Households ........................................................................................................... 2-19
5. Farmworkers ................................................................................................................................ 2-19
6. Extremely Low-Income Household (ELI) and Poverty Status ...................................................... 2-20
7. Persons Experiencing Homelessness ......................................................................................... 2-22
8. Students ....................................................................................................................................... 2-23 F. Housing Stock Characteristics ...................................................................................................... 2-23
1. Housing Growth ........................................................................................................................... 2-24
2. Housing Types ............................................................................................................................. 2-24
3. Housing Availability and Tenure................................................................................................... 2-24
4. Housing Age and Conditions........................................................................................................ 2-26
5. Housing Costs and Affordability ................................................................................................... 2-27 Very Low-Income Households .......................................................................................................... 2-30 Low-Income Households .................................................................................................................. 2-30 Moderate-Income Households .......................................................................................................... 2-30 SECTION 3: HOUSING CONSTRAINTS, RESOURCES, AND FAIR HOUSING A. Housing Constraints......................................................................................................................... 3-2
1. Nongovernmental Constraints
DRAFT
........................................................................................................ 3-3 .......................... .............
............................... 1- ............
.................................... 1-2 ................... ......................................... 1-4 .............................. .............................................. 1-5 ..................................... ................................................... 1-6 .................................................. ....................................................... 1-6 ....................................................... 1- ............................................................. 1-7 .......................................................................... 2- .......................................... ............................................................................. ................................ ............................................................................. ...................... ............................................................................. .............. ............................................................................. ..................................................... ............................................................................. .............................................................. ............................................................................. ................................................................ ............................................................................. ............................................................. ............................................................................ ................................................... ............................................................................. ................................................ .............................................................................. ....................................................... ............................................................................. ....................................................... nt (Cost Burden) ................................................... nt (Cost Burden) .................................. eds Groups .......................................................... eds Groups ................................................ s ........................................................................... s ....................................................................... sons with Physical and Developmental Disabilitie ons with Physical and Developmental Disabilitie Large Households ................................................ ouseholds ................................................
Single-Parent Households .............................. nt Households ..............................
5. Farmworkers .............................................. . Farmworkers ..............
6. Extremely Low-Income Household (ELI) 6. Extremely Low-Income Ho
7. Persons Experiencing Homelessness 7. Persons Experiencing Homel
8. Students ....................................... ....................................
F. Housing Stock Characteristics . k Characteristics .
1. Housing Growth ................. wth ...
2. Housing Types ............... s .....
3. Housing Availability a 3. Housing Availability
4. Housing Age and C 4. Housing Age and
5. Housing Costs a
Very Low-Incom
-Income
ate
Brentwood 2023-2031 Housing Element
iv
Land Costs and Construction Costs ................................................................................................... 3-3 Availability of Financing ...................................................................................................................... 3-3 Economic Constraints ......................................................................................................................... 3-5
2. Governmental Constraints ............................................................................................................. 3-7 Land Use Controls .............................................................................................................................. 3-7 Variety of Housing Types Permitted ................................................................................................... 3-9 Residential Development Standards ................................................................................................ 3-18 Housing for Persons with Disabilities ................................................................................................ 3-21 Planned Development Zones ........................................................................................................... 3-24 Local Ordinances .............................................................................................................................. 3-24 Specific Plans ................................................................................................................................... 3-32 On-/Off-Site Improvements ............................................................................................................... 3-33 Development Fees ............................................................................................................................ 3-35 Local Processing and Permit Procedures......................................................................................... 3-37
3. Infrastructure Constraints ............................................................................................................. 3-41 Dry Utilities ........................................................................................................................................ 3-41 Water Supply .................................................................................................................................... 3-41 Fire and Emergency Services ........................................................................................................... 3-43 Police Services ................................................................................................................................. 3-44
4. Environmental Constraints ........................................................................................................... 3-44 Geological and Seismic Hazards ...................................................................................................... 3-45 Flood Hazards ................................................................................................................................... 3-45 Fire Hazards ..................................................................................................................................... 3-45 Toxic Hazards ................................................................................................................................... 3-46 Summary of Constraints ................................................................................................................... 3-46 B. Financial Resources ....................................................................................................................... 3-47
1. Section 8 Housing Choice Vouchers ........................................................................................... 3-47
2. Community Development Block Grants (CDBG) ......................................................................... 3-47
3. HOME Investment Partnership Program ..................................................................................... 3-47
4. Local Early Action Planning (LEAP) Grant ................................................................................... 3-48
5. SB 2 Grant .................................................................................................................................... 3-48
6. City of Brentwood Housing Trust Fund ........................................................................................ 3-48 C. Opportunities for Energy Conservation ....................................................................................... 3-48
1. Energy Use and Providers ........................................................................................................... 3-48
2. Energy Conservation .................................................................................................................... 3-48 D. Affirmatively Furthering Fair Housing (AFFH) ............................................................................. 3-49
1. Assessment of Fair Housing Issues ............................................................................................. 3-49 Fair Housing Enforcement and Outreach ......................................................................................... 3-49 Integration and Segregation ............................................................................................................. 3-55 Racially and Ethnically Concentrated Areas ..................................................................................... 3-73 Access to Opportunities .................................................................................................................... 3-78 Disproportionate Needs .................................................................................................................... 3-96 Senate Bill 330 (SB 330) ................................................................................................................ 3-108
2. Assessment of Contributing Factors .......................................................................................... 3-109 Current Local Contributing Factors ................................................................................................. 3-109 SECTION 4: HOUSING PLAN
A. Goals, Policies, and Actions .............................................................................................................. 4-3 H.1 - Housing Goal ............................................................................................................
DRAFT
..................... 4-3
........
.................. ............
............................ ............
................................. 3-9 ..............
.................................... 3-18 ........................ ......................................... 3-21 .................................. .............................................. 3-24 ............................................ .................................................. 3-24 .................................................. 3 ....................................................... 3-32 ....................................................... 3-32 ............................................................ 3-33 ................................................................. 3-35 ...................................................................... 3-37 ........................................... .......................................................................... 3- ..................................... ............................................................................. ............................ ............................................................................. .................. ............................................................................. ................................................. ............................................................................. ......................................................... ............................................................................. .............................................................. s ............................................................................ ............................................................... ............................................................................ .......................................................... ............................................................................ .................................................. ............................................................................. ............................................. aints ...................................................................... aints ................................................ rces ..................................................................... rces ...............................................
Housing Choice Vouchers .................................... Housing Choice Vouchers ...................... nity Development Block Grants (CDBG) ............. nity Development Block Grants (CDBG) ......
E Investment Partnership Program ..................... E Investment Partnership Program ................... ocal Early Action Planning (LEAP) Grant .............. Early Action Planning (LEAP) Grant ..............
SB 2 Grant .......................................................... . City of Brentwood Housing Trust Fund ......... wood Housi C. Opportunities for Energy Conservation ... Opportunities for Energy
1. Energy Use and Providers ................... 1. Energy Use and Providers .
2. Energy Conservation ....................... 2. Energy Conservation ...............
D. Affirmatively Furthering Fair Hou y Furthering Fair Hou
1. Assessment of Fair Housing I of Fair Housing I
Fair Housing Enforcement an orcem
Integration and Segregatio egre
Racially and Ethnically Racially and Ethnicall
Access to Opportuni Access to Opportun
Disproportionate
enate Bill 330
sessm
Brentwood 2023-2031 Housing Element
v
Housing Policies ................................................................................................................................. 4-3 Implementing Actions.......................................................................................................................... 4-3 H.2 - Affordability Goal ......................................................................................................................... 4-10 Housing Policies ............................................................................................................................... 4-10 Implementing Actions........................................................................................................................ 4-10 H.3 - Equitable Distribution of Affordable Housing Goal ...................................................................... 4-16 Housing Policies ............................................................................................................................... 4-16 Implementing Actions........................................................................................................................ 4-16 H.4 - Housing Opportunities Goal ........................................................................................................ 4-18 Housing Policies ............................................................................................................................... 4-18 Implementing Actions........................................................................................................................ 4-18 B. Summary of Quantified Objectives .................................................................................................. 4-24
APPENDICES
Appendix A: Review of Past Performance
Appendix B: Candidate Sites Analysis
Appendix C: Summary of Community Engagement
Appendix D: Glossary of Housing Terms DRAFT..........
.................... .............
........................... 4- .............
............................... 4-16 ..............
.................................... 4-16 ........................ ......................................... 4-16 .................................. .............................................. 4-18 ............................................ .................................................. 4-18 .................................................. 4- ....................................................... 4-18 ....................................................... 4-18 ............................................................ 4-24 ent
Brentwood 2023-2031 Housing Element
Section 1: Introduction 1-1
Introduction
Section 1
Brentwood 2023-2031 Housing Element
Section 1: Introduction 1-2
Section 1: Introduction
The Housing Element is one of the seven State mandated elements included in the City of Brentwood’s General Plan. The purpose of the Housing Element is to identify and plan for the City’s existing and projected housing needs; it contains a detailed outline and work program of the City’s goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing for a sustainable future. Through research and analysis, the Housing Element identifies available candidate housing sites and establishes the City’s official housing policies and programs to accommodate the Regional Housing Needs Assessment (RHNA) goals as determined by the Association of Bay Area Governments (ABAG). The RHNA quantifies current and future housing growth within a City. The Housing Element is a critical tool for the City of Brentwood to plan for and accommodate current and growth within the community, over the eight-year planning cycle.
Section 1 Contents
A. State Policy and Authorization
1. Background
2. State Requirements
3. Regional Housing Needs Assessment
4. Relationship to Other General Plan Elements
5. Public Participation (To be updated as we proceed)
6. Data Sources
B. Housing Element Organization
A. State Policy and Authorization
1. Background
As a mandated chapter of the Brentwood General Plan, the Housing Element must meet all requirements of existing State law. Goals, programs and policies, and quantified objectives developed within the Housing Element are consistent with State law and are implemented within a designated timeline to ensures the City accomplishes the identified actions as well as maintains compliance with State law. The California Department of Housing and Community Development (HCD) reviews each Housing Element for substantial compliance with State law.
2. State Requirements
California State Housing Element Law (California Government Code Article 10.6) establishes the requirements for the Housing Element. State Law requires that local governments review and revise the Housing Element of their comprehensive General Plans once every eight years.
DRAFTof Bre
City’s existin City’s ex
City’s goals, polici City’s g
velopment of housing for velopment
dentifies available candidate dentifies available
programs to accommodate the ograms to accommoda
d by the Association of Bay Area of Bay A
using growth within a City. The Housing growth within a City. The Housing d accommodate current and growth within AFT
essment
eneral Plan Elements
To be updated as we proceed) we proceed)
OrganizationRA
o
R
licy h
RAoriz
ackground
As a mandated chapter of the Brentwood B Gener
of existing State law. Goals, programs and tate law. Goals, prog Housing Element are consistent with Sta
ensures the City accomplishes the ide complishes the ide California Department of Housing nt of H
substantial compliance with substantial compliance wit St 2 State Requirem
ia State
nts f
Brentwood 2023-2031 Housing Element
Section 1: Introduction 1-3
The California Legislature has adopted an overall housing goal for the State to ensure every resident has a decent home and suitable living environment. Section 65580 of the California Government Code States:
a) The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order.
b) The early attainment of this goal requires cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians in all economic levels.
c) The provisions of housing affordable to low- and moderate-income households requires the cooperation of all levels of the government.
d) Local and State governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for housing needs of all economic segments of the community. The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the state in addressing regional housing needs.
Table 1-1 summarizes the State Housing Element requirements and identifies where these requirements are addressed in this document.
Table 1-1: Housing Element Requirements
Housing Element Requirement(s) Gov. Code Section Reference in Housing Element
Analysis of employment trends. Section 65583.a Section 2.B Projection and quantification of existing and projected housing needs for all income groups. Section 65583.a Section 2.F Analysis and documentation of the City’s housing characteristics, including cost for housing compared to ability to pay, overcrowding, and housing condition.
Section 65583.a Section 2.D
An inventory of land suitable for residential development including vacant sites and sites having redevelopment potential. Section 65583.a Appendix B.E Analysis of existing and potential governmental constraints upon the maintenance, improvement, or development of housing for all income levels.
Section 65583.a Section 3.A.2
Analysis of existing and potential nongovernmental (private sector) constraints upon maintenance, improvement, or development of housing for all income levels.
Section 65583.a Section 3.A.1
Analysis concerning the needs of the homeless. Section 65583.a Section 2.E.7 Analysis of special housing needs: handicapped, elderly, large families, farm workers, and female-headed households. Section 65583.a Section 2.E Analysis of opportunities for energy conservation with respect to residential development. Section 65583.a Section 3.C
Identification of Publicly Assisted Housing Developments. Section 65583.a Section 3.D.1 Identification of Units at Risk of Conversion to Market Rate Housing. Section 65583.a Section 3.D.1 Identification of the City’s goal relative to the maintenance, improvement, and development of housing.
D
Section 65583.a Section 4
DRA on o
T
RAable 1-1: Housing Elemen
At Requirement
RAFTnment of nment o
g farmworkers, g farmw
government and the private government and
modate the housing needs of modate the housing
ate-income households requires the
o use the powers vested in them to facilitate
o make adequate provision for housing needs of o make adequate provision The Legislature recognizes that in carrying out egislature recognizes t also has the responsibility to consider eco he responsibili d community goals set forth in the general pl s set fort ments and the state in addressing regional housi ments and the state in addressing r ing Element requirements and identifies where ement requirements and identifies wher s
AR
g Element Requ
ment trends. ment tren Se RA
uantification of existing and projected housing uantification of existing and projected housing ncome groups. ncome g RA
housing condition.
g cost for housing compared to ability to pay, overcro
d documentation of the City’s housing characteristic documentation of the City’s housing characteristic or housing compared to ability to pay, overcro
tion.
AR
n inventory of land suitable for ventory of land suitable for residential developme vacant sites and sites having redevelopment potent vacant sites and sites having rede DR Analysis of existing and potential governmental Analysis of existing and potential gov the maintenance, improvement, or developm the maintenance, improvement, or deve income levels.DR
Analysis of existing and potential nongo and potential nongo constraints upon maintenance, impr ntenan
housing for all income levels. housing for all income level DR Analysis Anal concerning the needs he ne
Analysis of special housing Analysis of special housing amilies, farm workers,
ysis of opportun
tial develo
Brentwood 2023-2031 Housing Element
Section 1: Introduction 1-4
Table 1-1: Housing Element Requirements
Housing Element Requirement(s) Gov. Code Section Reference in Housing Element
Analysis of quantified objectives and policies relative to the maintenance, improvement, and development of housing. Section 65583.b Section 4 Identification of adequate sites that will be made available through appropriate action with required public services and facilities for a variety of housing types for all income levels.
Section 65583.c(1) Appendix B.A
Identification of strategies to assist in the development of adequate housing to meet the needs of low and moderate-income
households.
Section 65583.c(2) Appendix B.B
Description of the Public Participation Program in the formulation of Housing Element Goals, Policies, and Programs. Section 65583.d Appendix C Description of the Regional Housing Needs Assessment (RHNA) prepared by the Association of Bay Area Governments. Section 65583.e Section 1.A.3 Analysis of Fair Housing, including Affirmatively Furthering Fair Housing. Section 8899.50 Section 3.D
Review of the effectiveness of the past Element, including the City’s accomplishments during the previous planning period. Section 65583.f Appendix A Source: State of California, Department of Housing and Community Development.
The City of Brentwood’s current Housing Element was adopted on April 28, 2015 for the 5th Cycle 2015- 2022 planning period. The 6th Cycle Housing Element will plan for the 2023-2031 planning period.
Multiple amendments have been made to State Housing Element law since the adoption of the current Housing Element. These amendments change the required analysis, reporting, and type of policies that must be contained in the City’s 2023-2031 Housing Element. The contents of this Housing Element comply with these amendments to State housing law and all other Federal, State, and local requirements.
3. Regional Housing Needs Assessment
California’s Regional Housing Needs Assessment (RHNA) is the methodology for determining future housing need, by income category, within California and is based on growth in population, households, and employment. The statewide RHNA is determined under the administration of the California Department of Housing and Community Development (HCD). The quantified housing need is then allocated among the State’s 18 Metropolitan Planning Organizations (MPOs). In the City of Brentwood’s case, this agency is the Association of Bay Area Governments (ABAG).
In accordance with Section 65583 of the California Government Code, ABAG delegates a “fair share” of housing need to its member jurisdictions. The City of Brentwood’s RHNA allocation is divided amongst four income categories, which are based on the County of Contra Costa’s median income for a family of four. For the 2023-2031 planning period the City of Brentwood is allocated a total of 1,522 units. Table 1- 2 below identifies the City’s RHNA by income categories. DRAFTin ction 4
1) Appendix App B.AT
n 65583.c(2) n 65583.c Appendix B endix B.BTF
Section 65583.d Section Appendix C
FT
Section 65583.e Section 1.A.3 FT
Fair Section 8899.50 8899.50 Section 3.D
TFA
ding the City’s
riod. Section 65583.f Section 655 Appendix A AFT
ing Element was adopted on lement was adopted
nd Community Development. nd
April 28, 201FT5 for t
ycle Housing Element will plan for the 202 sing Element will plan for the 2023 2 en made to State Housing Element law since th ate Housing Element law since t mendments change the required analysis, r the required a eport e City’s 2023-2031 Housing Element. The content ng Elemen ents to State housing law and all other Federal, S ents to State housing law and all oth al Housing Ne al Hous eds Assessment ds Ass
ia’s Regional Housing Needs Assessment (RHN gional Housing Needs Assessment (RHN sing need, by income category, within ncome catego California nd employment. The statewide RHNA is det nd employment. The statew Department of Housing and Community De Department of Housing and Com allocated among the State’s 18 Metropoli allocated among the State’s 18 Metro case, this agency is the Association of
In accordance with Section 6558 In accordance with Sectio housing need to its member housing need to its memb
four income categories, w
r. For the 2023-203
w identifies t
Brentwood 2023-2031 Housing Element
Section 1: Introduction 1-5
Table 1-2: City of Brentwood 6th Cycle RHNA
Income Category
Percent of Contra Costa County
Median Family Income (MFI) Brentwood RHNA
Very Low-Income 0-50% MFI 402
Low-Income 51-80% MFI 232
Moderate-Income 81-120% MFI 247
Above Moderate-Income >120% MFI 641
Total RHNA 1,522
4. Relationship to Other General Plan Elements
The Housing Element is one of many Elements of the City’s General Plan. The goals, policies, actions, and programs within the Housing Element relate directly to, and are consistent with, all other elements in the City’s General Plan. The City’s Housing Element identifies programs and resources required for the preservation, improvement, and development of housing to meet the existing and projected needs of its population.
The Housing Element works in tandem with development policies contained in the Land Use Element. The Land Use Element is the guide for decision makers on the pattern, distribution, density and intensity of land uses that, over time, will help the City achieve the Brentwood vision for the future; it establishes the location, type, intensity and distribution of land uses throughout the City, and defines the land use buildout potential. By designating residential development, the Land Use Element places an upper limit on the densities and types of housing units constructed in the City. Land use patterns and decisions are influenced by population and economic growth (which create market demand), transportation access and opportunities, the availability of infrastructure, environmental constraints, and quality of life potential reflected in school quality, parks and recreational opportunities, and cultural amenities. The presence and potential for jobs affects the current and future demand for housing at the various income levels in the City.
The City’s Circulation Element also affects the implementation of the Housing Element. The Circulation Element establishes policies for a balanced circulation system in the City. The Circulation Element aims to reduce the impacts of transportation on the region’s environment and provide a variety of options so individuals can choose to travel by car, bicycle, foot, or public transportation. Consequently, the Housing Element must include policies and incentives that consider the types of infrastructure essential for residential housing units in addition to mitigating the effects of growth in the City.
The Housing Element has been reviewed for consistency with the City’s other General Plan Elements, and the policies and programs in this Element are consistent with the policy direction contained in other parts of the General Plan. As portions of the General Plan are amended in the future, the Housing Element will be reviewed to ensure that internal consistency is maintained. DRAFT02 232
247
641
522
eneral Plan. The goals, policies, actions, and
d are consistent with, all other elements in the
ntifies programs and resources required for th fies programs and resou ousing to meet the existing and projected needs meet the existing h development policies contained in the Land U h development policies contained in se ision makers on the pattern, distribution, densit n makers on the pattern, distribution, d the City achieve the achieve the Brentwood vision for the fut tribution of land uses throughout the City, and d nd uses throughout the City, and g residential development, the Land Use Element pment, the Land Use Element housing units constructed in the City. Land housing units constructed in the ion and economic growth (which create market ion and economic growth (which c e availability of infrastructure, environmental co e availability of infrastructure, environm ool quality, parks and recreational opportunities ool quality, parks and recreational opportun or jobs affects the current and future demand fo jobs affects the current and future demand fo he City’s e City s Circulation Cir Element also affects the im Element Element establishes policies for a balanced circ Element establishes policies for a reduce the impacts of transportation on t reduce the impacts of transportation individuals can choose to travel by car, oose to travel by car, Element must include policies de po and
residential housing units in addit residential housing units in The Housing Element has b The Housing Element has
e policies and program e policies and progra
General Plan.
wed to e
Brentwood 2023-2031 Housing Element
Section 1: Introduction 1-6
5. Public Participation (To be updated as we proceed)
Public participation is a vital component to the Housing Element update process. Public engagement creates opportunities for community members to provide their input and feedback, information which then directs the Housing Element’s goals, policies and programs. Section 65583 of the Government Code requires local governments to make diligent and continued efforts to achieve public participation of all economic segments of the community. Meaningful community participation ensures that a variety of stakeholders and community members are offered a platform to engage in the City’s planning process.
As part of the 6th Cycle Housing Element Update process, the City has conducted public outreach activities beginning in Spring 2022. These outreach efforts included a City Council and Planning Commission workshop, community surveying, and digital outreach. Project materials, including summaries from community workshops and public meetings, notices, and draft documents are available on the City’s website.
Outreach for the 6th Cycle Housing Element to the community, includes the following actions:
x Housing Element Update webpage with all housing materials available in English and in Spanish, located at: https://brentwoodhousingelement.com/
x Joint Planning Commission and City Council Workshop and the recorded presentation posted on the City’s webpage
x Online community survey
x Outreach to Brentwood households and advertising
Appendix C contains a summary of all public comments regarding the Housing Element received by the City during the update process. As required by Government Code Section 65585(b)(2), all written comments regarding the Housing Element made by the public have previously been provided to each member of the City Council.
6. Data Sources
The data used for the completion of this Housing Element comes from a variety of sources. These include, but are not limited to:
x 2010 and 2020 United States Census
x American Community Survey
x Regional Analysis of Impediments to
Fair Housing (AI)
x Annual Point-in-Time Homeless Census
by the Contra Costa County, 2020
x Home Mortgage Disclosure Act (HMDA)
lending data
x California Department of Economic
Development
x California Employment Development
Division Occupational Wage data, 2020
x Department of Housing and Urban
Development, Comprehensive Housing
Affordability Strategy (CHAS), 2014-
2018
DRAFT
x Plan Bay Area 2050
c en
nformation nformat
he Government Co he Gove
public participation of all public part
on ensures that a variety of on ensures that a
in the City’s planning process. n the City’s planning pro s conducted public o s condu utreach activities h activit City Council and Planning Commission
oject materials, including summaries from
nd draft documents are available on the City’s s are a
he community, includes the following actions: ncludes the e with all housing materials available in English a e with all housing materials available housingelement.com/ singelement.com/AF
and City Council Coun Workshop and the recorded p
urvey
ntwood households and advertising d households and advertisin ns a summary of all public comments regarding ns a summary of all public comments e update process. As required by Governmen e update process. As required by Govern regarding the Housing egarding the Housing Element made by the pu Element made by the p r of the City Council. City Cou
. Data Sources Data So
The data used for the completion of this Hou The data used for the completion of t but are not limited to:
x 2010 and 2020 United Sta Un
x American Community mmu
x Regional Analysis o nalysis
Fair Housing (A
Annual Poin
y the C
Brentwood 2023-2031 Housing Element
Section 1: Introduction 1-7
The data sources represent the best data available at the time this Housing Element Update was prepared.
The original source documents contain the assumptions and methods used to compile the data.
B. Housing Element Organization
This Housing Element represents the City of Brentwood’s policy program for the 2023-2031, 6th Housing Cycle Planning Period. The Housing Element is comprised of the following Sections:
Section 1: Introduction contains as summary of the content, organization, and statutory considerations of the Housing Element;
Section 2: Community Profile contains an analysis of the City’s population, household and employment base, and the characteristics of the housing stock;
Section 3: Housing Constraints, Resources, and Fair Housing examining governmental and nongovernmental constraints on production, maintenance, and affordability of housing and provides a summary of housing resources, including sites identification and funding and financial considerations; Section 4: Policy Plan addresses the City’s identified housing needs, including housing goals, policies, and programs.
Appendices provides various appendices with supplementary background resources including:
Appendix A – Review of Past Performance
Appendix B – Candidate Sites Analysis
Appendix C – Summary of Community Engagement
Appendix D – Glossary of Housing Terms DRAFT2023-2031, 6th Housing tions:
ion, and statutory considerations ion, and statutory consider s population, household and employment
Fair Housing Housing examining governmental and n mining g AF enance, and affordability of housing and prov d affordability identification and funding and financial conside unding a s identified housing needs, including housing go identified housing needs, including ho ppendices with supplementary background resou supplementary background res ast Performance ast Perfor
te Sites Analysis
mary of Community Engagement
Glossary of Housing Terms Glossary of Housing Term
Brentwood 2023-2031 Housing Element
Community Profile
Section 2
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-1
Section 2: Community Profile
The community profile for the City of Brentwood provides an overview of the City’s housing and population conditions. To create a comprehensive evaluation of Brentwood’s housing needs, the community profile discusses characteristics of the City’s population, households, economy and housing stock, and presents each of these components in a regional context. This assessment serves as the basis for identifying the appropriate goals, policies, and programs for the City of Brentwood to implement during the 2023-2031 Housing Element Cycle.
The community profile uses the most current data available from the Association of Bay Area Governments (ABAG), 2010 U.S. Census1
, 2010-2019 American Community Survey (ACS), the California Department of Finance, the California Employment Development Department, the California Department of Education, and other currently available real estate market data.
Section 2 Contents
A. Population Characteristics
1. Population Growth
2. Age Characteristics
3. Race/Ethnicity Characteristics
B. Economic Characteristics
1. Employment and Wage Scale
C. Household Characteristics
1. Household Type
2. Household Size
3. Household Income
D. Housing Problems
1. Overcrowding
2. Overpayment (Cost Burden)
E. Special Needs Groups
1. Seniors
2. Persons with Physical and
Developmental Disabilities
3. Large Households
4. Single-Parent Households
5. Farmworkers
6. Extremely Low-Income Household (ELI)
and Poverty Status
7. Persons Experiencing Homelessness
8. Students
F. Housing Stock Characteristics
1. Housing Growth
2. Housing Types
3. Housing Availability and Tenure
4. Housing Age and Conditions
5. Housing Costs and Affordability
Very Low-Income Households
Low-Income Households
Moderate-Income Households
1 Data from the 2020 U.S. Census is available; however, it is not comprehensive. The Community Profile relies primarily on 2019 ACS 5-Year Estimates for more recent data as it was the latest available at the time the Section was created.
DRAFTs hou
using need using n
conomy and hous
ment serves as the basis ment serv
Brentwood to implement to
om theAssociation of Bay Area of Bay A
ommunity Survey ommun (ACS), the California California
nt Department, the Californ nt Depar ia Department
et data. AFT
e Scale
ics
ize
ld Income ld Incom
Problems roblem
vercrowding
Overpayment (Cost Burden) ent (Cost Burde
Special Needs Groups
1. Seniors
2. Persons with Physical and
Developmental Disabilities ental Disabilities
3. Large Households Large Hous
4. Single-Parent Households Paren
5. Farmworkers
6. Extremely Low-Incom
and Poverty Statu
7. Persons Exper ersons Expe
8. Students
F. Housing Sto
1. Hou
2. 3
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-1
A. Population Characteristics
Understanding the characteristics of a population is critical to plan for the needs of a community.
Population growth, age composition, race and ethnicity, and employment trends influence the type and extent of housing needs and the ability of the local population to afford housing costs. The following section describes and analyzes the various population characteristics and trends that affect housing need.
1. Population Growth
According to the U.S. Census, the population of Contra Costa County has increased by approximately half a million individuals between 1980 and 2020 (a total increase of 78 percent). Table 2-1 shows the City of Brentwood experienced one of the largest population increases of the area at 59,858 individuals over forty years. The City experienced a total growth of 1,350 percent, with the largest percent growth occurring between 1980 and 2000.
Table 2-1: Population Growth (1980-2020)
Jurisdictions
Population Percent Change
1980 1990 2000 2010 2020 1980-2000 2000-2020
Antioch 42,683 62,195 90,532 102,372 115,291 112% 27%
Brentwood 4,434 7,563 23,265 51,481 64,292 425% 176%
Oakley 2,844 18,225 25,619 35,432 43,357 801% 69%
Pittsburg 33,034 47,564 56,769 63,264 76,416 72% 35%
Contra Costa
County 656,380 803,732 948,816 1,049,025 1,165,927 45% 23% Sources: U.S. Census Bureau, Decennial Census.
2. Age Characteristics
Age distribution within a population helps to evaluate different housing needs as housing choices may differ based on the age of the individual or prospective homeowner or housing tenant. For example, young adults and seniors typically favor apartments, low to moderate-cost condominiums, and smaller or more affordable single-family units because they tend to live on smaller or fixed incomes or have smaller families. As a community’s population moves through different stages of life, housing is required to accommodate new or adjusted needs. Figure 2-1 and Table 2-2 below display American Community Survey (ACS) data for age distribution in Brentwood. Overall, the data shows an aging trend amongst community members in Brentwood; the percent of children and young adults continues to decline while the senior population grows. The population of children under the age of five is the lowest in Brentwood in comparison to surrounding cities and the County. The City of Brentwood has the greatest percentage of persons 65 years and over compared to nearby jurisdictions, but lower than the County average. DRAFTa com ence the typ ence the
costs. The follow costs. T
hat affect housing need hat affec
has increased by approximately half has increased by approximately h 78 percent). 78 perce Table 2-1 shows the City of he City of ses of the area at 59,858 individuals over
0 percent, with the largest percent growth
n
A
Grow
AFth (1980-2020)AFT
2000
AF2020
FA
90,532 102,372 102,3 115,291 112 AF
23,26
AF51,481
FA
18,225 25,619 35,432 43,357 AR
47,564 56,769 63,264 76,41 RA
380 803,732 948,816 1,049,025 1, RA
Bureau, Decennial Census. RA
e Characteristics racteristics
e distribution within a population helps to eval distribution within a popu differ based on the age of the individual or prosp differ based on the age of the ind adults and seniors typically favor apartments adults and seniors typically favor ap affordable single affordable single-family units because th family units because families. As a community’s populatio mmunity’s populatio accommodate new or adjusted ne or ad
Survey(ACS) data for age distri r age
community members in Bren
the senior population grow the senior population gro
comparison compari to surro
rsons 65 years
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-2
Figure 2-1: Age Distribution in Brentwood (2010-2019)
Source: American Community Survey, Table S0101, 5-Year Estimates, 2010, 2015, and 2019.
Table 2-2: Comparative Age Distribution
Jurisdiction Under 5 5 to 19 20 to 34 35 to 49 50 to 64 65 or Over Antioch 6.2% 21.3% 21.2% 19.1% 20.0% 12.3%
Brentwood 4.8% 24.4% 15.6% 20.3% 20.1% 15.0%
Oakley 7.6% 25.5% 19.0% 21.6% 17.0% 9.3%
Pittsburg 7.5% 19.7% 23.3% 20.4% 18.2% 11.0%
Contra Costa County 5.7% 19.4% 18.7% 20.5% 20.3% 15.4%
Source: American Community Survey, Table S0101, 5-Year Estimates, 2019.
3. Race/Ethnicity Characteristics
Creating both equal opportunity and fair housing needs are essential elements in the provision of housing units within cities and counties. Analyzing and understanding the racial and ethnic composition of a community is important to the extent that different racial and ethnic groups have varying household characteristics, income levels, and cultural backgrounds which may affect their housing needs and housing choice. An example of this is the proclivity of Asian or Hispanic cultures to contain larger family groups within a single household. Not accounting for differences in household characteristics could lead to overcrowding within housing units if suitably sized housing units are not provided. It is important to note that while race and ethnicity are used to identify different sections of a community’s population, they are not the same and are not mutually exclusive. The data identified in the section below shows the racial and ethnic composition of Brentwood, its neighboring jurisdictions, and Contra Costa County using ACS data; this allows residents to identify one’s race, as well as one’s ethnicity; therefore, overlap may occur.
As shown in Figure 2-2 and Table 2-3, the White (Non-Hispanic) population in Brentwood comprises the largest percentage of the population for the City and compared to neighboring communities. Generally, Native Hawaiian/Other Pacific Islanders and American Indian/Alaska Natives make up the smallest population groups – a trend similar with the rest of the County. Persons who identify as Hispanic or Latino (of any race) make up almost a quarter of the population in Brentwood and represent the smallest percentage compared to neighboring communities.
Under 5 Years 5 to 19 20 to 34 35 to 49 50 to 64 65 Years + 2010 7.7% 27.6% 14.9% 25.6% 13.3% 10.9%
2015 6.1% 25.2% 14.5% 23.4% 16.7% 13.6%
2019 4.8% 24.4% 15.6% 20.3% 20.1% 15.0%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
DRAFTable S0101, 5-Year Estimates, 2010, 2015, and 201 mates, 20 9. :
A
Comparative Ag
AFe DistributionA
o 19
AF
20 t
AFo 9
F50
AF
21.3% 21.2% 19.1% 20.0 AF
%
AF6% 20.A3%
F2
AF
25.5% 19.0% 21.6% AR
% 19.7% 23.3% 20.4% RA
5.7% 19.4% 18.7% A20.5% RA
nity Survey, Table S0101, Table S0 5-Year Estimates, 2019. EstimateAR choice.
haracteristics, income levels, and cultural backgr haracteristics, income levels, a munity is important to the extent that differe
ithin cities and
An example of this is the proclivity of An example of this is the oth equal opportunity and fair housing needs are equal opportunity and fair housing needs are nicity Characteristics nicity Characteristi
es and
ortant to the
counties. Analyzing and under
A
within a single household. within a single house Not accountin Not acco overcrowding within housing units if sui thin housing units if su that while race and ethnicity are used ethnicity are used not the same and are not mutually not m
ethnic composition of Brentwo Bre
this allows residents to iden this allows residents to id shown in shown in Figure 2 2
t percentage
awaiia
AFTto 49 50 to 64 65 Years +
25.6% 13.3% 10.9% FT
23.4% 16.7% 13.6% AFT20.3% 20.1% 15.0%
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-3
Figure 2-2: Racial and Ethnic Composition
Source: American Community Survey, Table DP05, 5-Year Estimates, 2019.
Table 2-3: Racial/Ethnic Composition
Jurisdiction
White
(NonHispanic)Black
American
Indian and
Alaska Native
Asian
Native
Hawaiian or
Other Pacific
Islander
Some
Other
Race
Two or
More
Races
Hispanic
or Latino
(of any
Race)
Antioch 27.8% 21.5% 0.7% 11.7% 0.9% 15.7% 8.9% 33.2%
Brentwood 52.2% 7.8% 0.5% 10.5% 0.5% 9.5% 7.9% 22.9%
Oakley 41.2% 9.8% 1.0% 6.5% 0.9% 16.4% 8.6% 35.8%
Pittsburg 19.1% 15.4% 0.8% 16.7% 0.6% 21.9% 9.2% 43.4%
Contra Costa
County 43.8% 8.7% 0.5% 16.7% 0.5% 10.9% 6.8% 25.6%
Source: American Community Survey, Table DP05, 5-Year Estimates, 2019.
Table 2-4 shows that between 2010 and 2019 certain racial and ethnic groups experienced significant changes. The Brentwood population that identifies as American Indian/Alaska Native increased by 400 percent from 2010 to 2019. The population that identifies as Asian had the second largest increase (41.9 percent) followed by the population that identifies as Black (39.3 percent). The Hispanic or Latino (of any race) population decreased by 15.2 percent, and the White (Non-Hispanic) population decreased by 5.4 percent.
Table 2-4: Changes in Racial and Ethnic Composition (2010 – 2019) Race/Ethnicity 2010 2015 2019
Change
2010 to
2015
Change
2015 to
2019
Change
2010 to
2019
White (Non-Hispanic) 55.2% 55.5% 52.2% 0.5% -5.9% -5.4% Black 5.6% 5.1% 7.8% -8.9% 52.9% 39.3%
American Indian and
Alaska Native 0.1% 0.1% 0.5% 0.0% 400.0% 400.0%
Asian 7.4% 8.2% 10.5% 10.8% 28.0% 41.9%
White
(NonHispanic)
Black
American
Indian and
Alaska
Native
Asian
Native
Hawaiian
or Other
Pacific
Islander
Some
Other
Race
Two or
More
Races
Hispanic
or Latino
(of any
Race)
Brentwood 52.2% 7.8% 0.5% 10.5% 0.5% 9.5% 7.9% 22.9%
Contra Costa County 43.8% 8.7% 0.5% 16.7% 0.5% 10.9% 6.8% 25.6%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
Race
DRAF /Ethnicity
Community Survey, Table DP05, 5 nity Survey, Table DP05, 5-Year Estimates, 2019. tes, 2019.
T
A
able 2-3: Racial/Ethnic C
AFomposition
R
)
RA
Black
RAARAAsian
Ative S
RA
8% 21.5% 0.7% 11.7% 0.9 RA
52.2%
RA10.5%
AR
41.2% 9.8% 1.0% 6.5% RA
19.1% 15.4% 0.8% 16.7% RA
Costa
nty
43.8% 8.7% 0.5% 16 RD
ource: American Community Survey, rce: American Community Surve Table DP05, 5-Year Es DR Table 2
changes. cha
400
(41.9 percent) followed by the popu
(
by
of any race
5.4 percent from
percent.
-4
The
shows that b shows th
) population decrease
Brentwood Brentw
2010 to 2019 2010
wed by the popu
ion d
T
etween 2010 and 201 tween 2
population that opulatio
. The po . The pRDab
AFT
H
FT A
e
Asian
Native
Hawaiian
or Other or
Pacific Pacif
Islander
Some
Other
Race
Two or
More
Races
Hispanic
or Latino
(of an
Ra AF
0.5% 10.5% 0.5% 9.5% 7.9% AF
0.5% 16.7% 0.5% 10.9% 6.8%
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-4
Native Hawaiian or Other
Pacific Islander 0.4% 0.2% 0.5% -50.0% 150.0% 25.0%
Some Other Race 0.5% 0.0% 0.2% -100.0% 0.2% -60.0%
Two or More Races 3.9% 5.8% 5.4% 48.7% -6.9% 38.5%
Hispanic or Latino* 27.0% 25.1% 22.9% -7.0% -8.8% -15.2% *Of any race.
Source: American Community Survey, Table DP05, 5-Year Estimates, 2010, 2015, and 2019.
B. Economic Characteristics
In addition to demographics and culture, economic characteristics may also indicate different housing needs. Employment and income trends may indicate a need for more housing units at particular affordability levels. Providing a variety of housing units at all affordability levels is critical in ensuring all community members have their needs met.
Reporting and analyzing economic characteristics of a community is an important component of the Housing Element. The data provides valuable insight into the Brentwood community’s ability to access the housing market and to afford housing. Specifically, incomes associated with different employment sectors and the number of workers in a household may affect housing affordability and choice. Local employment growth is also linked to local housing demand, and vice versa. Therefore, to consider a healthy balance between jobs and housing, it is important to consider the employment characteristics of a community.
1. Employment and Wage Scale
Employment can directly affect the housing needs for a city as employment and income provides the ability for a population to purchase housing and may direct the types of housing residents can afford.
Table 2-5 outlines employment growth forecast from 2015 through 2040 for Brentwood and the surrounding jurisdictions. The City of Brentwood is forecasted to experience an employment growth of approximately 51.9 percent (9,915 persons) through 2040, which is greater than the County’s estimated employment growth of 15 percent. In comparison to the surrounding jurisdictions, Brentwood has the largest projected employment change between 2015 to 2040. The figures listed in Table 2-5 outline economic growth in comparison to the forecasted population growth shown in Table 2-1. The City of Brentwood is projected to experience the largest population growth through 2040, with a significantly greater percentage than the other jurisdictions; during this same timeframe, the City’s projected employment growth is estimated to also increase at a greater rate than nearby jurisdictions.
Table 2-5: Employment Growth Trends, 2015-2040
Jurisdiction 2015 2020 2025 2030 2035 2040 Change
2015-2040
Numeric
Change
2015-2040
Antioch 52,475 53,060 53,250 55,185 59,340 61,020 16.3% 8,545 Brentwood 19,115 19,450 19,655 21,345 28,080 29,030 51.9% 9,915 Oakley 16,135 16,120 16,250 21,470 21,420 23,080 43.0% 6,945 Pittsburg 33,770 34,495 34,280 33,660 38,615 39,380 16.6% 5,610 Contra Costa
County 579,075 589,810 617,185 633,830 655,135 665,875 15.0% 86,800 Represents an estimate from the ABAG 2010-2040 Regional Growth Forecast.
Sources: ABAG Plan Bay Area Projections 2040.
twood
DRAFT 19,1
T
%
may also indicate may a different housing nt housi
for more housing units at particular
affordability levels affordab is critical in ensuring all f a community is an important component of ommunity is an impor ght into the Brentwood community’s co ability to
ecifically, incomes associated with different em s associate usehold us may affect housing affordability and ousing af cal housing demand al housing de , and vice versa e versa. Therefore using, it is important to consider the employmen , it is important to consider the employm Wage Scale
tly affect the housing needs for a city tly affect the housing needs for a as empl tion to purchase housing tion to purchase ho and may direct the ty d nes employment growth nes employment growt forecast from 201 from 5 urisdictions. The City of Brentwood B is forecaste orecas tely 51.9 percent ly 51.9 p (9,915 persons) through 2040 ment growth of 15 percent percent. In comparison to t
st projected employment employment change between 20 h b t 20 conomic growth onomic grow in comparison comparis to the forecaste Brentwood is projected to experience the larg is projected to exper greater percentage than the other jurisd greater percentage than the othe employment growth is estimated to also
T
Dable
Jur 15
Antioch 52,475
1 Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-5
Table 2-6 shows employment growth in Brentwood from 2010 to 2019 by industry. Based on the 2019 ACS data, 63.7 percent of Brentwood’s population age 16 and over was employed. Employment in the City increased by 35.3 percent from 2010 to 2019. The Education Services, Health Care, and Social Assistance industry represents the largest percentage of the City’s employment in both 2010 and 2019.
Between 2010 and 2019 most occupations in the City experienced an increase in employment – the Education Services, Health Care, and Social Assistance industry and the Transportation and Warehousing, and Utilities industry experienced the greatest changes.
Table 2-6: Employment by Industry (2019)
Employment Industry
2010 2019 Percent
Change
2010-2019
Amount
Employed
Percent
Employed
Amount
Employed
Percent
Employed
Agriculture, Forestry, Fishing
and Hunting, and Mining 198 0.10% 184 0.6% -7.1%
Construction 1,748 9.00% 2626 9.3% 50.2%
Manufacturing 1,549 8.00% 2160 7.6% 39.4%
Wholesale Trade 629 3.20% 607 2.1% -3.5%
Retail Trade 2,472 12.80% 3017 10.6% 22.0%
Transportation and
Warehousing, and Utilities 872 4.50% 1462 5.2% 67.7%
Information 568 2.90% 702 2.5% 23.6%
Finance and Insurance, and Real
Estate and Rental Leasing 1,585 8.20% 1873 6.6% 18.2%
Professional, Scientific,
Management, and
Administrative Services
2,114 10.90% 3453 12.2% 63.3%
Education Services, Health Care,
and Social Assistance 4,075 21.00% 6920 24.4% 69.8%
Arts, Entertainment, Recreation,
Accommodation, and Food
Services
1,471 7.60% 2409 8.5% 63.8%
Other Services (Except Public
Administration) 1,036 5.30% 1331 4.7% 28.5%
Public Administration 1,068 5.50% 1615 5.7% 51.2%
Total 20,958 100% 28,359 100% 35.3%
Source: American Community Survey, Table DP03, 5-Year Estimates, 2010 and 2019.
In addition to reporting and analyzing employment sector trends, analyzing the unemployment rate is essential to understanding current and projected housing affordability needs. Economists identify a 3.5 to
4.5 percent unemployment rate as natural, as it reflects the real voluntary economic forces within a city.2 Table 2-7 shows the City has an unemployment rate of 4.3 percent, which is greater than the County’s
3.4 percent. Based on this data, approximately 2,039 persons aged 16 years and over were without work in 2019 and may therefore benefit from affordable housing options.
Table 2-7: Unemployment Rate, 2018
Jurisdiction Unemployment Rate
Antioch 5.4%
2 Natural Rate of Unemployment, Its Components, and Recent Trends, Kimberly Amadeo, ed. Eric Estevez, August 30, 2020.
DRAFTe,
2010 an 2010 a
employment employ
tion and Warehousin ndTF
20 T
Per
Chang
FT010-2019FT
A
F
mount
FT
Emplo
FT A0.6% T%FT9.3%
0%AFT7.6% AF
3.20%AFT07 2.1% FT A
12.80% 3017 10.6% FA
4.50%AF1462 5.2% A
2.90%AF2.5
8.20%AF R10.90%A3453 R
th Care, 4,07 21.00%AR
nt, Recreation, nt, Recre
n, and Food n, and F RA1,47 7.60%AR
rvices (Except Public (Except P
nistration) R1 036 5.30 RA
blic Administration DRTotal
RD
Source: American Community Survey, Table DP03, Ta 5-Ye DR In addition to reporting and analyz ting a
essential to understanding curren essential to understanding
4.5 percent unemployment 4.5 percent unemploymen ra
Table 2-7 shows the City h he City
4 percent. percen Based on th ed on t
19 and may the
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-6
Brentwood 4.3%
Oakley 2.6%
Pittsburg 5.5%
Contra Costa County 3.4%
*Population 16 years and over
Source: American Community Survey, Table DP03, 5-Year Estimates, 2019.
For those employed, income level can further identify housing types that may be needed. According to the ABAG Regional Housing Needs Assessment (RHNA) Methodology, housing needs by income are broken down into four income levels based on the Area Median Income (AMI):
x Very Low-Income (50 percent or less of the AMI)
x Low-Income (50 to 80 percent of the AMI)
x Moderate-Income (80 to 120 percent of the AMI)
x Above Moderate-Income (120 percent or more of the AMI) According to 2018 ACS data, Brentwood’s median income is $108,994. As shown in Table 2-8, more than half of the occupations in Contra Costa County have an average income that is either low or very low. If this trend is applied to Brentwood, it should be anticipated that housing stock in the City would need to be affordable to accommodate lower-income levels. DRAFTbe needed. According to using needs by income are using needs by i
AMI):
e of the AMI)
income is $108,994 108,994. As shown in . As sh Table 2-8, m y have an average income that is either low or v ncome th d be anticipated that housing stock in the C d be anticipated that housing stoc ity w come levels. ome levels.
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-7
Table 2-8: Median Salary by Occupation in Oakland-Hayward-Berkeley MD (Alameda and Contra Costa Counties)
Occupation Salary
Management $137,618
Computer and Mathematical $115,395
Legal $108,348
Healthcare Practitioners and Technical $106,907
Architecture and Engineering $101,273
Life, Physical and Social Sciences $94,563
Business and Financial Operations $83,777
Construction and Extraction $71,055
Installation, Maintenance and Repair $59,483
Education, Training and Library $57,683
Community and Social Service $57,108
Arts, Design, Entertainment, Sports and Media $56,923
Protective Services $51,757
Office and Administration Support $49,465
Production $43,804
Building, Grounds Cleaning, and Maintenance $41,931
Transportation and Material Moving $39,702
Sales $37,731
Farming, Fishing and Forestry $35,142
Personal Care and Service $32,841
Healthcare Support $32,020
Food Preparation and Serving Related $30,985
Source: California Employment Development Division, Occupational Wage data, 2018-2028.
C. Household Characteristics
Households include all individuals that occupy a single housing unit in a shared state whether they are single occupants, families, or unrelated people sharing a housing unit. Household trends provide useful information that can be used to predict future housing needs. Household characteristics are also important in analyzing and understanding growth and determining the housing needs of a community.
Income and affordability are best measured at the household level, as well as the special needs of certain groups, such as large families, single-parent households, or lower-income households.
1. Household Type
The City has 19,906 total households, according to ACS data. This represents approximately five percent of the total Contra Costa County households. As shown in Table 2-9, Brentwood has more married-couple households than the County and the second most among the surrounding jurisdictions. Married-couple households tend to seek occupancy in single-family homes with multiple bedrooms. In contrast, 8.7 percent are non-family households – these include persons living alone or with roommates. Senior households living alone (individuals over 65 years) represent 10.2 percent, as shown in Figure 2-3 below.
Seniors generally tend to occupy apartments or seek out more affordable housing options. DRAFT5 348
06,907
$101,273
$94,563 $94
$83,777 $
FT$71,055 F$59,483
$57,683
$57,108
$56,923 $56,9
$51,757 $51
$49,465 AFT$43,804 F
ntenance $41,931
ng F$39,702
$37,731 $
ry $35,142 $35,
e $32,
$
and Serving Related RA
a Employment Development Division, Occupational Wage da Employment Development Division, Occu RA C
R
har r
RAistic
nclude all individuals that occupy a single housi s that occupy a single hou upants, families, or unrelated people sharing a ants, families, or unrelated people sharing a ation that can be used to predict future hou t can be used to predict future hou ortant in analyzing and understanding growth a zing and understanding growth a ncome and affordability are best measured at the come and affordability are be groups, such as large fa groups, such as larg milies, single ilies, sing -parent ho
1. Household Type
The City has 19,906 total househo otal h
of the total Contra Costa Count of the total Contra Costa C households than the County
households househo tend to see
cent are non-fam
holds living a
eneral
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-8
Table 2-9: Household Characteristics (2019)
Jurisdiction
MarriedCouple
Family HH
% of
Total HH
Female HH,
No Spouse
Present
% of
Total HH
NonFamily HH % of
Total HH
Total
Households
Antioch 16,716 49.1% 9,869 29.0% 4,550 13.4% 34,028
Brentwood 12,967 65.1% 4,140 20.8% 1,726 8.7% 19,906
Oakley 7,835 66.5% 1,967 16.7% 1,273 10.8% 11,778
Pittsburg 10,100 47.3% 6,177 28.9% 3,779 17.7% 21,357
Contra Costa
County 217,370 55.1% 99,944 25.3% 44,613 11.3% 394,769
Source: American Community Survey, Table DP02, 5-Year Estimates, 2019.
HH = Households
Figure 2-3: Household Characteristics
Source: American Community Survey, Table DP02, 5-Year Estimates, 2019.
Table 2-10 summarizes household changes from 2010 through 2019. During this time, the City gained approximately 5,101 new households, and now has a household size of about 3.10 average persons (Table 2-11). From 2010 to 2019, female-headed households with no spouse present experienced the greatest increase. Non-family households were the only household type to experience a decrease of 46.8 percent.
Table 2-10: Changes in Household Types
Household Type 2010 Percent 2015 Percent 2019 Percent
Percent
Change
2010-2019
Married-Couple Family
Households 11,563 78.1% 11,681 65.9% 12,967 65.1% 12.1% Female-Headed Households,
No Spouse Present 1,364 9.2% 2,087 11.8% 4,140 20.8% 203.5% Male-Headed Households
with No Spouse Present 702 4.7% 928 5.2% 1,835 9.2% 161.4% Non-Family Households 3,242 21.9% 3,029 17.1% 1,726 8.7% -46.8% Householders 65 Years and
Older Living Alone 1,132 7.6% 1,266 7.1% 2,030 10.2% 79.3% Total Households 14,805 17,725 19,906 34.5%
Source: American Community Survey, 5-Year Estimates, 2010, 2015, 2019.
Married-Couple
Family HH
Female-Headed
Household, No
Spouse Present
Male-Headed
Household, No
Spouse Present
Non-Family
Household
Householder 65
Years or Older
Living Alone
Brentwood 65.1% 20.8% 9.20% 8.7% 10.2%
0%
10%
20%
30%
40%
50%
60%
70%
DRASource: American Community Survey, Table DP erican Community Survey, Table D 2-10 summarizes household changes from 2010 marizes household changes from 2010 roximately 5,101new households house , and now has
-11). From 2010 to 2019, female-headed house
increase. Non-familyhouseholds were the w on RTable
DR
Married Mar
Households Househ
-Couple Family
R
emale-HeadedDHouseh
pouse Present
eaded HouDous
RAFTHou
34,028
%
0.8% 11,778
17.7% 21,357 FT11 394,769 394,7 FT
a
TF
cteristics
RAFT
ed-Couple
Family HH
Female-Headed Fe
Household, No Hou
Spouse Present Spou
Male-Headed MaleHousehold, No Hou
Spouse Present Spou RA
65.1% 20.8% 9.20%
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-9
2. Household Size
Household size represents the most basic unit of demand for housing, as it identifies the type and size of housing needed in a community. It can provide information on population growth and household character, as well as be both a result and indicator of housing affordability and other economic conditions.
Household size is important in understanding housing need by type of housing. For example, data reflecting household size in a community can help identify issues of overcrowding, which is a result of inadequate space for all household members and is considered a housing burden.
Table 2-11 below identifies household size for the City, nearby jurisdictions, and Contra Costa County. At approximately 3.10 persons per household, Brentwood has the smallest household size in the area. This shows a trend in Brentwood to have smaller families or generally smaller occupancies for housing units.
Table 2-11: Average Household Size by Jurisdiction
Jurisdiction Average Persons per Household
Antioch 3.25
Brentwood 3.10
Oakley 3.50
Pittsburg 3.33
Contra Costa County 2.87
Source: American Community Survey, Table B25010, 5-Year Estimates, 2019.
3. Household Income
Household income is an important indicator of housing needs in a community, as it is directly connected to the ability to afford housing. As household income increases, it is more likely that the household can afford market-rate housing, larger units, and/or pursue ownership opportunities; however, as household income decreases, households tend to pay a disproportionate amount of their income for housing. This may influence increased incidences of overcrowding and substandard living conditions.
The California State Department of Housing and Community Development (HCD) has identified the following income categories based on the HUD Area Median Income (HAMI) of Contra Costa County:
x Extremely Low-Income (up to 30 percent of the HAMI)
x Very Low-Income (31 and 50 percent of the HAMI)
x Low-Income (51 percent and 80 percent of the HAMI)
x Moderate-Income (81 percent and 120 percent of the HAMI) x Above Moderate-Income (120 percent or more of the HAMI) Combined, the extremely low-, very low-, and low-income groups are referred to as lower-income.3 The Comprehensive Housing Affordability Strategy (CHAS) estimates the number of households by income based on 2018 ACS data. Table 2-12 shows a majority (68 percent) of residents in the City have a Moderate 3 Federal housing and community development programs typically assist households with incomes up to 80 percent of the AMI and use different terminology. For example, the Federal Community Development Block Grant (CDBG) program refers households with incomes between 51 and 80 percent AMI as moderate-income (compared to low-income based on State definition).
DRAFType a
h and hou
economic conditi economi
ng. For example, dat For
wding, which is a result of wding, which
urden.
ctions, and Contra Costa County. At
allest household size in the area. This
y smaller smalle occupancies for housing units.
z
F
e by Jurisdiction
FT
e
F
rage Pe
FT
usehold
3.25 AFT3
AF.1AFT3.50 AF3.33
2.87FA
munity Survey, nity Survey, Table B25010, Table B2 5-Year Estimates, 2019. mates, 20FA households tend to pay a disproportionate am households tend to pay a disproportio ousing, larger units
ousing
portant indicator of housing needs in a commun rtant indicator of housing needs in a commun . As household income increas . As household income incr , and/or pursue ownership op ursue
es, it is mo
F
ncreased incidences of overcrowding and substa ncreased incidences of overcrowding and su ornia State Department of Housing and Comm
ng income categories based on the e categories based on the HUDArea M x Extremely Low-Income (up to 30 percent o
x Very Low-Income (31 and 50 percent 31 and 5
x Low-Income (51 percent and 80 51 percent and 80
x Moderate-Income (81 perc
x Above Moderate-Inco
Combined, the extremely Combined, the extremel
mprehensive Housin mprehensive Housi
on 2018 ACS d
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-10
or Above income. A total of 32 percent of households in Brentwood are estimated to be of lower-income – with 10.2 percent estimated in the Extremely Low-Income category.
Table 2-12: Households by Income Category in Brentwood
Income Category (Percent of County MFI) Households Percent 2019 AMI* Extremely Low (30% MFI or less) 1,985 10.2% $34,850
Very Low (30% to 50% MFI) 2,090 10.7% $58,100
Low (50% to 80% MFI) 2,175 11.1% $89,600
Moderate or Above (Over 80% MFI) 13,290 68.0% $125,300
Total 19,545 100% $104,400 Median AMI
*For an average family of four.
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2014-2018; HCD State Income Limits for 2018.
Higher household incomes allow for greater flexibility and opportunity of housing choice. Households with lower median-incomes are more susceptible to housing cost burdens and may have fewer choices available, meaning a large, low-income household may face challenges finding adequately sized rental housing. As a result, cost burden, displacement, and overcrowding may occur. Figure 2-4 and Table 2-13 compare Brentwood’s median household income to that of nearby jurisdictions and the County. At $108,994, the City has the greatest household income for the area, this implies a better ability to facilitate housing units at a wider range of pricing and values.
Figure 2-4: Median Household Income by City (2019)
Source: American Community Survey, Table S1903, 5-Year Estimates, 2019.
Table 2-13: Median Household Income
Jurisdiction Median Income Percent Above/Below
Regional Median
Antioch $76,601 -30.2%
Brentwood $108,994 8.5%
Oakley $104,893 4.9%
Pittsburg $74,459 -33.9%
Contra Costa County $99,716 --
Source: American Community Survey, Table S190, 5-Year Estimates, 2019.
Figure 2-5 below illustrates the City’s household income broken down by income level. The data shows that 59 percent of Brentwood households earn over $100,000 per year. In comparison, 29 percent of households earn less than $75,000 per year, which is considered low-income in Contra Costa County. $76,601
$108,994 $104,893
$74,459
$99,716
$0
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
Antioch Brentwood Oakley Pittsburg
Cities Costa Contra County DRASource: American Com Source: American CoRT DRJ
Antioch DRA Brentw
Oakle
Pit
RAFT20
$34,850
$58,100
$89,600 $8
% $125,300 $125, FT
0 F
0 400 Me
Td
FT
sing Affordability Strategy (CHAS), 2014-2018; HCDFT
may
ing cost burdens and may have fewer choice ng cost burdens and may face challenges
pportunity of housing choice. Households with
ce challenges finding finding adequately sizeTd re
nd overcrowding may occur. wding may occu Figure 2-4 and Tab ome to that of nearby jurisdictions jur and the C
d income for the area, this implies a better abilit his implie and values. nd values.
4:
A
Median Household In
AFcome by City (2019
F)
RA D76,601
$108,994 $104,893
$0
0,000
AntiochRBrentwoo
Cities
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-11
Figure 2-5: Brentwood Income Breakdown by Category
Source: American Community Survey, Table DP03, 5-Year Estimates, 2019.
D. Housing Problems
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census Bureau for HUD provides detailed information on housing problems by income level for different types of households in the City. The most recent available CHAS data was published in September 2021 and is based on 2018 ACS data. Housing problems considered by CHAS included:
Housing Problems:
x Units with physical defects (lacking complete kitchen or bathroom); x Overcrowded conditions (more than one person per room); or x Cost burdens exceeding 30 percent of gross income (including utilities).
Severe Housing Problems:
x Units with physical defects (lacking complete kitchen or bathroom); x Overcrowded conditions (more than 1.5 persons per room); or x Cost burdens exceeding 50 percent of gross income (including utilities).
Less than $25,000
10%
$25,000 to
$34,999
5%
$35,000 to
$49,999
5%
$50,000 to
$74,999
9%
$75,000 tp
$99,999
12% $100,000 to
$149,999
24%
$150,000 or more
35% DRAFT munity Survey, Table DP03, Tab 5-Year Estimates, 201 imates, 20 9.
AF
g Affordability Strategy (CHAS) developed by t ategy (CHAS) developed by t ation on housing tion on ho problems by income level for d by inco ent available CHAS data was published in lish Septem
ems considered by CHAS included:
lems:
nits with physical defects (lacking complete kitch with physical defects (lacking complete kitch Overcrowded conditions ( ded conditions more than one pers ne pers x Cost burdens exceeding rdens exceeding 30 percent of gr Severe Housing Problems Severe Housing Probl :
x Units with physical defects (lack h physical defects (lac x Overcrowded conditions ( d con m
x Cost burdens exceedin exce
FAT
,000 to
$49,999
5% FT A75,000 tp
$99,99
12 Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-12
Table 2-14: Housing Assistance Needs of Lower-Income Households Housing Problem
Overview* Owner Percent of Owner HH
Percent of
Total HH Renter Percent of Renter HH
Percent of
Total HH Total Percent of Total HH
Household has at least
1 of 4 Housing Problems 5,290 36.0% 27.1% 2,825 58.2% 14.5% 8,115 41.5% Household has none of
4 Housing Problems OR
Cost Burden not
available, no other
problems
9,400 64.0% 48.1% 2,030 41.8% 10.4% 11,430 58.5%
Total 14,690 -- 75% 4,855 -- 25% 19,545 100%
Severe Housing
Problem Overview** Owner Percent of Owner HH
Percent of
Total HH Renter Percent ofRenter HH
Percent of
Total HH Total Percent ofTotal HH
Household has at least
1 of 4 Severe Housing
Problems
1,990 13.5% 10.2% 1,685 34.7% 8.6% 3,675 18.8%
Household has none of
4 Housing Problems OR
Cost Burden not
available, no other
problems
12,700 86.5% 65.0% 3,170 65.3% 16.2% 15,870 81.2%
Total 14,690 -- 75% 4,855 -- 25% 19,545 100%
Notes:
HH = household
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.
** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and cost burden greater than 50%.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2014-2018.
The types of housing problems in Brentwood vary according to household income, type, and tenure, as shown in Table 2-14. In general, there are more owner-occupied households (75.2 percent) than renteroccupied households (24.8 percent). Of all households, 41.5 percent have at least one of the four housing problems. Overall, owner households (27.1 percent) experience a higher incidence of housing problems than renter households (14.5 percent).
Severe housing problems may also include incomplete kitchen or plumbing facilities but may also have more than 1.5 persons per room or a cost burden greater than 50 percent. There are significantly less households that experience severe housing problems, but 18.8 percent of all households in Brentwood do experience at least one of these severe problems. More owners (10.2 percent) experience a severe housing problem than renter occupied households (8.6 percent).
1. Overcrowding
Overcrowding is generally defined as a housing unit occupied by more than one person per room in house (including living room and dining rooms, but excluding hallways, kitchen, and bathrooms). An overcrowded household results from either a lack of affordable housing (which forces more than one household to live together) and/or a lack of available housing units of adequate size. Overcrowding can indicate that a community does not have an adequate supply of affordable housing, especially for large families.
DRAFT8,115 4
0.4% FT11,430 58.5%
FT1
T00
FT
cent of
F
Renter H
FTe
Trcent o
FTal HHFT
685 34.7% 8.6% FT18.8% FT
5.0% AF65.3% 16.2% FT A
75%
FA4,8F25%
AF
omplete kitchen facilities, incomplete plumbing facilities, m acilities, incomplete plumbing facilities, blems are: incomplete kitchen facilities, incomplete plumb lems are: incomplete kitchen facilities, in greater than 50%.
of Housing and Urban Development (HUD), Comprehensive of Housing and Urban Development (HUD) AF R housing housing problems in Brentwood Bren vary according cordin Table 2-14. In general, there are more owner-oc
ed households ( holds (24.8 percent). Ofall households, blems. Overall, owner households house (27.1 percent
han renter households (14.5 percent) (14.5 p .
Severe housing problems Severe housing proble may also ay also include more than 1.5 persons per room or a c
households that experience severe h perience severe h
do experience at least one of thes st one
housing problem than renteroc
1. Overcrowding
rowding is ge
g living
d
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-13
Overcrowded and severely overcrowded households can lead to neighborhood deterioration due to the intensive use of individual housing units leading to excessive wear and tear, and the potential cumulative overburdening of community infrastructure and service capacity. Furthermore, overcrowding in neighborhoods can lead to an overall decline in social cohesion and environmental quality. Such decline can spread geographically and impact the quality of life and the economic value of property and the vitality of commerce within a city. The combination of lower incomes and high housing costs result in many households living in overcrowded housing conditions.
Table 2-15 illustrates overcrowding in Brentwood and shows that it affects renters at a higher rate.
Overall, 2.3 percent, or 467 households, experience some form of overcrowding in Brentwood. The existence of overcrowded units can be mitigated by increased opportunities for housing of all types and appropriate sizes for different households.
Table 2-15: Overcrowding by Tenure, Brentwood
Tenure
Overcrowded Units
(1.0 to 1.5 persons/room)
Severely Overcrowded Units
(>1.51 persons/room)
Total Overcrowded
Occupied Units
Count Percent
1 Count Percent1 Count Percent1
Owner Occupied 112 0.6% 80 0.4% 192 1.0%
Renter Occupied 153 0.8% 122 0.6% 275 1.4%
Total 265 1.3% 202 1.0% 467 2.3%
1. Percent of total occupied housing units.
Source: American Community Survey, Table B25014, 5-Year Estimates, 2019.
As seen in Table 2-16, owner-occupied housing units make up 41.1 percent of overcrowded units in the City. Renter-occupied units, in comparison, account for 58.9 percent of overcrowded units.
Homeownership is generally more accessible to higher-income households, while renting is more often sought by those who have insufficient income for home buying. Table 2-16 shows that Brentwood has the lowest percentage (2.3 percent) of the surrounding cities.
Table 2-16: Overcrowded Housing Units by Tenure
Jurisdiction
Owner Occupied
Overcrowded Units
(>1.0 persons/room)
Renter Occupied
Overcrowded Units
(>1.0 persons/room)
Total Overcrowded Units
Count Percent
1 Count Percent
1 Count Percent
2 Antioch 601 33.5% 1193 66.5% 1,794 5.3%
Brentwood 192 41.1% 275 58.9% 467 2.3%
Oakley 215 34.0% 417 66.0% 632 5.4%
Pittsburg 553 27.7% 1447 72.4% 2,000 9.4%
Contra Costa County 6,099 30.4% 13,944 69.6% 20,043 5.1%
1. Percent of total overcrowded units.
2. Percent of total occupied units.
Source: American Community Survey, 5-Year Estimates, 2019.
2. Overpayment (Cost Burden)
State and Federal standards indicate that a household paying more than 30 percent of its income for housing is overpaying. Overpayment for housing can cause an imbalance on the remainder of a household’s budget. Understanding and measuring overpayment for housing in a community is also an indicator of the dynamics of supply and demand.
DRAFTrcr
ity. Such ity. Suc
of property and of prope
housing cost housing s result
fects renters ects re at a higher rate at a high .
overcrowding in overcro Brentwood entwood. The
ortunities for housing of all types and ortunities for housing of all types an n
F
ure, Brentwood
FT Aly Overc Un
AFTitsAFpersons/ oom)AFTPercen
FA
6% 80 0.4% 192 AF
0.8% 122 0.6% 275 AF
3%
AF202
FA
Table B25014, 5-Year Estimates, 2019.AF R
er-occupied housing units make up 41.1 percent g units make up 41.1 percent units, in comparison, account for 58.9 pe units, in comparison, account nerally more accessible to higher-income house
ho have insufficient income for home buying. ho have insufficient income for home b Tab ge (2.3 percent) of the surrounding cities.
T
R
able
RA2-16: Overcrowded HouAsiRA D
sdiction
DROwn
Rd
DROve
RD(>1RDCountRD
Antioch A 601 3
DR
Oakley 215
Pittsburg 553
Contra Costa County Co 6,0
1. Percent of total overcrowded 1. Percent of total overcrowde
2. Percent of total occupied u 2. Percent of total occupied ource: American Commun
erpaym D
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-14
Table 2-17 summarizes the City’s cost burden trends by household tenure. As displayed in the table, homeowners experience more cost burdens compared to renters. In Brentwood, 55.3 percent of renters experience cost burden over 30 percent and 28.2 percent experience cost burden over 50 percent. In comparison, 34.6 percent of homeowners experience cost burden over 30 percent and 12.1 percent for cost burden over 50 percent. Of homeowners who experience cost burden over 30 percent, those who earn a household income greater than the City’s mean annual household income experience the highest rates of cost burden (13.8 percent). The data shows that as income increases, renters are less likely to experience a cost burden. For homeowners, a cost burden is more common for those with moderate- to above moderate-income.
Table 2-17: Summary of Housing Overpayment by Tenure
Income by Cost
Burden1
Homeowners Renters
Cost
Burden >
30%
Percent of
Owner HH
Cost
Burden >
50%
Percent of
Owner HH
Cost
Burden >
30%
Percent of
Renter HH
Cost
Burden >
50%
Percent of
Renter HH
Household Income
less-than or = 30% 690 4.7% 585 4.0% 955 19.7% 905 18.6% Household Income
>30% to less-than
or = 50% MFI3
1,015 6.9% 560 3.8% 700 14.4% 415 8.5%
Household Income
>50% to less-than
or = 80% MFI3
955 6.5% 415 2.8% 470 9.7% 50 1.0%
Household Income
>80% to less-than
or = 100% MFI3
395 2.7% 120 0.8% 235 4.8% 0 0.0%
Household Income
>100% MFI3 2,030 13.8% 95 0.6% 325 6.7% 0 0.0%
Total 5,085 34.6%2 1,775 12.1%2 2,685 55.3%2 1,370 28.2%2
1. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs," which includes mortgage payment, utilities, association fees, insurance, and real estate taxes.
2. Percent of total households in Brentwood
3. MFI refers to the HUD Area Median Family Income – this is the median family income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. MFI will not necessarily be the same as other calculations of median incomes (such as a simple Census number), due to a series of adjustments that are made.
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2014-2018.
E. Special Needs Groups
Special needs populations include seniors, persons with disabilities, female-headed households, large households, farmworkers, persons experiencing homelessness, and students. Special needs groups may have lower-incomes because of their conditions. Special circumstances may be related to one’s employment and income, family characteristics, disability and household characteristics, or other factors.
Consequently, certain residents in Brentwood may experience higher incidences of housing overpayment (cost burden), overcrowding, or other housing problems. As Table 2-18 below shows, households with Seniors make up a large portion of Brentwood households and are the largest special needs group in the City. These categories may also overlap with one another, for example seniors may have disabilities and large households may be overcrowded as a result of falling below the poverty line (the federal poverty line in California for 2022 is $27,750 for a four-person household). The following sections provide a detailed discussion of the housing needs facing each particular group in the City.
DRAFT50
12.1 per 12.1 pe
percent, those percent
experience t experien he highe
, renters are less likely to , renters are
for those with moderate for those with mo - to
t
F
by Ten
FT
ure
TF
H
Cost
B
F
urde
FToF
er HH
Tof
FT
4.0% 955 19.7% 905 18.6 FT A
0 3.8% 700 14.4% 415 AF
415 2.8% 470 9.7% AF
2.7% 120 0.8% 235 4
AR
2,030 13.8% 95 0.6% 325 RA
l 5,0
RA%2 12.1%
AR
the ratio of housing the ratio costs to household income. For renter ts to household income. For re owners, housing cost is "select monthly owner costs wners, housing cost is "select monthly ow ," whic ance, and real e and real estate taxes.
nt of total households in Brentwood households in Brentwood FI refers to the HUD Area Median Family Income UD Area Median – this is th urisdiction, to determine Fair Market Rents (FMRs) and inco sdiction, to determine Fair Mark as other calculations of median incomes (such as a simple as other calculations of median incom Source: Department of Housing and Urban Developmen Department of Housing and Urban RA Deds GRs Special needs populations inclu Special needs populations households, farmworkers, pe
have lower have lo -incomes bec mes be
ployment and incom
quently, certa
den), ov
e
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-15
Table 2-18: Special Needs Groups
Special Needs Groups
# of People or
Households
Percent of Total
Households
Percent of Total
Population
Senior Headed Households 7,703 HH 38.7% --
Households with Seniors (65 years and over) 9,215 HH 46.3% -- Seniors Living Alone 3,557 HH 17.9% --
Persons with Disabilities 7,188 persons -- 11.6%
Persons with Developmental Disabilities1 23,423 persons -- -- Large Households (five or more persons per
household) 3,037 HH 15.3% --
Single-Parent Households 5,975 HH 30.0% --
Single-Parent, Female Headed Households with
Children (under 18 years) 4,140 HH 20.8% --
People Living in Poverty 3,641 persons -- 5.9%
Farmworkers2 1,310 persons -- 2.1%
Migrant Farmworkers 105 persons -- --
Seasonal Farmworkers 860 persons -- --
Permanent Farmworkers 450 persons -- --
Homeless 80 persons -- 0.13%
HH=Households
1. Total persons who received service from the East Bay Regional Center for FY 2019-2020.
2. Farmworker data is taken of the population 16 years and over. Data taken at the County level and provided by USDA Statistics Services.
Source: American Community Survey, 5-Year Estimates, 2019; Contra Costa County:
Annual Point in Time Count Report 2020.
1. Seniors
The senior population, generally defined as those over 65 years of age, may have several special circumstances that lead to difficulty in finding adequate and affordable housing: limited and fixed incomes, high health care costs, higher incidence of mobility and self-care limitations, transit dependency, and living alone. Specific housing needs of the senior population include affordable housing, supportive housing (such as intermediate care facilities), group homes, and other housing that includes a planned service component. The City has a slightly higher average percent of persons over the age of 65 than the surrounding cities, as shown in Table 2-19. Table 2-20 also illustrates the tenure of senior households in the City of Brentwood and shows the majority of senior households are owner-occupied.
Table 2-19: Persons Age 65 and Over
Jurisdiction Population Count Percent of Population
Antioch 13,547 12.2%
Brentwood 9,279 15.0%
Oakley 3,837 9.3%
Pittsburg 7,834 11.0%
Contra Costa County 175,882 15.4% DRAFT Source: American Community Survey, Table S0101, 5-Year Estimates, 2019.
T
la
--
--
--
11.6%
--
15.3% -- FT
30.0% --
20.8% --TF
rsons -- 5.9% FT
persons -- 2.1% TF
5 persons -- --TFA
860 persons -- -- AFT
450 persons -- -- AF
80 persons -- 0.13 AF
the East Bay Regional Center for FY 2019 e East Bay Regional Center for FY 2019-2020. ation 16 years and over. Data taken at the County level and 16 years and over. Data taken at the County leve ey, 5-Year Estimates, 2019; Contra Costa County: tra Costa County:
ort 2020. AF R
ation, generally defined as those over 65 yea ation, generally defined as those ove that lead to difficulty in finding adequate an that lead to difficulty in finding adequat h health care costs, higher incidence of mobility a h health care costs, higher incidence of mobility g alone. Specific housing needs of the senior pop ne. Specific housing needs of the senior pop g (such as intermediate care facilities), group h intermediate care facilities), group h vice component. The City has The City ha a slightly higher av surrounding cities urrounding citie , as shown in hown in Table 2-19. Tabl the City of Brentwood and shows the majorit RTabl
DRdicDtiDRo
Antioch Dtwood
Oakley
Pittsbur
Cont
So
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-16
Table 2-20: Senior Households by Tenure
Tenure Senior Households Percent of Total
Senior Households
Owner Occupied 4,423 83.9%
Renter Occupied 851 16.1%
Total 5,274 100.00%
Source: American Community Survey, Table B25007, 5-Year Estimates, 2019.
Table 2-21 summarizes the income of senior households in the City. Of all senior households, 14 percent earn less than 30 percent of the Median Family Income (MFI), and 20.8 percent earn less than 50 percent of the MFI. In total, 51.7 percent of senior households are considered low-income and earn less than 80 percent of the MFI.
Table 2-21: Elderly Households by Income and Tenure
Income Category Owner Renter Total
Percent of
Total Elderly
Households
Extremely Low (<30% MFI) 470 280 750 14.0%
Very Low (30% to 50% MFI) 820 290 1,110 20.8%
Low (50% to 80% MFI) 840 69 909 16.9%
Moderate (80% to 100% MFI) 405 90 495 9.3%
Above Moderate (>100% MFI) 1,920 165 2,085 38.9%
Total 4,455 894 5,349 100.00%
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017.
2. Persons with Physical and Developmental Disabilities Physical and developmental disabilities can hinder access to traditional housing units and may limit the ability to earn adequate income. Physical, mental, and/or developmental disabilities may deprive a person from earning income, restrict one’s mobility, or make self-care difficult. Persons with disabilities often have special housing needs related to limited earning capacity, a lack of accessible and affordable housing, and higher health costs associated with a disability. Some residents may also have disabilities that require living in a supportive or assisted-living setting.
Although no current comparisons of disability with income, household size, or race/ethnicity are available, it is reasonable to assume that a substantial portion of persons with disabilities would have annual incomes within Federal and State income limits, especially those households not in the labor force.
Furthermore, many lower-income persons with disabilities are likely to require housing assistance and services. Housing needs for disabled persons are further compounded by design issues and location factors, which can often be costly. For example, households with wheelchair-bound or semi-ambulatory individuals may require ramps, holding bars, special bathroom designs, wider doorways, lower cabinets, elevators, and other interior and exterior design features.
Housing opportunities for persons with disabilities can be addressed through the provision of affordable, barrier-free housing. Rehabilitation assistance can be targeted toward renters and homeowners with disabilities for unit modifications that can improve accessibility.
The ACS identifies six disability types: hearing disability, vision disability, cognitive disability, ambulatory disability, self-care disability and independent living disability. The Census and the ACS provide clarifying DRAFT19.
enior households, 14 percent
ercent earn less than 50 percent cent earn less than 50 p ed low-income and earn less than arn less
o
F
me and Tenur
FT
e
T AFRenter
AFTTotal
TFA280 750 AFT290 1,110FA
40 69 909FA
405 90 495FA
1,920 165 2,085FA
455
AF894 3
F49
AF
g and Urban Development (HUD), Comprehensive Housing A velopment (HUD), Comprehensive Housing A
17. AF R
hysical and Developmental Disabilitie hysical and Developmental elopmental disabilities can hinder access to trad elopmental disabilities can hinder access adequate income. Physical, mental, and/or devel adequate income. Physical, mental, and/or de ng income, restrict one’s mobility, or make self g income, restrict one’s mobility, or make self cial housing needs relat ousing needs related to limited earning cap igher health costs associated with a disability. So costs associated with a disability. So ng in a supportive or assisted g in a supportive or assiste -living setting.
Although no current comparisons of disability arisons o it is reasonable to assume that a substa it is reasonable to assume that a su incomes within Federal and ederal State inc
Furthermore, many lower-income p
services. Housing needs for disa services. Housing needs f factors, which can often be co en b
individuals may require ram individuals may require r
evators, and other int
g opportun
e ho
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-17
questions to determine persons with disabilities and differentiate disabilities within the population. The ACS defines a disability as a report of one of the six disabilities identified by the following questions:
x Hearing Disability: Is this person deaf or do they have serious difficulty hearing? x Visual Disability: Is this person blind or do they have serious difficulty seeing even when wearing glasses?
x Cognitive Difficulty: Because of a physical, mental, or emotional condition, does this person have serious difficulty concentrating, remembering, or making decisions? x Ambulatory Difficulty: Does this person have serious difficulty walking or climbing stairs? x Independent Living Difficulty: Because of a physical, mental, or emotional condition, does this person have difficulty doing errands alone such as visiting a doctor’s office or shopping? According to the 2019 ACS, approximately 11.6 percent of the Brentwood population has a disability (Table 2-22). Of those reporting a disability, the most common is ambulatory difficulty, while the most common for persons under the age of 18 is cognitive disability. For those ages 18 to 64, ambulatory and independent living difficulty are the most common. The senior population has the largest percent of persons experiencing a disability.
Table 2-22: Disability Status
Disability Type Under 18 18 to 64 65 and
Over
Total
2 Percent of
Population with a
Disability
Percent of
Total
Population1
Hearing Difficulty 49 780 1367 2196 30.6% 3.5%
Vision Difficulty 173 392 449 1014 14.1% 1.6%
Cognitive Difficulty 528 952 791 2271 31.6% 3.9%
Ambulatory Difficulty 46 1482 1929 3457 48.1% 5.9%
Self-care Difficulty 164 641 615 1420 19.8% 2.4%
Independent Living
Difficulty -- 1267 1139 2406 33.5% 5.3%
Total
2 960 5514 6290 12,7642
-- 11.6%
1. Total non-institutionalized population.
2. This total may double count persons having one or more disabilities.
Source: American Community Survey, 5-Year Estimates, 2019.
State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities. As defined by Federal law, “developmental disability” means a severe, chronic disability of an individual that:
x Is attributable to a mental or physical impairment or combination of mental and physical impairments;
x Is manifested before the individual attains age 22;
x Is likely to continue indefinitely;
x Results in substantial functional limitations in three or more of the following areas of major life activity: a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) selfdirection; f) capacity for independent living; or g) economic self- sufficiency; and DRAFTeven when wea even w
dition, does this person have dition, does this p
ns?
ty walking or climbing stairs?
mental, or emotional condition, does this
visiting a doctor’s office or shopping? visiting a doctor’s office ent of the t of the Brentwood population has a disabil popu ost common is ambulatory difficult on is ambulatory y, while the nitive disability. For those ages 18 to 64 . For those ag , ambula mmon. The senior population has populati the largest
T
A
able 2-22: Disabilit
AFy Status
RAFTotal
2 AFerce
DRAPopu
AF R
49 780 1367 2196 RA
173 392 449A1014 R
528 952 791A227 R
ulty 46 1482 1929 3
RA
ulty 164 641 615 RA
nt Living t Living
y -- 1267 1139 RA Dtal
2 960
R14
DR
Total non-institutionalized population. alized popula
2. This total may double count persons having one or mor 2. This total may double count perso Source: American Community Survey, 5-Year Estimates, DR State law requires that the Housing Elem ires that the Housing E disabilities. As defined by ined by Federal law,
individual that:
x Is attributable to a m e to
impairments;
x Is manifested b
Is likely to
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-18
x Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.
According to the Regional Center of the East Bay Purchase of Services Expenditure and Demographic Data Report for 2019 to 2020, there is a total of 23,423 developmentally disabled individuals from the region who received services. Of the 23,423 individuals, those diagnosed with Autism (38.4 percent) made up the largest group. The rest were diagnosed with intellectual disability (33.5 percent), Category 5 (6.0 percent), Cerebral Palsy (4.3 percent), Epilepsy (1.3 percent), and 16.6 percent with some other disability. Of those who received services, 26.3 percent were White, 18.4 percent were Asian, 15.7 percent were Black or African American, 0.2 percent were American Indian or Alaska Native, 0.3 percent were Native Hawaiian or Other Pacific Islander, and 15.2 percent were some other race. At 23.6 percent, approximately one quarter of those who received services identified as Hispanic or Latino. The largest age group who received services were between the age of three to 21 years (44.3 percent), the rest were 22 years or older (40.5 percent) and under the age of two (15.2 percent). Approximately 79.4 percent of individuals who received services lived at home with a parent or guardian.
Many people with developmental disabilities can live and work independently within a conventional housing environment. Individuals with more severe developmental disabilities may 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. The most common issue in supportive housing for persons with developmental disabilities is the transition from the person’s living situation as a child to an appropriate level of independence as an adult as developmental disabilities exist before adulthood.
There are several housing types 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 SB 962 (veterans) homes. The design of housingaccessibility 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 the needs of this group. Incorporating ‘barrier-free’ design in all, new multi-family housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for residents with disabilities. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income.
3. Large Households
Large households are households of five or more individuals. Procuring resources for a large household requires a greater income. This may lead households to find smaller, more affordable housing units. Such units may not be large enough to adequately contain a large household and may lead to overcrowding.
Securing housing large enough to accommodate all members of a household is more challenging for renters, because multi-family rental units are typically physically smaller than single-family ownership units. While apartment complexes offering two and three bedrooms are common, apartments with four or more bedrooms are rare. It is more likely that large households will experience overcrowding in comparison to smaller households. Throughout the region, single-family homes with higher bedroom counts, whether rental or ownership units, are rarely affordable to lower-income households. Table 2-23 is a breakdown of large households by tenure for the City. The data identifies a contrast in household size between homeowners and renters living in large households.
DRAFTd Demographic d Demog
viduals from the regio viduals fr
m (38.4 percent) perc made up
(33.5 percent), Category 5
16.6 percent with some other .6 percent with som
4 percent were Asian, 15.7 percent per
n or Alaska Native, 0. n or Ala 3 percent were cent we
were some other race. At were som 23.6 percent, ercent, ntified as Hispanic or Lati ntified a no. The largest age ree to 21 years to (44.3 percent), the rest were
wo (15.2 percent). p Approximately 79.4 Approxim percent h a parent or guardian. nt or guardian.
can live and work independently within a co k indepe
e severe developmental disabilities may require e severe developmental disabilitie vided. The most severely affected individuals ded. The most severely affected ind ical attention and ph ttention and physical therapy are provided ysical therapy are provide sons with developmental disabilities is the trans developmental disabilities is the trans ppropriate level of independence as an adult as d el of independence as an adult a using types appropriate for people living wit using types appropriate for peop censed and unlicensed single censed and unlicens -family homes, incl amily h s for home purchase, HUD housing, and SB 962 (v ome purchase, HUD housing, and SB modifications, the proximity to services and tr modifications, the proximity to services and ies represent some of the types of consideratio s represent some of the types of consideratio up. Incorporating ‘barrier rporating ‘barrier-free’ design in all, ne Federal Fair Housing laws) is especially importan ousing laws) is especially importan th disab h disabilities. Special consideration should also ilities. Special consid disabilities may be living on a fixed income. disabilities may be living on a fixe
3. Large Households usehol
Large households are households e hou
requires a greater income. This requires a greater income units may not be large enou units may not be large en
curing housing large
s, because m
hile apa
d
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-19
Table 2-23: Large Households by Tenure
Household Size
Owner Renter Total
Count Percent Count Percent Count Percent
5-Person Household 1204 39.6% 730 24.0% 1,934 9.7%
6-Person Household 613 20.2% 141 4.6% 754 3.8%
7-or-More Person Household 221 7.3% 128 4.2% 349 1.8%
Total 2,038 41.2%1 999 58.8%1 3,037 15.3%2
1. Percent of large households.
2. Percent of total households.
Source: American Community Survey, Table B25009, 5-Year Estimates, 2019.
4. Single-Parent Households
Single-parent households often require special consideration and assistance due to their greater need for affordable and accessible day care, health care, and other supportive services. Many female-headed households with children are susceptible to having lower incomes than similar two-parent households.
Single, female mothers may face social pressures that may limit their occupational choices and income earning potential, housing options, and access to supportive services.
Table 2-24 shows about double the percent of female single-parent, no spouse present households, in both the County and the City, compared to male single-parents. The same is true for households living in poverty.
Table 2-24: Single-Parent Households
Jurisdictions
Single Parent-Male, No
Spouse Present
Single Parent-Female,
No Spouse Present
Total Single Parent
Households
Count Percent
1 Count Percent1
Count Percent
1 Brentwood 1,835 9.2% 4,140 20.8% 5,975 30.0%
Contra Costa County 54,423 13.8% 99,944 25.3% 154,367 39.1%
1. Percent of total households.
Source: American Community Survey, Table DP02 and S1702, 5-Year Estimates, 2019.
5. Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support activities on a generally year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal workers, often supplied by a labor contractor. For some crops, farms may hire migrant workers, defined as those whose travel prevents them from returning to their primary residence every evening. Farmworkers have special housing needs because they earn lower incomes than many other occupations and move throughout the year from one harvest location to the next.
The United States Department of Agriculture, National Agriculture Statistics provides data on hired farm labor across the United States. The data is compiled at both a State and County level. Within Contra Costa County, there were a total of 1,310 hired farmworkers in 2017. A total of 450 are considered permanent, working 150 days or more, and a total of 860 farmworkers were considered seasonal, working only 150 days or less. Additionally, the County of Contra Costa reported 106 total migrant farmworkers.
In Contra Costa County, farmworkers earn one of the lowest estimated median salaries of $35,142 annually, according to the California Employment Development Department. The HUD Comprehensive DRAFT9
4 3.8%
349 1.8%
3,037
n and assistance due to their greater need for
her supportive services. Many female her supportive services. -headed wer incomes than similar two r incomes than similar t -parent househol that may limit their occupational choices and in limit their occupa o supportive services. rvices.
nt of female single nt of fem -parent, no spouse present , no spo d to male single o male single-parents. The same is true for ho T
RAable 2-24: Single-Paren
At Households
RANo
Spou
Sin
Agle P le
RANoRA
C
R
ount
AR
1,835 9.2% 4,140 RA
ta County ta Count 54,423 13.8% 99,944 RA
t of total households. t of total
e: American Community Survey, Table DP02 and S1702, 5 merican Community Survey, Table DP02 and S1702, 5-Y RA
Farmworkers
Farmworkers are traditionally defined as perso Farmworkers are traditionally def or seasonal agricultural labor. Permanent f or seasonal agricultural labor. Perma activities on a generally year enerally -round bas ound ba force is supplemented by seasonal w ted by seasonal w
may hire migrant workers, defined rkers
residence every evening. Farmw residence every evening. F many other many occupations and
e United e United States Dep
across the Un
here we
0 Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-20
Housing Affordability Strategy considers this a very low-income for the City as it represents 32.2 percent of the average median income for the City. Limited income may be exacerbated by farmworker’s tenuous and/or seasonal employment status.
6. Extremely Low-Income Household (ELI) and Poverty Status Extremely low-income (ELI) households are those that earn 30 percent or less of the median family income (MFI) for Contra Costa County. CHAS data indicates there are approximately 2,009 ELI households living in the City. Table 2-6 above identifies industries with salaries that could qualify as ELI, these include:
Personal Care and Service, Healthcare Support, and Food Preparation and Serving Related.
ELI households represent approximately 10.1 percent of all Brentwood households. Of these households,
58.7 percent are renters and 41.3 percent are homeowners. ELI renter households represent about 5.6 percent of Brentwood renter households, and ELI owner households represent about 24 percent of Brentwood owner households.
Housing ELI households is generally challenging in Brentwood. Table 2-25 shows White, Non-Hispanic Households experience the highest rates of extremely low-incomes, representing 40.1 percent of the total ELI Population. Hispanic households experience the second highest rates of extremely low-incomes. Per HCD guidance, the City assumes 50 percent of its very low-income RHNA as extremely low-income units to calculate future ELI housing needs over the next eight years. As such, the City has a need of 201 extremely low-income units.
Table 2-25: Household Income Distribution by Race
Racial/Ethnic Group 0%-30% of
AMI
31%-50% of
AMI
51%-80% of
AMI
81%-100% of
AMI
Greater than
100% of AMI
American Indian or Alaska
Native, Non-Hispanic 15 0 0 30 0
Asian / API, Non-Hispanic 54 180 250 155 855
Black or African American,
Non-Hispanic 290 335 10 25 440
White, Non-Hispanic 805 1,195 1,245 910 7,835
Other Race or Multiple Races,
Non-Hispanic 130 40 40 130 310
Hispanic or Latinx 715 510 750 335 1,210
Totals 2,009 2,260 2,295 1,585 10,650
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release.
Table 2-26 illustrates the tendencies for extremely low-income households to experience housing problems and cost burdens, as defined in Section 2.D. Table 2-26 also includes data characterizing affordability and cost burden for ELI households. ELI renters in Brentwood experience disproportionate cost burdens compared to ELI owners. Generally, as the income goes up for renters, the number of housing units with a housing problem goes down. DRAFTthe median family income the median f y 2,009 ELI households househ living
ld qualify as ELI, these incl qualify as ELI, these i ude:
and Serving Related and Ser .
twood households. Of these households,
ELI renter households represent about 5.6
er households represent about er households represent 24 percent of in Brentwood. Table 2-25 shows White, Non-H
remely low-incomes, representing 40.1 percent o , repres ence the ence th second highest rates of extremely low rates of e cent of its very low nt of its very lo -income RHNA as extremely l NA as ext s over the next eight years. As such, the City r the next eight years. As such, the Ci Table 2-25: Household Income Distribution by Race old Income Distribution by Race RA0% AM
31%-50% of
AMIAR
aska
anic 15 0
RA
n-Hispanic Hispa 54 180 RA
ican American, can Ame
panic 290 335 RA
e, Non-Hispanic 805 1,19 RD
her Race or Multiple Races, le Races,
Non-Hispanic 130 DR
Hispanic or Latinx R715 Ds
R2
D
Source: U.S. Department of ment of Housing and Urban Housing and Urban tabulation, 2013-2017 release 7 releas .
DR
Table 2 T -26 illustrates the tende s the
problems and cost burdens problems and cost burde ,
affordability and cost burde affordability and cost bur ost burdens compared
sing units with a h
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-21
Table 2-26: Housing Needs of Extremely Low-Income Households Housing Problems
Renter Households Owner Households Total Households
Count % of
Renter HH Count % of Owner HH Count
% of Total
HH
Household has at least 1 of 4
housing problem 960 19.8% 695 4.7% 1,655 8.5%
Cost burden <= 30% 955 19.7% 690 4.7% 1,645 8.4%
Cost Burden > 50% 905 18.6% 585 4.0% 1,490 7.6%
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2014- 2018.
According to 2019 ACS data, 5.9 percent of the Brentwood population lives in poverty. The U.S. Census Bureau’s definition of poverty is: “If a family's total income is less than the family's threshold, then that family and every individual in it is considered in poverty. The official poverty thresholds do not vary geographically, but they are updated for inflation using the Consumer Price Index (CPI-U). The official poverty definition uses money income before taxes and does not include capital gains or noncash benefits (such as public housing, Medicaid, and food stamps).” Poverty status cannot be determined for people in institutional group quarters (e.g., prisons or nursing homes), college dormitories, military barracks, living situations without conventional housing (and who are not in shelters), as well as unrelated individuals under age 15 (e.g., foster children).
Figure 2-6: Poverty Status by Race4
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17001(A-I). 4 The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income.
For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here.
The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the population for whom poverty status is determined for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the population for whom poverty status is determined.
13.2%
11.3%
10.6%
9.5%
4.2%
3.7%
2.9%
0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0%
Black or African American (Hispanic and Non-Hispanic)
American Indian or Alaska Native (Hispanic and NonHispanic) Other Race or Multiple Races (Hispanic and Non-Hispanic) Hispanic or Latinx
White (Hispanic and Non-Hispanic)
White, Non-Hispanic
Asian / API (Hispanic and Non-Hispanic)
Percent of Households in Racial / Ethnic Group DRAFT1,655 8.5% 1,645 8.4%
% 1,490 7.6% T
ng Affordability Strategy (CHAS), 2014 ng Affordability Strategy (CHAS), - FT
ulation lives in poverty. ulation The U.S. Census
s less than the s less tha family's threshold, then that . The official poverty thresholds do not vary
g the Consumer Price Index (CPI the Consumer Price Inde -U). The offici nd does not include capital gains or noncash ben s not include capital ps).” Poverty status cannot be determined for pe status cannot ursing homes), college dormitories, military barr ege dorm nd who are not in shelters), as well as unrelate nd who are not in shelters), as w Figure 2-6: Poverty Status by Race4
Source: U.S. Census Bure Census
he Census Bureau uses a
espond to Area M
ble, the CenDRAF p is al
RA3.
4.A9%
Black or African American (Hispanic an
r Alaska Nat
Hispanic)
tiple Races (Hispanic and Non-Hispanic)
Hispanic or L
White (Hispanic and Non
White, N
ic)
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-22
7. Persons Experiencing Homelessness
Homelessness is an important issue within California. Factors contributing to the rise in homelessness include increased unemployment and underemployment, a lack of housing affordable to lower- and moderate-income persons (especially extremely low-income persons), reductions in public subsidies to the poor, a lack of assistance for those struggling with addiction, and the de-institutionalization of the mentally ill.
State law mandates that jurisdictions address the special needs of persons experiencing homelessness within their jurisdictional boundaries. The U.S. Department of Housing and Urban Development (HUD) definition of “Homelessness” was recently updated. The following lists the updated definition of homelessness as provided by HUD:
x People who are living in a place not meant for human habitation, in emergency shelter, in transitional housing, or are exiting an institution where they temporarily resided. The only significant change from existing practice is that people will be considered homeless if they are exiting an institution where they resided for up to 90 days (it was previously 30 days) and were in a shelter or a place not meant for human habitation immediately prior to entering that institution. x People who are losing their primary nighttime residence, which may include a motel or hotel or a doubled-up situation, within 14 days and lack resources or support networks to remain in housing.
HUD had previously allowed people who were being displaced within seven days to be considered homeless. The proposed regulation also describes specific documentation requirements for this category.
x Families with children or unaccompanied youth who are unstably housed and likely to continue in that state. This is a new category of homelessness, and it applies to families with children or unaccompanied youth who have not had a lease or ownership interest in a housing unit in the last 60 or more days, have had two or more moves in the last 60 days, and who are likely to continue to be unstably housed because of disability or multiple barriers to employment. x People who are fleeing or attempting to flee domestic violence, have no other residence, and lack the resources or support networks to obtain other permanent housing. This category is similar to the current practice regarding people who are fleeing domestic violence. x This definition does not include persons living in substandard or overcrowded housing units, persons being discharged from mental health facilities (unless the person was homeless when entering and is considered to be homeless at discharge), or persons who may be at risk of homelessness (for example, living temporarily with family or friends).
Table 2-27 shows the population of persons experiencing homelessness in the County, in the City, and in the surrounding jurisdictions. All surrounding jurisdictions experienced increases in homelessness; Brentwood had the largest percent increase between 2016 and 2020 at 900 percent. Table 2-28 shows that in 2020, Brentwood had 3.5 percent of all persons experiencing homelessness in Contra Costa County. DRAFThom ble to lowe ble to lo
n public subsidie n public
titutionalization of th titution
sons experiencing homelessness ns experiencing homele
ng and Urban Development (HUD) ng and Urban Development (H wing lists the updated definition of wing lists the updated definition o human habitation, in em human habitation, in ergency shelter, in tion where they temporarily resided. The onl on where they temporar that people will be considered homeless if they ople will be conside for up to 90 days (it was previously 30 days) and ays (it was pre man habitation immediately prior to entering that iately pr ary nighttime residence, which may include a m ry nighttime residence, which may inc 14 days and lack resources or support networks t s and lack resources or support networks ed people who were being displaced within who were being displaced wit seve ed regulation also describes specific documenta so describes specific document children or unaccompanied youth who are unst children or unaccompanied youth te. This is a new category of homelessness, and . This is a new category of homeless ompanied youth who have ompanied youth who have not had a lease or own ase or or more days, have had two or more moves in th r more days, have had two or more moves in th to be unstably housed because of disability or m nstably housed because of disability or m x People who are fleeing or attempting to fle re fleeing the resources or support networks to o the resources or support the current practice regarding peop current practice regardin x This definition does not includ ition does not includ persons being discharged f ng dis
entering and is conside is c
homelessness (for ex ss (for
able 2-27 shows the po ws the p
surrounding jur
ood had th
0, B
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-23
Table 2-27: Homelessness in Brentwood and Surrounding Cities Jurisdiction 2016 2018 2020 Count
Change
Antioch 164 350 238 74
Brentwood 8 35 80 72
Oakley 28 49 50 22
Pittsburg 60 110 102 42
Contra Costa County 1,730 2,234 2,277 547
Source: Contra Costa County: Annual Point in Time Count Report, 2016, 2018, 2020.
Table 2-28: Homelessness in Brentwood and Surrounding Cities Jurisdiction 2020 % of County
Antioch 238 10.5%
Brentwood 80 3.5%
Oakley 50 2.2%
Pittsburg 102 4.5%
Contra Costa County 2,277 100%
Source: Contra Costa County: Annual Point in Time Count Report, 2020.
8. Students
Students are typically considered lower-income and are, therefore, affected by a lack of affordable housing. They may seek shared housing situations to decrease expenses and can be assisted through roommate referral services offered on and off campus. Students living independently have varied needs and may live on fixed incomes. A report by the California Community College Chancellor’s Office found that 56 percent of students surveyed were food insecure, and nearly half were either experiencing housing insecurity (35 percent) or homelessness (14 percent).5 Student housing often only produces a temporary housing need based on the duration of the educational institution enrolled in. The only college located in Brentwood is a satellite campus for the Los Medanos College called the Brentwood Center. While there may not be many colleges or universities in Brentwood, students who grew up in the City and attend colleges or universities nearby or online may wish to continue living in Brentwood. According to 2019 ACS data, there are approximately 4,286 Brentwood residents enrolled in college or graduate school. College graduates provide a specialized pool of skilled labor that is vital to the economy. However, a lack of affordable housing may lead to their departure post-graduation.
F. Housing Stock Characteristics
Brentwood’s housing stock includes all housing units located within its jurisdiction. Housing stock growth, type, age and condition, tenure, vacancy, and cost are all important factors in determining the community's housing needs. This section details the City’s housing stock characteristics to identify how well the needs of current and future residents are addressed. 5 California Community Colleges, Chancellor’s Office, Basic Needs Survey report, 2018.
DRAFT22
42 547
8, 2020.
rr
F
ounding
FT
Cities
%
F
10.5%F
2.2%
02 4.5% FT A
2,277 100% AFT
ual Point in Time Count Report, 2020. , 20 AF
(35 percent) or homelessness (14
tudents
comes. A report by the California Community Co omes. A report by the California C offered on and off campus. Students living inde
surveyed surveyed
d housing situations to decrease expenses and
lower
were food insecure, and nea
-income and are, therefore, affected b come and are, therefore, affected b ations to decrease expenses an
campus. Students living inde
d inse
percent). perc 5
F
ing often only produces a temporary housing ne ing often only produces a temporary housing n enrolled in. rolled in The only college located in Brentw y college located in Brentw called theBrentwood Center. While there may n
ents who grew up in the City and attend colleges up in the City and attend colleges ving in Brentwood Brent . According to According 2019 ACS dat enrolled in college or graduate school. enrolled in college or graduate sch College vital to th vita e economy. However, a lack of aff conomy. However, a lack DRock C t Brentwood’s housing stock Brentwood’s housing stoc inc
type, age and condition, type, age and condition
ommunity's housing ne ommunity's housing n
the needs of cur
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-24
1. Housing Growth
Table 2-29 shows growth trends for housing units in Brentwood and surrounding jurisdictions. The data shown reflects ACS estimates and is not based on true City reported figures. The number of housing units in the City has increased faster than neighboring jurisdictions between 2010 and 2019.
Table 2-29: Housing Unit Growth Trends
Jurisdiction 2010 2015 2019 Change
2010 to 2015
Change
2015 to 2019
Antioch 34,730 36,009 35,373 3.7% -1.8%
Brentwood 16,094 18,301 20,627 13.7% 12.7%
Oakley 10,991 11,607 12,097 5.6% 4.2%
Pittsburg 20,825 21,227 22,294 1.9% 5.0%
Contra Costa
County 396,782 405,001 413,719 2.1% 2.2%
Notes: These unit figures are based on ACS estimates – not City-collected data. As such, percent change may show a decrease in units. This does not reflect a true loss in units but reflects survey estimates.
Source: American Community Survey, Table DP04, 5-Year Estimates, 2019.
2. Housing Types
Table 2-30 summarizes the available housing units in the City and Contra Costa County by housing type.
As of 2019, the City’s housing stock predominantly includes single-unit detached homes. Single-unit attached homes, which include townhomes and condominiums, make up only 2.5 percent of the housing stock. Multi-unit developments, such as apartments, make up 7.7 percent of the housing stock and 1.5 percent were mobile homes. In comparison to the rest of the County, the City has a higher percentage of single-unit detached homes and a lower percentage of all other types of homes.
Table 2-30: Total Housing Units by Type
Jurisdiction
Single-Unit
Detached
Single-Unit
Attached Multi-Unit
Mobile Homes,
Boats, and other
Types of Housing
Total
Units
Count % Count % Count % Count %
Brentwood 18,219 88.3% 516 2.5% 1592 7.7% 300 1.5% 20,627 Contra Costa
County 274,997 66.5% 33,686 8.1% 97,314 23.5% 7,264 1.8% 413,719 Source: American Community Survey, Table DP04, 5-Year Estimates, 2019.
3. Housing Availability and Tenure
Household size typically differs between renter and owner-occupied housing units. Owner-occupied units trend towards larger households compared to renter-occupied units. Homeowners typically have a greater income than renters and therefore have more expendable income to afford purchasing a home.
In addition, family households generally occupy larger housing units such as single-unit homes. The City housing stock includes 15,364 owner-occupied housing units and 4,542 renter-occupied housing units, as shown in Table 2-31. The large majority of occupied homes in Brentwood are single-unit detached structures. Multi-unit homes are largely renter-occupied compared to owner-occupied.
DRAFTions
r of housin r of hou
9. T
ge
o 2015
Chang
15 to 201
3.7% -1.8% TF
13. 5.6% 4.2% TF
1.9% 5.0% FT
3,719 2.1% 2.2% TF
ear Estimates, 2019.
s but reflects survey estimates.
City-collected data. As such, percent change may show a ected data. As such, perc urvey estimates. TFA
e housing units in g units in the City and Contra Costa Co stock predominantly minan includes single-unit detac
de townhomes and condominiums, d condominiums make up only ments, such as apartments, ents, such as apartments, make up 7.7 percen mes. In comparison . In compa to the rest of the County, e rest of th homes and a lower percentage a lower percentage of all other type a T
RAable 2-30: Total Housin
Ag Units
RA Dnit
DRched
RASingle-UnitRAttached
AR DCount
RD
Brentwood 18,219 88.3% 516 DR
Contra Costa
County 274,997 66.5%R33,68 DR
Source: American Community Survey, ommunit Table DP0 Table DP DR
3. Housing Availability an labi
Household size House typically diff
rend towards larger h
ter income than
tion, family
ock in
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-25
Table 2-31: Occupied Housing Units by Type and Tenure
Tenure
Single-Unit
Detached
Single-Unit
Attached Multi-Unit Mobile Homes Total Occupied Units
Owner Occupied 96.8% 1.2% .4% 1.6% 15,364
Renter Occupied 63.9% 6.3% 28.6% 1.2% 4,542
Source: American Community Survey, Table B25032, 5-Year Estimates, 2019.
As Table 2-32 shows, the City trends towards smaller household size when compared to neighboring jurisdictions. The average household size for owner and renter households in Brentwood are similar (3.06 and 3.24, respectively).
Table 2-32: Average Household Size by Tenure
Jurisdiction Owner Occupied
Household Size
Renter Occupied
Household Size
Average Household Size
Antioch 3.18 3.36 3.25
Brentwood 3.06 3.24 3.1
Oakley 3.4 3.8 3.5
Pittsburg 3.36 3.29 3.33
Contra Costa County 2.88 2.86 2.87
Source: American Community Survey, Table B25010, 5-Year Estimates, 2019.
Figure 2-7 shows the City has the second lowest vacancy rate of neighboring jurisdictions. Table 2-33 shows vacant housing units by type in the City. As shown, 42.9 percent of vacant units are up for rent, and 24 percent are up for sale. According to State law, a healthy vacancy rate should not be less than five percent. The City’s low vacancy rate may result in higher housing costs in response to the low market inventory.
Figure 2-7: Vacancy Rates by Jurisdiction
Source: American Community Survey, 5-Year Estimates, 2019.
Antioch Brentwood Oakley Pittsburg Contra Costa
County
Vacancy Rate 3.8% 3.5% 2.6% 4.2% 4.6%
0.0%
0.5%
1.0%
1.5%
2.0%
2.5%
3.0%
3.5%
4.0%
4.5%
5.0%
DRAFT15,
4,542
n compared to neighboring n compared to
olds in Brentwood are similar a
y T
F
enure
FT
O
TF
ccupie
FT
usehold S
FTeFT
3.36 3.25T AF3.24
3.8 3.5 AFT3.29 3.33 AF2.86 2.87 AF
0, 5-Year Estimates, 2019. Year Estim FA
cond lowest vacancy rate of neighboringFjurisd
e in the City. As shown, 42.9 percent of vacant y. As shown, 42.9 percent of vacant un cording to State law, a healthy vacancy rate sho law, a healthy vacancy rate s ancy rate may result in higher housing costs in lt in higher housing costs in F
R
i
RAgure 2-7: Vacancy Rate
As by Jurisdict
DRA acancy RateDR0.0%
0.5%
1.0%
1.5%
2.0%
2.5%
3.0%
3.5%
4.0%
5%
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-26
Table 2-33: Vacant Housing Units by Type
Type of Housing Estimate Percentage
For rent 309 42.9%
Rented, not occupied 0 0.0%
For sale only 173 24.0%
Sold, not occupied 42 5.8%
For seasonal, recreational, or occasional use 63 8.7%
For migrant workers 0 0.0%
Other vacant 134 18.6%
Total 721 100%
Source: American Community Survey, Table B25004, 5-Year Estimates, 2019.
4. Housing Age and Conditions
Housing age may affect the structural integrity of a house and can be an indicator of overall housing quality within a community. Housing that is over 30 years old is deemed to be likely in need of some rehabilitation, such as a new roof, foundation, plumbing, etc. Many Federal and State programs also use the age of housing as a factor in determining housing rehabilitation needs. A large proportion of older housing stock would typically indicate that the City could benefit from housing rehabilitation assistance programs.
Rehabilitation needs based on unit age does not include historical districts, which are generally well preserved.
Figure 2-8 shows the City’s housing stock age based on ACS estimates and is not based on City reported figures. The data shows that the majority of the City’s housing stock was built after 2000. Only 16.1 percent of the City’s housing stock was built over 30 years ago. It can be assumed that a majority of Brentwood’s housing stock is in good condition, but some of the older units may require some rehabilitation.
Figure 2-8: Housing Stock Age
Source: American Community Survey, 5-Year Estimates, 2019.
Built
1939 or
earlier
Built
1940 to
1949
Built
1950 to
1959
Built
1960 to
1969
Built
1970 to
1979
Built
1980 to
1989
Built
1990 to
1999
Built
2000 to
2009
Built
2010 to
2013
Built
2014 or
later
Housing
Stock 0.9% 0.9% 2.9% 1.7% 4.8% 4.9% 22.2% 48.8% 5.6% 7.2%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
45.0%
50.0%DRAFT0%
5.8%
8.7%
0.0%
18.6%
FT
2019.FT
e does not include historical districts
ld benefit from housing rehabilita ld benefit from housing rehabilit abilitation needs. A large proportion of older ho
Many
d is deemed to be likely
e and can be an indicator of overall housing quali
F
and can be an indicator of
ederal and
med to be likely
l and
large pro
State
in need of some rehabilita in ne
programs also use the p
,
tion assistan
which a w
T
using stock age based on base ACS estimates and CS estimates and is n at the majority of the City’s housing stock was
using stock was built over 30 years ago. using stock was built over 30 yea It can stock is in good condition, but some of th but
F
RAigure 2-8: Housing
AStock A
DR B
1 0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
45.0%
0.0%
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-27
Figure 2-9 below illustrates tenure by year the housing unit was built. This shows whether homeowners or renters occupy newer or older housing units. Given the higher percentage of renters in multi-family units, this may point towards the addition of new multi-family developments versus older, single-unit homes that are occupied by more homeowners.
Figure 2-9: Tenure by Year Housing Unit Built
Source: American Community Survey, Table B25036, 5-Year Estimates, 2019.
5. Housing Costs and Affordability
The median home value in Brentwood as of June 2022 is estimated to be $975,000, according to the Zillow Home Value Index (ZHVI). Figure 3-10 illustrates home value trends for the Bay Area, Contra Costa County, and Brentwood from December 2001 to June 2022. As shown, Brentwood’s home costs have remained lower but have gained proximity to the County’s values from 2011 to 2013 and again since 2016. Data is not available for 2021 and 2022 Bay Area ZHVI.
Figure 2-10: Zillow Home Value Index (2001-2020)
Source: Zillow, Zillow Home Value Index (ZHVI).
Built
1939 or
earlier
Built
1940 to
1949
Built
1950 to
1959
Built
1960 to
1969
Built
1970 to
1979
Built
1980 to
1989
Built
1990 to
1999
Built
2000 to
2009
Built
2010 to
2013
Built
2014 or
later
Owner 0.4% 0.3% 1.9% 1.1% 3.4% 3.4% 17.1% 38.7% 4.5% 6.4% Renter 0.6% 0.6% 1.1% 0.7% 1.3% 1.3% 4.9% 10.9% 0.7% 0.7%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
$100,000
$300,000
$500,000
$700,000
$900,000
$1,100,000
$1,300,000
200120022003200420052006200720082009201020112012201320142015201620172018201920202021 DRAFT
Bay Area Contra Costa County Brentwood
er,
Community Survey, Table B25036, 5 ty Survey, Table B25036, 5-Year Estimates, 2019 Affordability
in Brentwood as of June 2022 is 2022 is estimated to be es ZHVI). Figure 3 Figure 3-10 illustrates home value trends fo illustrates home va rom December De 2001 toJune 2022. As shown, B . As sh
e gained proximity to the County’s values from 2 e gained proximity to the County’s values fro le for 2021 and 2022 Bay Area ZHVI. for 2021 and 2022 Bay Area ZHVI.
F
DRigure
R2-10: Zillow Home V
FT A
uilt
1970 to
1979
Built
1980 to
1989
Built
1990 to
1999
Built
2000 to
2009
Built
2010 to
2013
Built
20 AF
1% 3.4% 3.4% 17.1% 38.7% 4.5% AF
0.7% 1.3% 1.3% 4.9% 10.9% 0
DR0
$300,000
000
$1,300,00
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-28
Figure 2-11 shows the median contract rent for Brentwood, Contra Costa County, and the Bay Area from 2009 to 2019. As illustrated, the City of Brentwood experienced a much greater rental cost increase in 2010, but in 2018 rental costs in the Bay Area caught up. Contra Costa County rental costs remain almost $200 lower than the City’s.
Figure 2-11: Median Contract Rent (2009-2019)
Source: U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005-2009 through 2015-2019, B25058, B25056 (for unincorporated areas). County and regional counts are weighted averages of jurisdiction median using B25003 rental unit counts from the relevant year.
The affordability standard for housing in the United States is defined as paying 30 percent or less of annual income for housing. This does not account for transportation costs which are the second largest expense for households6
. The HUD Location Affordability Index (LAI) provides standardized data on affordability throughout communities and includes both housing and transportation costs. As a place becomes less affordable, the index increases, and vice versa.
Figure 2-12 shows the LAI in the City is at its lowest towards the downtown region and progressively increases towards the eastern and southern extremities of the City. The figure shows that households around downtown Brentwood pay less for housing and transportation combined, and as households get further away from the downtown, they start accruing higher costs. 6 HUD Exchange – About the Location Affordability Index. $1,100
$1,200
$1,300
$1,400
$1,500
$1,600
$1,700
$1,800
$1,900
$2,000
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Dollars
Brentwood Contra Costa County Bay Area DRAAmerican Community Survey 5-Year Data releases, startin Year Data ncorporated areas). County and regional counts are weigh ncorporated areas). County and regional c B25003 rental unit counts from the relevan 5003 rental unit counts from bility standard for housing in the ility standard for housing in the UnitedStatesis or housing. This does not account for transporta
useholds6. The HUD Location Affordability Inde The HUD Location Affordability Inde oughout communities and includes both housin ghout communities and affordable, the index increases, and vice versa. ndex increases, Figure 2 Fig -12 shows the LAI in hows the LAI in the City is a increases towards the eastern and sou s the eastern and sou around downtown Brentwood Brentw pay l
further away from the downtown further away from the dow RAFTem
AFT
2 2 014 2015 2
RAContra Costa CouABay
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-29
Figure 2-12: HUD Location Affordability Index by Census Tract DRAFT
Source: California Department of Housing and Community Development – AFFH Data Viewer Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-30
Housing affordability analysis includes comparing the cost of renting or owning a home in the City with the maximum affordable housing costs for households at different income levels. The analysis informs the affordability of different housing sizes and types and indicates the type of households most likely to experience overcrowding and overpayment.
HUD conducts annual household income surveys nationwide to determine a household’s eligibility for Federal housing assistance. Based on this survey and MFI data, HCD develops income limits which can be used to determine the maximum affordable price for households in the upper range of their respective income category. Households in the lower end of each category can afford less than those at the upper end. The maximum affordable home prices without overpayment for residents in Brentwood are shown in Table 2-36. This data is based on analysis conducted by the City for 2022 to 2023. This amount can be compared to current housing asking prices (Table 2-34). In Table 2-37, the data shows the maximum affordable monthly rental amount that a Contra Cost County household can pay for each month without overpayment; City-specific data is not available for rental costs.
Very Low-Income Households
The very low-income limits are the basis for all other income limits. For a very low-income household that earns between 31 percent and 50 percent of the County MFI the maximum affordable home price for ownership is up to $136,000 for a zero-bedroom unit and up to $231,000 for a five-bedroom units in 2022.
Very low-income households cannot afford market-rate rental or ownership housing in Brentwood without a substantial cost burden.
Low-Income Households
For a low-income household that earns between 51 percent and 80 percent of the County’s MFI the maximum affordable home price for ownership is up to $222,000 for a zero-bedroom unit and up to $374,000 for a five-bedroom unit in 2022. Generally, market-rate rental would be affordable to 5-person households but remain generally unattainable to smaller household sizes. Low-income households would not be able to afford ownership housing.
Moderate-Income Households
Households of moderate-income earn between 81 percent and 120 percent of the County’s MFI. The maximum affordable home price for a moderate-income household is $472,000 for a zero-bedroom unit and $789,000 for a five-bedroom unit. Moderate-income households can generally find affordable market-rate rental units in the City. Ownership housing in Brentwood is generally not affordable to any household sizes that are not considered above moderate-income. DRAFTmo usehold’s eligibility f usehold’
come limits come limit which can be
per range of their respective per range of their
rd less than those at the upper d less than those at th residents in resident Brentwood are shown are s
for 2022 to 2023. for 2022 This amount can be unt can
ble 2-37, the data shows the maximum
household can pay for each month without
costs.
ther income limits. For a ts. For a very low e -income house of the County MFI the maximum affordable ho of the County MFI the maximu droom unit and up to a $231,000for a five for a f -bedroo afford market-rate rental rate r or ownership hous nership ehold that earns between 51 percent and 80 p hold that earns between 51 perc home price for ownership is up to ownership is up $222,000 f bedroom unit bedroo in 2022. Generally, market y, mar -rate r remain generally unattainable to smaller househ
o afford ownership housing.
rate-Income Households me Households
ouseholds of moderate useholds of moderate-income earn between 8 inco maximum affordable home price for a maximum affordable home price modera and $789,000for a five for a -bedroom unit edroom . M
market-rate rental units in the City. Own tal units in the City. Ow household sizes that are not consider at are not consider Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-31
Table 2-36: Affordable Housing Price for Owner-Occupied Households in Brentwood (2022-2023) Area Median Income Mortgage Utilities
Tax and
Insurance
(1)
Total Affordable
Monthly Cost
Affordable
Purchase Price
Very Low-Income (50% of AMFI)
0 Bedrooms $99,950 $661 $169 $420 $1,250 $136,000
1 Bedroom $114,250 $786 $182 $460 $1,428 $162,000
2 Bedrooms $128,500 $887 $225 $494 $1,606 $182,000
3 Bedrooms $142,800 $986 $270 $529 $1,785 $203,000
4 Bedrooms $154,200 $1,058 $318 $552 $1,928 $218,000
5 Bedrooms $165,650 $1,125 $364 $581 $2,070 $231,000
Low-Income (80% AMFI)
0 Bedrooms $99,950 $1,078 $169 $502 $1,749 $222,000
1 Bedroom $114,250 $1,264 $182 $553 $1,999 $260,000
2 Bedrooms $128,500 $1,424 $225 $600 $2,249 $293,000
3 Bedrooms $142,800 $1,583 $270 $646 $2,499 $326,000
4 Bedrooms $154,200 $1,702 $318 $679 $2,699 $350,000
5 Bedrooms $165,650 $1,818 $364 $717 $2,899 $374,000
Moderate Income (120% AMFI)
0 Bedrooms $99,950 $2,297 $169 $741 $3,207 $472,000
1 Bedroom $114,250 $2,656 $182 $828 $3,666 $546,000
2 Bedrooms $128,500 $2,991 $225 $908 $4,124 $615,000
3 Bedrooms $142,800 $3,323 $270 $989 $4,582 $684,000
4 Bedrooms $154,200 $3,581 $318 $1,049 $4,948 $737,000
5 Bedrooms $165,650 $3,838 $364 $1,114 $5,316 $789,000
1. Includes: Assessment District Taxes, HOA Dues, Property Taxes, and Property Insurance.
Source: City of Brentwood – July 2022-June 2023 Affordable Sales Price for Owner-Occupied Households at Very Low, Low and Moderate Income Levels Report DRAy 2022-June 2023 Affordable Sales Price for Owner June 2023 Affordable Sales Price fo -Occupieort RAFTrc $136,00 $1
$162,000
6 $182,000
,785 $203,000T
$1,928 $218,000 21T
$2,070 $231,000 231,0TF
$1,749 $222,000 FT
53 $1,999 $260,000TF
$600 $2,249 $293,000TF
$646 $2,499 $326,000TF
$679 $2,699 $350,000TF
$717 $2,899 $374,00 AFT
$169 $741 $3,207 $4 AF
$182 $828 $3,666 AF
$225 $908 $4,124 AF
$270 $989 $4,582 AF
581 $318 $1,049 $4,948 AF
$3,838 $364 $1,114 $5,31 AF R
xes, HOA Dues, Property Taxes, and Property Insurance rty Taxes, and Property Insurance.
RA
Brentwood 2023-2031 Housing Element
Section 2: Community Profile 2-32
Table 2-37: Affordable Monthly Housing Cost for Renters in Contra Costa County (2021) Annual Income Rent Utilities (1) Total Affordable
Monthly Cost
Very Low-income (50% of AMFI)
1-Person $47,950 $1,045 $154 $1,199
2-Person $54,800 $1,204 $166 $1,370
3-Person $61,650 $1,334 $207 $1,541
4-Person $68,500 $1,464 $249 $1,713
5-Person $74,000 $1,554 $296 $1,850
Low-Income (80% AMFI)
1-Person $76,750 $1,765 $154 $1,919
2-Person $87,700 $2,027 $166 $2,193
3-Person $98,650 $2,259 $207 $2,466
4-Person $109,600 $2,491 $249 $2,740
5-Person $118,400 $2,664 $296 $2,960
Moderate Income (120% AMFI)
1-Person $105,500 $2,484 $154 $2,638
2-Person $120,550 $2,848 $166 $3,014
3-Person $135,650 $3,184 $207 $3,391
4-Person $150,700 $3,519 $249 $3,768
5-Person $162,750 $3,773 $296 $4,069
1. Utilities includes electric cooking, heating, water heating; basic electric; water; trash; air conditioning; refrigerator.
Source: 2021 Housing Authority of the County of Contra Costa Utility Allowance Schedule and California Department of Housing and Community Development, 2021 Income Limits and Kimley Horn and Associates Assumptions: 2021 HCD income limits; 30% gross household income as affordable housing cost. Utilities based on Housing Authority of the County of Contra Costa Utility Allowance.
DRAFTt
$1,199
$1,370
$1,541
$1,713
6 $1,850FT
$154$1,919 FT
$166$2,193FT
$207
$249
$2,466
$2,740 TF
$296 $2,960 TF
,484 $154 $2,638 T AF
$2,848 $166 $3,014 AF
$3,184 $207$3, AF
$3,519
$3,773
$249
$296 FA
water heating; basic electric; water; trash; air conditioning; heating; basic electric; water; trash; air condition unty of Contra Costa tra Cos Utility Allowance Schedule and Cali lity Allowance Schedule and Californ 2021 Income Limits and Kimley Horn and Associates Assum imits and Kimley Horn and Associates Assum as affordable housing cost. Utilities based on Housing Auth ng cost. Utilities based on Housing Auth AF R Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-1 Housing Constraints, Resources, and Fair Housing
Section 3 D
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-2 Section 3 Contents
A. Housing Constraints
1. Nongovernmental Constraints
Land Costs and Construction Costs
Availability of Financing
Economic Constraints
2. Governmental Constraints
Land Use Controls
Variety of Housing Types Permitted
Residential Development Standards
Housing for Persons with Disabilities
Planned Development Zones
Local Ordinances
Specific Plans
On-/Off-Site Improvements
Development Fees
Local Processing and Permit Procedures
3. Infrastructure Constraints
Dry Utilities
Water Supply
Fire and Emergency Services
Police Services
4. Environmental Constraints
Geological and Seismic Hazards
Flood Hazards
Fire Hazards
Toxic Hazards
Summary of Constraints
B. Financial Resources
1. Section 8 Housing Choice Vouchers
2. Community Development Block Grants
(CDBG)
3. HOME Investment Partnership Program
4. Local Early Action Planning (LEAP) Grant
5. SB 2 Grant
6. City of Brentwood Housing Trust Fund
C. Opportunities for Energy Conservation
1. Energy Use and Providers
2. Energy Conservation
D. Affirmatively Furthering Fair Housing (AFFH)
1. Assessment of Fair Housing Issues
Fair Housing Enforcement and Outreach
Integration and Segregation
Racially and Ethnically Concentrated Areas
Access to Opportunities
Disproportionate Needs
Senate Bill 330 (SB 330)
2. Assessment of Contributing Factors
Current Local Contributing Factors
A. Housing Constraints
There are a number of potential factors that may affect the provision of adequate housing or access to opportunities for current and future residents in the City of Brentwood. These factors may include governmental and nongovernmental constraints, such as:
x Nongovernmental Constraints:
o Land costs
o Constructions costs
o Availability of financing
x Governmental Constraints:
o Land use controls
o Development standards
o Permitting processes and fees
o Local ordinances
x Infrastructure Constraints:
o Dry utilities
o Water supply
o Fire and emergency services
o Police Services
x Environmental Constraints:
o Geologic hazards
o Flood hazards
o Fire hazards
Combined, these factors may create barriers for current and future residents to access adequate and affordable housing options, especially for low- and moderate-income households.
DRAFT traints
mic Hazards
ds
ry of Constraints y of Co
e Voucher e Vouch
ment Block Gran ment Blo
ent Partnership Program ent Partnersh
Action Planning (LEAP) Grant Action Planning (LEA
nt
f Brentwood Housing Trust Fund f Brentwood Housing Trust Fun unities for Energy Conservation
Energy Use and Providers Energy
Energy Conservation Energy Conservat
. Affirmatively Furthering Fair Housing (AFFH) Affirmatively Furthering
1. Assessment of Fair Housing Issues 1. Assessment of Fai Fair Housing Enforcement and Outreac Fair Housing Enfo
Integration and Segregation tegration and
Racially and Ethnically Concentra lly and Et
Access to Opportunities o Opport
Disproportionate Needs onate Ne
Senate Bill 330 (SB 330) Senate Bill 330 (SB 330
2. Assessment of Co
Current Local Con Current Local Co DRAConst ints
opportunities for current and future resident opportunities for current and fu governmental and nongovernmental constr governmental and nongovernmenta here are a number of potential factors that may ere are a number of potent x
x
Nongovernmental Constraints
Governmental Con
o
o
o
o
o
Land costs
Constructions co
Availability of
Land us
Deve
nmental Constraints
ntal Co
d costs
abilit
ructi
R
o P
o
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-3
1. Nongovernmental Constraints
Nongovernmental constraints largely affect the cost of housing in Brentwood and can produce barriers to housing production and affordability. These constraints may include real wages, the availability and cost of land for residential development, the demand for housing, financing and lending, construction costs, and the availability of labor, which can make it expensive for developers to build any housing and especially affordable housing. The following highlights the primary market factors that affect the production of housing in the City of Brentwood.
Land Costs and Construction Costs
Construction costs vary widely according to the type of development, with multi-family housing generally less expensive to construct than single-family homes. However, there is wide variation within each construction type, depending on the size of the unit and the number and quality of amenities provided.
An indicator of construction costs is Building Valuation Data compiled by the International Code Council (ICC). The ICC updates the estimated cost of construction at six-month intervals and provides estimates for the average cost of labor and materials for typical Type VA wood-frame housing. Estimates are based on “good-quality” construction, providing for materials and fixtures well above the minimum required by state and local building codes. In August 2021, the IC estimated that the average per square-foot cost for good-quality housing was approximately $142.08 for multi-family housing, $157.66 for single-family homes, and $178.22 for residential care/assisted living facilities. Construction costs are also dependent upon materials and building height, as well as regulations set by the City’s adopted Building Code.
Although construction costs are a significant portion of the overall development cost, they are consistent throughout the region and, especially when considering land costs, are not considered a major constraint to housing production in Brentwood.
Land costs may also create a constraint to the development of affordable housing and represents a significant cost component in residential developments. Land costs may vary depending on whether the site is vacant or has an existing use that must be removed. Similarly, site constraints such as environmental issues (e.g., steep slopes, soil stability, seismic hazards, flooding) can be a factor in the cost of land. A March 2022 Zillow search for vacant lots sold between 2019 and 2022 returned approximately 50 lots ranging from 0.08 acres at $605,000 to 119 acres at $2,820,000. Based on the sale prices, the average lot size and cost per square foot was 8.65 acres and $46.04 per square foot. Table 3- 1 shows the acreage cost of vacant land in Brentwood compared to neighboring jurisdictions. In general, the cost of land in Brentwood does not create a constraint to the development of housing.
Availability of Financing
The availability of financing in a community depends on a number of factors, including the type of lending institutions active in a community, lending practices, algorithms, rates, and fees charged, laws and regulations governing financial institutions, and equal access to such loans. Additionally, availability of financing affects a person’s ability to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan Table 3-1: Average Vacant Land Cost
Jurisdiction Lot Acreage Cost Per Square-Foot
Antioch 4.03 acres $68.87
Brentwood 8.65 acres $46.04
Oakley 14.75 acres $14.65
Pittsburg 0.47 acres $35.95 DRAFT Source: Zillow.com (Accessed March 4, 2022). uce
ilability a ilability
construction c constru
build any housing an build an
t factors that affect the t factors th
t, with multi-family housing generally t, with multi-family housing genera er, there is wide variation within each
number and quality of amenities provided.
ta compiled by the International Code Council
on at six-month intervals and provides estimate n at six-month intervals a l Type VA wood-frame housing. Estimates are b VA wood-frame hou erials and fixtures well above the minimum requ tures well abov the IC estimated that the average per square-fo hat the av $142.08 for multi-family housing, $157.66 for $142.08 for multi-family housing /assisted living facilities. Construction costs are assisted living facilities. Construction c as well as regulations set by the City’s adop well as regulations set by the City’s ad significant portion of the overall development co portion of the overall development co ecially when considering land costs, are not cons onsidering land costs, are not co ntwood.
reate a constraint to the development of afford reate a constraint to the developm ponent in residential developments. Land costs m ponent in residential developments. r has an existing use that must be removed r has an existing use that must be re l issues (e.g., steep slopes, soil stability, seismic l issues (e.g., steep slopes, soil stability, seism d. A March 2022 Zillow search for vacant lo . A March 2022 Zillow search for vacant lo mately 50 lots ranging from 0.08 acres at $605,00 50 lots ranging from 0.08 acres at $605,00 s, the average lot size and cost per square foot w e lot size and cost per square foot w shows the acreage cost of vacant land in Brentwo hows the acreage cost of va the cost of land in Brentwood does not create a the cost of land in Brentwood do ability of Fina
ability o
a
RTable 3
DRJuri
Antioch Dwood
Oakley
Pittsburg
Source: Zill ource: Zil
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-4 applications and the income, gender, and race of loan applicants. The primary concern in a review of lending activity is to determine whether home financing is available to all residents of a community, regardless of income, sex, race, or ethnicity. The data presented in this section include the disposition of loan applications submitted to financial institutions for home purchase, home improvement, and refinancing in the San Jose-San Francisco-Oakland MSA/MD.
Table 3-2 below displays the disposition of loan applications for the San Jose-San Francisco-Oakland MSA/MD per the 2020 Home Mortgage Discloser Act report. According to the data, applications in the 100-119 percent of the MSA/MD median had the highest rates of loan approval. Within that income category, those who identify as White had the highest approval rates (74.5 percent), while those who identify as Native Hawaiian/Other Pacific Islander and Black or African American had the lowest rates (64.2 and 64.6 percent, respectively). This trend remains fairly similar in all income categories. According to the data, applicants who identify as White were on average more likely than other race/ethnicities to receive a loan approval. On average, applicants who identify as White have approval rates approximately 12 percent higher than the lowest approval rate of all Race or Ethnicity groups. Given the generally high rates of loan approvals, home financing is typically available and not considered to be a constraint to the provision and maintenance of housing in Brentwood. DRAFTdis proveme provem
e-San Francisco-Oakland e-San Fran
he data, applications in the he data, applicat
approval. Within that income approval. Within that
s (74.5 percent), while those who s (74.5 percent), while those rican American had the lowest rates rican American had the lowest rat milar in all income categories. According
e more likely than other race/ethnicities to
fy as White have approval rates approximately
ace or Ethnicity groups. Given the generally hig ce or Ethnicity groups. Giv vailable and not considered to be a constraint to e and not considered od.
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-5 Economic Constraints
Market forces on the economy and the trickle-down effects on the construction industry can act as a barrier to housing construction and especially to affordable housing construction. It is estimated that housing price growth will continue in the City and the region for the foreseeable future. Moving into 2020, the economy was growing, California was seeing a 1.6 percent growth in jobs from 2019 and experiencing all-time lows for unemployment rates. The COVID-19 pandemic had stalled much of the economy in early 2020; however, as Figure 3-1 shows, the Brentwood housing market has maintained overall growth.
Table 3-2: Disposition of Loan Applications by Race/Ethnicity – San Jose-San Francisco-Oakland MSA/MD.
Applications by Race/Ethnicity Percent
Approved
Percent
Denied
Percent
Other
(1)
Total (Count)
LESS THAN 50% OF MSA/MD MEDIAN
American Indian and Alaska Native 36.4% 36.4% 30.6% 121 Asian 45.5% 31.0% 25.3% 3320
Black or African American 44.9% 28.9% 28.9% 1260
Native Hawaiian or other Pacific Islander 44.9% 30.7% 24.4% 127 White 50.3% 25.3% 28.0% 7678
Hispanic or Latino 44.2% 30.7% 28.1% 2509
50-79% OF MSA/MD MEDIAN
American Indian and Alaska Native 53.3% 19.6% 31.5% 184 Asian 66.2% 14.7% 24.9% 7727
Black or African American 59.6% 17.9% 26.0% 2515
Native Hawaiian or other Pacific Islander 58.8% 18.4% 24.8% 294 White 68.2% 12.0% 24.6% 16372
Hispanic or Latino 62.8% 15.4% 26.3% 5994
80-99% OF MSA/MD MEDIAN
American Indian and Alaska Native 66.2% 21.6% 16.2% 74
Asian 69.8% 11.0% 22.4% 3236
Black or African American 63.6% 14.3% 24.8% 819
Native Hawaiian or other Pacific Islander 61.5% 15.6% 24.8% 109 White 71.3% 9.4% 21.5% 6573
Hispanic or Latino 66.7% 12.0% 23.9% 1933
100-119% OF MSA/MD MEDIAN
American Indian and Alaska Native 64.2% 17.3% 21.4% 173 Asian 72.2% 9.1% 21.6% 11974
Black or African American 64.6% 14.2% 23.8% 2258
Native Hawaiian or other Pacific Islander 70.0% 10.8% 21.2% 297 White 74.5% 7.7% 20.4% 18195
Hispanic or Latino 68.1% 11.7% 22.9% 4327
120% OR MORE OF MSA/MD MEDIAN
American Indian and Alaska Native 65.8% 11.5% 23.3% 330 Asian 71.4% 7.8% 23.5% 50498
Black or African American 63.9% 12.9% 26.8% 3508
Native Hawaiian or other Pacific Islander 66.0% 11.8% 24.6% 483 White 73.4% 7.3% 22.5% 50678
Hispanic or Latino 67.3% 10.2% 26.4% 5862
Notes: 1. “Other” includes: applications withdrawn, files closed for incompleteness, and purchased loans.
Source: Consumer Financial Protection Bureau, Disposition of loan applications, by Ethnicity/Race of applicant, 2020.
Economic Constraints
Market forces on the ec
rier to housing co
g price grow
my waDRA
F M
RAFT121
3320
9% 1260
24.4% 127
28.0%7678
28.1%2509 FT
31.5% 184 FT
7% 24.9% 7% 7727 TF
18.4% 24.8%
17.9% 26.0% 17.9% 26.0
12.0% 24.6% 12.0% 24.6% 16372
2515
294 T AF15.4% 26.3% 15.4% 26 5994 AF
2% 21.6% 16.2%
69.8% 11.0% 22.4% 69.8% 11.0%
63.6% 14.3% 24.8% 63.6% 14.3% 24
61.5% 15.6% 24.8% 61.5% 15.6% 24.8%
71.3% 9.4% 21.5% AF
66.7% 12.0% 23 6.7% 12.0% RA
tive 64.2% 17.3% %
72.2% 9.1%
n 64.6% 14.2%
ther Pacific Islander 70.0% 10.8% ther Pacific Islander 70.0%
74.5% 7
tino 68.1%
S
R
A/M DIAN
RA
n Indian and Alaska Native Alaska Native 65.8% DR71.4%
ack or African American ack or African Am 63.9%
Native Hawaiian or other Pacific Islander 66 Native Hawaiian or other Pacific Islande White
Hispanic or Latino H
Notes: 1. “Other” includes: applications w des: applications w Source: Consumer Financial Protection B Source: Consumer Financial Pro D Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-6 Figure 3-2 shows a decline in number of homes sold in Brentwood which may indicate a lack of inventory which contributes to higher median sale prices.
Figure 3-1: Brentwood Housing Market Trends – Median Sale Price 2019-2022 Source: Redfin, Brentwood Housing Market Trends (Accessed March 4, 2022).
Figure 3-2: Brentwood Housing Market Trends – Number of Homes Sold 2019-2022 Source: Redfin, Brentwood Housing Market Trends (Accessed March 4, 2022). DRSource: Red Source DRAFT022 wood Housing Market Trends (Accessed March 4, 2022). Housing Market Trends (Accessed March 4, 2022 Housing Market Trends – Number of Homes So arket Trends – Number of Homes So AFT DR Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-7 A January 2022 California Association of Realtors (CAR) report found that single-family homes on the market in Contra Costa County had a median cost of $829,000 and experienced a year-to-year change of
8.4 percent. Single-family homes on the market in the San Francisco Bay Area had the highest median cost in the State of California at $1,200,000. Single-family homes in Contra Costa County had a median cost of $765,580.
According to a CAR First-Time Buyer Housing Affordability Index report for the fourth quarter of 2021, the median home price for a single-family home in Contra Costa County was $739,500 with monthly payments of $3,490 (including taxes and insurance). This required a minimum qualifying income of $104,700. In comparison, the median cost for a single-family home in California was $677,850 with monthly payments of $3,200 and a minimum qualifying income of $96,000.
2. Governmental Constraints
In addition to market constraints, local policies and regulations also affect the price and affordability of housing and the provision of affordable housing. Policies and regulations may make it difficult to meet the demand for affordable housing and limit supply in the region. Regulations related to environmental protection, building codes, and other topics may have significant, often adverse, impacts on housing cost and affordability.
While the City of Brentwood has no control over State and Federal policies and regulations that affect housing, the City’s Housing Element can address local policies and regulations which create a constraint on the development of housing, and particularly affordable housing.
Land Use Controls
Jurisdictions in California are required by Law to prepare a comprehensive, long-term General Plan to guide future development. The Land Use Element of the General Plan establishes permitted land uses and development density throughout the City of Brentwood. These land uses provide a wide variety of housing types throughout the City, while also ensuring compatibility between neighboring uses. Table 3-3 lists the land uses that permit residential developments and their density ranges – this information is readily available on the City’s website, in compliance with State transparency requirements.
The City’s Zoning Code establishes the following residential zone districts:
x Ranchette Estate (RE) - The purpose of the Ranchette Estate zone is to provide semirural residential areas to serve as a buffer or transition between higher density urban residential development and productive agricultural uses or adjacent urban communities. The RE zone provides areas where single-family residences and facilities for limited numbers of livestock and small farming operations may be located. The RE zone permits a maximum of 1 single-family dwelling per parcel.
Table 3-3: Residential Land Uses and Density Ranges
General Plan Land Uses Density Range Mid-Range
Ranchette Estate (RE) < 1 unit/acre N/A
Residential Very Low Density (R-VLD) 1.1 – 3 units/acre 2 units/acre Residential Low Density (R-LD) 1.1 – 5 units/acre 3 units/acre Residential Medium Density (R-MD) 5.1 – 11 units/acre 8 units/acre Residential High Density (R-HD) 11.1 – 20 units/acre 15.5 units/acre Residential Very High Density (R-VHD) 20.1 – 30 units/acre N/A Source: City of Brentwood General Plan, Land Use Element. he City’s Zoning Code e
Ranchette
esidentDRral Pla
DRAFTt m
a median a media
urth quarter of 2021, the urth quart
500 with monthly payments 500 with monthl
lifying income of $104,700. In ifying income of $104
$677,850 with monthly payments $677,850 with monthly paym ulations also affect th lations also affect the price and affordability of es and regulations may make it difficult to meet nd regulations may mak in the region. Regulations related to environm ion. Regulations y have significant, often adverse, impacts on hou , often adv ontrol over State and Federal policies and regul rol over State and Federal policies and can address local policies and regulations whic dress local policies and regulations whi and particularly affordable housing. arly affordable housing. a are required by Law to prepare a comprehen a are required by Law to prepare ment. The Land Use Element of the General Plan e ment. The Land Use Element of the ity throughout the City of Brentwood. These land ity throughout the City of Brentwood. T ut the City, while also ensuring compatibility betw ut the City, while also ensuring compatibility at permit residential developments and their d at permit residential developments and their on the City’s website, in compliance with State t he City’s website, in compliance with State t T
DRable
R3-3: Residential Land
DRn
RD
Ranchette Estate (RE) Ranchette Estate (RD
Residential Very Low Density (R-VLD)
Residential Low Density (R-LD) Density (
Residential Medium Density (R-MD) m Densit
Residential High Density (R-HD) ity (RResidential Very High Density (R-VH Densit Source: City of Brentwood General P Source: City of Brentwood Gene Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-8 x Single-Family Residential Estate (R-1-E) - The purpose of the Single-Family Residential Estate zone is to provide for large single-family residential parcels in an identifiable, suburban residential neighborhood. The R-1-E zone provides areas where single-family residences and common facilities for large livestock may be located if planned and provided for within the design of the subdivision and approved by the City. The R-1-E zone permits single-family dwelling units not exceeding a density of two dwelling units per gross acre. x Single-Family Residential (R-1) - The purpose of the Single-Family Residential zone is to provide areas for three-and-one-half dwelling units per gross acre and areas of different lot sizes through the use of the R-1-6, R-1-8, R-1-10 and R-1-12 subzones and the specific regulations for each subzone as specified in this chapter.
x Moderate Density Multifamily Residential (R-2) - The purpose of the Moderate Density Multifamily Residential zone is to encourage the development of more affordable and innovative housing primarily for duplexes, triplexes, townhouses and single-family attached or detached homes on smaller lots. The R2 zone permits duplex, triplex, apartments and other small multifamily structures; townhouses and single-family attached homes; all not exceeding a density of nine dwellings per gross acre.
x High Density Multifamily Residential (R-3) - The purpose of the High Density Multifamily Residential zone is to provide appropriate areas for apartments or condominiums in close proximity to the central business district. The R-3 zone permits duplex, triplex, townhouses, apartments and other multifamily structures not exceeding a density of sixteen dwelling units per gross acre.
In addition to the identified primary residential use zones, the City allows mixed-use residential development in other districts in order to increase development near transit corridors and essential resources. The following districts permit mixed-use residential uses:
x Commercial Office Residential (COR) - The Commercial Office Residential zone is a mixed-use zone allowing administrative and professional offices in conjunction with residential uses. This mix of uses may be separate buildings on one site or separate areas in a building (such as ground floor professional/administrative offices with apartments above). The primary use of the site shall be devoted to office usage and residential densities may be within any of the residential density ranges of the Land Use Element.
x Commercial Residential (CR) - The Commercial Residential zone is a mixed-use zone allowing commercial as the primary use and residential as a permitted, optional secondary use. This mix of uses may be separate buildings on one site or separate areas in a building (such as appropriate ground floor shops and offices with apartments above). Densities may be within any of the residential density ranges of the Land Use Element.
x Brentwood Boulevard (BB) – The purpose and intent of the Brentwood Boulevard zone is to transform the auto-oriented former State Route 4 corridor into a more traditional boulevard with distinctive, unique, front-facing buildings as reflected in the Brentwood Boulevard specific plan (BBSP). The BBSP also promotes comfortable walkways and generous landscaping to provide an active, inviting, and attractive location for residents, workers, and visitors. Brentwood Boulevard within the boundaries of the BB zone is a distinguished portion of the city that extends between the city limits at Delta Road on the north and the downtown at Second Street on the south. The BBSP provides for a cohesive arrangement of uses, building types, frontage treatments, and street designs that function as integral parts of a single urban structure. Taken together, the expectation DRAFTand
he design he desi
y dwelling units y dwellin
sidential zone is to provide sidential zone i
s of different lot sizes through s of different lot sizes the specific regulations for each the specific regulations fo he purpose of the Moderate Density
lopment of more affordable and innovative
ouses and single-family attached or detached
ts duplex, triplex, apartments and other sma duplex, triplex, apartme e-family attached homes; all not exceeding a de y attached homes; a ial (R-3) - The purpose of the High Density ose of t A
ppropriate areas for apartments or condomin ppropriate areas for apartments o ess district. The R-3 zone permits duplex, trip s district. The R-3 zone permits duple family structures not exceeding a density of sixte tructures not exceeding a density of sixt ied primary residential use zones, the City a d primary residential use zones, the City a districts in order to increase development nea istricts in order to increase deve ing districts permit mixed-use residential uses: ing districts permit mixed-use resid rcial Office Residential (COR) rcial Office Residential - The Commercia Comm RA allowing administrative and professional office allowing administrative and professional offic ix of uses may be separate buildings on one site f uses may be separate buildings on one site floor professional/administrative offices with ap fessional/administrative offices with ap be devoted to office usage and residential d to office usa ranges of the Land Use Element. ranges of the Land Use
x Commercial Residential (CR) ommercial Residential (C - The DR commercial as the primary use an ercial as the primary use uses may be separate building be separate building
ground floor shops and of r shop
residential density range nsity
x Brentwood Bouleva DBoule
transform the aut transform the au
distinctive, un
(BBSP). The
ctive, in
i
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-9 is that the structure over time will result in an area comprised of an attractive and desirable streetscape environment along which well-designed buildings are located behind generous amounts of continuous landscaping and open space. The result is a prominent setting for new development and a framework for new neighborhood and workplace districts along one of the city’s most visible corridors.
x Priority Area One (PA-1) – The Priority Area One zone is a mixed-use zone and one of the City’s primary future employment centers, offering individuals and businesses access and opportunities to create high-quality jobs across a diverse array of industries. The PA-1 zone will assist the City towards achieving its goal of a healthy jobs-to-housing balance, reducing commute times for residents, and establishing new opportunities for economic growth and employment within the city.
Variety of Housing Types Permitted
California Housing Element Law mandates jurisdictions must make sites available through zoning and development standards to promote the development of a variety of housing types for all socioeconomic levels of the populations. Housing types include single-family homes, multi-family housing, accessory dwelling units, factory-built homes, mobile-homes employee and agricultural work housing, transitional and supportive housing, single-room occupancy (SROs), and housing for persons with disabilities. Table 3- 4 shows the various housing types permitted throughout the City of Brentwood in zoning districts which permit housing or care facility uses. The City of Brentwood is in compliance with all transparency requirements and all zoning information, development standards, and fees are available on the City’s website and at the Planning Department Counter. DRAFTttin along one along o
ne and one of the City’s ne and o
es access and opportunities es access and o
e PA-1 zone will assist the City e PA-1 zone will assis ce, reducing commute times for ce, reducing commute tim growth and employment within the growth and employment within must make sites available through zoning and
f a variety of housing types for all socioeconom a variety of housing types ngle-family homes, multi-family housing, acces mily homes, multi-fa es employee and agricultural work housing, tran and agricultura y (SROs), and housing for persons with disabilitie ng for pe ed throughout the City of Brentwood in zoning d ed throughout the City of Brentwo he City of Brentwood is in compliance with e City of Brentwood is in complianc tion, development standards, and fees are ava development standards, and fees are a tment Counter.
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-10 Table 3-4: Permitted Residential Uses by Zoning District Residential Uses Residential
RE R-1-E R-1 R-2 R-3
C
OR CR BB PA-1 A-10 A-20 AP
Single-Family P P P P P C C SP1 SP2 P P P Manufactured Homes P P P P P C C SP SP P P P Accessory Dwelling Unit P P P P P C C SP SP P P P Duplex, Triplex, Apartments - - - P P C C SP SP - - - Small Multifamily Structures - - - P P C C SP SP - - - Multifamily Structures - - - C P C C SP SP - - - Senior Housing C C SP SP Secondary Housing Units C C C P P C C SP SP C C C Mobile Home Parks C C C C C C C SP SP - - - Subdivisions3 - C C P P C C SP SP - - - Small Residential Care Facilities4 P P P P P C C SP SP P P P Large Residential Care Facilities5 C C C C C C C SP SP C C C Rooming and Boarding - - - P P C C SP SP - - - Emergency Shelters6 - - - - - - - SP SP - - - Transitional Housing P P P P P C C SP SP - - - Supportive Housing P P P P P C C SP SP - - - Single Room Occupancy - - - - - C C SP SP - - - Farmworker Housing - - - - - - - - - - - - Low Barrier Housing - - - - - - - - - - - - P – Permitted (-) – Not Permitted C – Conditionally Permitted SP – Specific Plan Notes:
1. Detached single-family units are prohibited within 150 feet of the Brentwood Boulevard right-of-way 2. Only allowed in High Density Residential area 3. Subdivisions having a reduced lot size, patio houses, row houses, apartments and similar housing developments provided as follows: 1) The entire parcel or a group of parcels are master planned, 2) any increases in density are offset by lessor densities or greater lot sizes within the development or through the provision of permanent open space so that the overall density is within the range of 1.1 to six dwelling units per gross acre.
4. Includes any small family home—adults, social rehabilitation center—small, small family day home—adults or family day care—small
5. Includes any large family home—adults, group home—children or adults, social rehabilitation center—large, day care center—adults or children. 6. Emergency Shelters are permitted in subarea C of PD-38.
Source: City of Brentwood Municipal Code
single-family units are prohibited within 150 feet of the Bre single-family units are prohibited within 150 owed in High Density Residential area owed in High Density Residentia s, Reso
DRA divisions having a reduced lot size, patio houses, row house divisions having a reduced lot size, patio houses, row hou roup of parcels are master planned, 2) any increases in den provision of permanent open space so that the overall de provision of permanent open space so that t ludes any small family home—adults, social rehabi ludes any small family home—adults, soci es any large family home—adults, group hom es any large family home—adults, grou cy Shelters are permitted in cy Shelter subarea C subare ood Municipal Code ood Munic RAFTct
tia
FT
CR
FTA-1
T
1 C SP SP
FT2 P PC C SP SP P P C C SP SP P C C SP SP P C C SP SP - C C SFTP C C SP SP C C - P C C SP SP C C C C SP SP C C P P C C SP SP
AFTC C C C C SP C C C C P P C C SP P P C C P P P C C SP P P C C S C C C C C C C C C - P P C C P P C C - - - - - -
RAF- - - P P P P C P P P P P P P P C P P P - - - - - C - - - - - - - - - - - - - - - D
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-11 Single-Family Dwelling
A single-family dwelling is defined as a detached building designed for and/or used exclusively for residence purposes by one family. An attached single-family dwelling is defined as a building designed for and/or used exclusively for residence purposes by one family and joined structurally along a common wall and property line to another like dwelling unit. Single-family dwellings are permitted as a primary use in RE, R-1-E, R-1, R-2, R-3, A-10, A-20, and AP zones. Detached single-family dwellings are prohibited within 150 feet of the Brentwood Boulevard right-of-way but attached single-family dwellings are allowed.
Single-family dwellings are allowed with a CUP in the COR and CR zones.
Multiple-Family Dwelling
A multiple-family dwelling is defined as a building or portion thereof designed for and/or used exclusively for residence purposes by two or more families living independently of one another to include the terms duplex, triplex, and apartment. Small multi-family dwellings such as Duplex, Triplex, and Apartments are permitted as a primary use in R-2, R-3, BB, and PA-1 zones. Small multi-family dwellings such as Duplex, Triplex, and Apartments are allowed with a CUP in the COR and CR zones. Multi-family structures are permitted as a primary use in R-3, BB, and PA-1 zones. Multi-family structures are allowed with a CUP in R-2, COR, and CR zones.
Accessory Dwelling Unit (ADU)
An accessory dwelling unit is defined as an attached or detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a parcel with a proposed or existing primary dwelling. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following:
1. An efficiency unit, as defined in Section 17958.1 of the California Health and Safety Code; and
2. A manufactured home, as defined in Section 18007 of the California Health and Safety Code.
Accessory Dwelling Units are permitted as a primary use in in RE, R-1-E, R-1, R-2, R-3, PA-1 A-10, A-20, and AP zones. Accessory Dwelling Units are allowed with a CUP in the COR and CR zones. A program is included in Section 4: Housing Plan to review and, as necessary, amend the ADU ordinance to comply with State law.
Manufactured Home, Mobile Home, Modular Home
Manufactured homes, mobile homes or modular homes are defined as a single-family housing units, which are commonly referred to as mobile homes, manufactured homes or modular homes, and which are certified under the National Mobile Home Construction and Safety Standards Act of 1974, and which are to be placed on a foundation system, pursuant to Section 18551 of the Health and Safety Code or constructed in accordance with the appropriate Uniform Building Code, Plumbing Code, Electrical Code, etc., that has been adopted and is in effect within the City of Brentwood. Manufactured Homes, Mobile Homes, and Modular Homes are permitted as a primary use in RE, R-1-E, R-1, R-2, R-3, A-10, A-20, and AP zones. Manufactured Homes, Mobile Homes, and Modular Homes are allowed with a CUP in the COR and CR zones.
Mobile Home Park
A group home is defined as any area or tract of land where two or more mobile home lots are rented or leased or held out for rent or lease to accommodate mobile homes used for human habitation. The rental paid for any such mobile home shall be deemed to include rental for the lot it occupies. Mobile Home Parks are allowed with a CUP in RE, R-1-E, R-1, R-2, R-3, COR, and CR zones.
DRAFTg de
g a comm g a com
as a primary us as a pr
s are prohibited withi s are pr
ly dwellings are allowed. ly dwellings
f designed for and/or used exclusively f designed for and/or used exclusive ntly of one another to include the terms
uch as Duplex, Triplex, and Apartments are
s. Small multi-family dwellings such as Duplex,
e COR and CR zones. Multi-family structures ar COR and CR zones. Mult es. Multi-family structures are allowed with a CU ti-family structures a an attached or detached residential dwelling un n attached or detached residential dw for one or more persons and is located on a parc ne or more persons and is located on a p l include permanent provisions for living, sleepin permanent provisions for living, sleepin as the single-family or multifamily dwelling is -family or multifamily dwelling ncludes the following:
nit, as defined in Section 17958.1 of the Californi nit, as defined in Section 17958.1 o ured home, as defined in Section 18007 of the Ca ured home, as defined in Section 180 ling Units are permitted as a primary use in in RE ling Units are permitted as a primary use in ccessory Dwelling Units are allowed with a CUP in cessory Dwelling Units are allowed with a CUP in R Housing P to review and, as necessary, a review and, as necessary, a Manufactured Home, Mobile Home, Mod Manufactured Home, Mob Manufactured homes, mobile homes or mo Manufactured homes, mobile hom which are commonly referred to as mobile which are commonly referred to as m are certified under the National Mobile er the National Mobile are to be placed on a foundation sy a foundation sy
constructed in accordance with th constructed in accordance etc., that has been adopted an etc., that has been adopte Homes, and Modular Home Homes, and Modular Hom
ones. Manufactured Ho
ones.
Home
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-12 Residential Care Facility
A small residential care facility is defined as any small family home used as a social rehabilitation center or adult or family day care. A large residential care facility is defined as any large family home used as an adult or child group home, social rehabilitation center, and adult or child day care center. Small Residential Care Facilities are permitted as a primary use in RE, R-1-E, R-1, R-2, R-3, BB, and AP A-10, A-20, and PA-1 zones. Small Residential Care Facilities are allowed with a CUP in the COR and CR zones. Large Residential Care Facilities are allowed with a CUP in RE, R-1-E, R-1, R-2, R-3, COR, CR, BB, PA-1, A-10, A-20, and AP zones
Supportive Housing
Supportive Housing is defined as housing with no limit on length of stay, that is occupied by the target population, and that is linked to on-site or off-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. Supportive housing is considered a residential use and is subject only to the restrictions and standards that apply to other residential dwellings of the same type (e.g., single-family residence(s) or multifamily development) in the same zone. Supportive Housing is permitted as a primary use in RE, R-1-E, R-1, R-2, R-3, and PA-1 zones. Supportive Housing is allowed with a CUP in the COR and CR zones.
Transitional Housing
Transitional Housing is defined as buildings configured as rental housing developments but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months. Transitional housing is considered a residential use and is subject only to the restrictions and standards that apply to other residential dwellings of the same type (e.g., single-family residence(s) or multifamily development) in the same zone. Transitional Housing is permitted as a primary use in RE, R-1-E, R-1, R-2, R-3, and PA-1 zones. Transitional Housing is allowed with a CUP in the COR and CR zones.
Emergency Shelter
An emergency shelter is defined 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.
In 2015, the City adopted a chapter in the Zoning Code addressing emergency shelters. An amendment to the Planned Development 38 Zone (PD-38) now allows emergency shelters as a permitted use within Subarea C of the zone. There are three parcels within Subarea C, covering approximately 17 acres. The parcels sizes are 0.47, 4.53, and 12.0 acres respectively. Of the three parcels, two are currently vacant and cumulatively total five acres. All Planned Development 38 zoning districts and Subareas are reflected in Figure 3-3.
The City’s Zoning Code states that an emergency shelter must meet the standards set forth in Chapter
17.770 “Emergency Shelters” and must be approved ministerially and without discretionary review or a public hearing when proposed within a permitted zone. All new construction must comply with the commercial and industrial land use regulations for the underlying district in which the emergency shelter will be located. Construction of a new structure or exterior modification of an existing structure for an emergency shelter must also be subject to a ministerial design review process. The City’s Zoning Code DRAFTme
Small Res Small Re
A-10, A-20, and A-10, A-2
ones. Large Residentia ones. La
PA-1, A-10, A-20, and AP PA-1, A-10,
of stay, that is occupied by the target of stay, that is occupied by the targe assist the supportive housing resident in
nd maximizing his or her ability to live and,
g is considered a residential use and is subject
ther residential dwellings of the same type (e.g er residential dwellings o nt) in the same zone. Supportive Housing is perm e same zone. Suppor A-1 zones. Supportive Housing is allowed with a pportive Hous AF gs configured as rental housing develo
e termination of assistance and recirc RAFome predetermined future poin RAconsidered a residential use that apply to other residential d
mily development) in the same zon Transitiona
1, R-2, R-3, and PA-1 zones. Transitional Housing 1, R-2, R-3, and PA-1 zones. Transition cy Shelter y Shelte
rgency shelter is defined as housing with minim shelter is defined as housing with minim ited to occupancy of six months or less by a ho ancy of six months or less by a ho enied emergency shelter because of an inability t nied emergency shelter bec In 2015, the City adopted a chapter in the Zon In 2015, the City adopted a chapter the Planned Development 38 Zone (PD-3 the Planned Development 38 Zone (P Subarea C of the zone. There are thre zone. There are thre parcels sizes are 0.47, 4.53, and 12.0 7, 4.53
cumulatively total five acres. All cumulatively total five acr Figure 3-3 Figu .
he City’s Zoning Code s he City’s Zoning Code
70 “Emergency S
hearing wh
al and
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-13 requires each emergency shelter have a minimum of two off-street parking spaces plus one additional offstreet parking space for each ten beds, or fraction thereof.
Figure 3-4 shows the location of hazardous waste generators and hazardous waste percentile for the region surrounding the PD-38 zoning district. According to CalEnviroScreen 4.0, this indicator is calculated by considering the number of permitted Treatment, Storage and Disposal Facilities (TSDFs), generators of hazardous waste or chrome plating facilities, the weight of each generator or site, and the distance to the census tract. The figure shows the hazardous waste generators located near the PD-38 zoning district. As of May 2022, these generators include Walgreens Pharmacy (which disposed of hazardous waste into company trash bins between 2013 and 2020 that were going to municipal landfills not authorized to accept hazardous waste. The items included over-the-counter and prescription medication, electronic devices, batteries, aerosol products, and cleaning agents), Target (which had improper storage, transportation and disposal of bleach, paint, pesticides, batteries, lightbulbs, and other hazardous materials in the past), and Banfield Pet Hospital.
Figure 3-5 shows the location of cleanup sites and cleanup site percentile for the region surrounding the PD-38 zoning district. According to CalEnviroScreen 4.0, This indicator is calculated by considering the number of cleanup sites including Superfund sites on the National Priorities List (NPL), the weight of each site, and the distance to the census tract. The figure shows one cleanup site located in Subarea C of the PD-38 zoning district. As of May 2022, the potential contaminants of concern are Benzene, Bromodichloromethane, and Chloroform in the soil and soil vapor. The site was an orchard from 1939 to the 1970s. The Sun Recycling Center was formerly located on the western portion of the site but has since been demolished. DRAFTrcentile rcentil
icator is calcu icator is
(TSDFs), generators (TSDFs),
e, and the distance to the e, and the d
the PD-38 zoning district. As the PD-38 zoning
posed of hazardous waste into osed of hazardous wa
nicipal landfills not authorized to nicipal landfills not authoriz d prescription medication, electronic d prescription medication, electron Target (which had improper storage,
atteries, lightbulbs, and other hazardous
eanup site percentile for the region surrounding site percentile for th en 4.0, This indicator is calculated by consider indicator is ca tes on the National Priorities List (NPL), the weig l Prioritie he figure shows one cleanup site located in Sub he figure shows one cleanup site 022, the potential contaminants of concern 22, the potential contaminants of orm in the soil and soil vapor. The site was an orc n the soil and soil vapor. The site was an er was formerly located on the western portion o merly located on the western portion o Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-14 Figure 3-3: Brentwood Zoning Map – Planned Development 38 Zoning District (PD-38) Source: City of Dublin Zoning Map
s, Reso
DRAFTng District (PD-38) ng District (PDRAFT D
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-15 Figure 3-4: CalEnviroScreen 4.0 – Hazardous Waste
Source: CalEnviroScreen 4.0
Figure 3-5: CalEnviroScreen 4.0 – Cleanup Sites DRAFT
Source: CalEnviroScreen 4.0
ce: CalEnviroScreen 4.0
gure 3-5: CalEnviroScreen 4.0 – Cleanup Sites viroScreen 4.0 – Cleanup Sites Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-16 Additionally, the PD-38 district is located near existing commercial and retail resources, as well as existing public transportation routes. Figure 3-6 shows the Tri Delta Transit routes located near the PD-38 zoning district and the transit routes and stops running through the area. As the figure shows, the PD-38 zoning district and potential emergency shelter occupants are located within a short distance to public transportation with destinations throughout the City and the Bay Area region.
Brentwood is served primarily by the Tri Delta Transit (Eastern Contra Costa Transit Authority). Tri-Delta Transit provides local public transportation including a Dimes-A-Ride bus program that services Brentwood for 20 cents per ride. Other special offers for Tri Delta Transit include a 20-Ride Pass offer, where commuters can buy one 20-Ride Pass and get one free, and a $20 Clipper Card Offer, where commuters can pledge to try transit as an alternative to driving alone to work or campus and receive a pre-loaded $20 Clipper card.
Besides Brentwood, the buses stop in Antioch, Oakley, Byron, Discovery Bay, Bay Point, Pittsburg, Martinez, and Concord. The transit authority operates local and express routes on weekdays, and local routes on weekends/holidays. Major transfer points for majority of Tri Delta Transit’s routes include:
x Brentwood Park & Ride in Brentwood
x Antioch eBART Station in Antioch
x Pittsburg Center BART Station in Pittsburg
x Pittsburg/Bay Point BART Station in Pittsburg
x Los Medanos College in Pittsburg
Tri Delta Transit routes allow Brentwood residents access to the Bay Area region via BART. Tri Delta Transit operates 21 bus lines at different times. On weekdays, 16 bus lines operate throughout the cities of Pittsburg, Antioch, Oakley, Brentwood, and far-west of Martinez, California. On weekends, only 5 bus lines operate throughout cities of Pittsburg, Antioch, Oakley, and Brentwood only. Weekend bus-lines tend to be longer to cover segments of many weekday-bus lines.
Future transportation proposals would facilitate increased accessibility to the rest of the region. An eBART expansion has been considered in the City and would help connect Brentwood to the greater BART system.
The potential eBART station locations have been discussed with the City focusing on a newly designated location with PA-1. DRAFTPD
stance to stance
ansit Authority). Tri-Delta ansit Autho
bus program that services bus program th
it include a 20-Ride Pass offer, t include a 20-Ride Pa a $20 Clipper Card Offer, where a $20 Clipper Card Offer, w one to work or campus and receive a one to work or campus and receive Byron, Discovery Bay, Bay Point, Pittsburg,
ocal and express routes on weekdays, and loca ocal and express routes on or majority of Tri Delta Transit’s routes include: ajority of Tri Delta Tran ittsburg
on in Pittsburg n Pittsburg
sburg
rentwood residents access to the Bay Area region ents access to the Bay Area regio ifferent times. On weekdays, 16 bus lines ope erent times. On weekdays, 16 bus lines ope y, Brentwood, and far-west of Martinez, Californ y, Brentwood, and far-west of Mar ities of Pittsburg, Antioch, Oakley, and Brentwo ities of Pittsburg, Antioch, Oakley, segments of many weekday-bus lines. segments of many weekday-bus lines. portation proposals would facilitate increased acc portation proposals would facilitate increased a has been considered in the City and would help c s been considered in the City and would help c tential eBART station locations have been discus ART station locations have been discus tion with PA-1.
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-17 Figure 3-6: Transit Routes – Tri Delta Transit System Map Source: 511 Tri Delta Transit – System Map
s, Reso
DR
Tm Map
Source
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-18 Farmworker Housing
California Health and Safety Code Sections 17021.5 and 17021.6 require agricultural employee housing to be permitted by-right, without a conditional use permit (CUP), in single-family zones for six or fewer persons and in agricultural zones with no more than 12 units or 36 beds. A program is included in Section 4: Housing Plan to ensure the City’s development standards allow farmworker housing by-right, without a CUP, in single-family zones for six or fewer persons, as well as employee housing consisting of no more than 12 units or 36 beds in the same manner as other agricultural uses in the same zone.
Low Barrier Navigation Centers
AB 101 states that “Legislature finds and declares that low barrier navigation center developments are essential tools for alleviating the homelessness crisis in this state and are a matter of statewide concern.” Low barrier navigation centers are defined as a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. Low barrier navigation centers are required as a use by-right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. The Brentwood Zoning Code does not address low barrier navigation centers by definition. A program is included in Section 4: Housing Plan to adopt and implement procedures and regulations to process low-barrier navigation centers, including establishing a ministerial approval process.
Residential Development Standards
The City’s Zoning Code establishes regulations and development standards for each residential district to provide a range of housing types. All information regarding the City’s zoning and development standards are available to the public on the Brentwood City website pursuant to Government Code §65940.1 (a)(1)(B).
These standards and regulations are intended to create, preserve, and enhance residential neighborhood sites for a range of development types and lifestyles. The residential zoning guidelines and development standards are intended to:
x Provide appropriately located areas for a variety of residential neighborhoods to meet the housing needs of the Brentwood community;
x Provide for a range of housing types and housing alternatives for all economic segments of the community;
x Encourage the provision of attractive and stimulating surroundings that will make Brentwood’s residential areas enjoyable places to live; and
x Protect residential areas from the intrusion of incompatible uses or activities which may impair the livability of a neighborhood.
The City established development standards to regulate development throughout the City through its Zoning Code. The development standards include minimum requirements for lot size and lot widths and maximum construction standards for height, lot coverage, and density. Table 3-5 below provides the standards applicable to each zoning district in Brentwood that permits residential development. DRAFTr six cluded in cluded i
ng by-right, wit ng by-rig
g consisting of no mor g consist
ame zone.
vigation center developments are vigation center development d are a matter of statewide concern.” d are a matter of statewide concern -barrier, service-enriched shelter focused
mporary living facilities while case managers
e, public benefits, health services, shelter, and
a use by-right in areas zoned for mixed uses an use by-right in areas zon f it meets specified requirements. The Brentw ets specified requir gation centers by definition. A program is incl s by definitio ment procedures and regulations to process l and regu
ministerial approval process.
ds
regulations and development standards for each ns and development standards for each s. All information regarding the City’s zoning and ion regarding the City’s zoning a on the Brentwood City website pursuant to G d City website pursuant to G regulations are intended to create, preserve, an regulations are intended to create, of development types and lifestyles. The residen of development types and lifestyles. The ntended to: ntende
rovide appropriately located areas for a varie e appropriately located areas for a varie housing needs of the Brentwood community; eeds of the Brentwood community; x Provide for a range of housing types and h Provide for a range of community; communi
x Encourage the provision of attractiv ncourage the provision of residential areas enjoyable places tial areas enjoyable pla x Protect residential areas from sidential areas from
the livability of a neighborh of a n
The City established developm The City established deve Zoning Code. The developm Zoning Code. The develop
maximum construction
dards applicable
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-19 Table 3-5: Brentwood Development Standards - Dimensions Zone
Min. Dimensions
(Sq. Ft.) Min. Yard Setbacks (Feet) Construction Standards Lot Size 1 Lot
Width1 Front Side 2
Rear
Max.
Height
(Feet)
Max. Lot
Coverage
(Percent)
Min.
Density
RE 43,560/ac 140 20 20 40 35 -- 1 du/ac
R-1-E 14,500 100 20 153 30 35 -- 2 du/ac
R-1 -- -- -- -- -- -- -- 3.5 du/ac
R-1-6 6,000 60 20 153 20 35 -- 3.5 du/ac
R-1-8 8,000 70 20 203 20 35 -- 3.5 du/ac
R-1-10 10,000 80 20 253 20 35 -- 3.5 du/ac
R-1-12 12,000 90 20 303 20 35 -- 3.5 du/ac
R-2 -- -- -- -- -- -- -- 2 du/ac
Apartment 6,000 50 15 153 20 30 -- 2 du/ac
Single-Family 3,700 37.5 20 123 20 30 -- 2 du/ac
Apartments
and attached
single-family
dwellings
6,000 50 15 153
20 30 40% 2 du/ac
R-3 6,000 70 10 153 20 36 40% 4 du/ac
COR 7,500 50 10 20 20 35 49% 4
CR 43,560/ac5 -- 10 10 10 30 49% 4
BB6 2,000 -- 10 0 10 40 80% 5 du/ac
PA-17 1,600 25 10 5 20 35 80% 10 du/ac
PEC8 -- -- -- -- -- -- 49% --
A-10 10 acres 300 50 25 50 35 -- 1
du/parcel
A-20 20 acres 500 50 25 50 35 -- 1
du/parcel
AP 20 acres 500 50 25 50 35 -- 1
du/parcel
1. Standard
2. Interior side yard
3. Sum of both sides
4. Within any of the residential density ranges of the general plan land use element provided the entire parcel or a group of parcels are master planned
5. A master planned project may be subdivided into parcels having a minimum lot area of ten thousand square feet
6. Based on High Density Residential Development Standards in the Brentwood Boulevard Specific Plan
7. Based on High Density Residential Development Standards in the Priority Area 1 Specific Plan
8. According to adopted Specific Plan
Source: City of Brentwood Zoning Code DR
1. Standard
2. Interior side yard
3. Sum of both sides
4. Within any of the residential density ranges sidential density ranges parcels are master planned
5. A master planned project may be sub 5. A master planned project ma
6. Based on High Density Residential 6. Based on High Density Reside
7. Based on High Density Residen 7. Based on High Density Resid DRAFTt rage
ercent)
-- 1 du/ac --
-- 2 du/ac -- 2
-- -- 3.5 du/ac -- -- 3.5 du FT
35 -- 3.5 du/ac 35 -- 3.5 du/ac
35 -- 3.5 du/ac
20 35 -- 3.5 du/ac
20 35 -- 3.5 du/ac 20 35
-- -- -- 2 du/ac -- -- AFT
153 20 30 -- 2 du/ 20 30
123 20 30 -- 2 30 AF
15 153 20 30 40% 20 30 AF
70 10 153 20 36 AF
50 10 20 20 35 20 20 35 AR-- 10 10 10 30
0 -- 10 0 10 0 -- 10 0
,600 25 10 5 20 ,600 25 10 5
-- -- -- -- -- -- -- -- --
10 acres 300 50 25
20 acres 500 50 25 DRA
AP 20 acres 500 50 res
8. According to adopted Specif 8. According to adopted Spec urce: City of Brentwood Z DR
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-20 Yard Requirements
The Brentwood Zoning Code defines a yard as an open area between a wall or other facility and the nearest lot line and measured perpendicular from the line, on a horizontal plane, to the wall of the facility; including the front yard, side yard and rear yard, or space between structures. The yard requirements as established in Table 3-5 above are not considered a constraint to the development of housing and are similar to that of the region.
Lot Coverage and FAR
The Brentwood Zoning Code defines lot coverage as the percentage of total site area covered by the main building and all accessory buildings, open or enclosed. Lot coverage is regulated in order to avoid nuisances from inappropriate and excessive massing or density in a particular zoning district. Floor area is defined as the entire floor area of a building. The floor area includes not only the ground floor area but also any additional stories or basement of the building. All horizontal dimensions shall be taken from the exterior faces of walls, including enclosed porches. The City does not set Floor Area Ratios (FAR) for standalone residential structures. This may however apply in certain planned and also mixed-use developments. FAR is the ratio of floor area to the total lot area and is used to limit the maximum floor area on a particular site. A 0.50 FAR for a 10,000 square foot lot would allow a 5,000 square foot building.
The FAR requirements limit the usable floor area to limit the bulk of a building in comparison to the land, other buildings, and public facilities in the area.
The lot coverage limits as established in Table 3-5 above are not considered a constraint to the development of housing and are similar to that of the region.
Maximum Building Heights
The building height refers to the vertical distance above the finish grade and is measured to the highest point of roof. The maximum building height in the residential zoning districts of Brentwood range from 30 feet to 36 feet and 30 feet to 45 feet in mixed-use projects. Setting limits to the height of buildings avoids bulking and potential nuisances on neighboring properties – relating to privacy and/or sunlight and shade.
This requirement also ensures a compatibility and similar aesthetic amongst uses. Residential developments in the R-2 and R-3 zones are able to meet the maximum density limit while complying with the height limits and the remaining development standards shown in Table 3-5. Specifically, a proposed 3-story multi-family development on a one-acre lot in the R3 zone can meet the setback and lot coverage requirements and be able to build approximately 16 units each measuring 1,000 square feet; as the maximum density is 16 dwelling units per acre, the maximum building height limits is shown not to impede the development of multi-family developments.
Parking Standards
Sufficient off-street parking must be provided to avoid street overcrowding. This is maintained through the establishment on parking requirements, which fluctuate depending on the land use/housing type and the number of bedrooms. Table 3-6 provides the parking requirements specific to the City of Brentwood.
Parking standards in Brentwood are similar, and less in certain instances, to that of the neighboring communities. Therefore, parking standards are not considered a constraint to development of residential projects. DRAFTof t
require
of hous
l site area covered by t FT
ge is regulated in order to a
particular zoning district. Floor area
udes not only the ground floor area but
rizontal dimensions shall be taken from the
City does not set Floor Area Ratios (FAR) for
apply in certain planned AFTarea and is used to
t would allow AFof a build A
rea.
n Table 3-5 above are not considere
hat of the region.
hts
to the vertical distance above the finish grade a o the vertical distance above the finish grade a mum building height in the residential zoning dist mum building height in the resident 0 feet to 45 feet in mixed-use projects. Setting li 0 feet to 45 feet in mixed-use projec ntial nuisances on neighboring properties – relati ntial nuisances on neighboring properties ment also ensures a compatibility and simil ment also ensures a compatibility and si nts in the R-2 and R-3 zones are able to meet the ts in the R-2 and R-3 zones are able to meet the ht limits and the remaining development standa ts and the remaining development standa ry multi-family development on a one-acre lot in ly development on a one-acre lot in quirements and be able to build approximatel uirements and be able to maximum density is 16 dwelling units per acre, t maximum density is 16 dwelling u the development of multi-family developme the development of multi-family de Parking Standards
Sufficient off-street parking must b parkin
the establishment on parking req the establishment on park the number of bedrooms. Tab
Parking standards in Bren Parking standards in Bre
ommunities. Therefore
cts.
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-21 Table 3-6: Required Parking Spaces for Residential Uses Residential Uses Minimum Number of Spaces Required per Unit Single-Family Dwelling 2 spaces in garage
Accessory Dwelling Units 1 space per ADU with exceptions found in Zoning Code Article lll Chapter
17.100.005 Section 11.B
Multiple-Family Dwellings
Two- and ThreeFamily Dwellings 2 assigned spaces for each dwelling unit, all of which shall be covered
Four- and More
Family Dwellings
Parking shall be provided for each dwelling unit in
an apartment complex at a ratio of 1 assigned
space which shall be covered plus 1 common space
which may be uncovered
Condominium or Similar SingleFamily Residence Projects Two assigned spaces which shall be enclosed within a garage, and two common
Senior Housing (congregate care,
senior apartments, subsidized
housing, residential care)
Subject to conditional use permit approval
Emergency Shelters Minimum of two off-street parking spaces plus one additional off-street parking space for each ten beds, or fraction thereof
Other Parking Requirements
Mobile home
park
2 assigned spaces on each mobile home lot, 1 of
which shall be covered, plus 1 of which may be
covered, plus one common space for each 2
mobile home lots which may be uncovered
Boardinghouse
1 space for each sleeping unit plus the required
spaces for ancillary eating and drinking places,
places of assembly or retail trade
The City’s parking requirements fluctuate depending on land use and intensity. The minimum parking requirements in the R-3 zoning district for a 20-unit project on one acre is 20 covered parking spaces and 20 common space parking spaces which may be uncovered. Assuming a standard 9-foot by 18-foot parking space (162 square-feet per space), parking requirements total about 6,420 square-feet. Using the estimated cost of $46.04 per square-foot (based on the market analysis done above) parking for a 1-acre development in the R-3 zone can cost about $298,339.
City of Brentwood parking standards requires 20 parking spaces to be covered; construction costs can be higher for covered parking, parking structures, and/or below ground parking. The required parking standards are consistent or lower than neighboring jurisdictions but the cost of land in the City is more expensive than some surrounding jurisdictions. The cost of developing parking based on the City’s requirements for multi-family housing can be considered a constraint to the development of housing.
However, developers may receive concessions or incentives in the form of parking reduction for the development of housing affordable to low- and very low-income households as provided in the State Density Bonus Law section.
Housing for Persons with Disabilities
Both the Federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing Act direct require governments to make reasonable accommodations (that is, modifications or exceptions) in their zoning laws and other land use regulations to afford disabled persons an equal opportunity to housing. State law also requires cities to analyze potential and actual constraints to the development, maintenance, and improvement of housing for persons with disabilities.
DRAFTcle lll Cha cle lll ChT
elling unit, all of elling un
d for each dwelling unit in d for each dwellin
ex at a ratio of 1 assigned ex at a ratio of 1 assigne
be covered plus 1 common space be covered plus 1 common sp uncovered uncove T
e enclosed within a garage, and two FT
e permit approval e permit
ff-street parking spaces plus one additional off-street parking spaces plus o or each ten beds, or fraction thereof ds, or fraction th ome FT
2 assigned spaces on each mobile home lot spaces on
which shall be covered, plus 1 of which covered,
covered, plus one common space for e commo
mobile home lots which may be u mobile home lots which may AF Boardinghouse
1 space for each sleeping unit
spaces for ancillary eating a ces for ancillary eating a places of assembly or ret laces of assembly or re AF R
rements fluctuate depending on land use and rements fluctuate depending on R-3 zoning district for a 20-unit project on one ac R-3 zoning district for a 20-unit proj parking spaces which may be uncovered. Assum parking spaces which may be uncovered uare-feet per space), parking requirements to uare-feet per space), parking requirement ost of $46.04 per square-foot (based on the mar st of $46.04 per square-foot (based on the ma ment in the R-3 zone can cost about $298,339. n the R-3 zone can cost about $298,339. of Brentwood parking standards requires 20 pa arking stand higher for covered parking, parking structures igher for covered parking, pa standards are consistent or lower than neigh standards are consistent or lower expensive than some surrounding jurisdi expensive than some surrounding ju requirements for multi-family housing multi-family housing However, developers may receive c rs may receive c
development of housing affordab development of housing a Density Bonus Law section. Density Bonus Law section
Housing for Persons w
h the Federal Fair
rect require
s) in t
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-22 The Housing Element Update must also include programs that remove constraints or provide reasonable accommodations for housing designed for persons with disabilities. The analysis of constraints must touch upon each of three general categories: 1) zoning/land use; 2) permit and processing procedures; and 3) building codes and other factors, including design, location, and discrimination, which could limit the availability of housing for disabled persons.
Reasonable Accommodations
Reasonable accommodation in the land use and zoning context means providing individuals with disabilities or developers of housing for people with disabilities, flexibility in the application of land use and zoning and building regulations, policies, practices, and procedures, or even waiving certain requirements, when it is necessary to eliminate barriers to housing opportunities. For example, it may be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or other standard of the Zoning Code to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances.
The Brentwood Zoning Code allows a request for reasonable accommodation to be made by any person with a disability, their representative or any entity, when the application of a zoning law, building regulation, or other land use regulation, policy, or practice acts as a barrier to fair housing opportunities.
The Brentwood Zoning Code defines an individual with a disability as any individual who has a physical or mental impairment that limits or substantially limits one or more major life activities, anyone who is regarded as having such impairment or anyone who has a record of such impairment.
No applications for reasonable accommodations were received by the City during the 5th Planning Cycle.
APPLICATION REQUIREMENTS
Requests for reasonable accommodation shall be submitted on an application form provided by the Community Development Director, or in the form of a letter, to the director and shall contain the following information:
x The applicant’s name, address, and telephone number;
x Address of the property for which the request is being made; x The current actual use of the property;
x The basis for the claim that the individual is considered disabled under the Acts; x The municipal code provision, zoning ordinance provision, or other regulation or policy from which reasonable accommodation is being requested; and
x Why the reasonable accommodation is necessary to make the specific property accessible to the individual.
If the project for which the request for reasonable accommodation is being made also requires some other discretionary approval, then the applicant shall file the information together for concurrent review with the application for discretionary approval.
REVIEW PROCEDURE
The Community Development Director, or designee, shall make a written determination within thirty calendar days and either grant, grant with modifications, or deny a request for reasonable accommodation. The written determination on whether to grant or deny the request for reasonable accommodation shall be also made by the authority responsible for reviewing the discretionary land use application in compliance with the applicable review procedure for the discretionary review. If necessary, DRAFTdu
h could li h could
providing individuals with providing indivi
y in the application of land use in the application of l edures, or even waiving certain edures, or even waiving ce opportunities. For example, it may be opportunities. For example, it may b ities to waive a setback requirement or
cessible for the mobility impaired. Whether
umstances. umstanc
sonable accommodation to be made by any per ble accommodation to tity, when the application of a zoning law, b the application or practice acts as a barrier to fair housing oppo s a barrier AF vidual with a disability as any in
antially limits one or more major life
nyone who has a record of such impairm RAFions were received by the City durin NTS RA
accommodation shall be submit
ment Director, or in the form of a let
pplicant’s name, address, and telephone numbe pplicant’s name, address, and telephone num Address of the property for which the request is ss of the property for which the request is The current actual use of the property; nt actual use of the property; x The basis for the claim that the individual i The basis for the claim x The municipal code provision, zoning The municipal code pro which reasonable accommodation is hich reasonable accommo x Why the reasonable accommodat e reasonable accommo
individual. D
If the project for which the
discretionary approval, the
the application for discret
VIEW PROCEDURE
ommunity D
days
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-23 to reach a determination on the request for reasonable accommodation, the reviewing authority may request further information from the applicant consistent with the Acts, specifying in detail the information that is required. In the event that a request for additional information is made, the thirty-day period to issue a decision is stayed until the applicant responds to the request.
The director may decide to allow the Planning Commission to determine whether to approve, conditionally approve, or deny an application for a minor reasonable accommodation if the Director finds that the reasonable accommodation involves significant controversy or extraordinary circumstances.
FINDINGS AND DECISION
The written decision to grant or deny a request for reasonable accommodation will be consistent with the Acts and shall be based on consideration of the following factors:
x Whether the housing, which is the subject of the request, will be used by an individual with a disability protected under the Acts.
x Whether the request for reasonable accommodation is necessary to make specific housing available to an individual with a disability under the Acts. x Whether the requested for reasonable accommodation would impose an undue financial or administrative burden on the city.
x Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a city program or law, including, but not limited to, land use and zoning. x Potential impact on surrounding uses.
x Physical attributes of the property and structures
x Alternative reasonable accommodations which may provide an equivalent level of benefit.
In granting a request for reasonable accommodation, the reviewing authority may impose any conditions of approval deemed reasonable and necessary to ensure that the reasonable accommodation would comply with the findings required above.
APPEAL OF DETERMINATION
An applicant or any party with interest may appeal any determination of the Community Development Director to the Planning Commission if appropriate notice is given to the Community Development Department office within ten calendar days of the Director’s decision. The City shall charge a fee for costs involved in the appeal. The Planning Commission shall hear and determine any appeal within thirty days of such notice.
An applicant or any party with interest may appeal any determination of the Planning Commission or other reviewer to the City Council if appropriate notice is given to the Community Development Department office within ten calendar days of the Planning Commission’s decision. The City shall charge a fee for costs involved in the appeal. The City Council shall hear and determine any appeal within thirty days of such notice. The decision of the City Council shall be deemed final.
Definition of Family
Under the right of privacy, the California Constitution prohibits a restrictive definition of “Family” which limits the number of unrelated persons and differentiates between related and unrelated individuals living together. The City’s Zoning Code defines “Family” as “the functional equivalent of a traditional family, whose members are an interactive group of persons jointly occupying a single dwelling unit including the joint use of and responsibility for common areas, sharing household activities and responsibilities such as DRAFTthe
whether
ation if the
ordinary circums
modation will be consistent with the modation will be consistent with t equest, will be used by an individual with a
mmodation is necessary to make specific hou ation is necessary to under the Acts.
ble accommodation would impose an undue f would i
nable accommodation would require a fundam e accommodation would require a fun m or law, including, but not limited to, land use a including, but not limited to, land use a ounding uses.
the property and structures structures
nable accommodations which may provide an eq able accommodations which may RA for reasonable accommodation, the
med reasonable and necessary to ensur
e findings required aboveR
ETERMIN DRny party with interest may appeal an
nning Com
Department office within ten ca
involved in the appeal. The Plannin
of such notice.
y party with inter Dhe C
Department office within t
a fee for costs involved in
days of such notice. The
nition of Fam
e right o
m
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-24 meals, chores, household maintenance, and expenses. If the dwelling unit is rented, this means that all adult residents have chosen to jointly occupy the entire premises of the dwelling unit, under a single written lease for the entire dwelling, with joint use and responsibility of the premises, and the makeup of the household occupying the unit is determined by the residents of the unit rather than by the landlord or property manager.” This definition does not limit the number of unrelated persons, nor does it differentiate between related and unrelated individuals living together.
Planned Development Zones
The Planned Development Zones (PD) are intended to encourage a mixture of uses, unusual building intensity or design characteristics, or variations in density including density between the midrange and upper end of land use designated by the general plan, which would not normally be permitted in a single use zone. The PD zones are used to implement specific plans by providing regulations for all or part of the area encompassed by each adopted specific plan. A PD Zone can be established on the following properties:
x Any property in the City at such time an application for rezoning for a PD zone is made and to any property for which PD zoning is approved; and
x To all or part of any area in the City for which a specific plan has been approved.
Any and all compatible uses are permitted within the zoning regulations adopted for the specific PD zone; provided, however, no use shall be authorized which does not conform to the community development plan of the City of Brentwood and to any applicable specific plan. The development regulations shall be specified within the regulations adopted for the specific PD zone. Deviation from those regulations shall be permitted only through a zoning amendment or the grant of a variance. There are currently 70 PD zones in the City.
Local Ordinances
An ordinance is a law passed by a municipal government. Local ordinances are enacted to maintain or improve public safety, health, and general welfare. Locally adopted ordinances such as inclusionary ordinances or short-term rental ordinances may directly impact the cost and supply of residential development. Impacts may create governmental constraints to the development of housing and may hinder the City from meeting its share of the regional housing need and the need for housing for persons with disabilities, supportive housing, transitional housing, and emergency shelters.
Affordable Housing Program
Inclusionary housing ordinances are local zoning ordinances which either mandate or encourage housing developers to include a specified percentage of units affordable to lower and moderate-income households. Inclusionary Housing Ordinances bring affordable housing to market and increases types of housing available to different income levels.
The City of Brentwood enforces an Affordable Housing Program which acts as the City’s inclusionary housing ordinance. The purpose of the Affordable Housing Program is to:
x Enhance the public welfare and assure that further housing development contributes to the attainment of the City’s housing goals as described in the Housing Element of the General Plan, by creating, preserving, maintaining, and protecting housing affordable for households of very low-, low- and moderate-income;
x Assure that the remaining developable land in the City’s planning area is utilized in a manner consistent with the City’s housing policies and needs;
DRAFThe
n by the l n by the
ersons, nor do ersons, T
ture of uses, unusual FT
ensity between the midrange
not normally be permitted in a sing
roviding regulations for all or part of the
one can be established on the following AFTn for rezoning for a PD AFlan has be within the zoning regulations adopte
rized which does not conform to the co
pplicable specific plan. The developmen RAFthe specific PD zone. Deviation from RAent or the grant of a variance. law passed by a municipal government. Local o law passed by a municipal governmen safety, health, and general welfare. Locally a safety, health, and general welfare. Loca or short-term rental ordinances may directly or short-term rental ordinances may directly ment. Impacts may create governmental constr Impacts may create governmental constr r the City from meeting its share of the regional h om meeting its share of the regional h h disabilities, supportive housing, transitional ho sabilities, supportive ho Affordable Housing Program Affordable Housing Program
Inclusionary housing ordinances are local z Inclusionary housing ordinances are lo developers to include a specified pe clude a specified pe households. Inclusionary Housing Or onary Housing Or
housing available to different inco housing available to differ The City of Brentwood enfo The City of Brentwood e
housing ordinance. The p
Enhance th
attainme
cre
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-25 x Increase the number of affordable housing units in Brentwood in recognition of the insufficient number of existing affordable housing units in relation to the community’s current and future needs; and
x Assure that new affordable housing units that are constructed are distributed throughout the City as part of mixed-income developments in order to obtain the benefits that flow from economically diverse communities, increase access to opportunity, and affirmatively further fair housing.
The Affordable Housing Program applies to all new residential developments of five or more lots or dwelling units designed and intended for residential occupancy. Developers of residential developments of five or more lots or dwelling units designed and intended for residential occupancy shall construct or make possible the construction of a minimum of 13 percent of the total number of dwelling units within the residential development as affordable units. Developers of residential developments consisting of five to nine dwelling units may either construct one low-income affordable unit, pay a fee equal to fifty percent of the low-income in-lieu fee, or provide an “alternative equivalent.” However, if all or any portion of a residential development of five to nine dwelling units is later re-subdivided into ten or more parcels or dwelling units, the City’s affordable housing requirement may not be satisfied by payment of an in-lieu fee. Alternative Equivalents include:
x Payment of In-Lieu Fees;
x Dedication of Vacant Developable Land;
x Off-Site Construction of For-Sale or For-Rent Affordable Units or Conversion of Market-Rate ForSale or For-Rent Units to Affordable Units; x Dedication of Affordable Units to the City of Brentwood; or x Other Means of Fulfilling Affordable Housing Requirements subject to City Manager or designee approval.
In residential development consisting of ten or more dwelling units, any decimal fraction less than 0.50 dwelling units shall be disregarded and any decimal fraction equal to or greater than 0.50 dwelling units shall be construed as one dwelling unit. Table 3-7 below show the allocation of affordable units required by the Affordable Housing Program.
Table 3-7: Allocation of Affordable Units to Income Levels Income Level Percentage Required
Ownership and Rental Development
Very Low-Income Households 6%
Low-Income Households 4%
Moderate-Income Households 3%
Source: City of Brentwood Zoning Code
The development community cites local ordinances such as inclusionary housing ordinances as constraints to development. There is evidence that the development of affordable units may increase overall development costs and cut developer’s profit margins. Increased costs may be passed on to market-rate owners and renters. In order to eliminate or reduce constraints in the development of housing in Brentwood, the City offers concessions and construction incentives. The city may offer incentives or financial assistance to encourage compliance with requirements of the Affordable Housing Program. Such incentives may include, but shall not be limited to, any of the following items, applied alone or in any combination upon the City Council’s finding that a developer has proven that the incentive is necessary to the financial feasibility of the residential development:
DRAFTroughout t roughou
its that flow f its that
ffirmatively further fa ffirmativ
ments of five or more lots or ments of five or more
opers of residential developments opers of residential developm sidential occupancy shall construct or sidential occupancy shall construct he total number of dwelling units within
f residential developments consisting of five
affordable unit, pay a fee equal to fifty percent
e equivalent.” However, if all or any portion of equivalent.” However, if ts is later re-subdivided into ten or more parce ter re-subdivided int irement may not be satisfied by payment of an y not be satisfi able Land;
r-Sale or For-Rent Affordable Units or Conversio For-Rent Affordable Units or Conversio o Affordable Units;
able Units to the City of Brentwood; or ity of Brentwood ulfilling Affordable Housing Requirements subje ulfilling Affordable Housing Requir elopment consisting of ten or more dwelling un elopment consisting of ten or more dwe shall be disregarded and any decimal fraction e shall be disregarded and any decimal fractio nstrued as one dwelling unit. trued as one dwelling unit. Table 3-7 below sh ffordable Housing Program. ble Housing Program.
T
DRable 3-7
R: Allocation of Affo
DRership a
RDVery Low-Income Hou ow-Incom
Low-Income House Low-Income Hous
Moderate-Inco
Source: City of Sour
The development communit The development commu
to development. There
elopment costs an
s and renter
od, theD
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-26 x Development Processing Fee Deferral;
x Development Impact Fee Deferral;
x Density Bonus;
x Flexible Design Standards - including, but not limited to, the following:
o Reduced lot sizes;
o Reduced setback requirements;
o Reduced open space requirements;
o Construction of duets, duplexes, triplexes or fourplexes on corner lots within single-family areas;
o Reduced landscaping requirements;
o Reduced parking requirements;
o Height restriction waivers.
x Fast Track Processing;
x Direct Financial Assistance; or
x Additional Concessions and Incentives the City Council may consider, on a case-by-case basis, at its sole discretion.
Due to concessions and construction incentives offered to developers, it has been determined that the Affordable Housing Program does not pose a constraint to the development or cost of housing in Brentwood. The concessions and construction incentives offered to developers in Brentwood often result in increased profit margins and project feasibility for developers.
Growth Management
Growth management is the use of a wide range of techniques to determine the amount, type, and rate of development desired by the community and to channel that growth into designated areas. A growth management system is commonly organized into a set of goals, objectives, policies, and performance standards that guide the physical development of a community.
Growth management systems promote a variety of environmental, social, and economic goals, including balancing the service costs and revenues associated with development; protecting environmental and aesthetic qualities; encouraging the efficient use of land, water, and energy resources; preserving community identity; and protecting the economic base of the community.
The City of Brentwood has adopted the Growth Management Element that is part of the General Plan.
The Growth Management Element was adopted to ensure orderly and fiscally sustainable growth, while maintaining high levels of public services and infrastructure, and because Contra Costa County voters approved a 0.5% sales tax increase in November 1988, commonly known as “Measure C,” that includes both Transportation Improvement and Growth Management Programs (GMP). The overall goals of the Measure C program are:
x To relieve congestion created by past development through road and transit improvements funded by the proceeds of the sales tax increase; and
x To prevent future development decisions from resulting in the deterioration of public services and unacceptable traffic performance standards.
To be eligible for its share of revenue generated under Measure C, the City of Brentwood must commit itself, as a matter of public policy, to carrying out the following objectives:
DRAFTorner lots within single-family orner lots within sin y Council may consider, on a case-by-case basis, ouncil may consider, on es offered to developers, it has been determine opers, it ose a constraint to the development or cost ose a constraint to the developm uction incentives offered to developers in Brentw tion incentives offered to developers in ct feasibility for developers. ibility for developers.
use of a wide range of techniques to determine t of techniques to determine t the community and to channel that growth in the community and to channel t s commonly organized into a set of goals, obje s commonly organized into a set e the physical development of a community. e the physical development of a comm gement systems promote a variety of environme gement systems promote a variety of environ he service costs and revenues associated with e service costs and revenues associated with c qualities; encouraging the efficient use of ties; encouraging the efficient use of munity identity; and protecting the economic ba y; and protecting the economic ba The City of Brentwood has adopted the Growth The City of Brentwood has adop The Growth Management Element was adop The Growth Management Element maintaining high levels of public services maintaining high levels of public serv approved a 0.5% sales tax increase in sales tax increase in both Transportation Improvement Impr
Measure C program are:
x To relieve congest conge
funded by the p
To prevent fu
and unacc
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-27 x Manage congestion by adopting and applying traffic service standards for streets, roads, and Regional Routes; and
x Adopt policies for fire protection, police, parks, water, flood control, and sanitary sewer service level standards that will be met as the city grows.
In November 2004, voters in Contra Costa County extended the Measure C sales tax until 2034 through the passage of Measure J. While this new measure retained many of the components of the Measure C GMP, some changes were made, most notably the requirement for the adoption of an Urban Limit Line (ULL) for each jurisdiction. On January 8, 2008, the City Council adopted the Contra Costa County Measure L Voter-Approved Urban Limit Line (Resolution No. 2008-3) as the City of Brentwood’s Urban Limit Line, which was approved by the majority of Brentwood voters in November 2006.
Short-Term Rental Ordinance
Short-term rentals are commonly defined as an accessory use of a primary residence for the purposes of providing temporary lodging for compensation for up to 30 days or less. The purpose of Short-Term Rental Ordinances is to establish regulations, standards, and a permitting process governing the renting or leasing of privately owned, visitor-serving dwelling units on a short-term basis. Short-Term Rental Ordinances are often established to safeguard residents by ensuring that short-term rental activities do not threaten the character of neighborhoods and that such short-term rental activities do not become a nuisance, or threaten the public health, safety, or welfare of neighboring properties.
The City of Brentwood does not have a Short-Term Rental Ordinance.
Density Bonus Ordinance
In accordance with California State Government Code Section 65915, a housing development may increase the number of units above the maximum permitted and/or receive reductions in development standards in exchange for reserving units for very low-, low-income, and/or moderate-income households or for seniors. These units must be restricted to their level of affordable for at least 30 years through a deed-restricted affordable housing covenant. All Density Bonus information is available to the public and can be found in the City of Brentwood Zoning Code Chapter 17.720 Density Bonus Program.. According to the City’s Zoning Code, qualifying housing developments which satisfy at least one of the following categories or land dedication provisions listed below will be granted a density bonus:
x At least 10 percent of the total units of a housing development for lower income households; x At least 5 percent of the total units of a housing development for very low or extremely lowincome households; x At least 10 percent of the total dwelling units in a common interest development, as defined in Civil Code Section 1351, are for households of moderate income, provided that all units are offered to the public for purchase;
x A senior citizen project or a mobile home park that limits residency based on age requirements for housing older persons in compliance with Civil Code Section 51.2, 51.3, 798.76, or 799.5. (Senior citizen projects shall be restricted to occupancy by senior citizens in perpetuity.); x When an applicant for a residential development agrees to donate land to the city for very lowincome households; x When a development is the conversion of an existing apartment complex to a condominium complex and the applicant agrees to make at least thirty-three percent of the total units of the development affordable to moderate income households for thirty years, or fifteen percent of the total units of the proposed development affordable to lower income households for thirty DRAFTsew
tax until 2034 throug tax until
onents of the Measure C onents of t
ption of an Urban Limit Line ption of an Urban
e Contra Costa County Measure Contra Costa County M
of Brentwood’s Urban Limit Line, of Brentwood’s Urban Limit ber 2006. ber 200
use of a primary residence for the purposes of
30 days or less. The purpose of Short-Term Renta 0 days or less. The purpose nd a permitting process governing the renting permitting process g ling units on a short-term basis. Short-Term on a short-term residents by ensuring that short-term rental ac uring that s and that such short-term rental activities do n s and that such short-term renta afety, or welfare of neighboring properties. fety, or welfare of neighboring prope e a Short-Term Rental Ordinance. rt-Term Rental Ordinance rnia State Government Code Section 65915, a ia State Government Code Section 65915, a units above the maximum permitted and/or rec units above the maximum permitt e for reserving units for very low-, low-income, an e for reserving units for very low-, lo ese units must be restricted to their level of affo ese units must be restricted to their lev affordable housing covenant. All Density Bonus affordable housing covenant. All Density Bo d in the City of Brentwood Zoning Code Chapter in the City of Brentwood Zoning Code Chapter s Zoning Code, qualifying housing developmen ing Code, qualifying housing developmen ories or land dedication provisions listed below w d dedication provisions listed below w x At least 10 percent of the total units of a At least 10 percent of t x At least 5 percent of the total units At least 5 percent of the income households; e househ
x At least 10 percent of the total 0 percent of the tota Civil Code Section 1351, ar Section 1351, ar
offered to the public for p e pub
x A senior citizen projec en pr
for housing older p g older
(Senior citizen p
When an app
income ho
hen
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-28 years, and agrees to pay for the administrative costs incurred by the city to process the application and to monitor the continued affordability and habitability of the affordable housing units; or x When an applicant proposes to construct a development that conforms to the requirements of Section 17.720.003 and includes a childcare facility located on the premises, or as part of, or adjacent to, the development.
In addition to density bonuses, the City of Brentwood Zoning Code Chapter 17.720 allows for the incentives and concessions listed below to projects which meet the qualifying number of lower/very low- /moderate-income units:
x One incentive or concession for a project that includes: at least ten percent of the total units affordable to low-income households, at least five percent of the total units affordable to very low-income households, or at least ten percent of the total units affordable to households of moderate income in a common interest development; or
x Two incentives or concessions for a project that includes: at least twenty percent of the total units affordable to low-income households, at least ten percent of the total units affordable to very low-income households, at least five percent of the total units affordable to extremely lowincome households, or at least twenty percent of the total units affordable to households of moderate income in a common interest development; or
x A total of three incentives or concessions for a project that includes: at least thirty percent of the total units affordable to low-income households, at least fifteen percent of the total units affordable to very low-income households, or at least thirty percent of the total units affordable to households of moderate income in a common interest development. x One additional incentive for a project that is affordable to low-income households and provides any of the following: at least twenty-five percent of the units as three- or four-bedroom units, at least twenty-five percent of the units accommodate disabled persons and are set-aside for occupancy by disabled persons, or at least ten percent of the units are affordable to extremely low-income households.
Types of incentives and concessions include any of the following:
x A reduction in the site development standards that results in identifiable, financially sufficient, and actual cost reductions. The reduction may include, but is not limited to:
o Reduced minimum lot size;
o Reduced minimum lot width;
o Reduced minimum setback;
o Increased maximum building height;
o Reduced onsite open-space requirement;
o Increased maximum lot coverage;
o Increased floor area ratio; or
o Reduced parking requirement.
x A reduction in architectural design requirements that exceeds the minimum building standards approved by the California Building Standards Commission in compliance with Health and Safety Code Section 18901 et seq., that would otherwise be required, that results in identifiable, financially sufficient, and actual cost reductions;
x Approval of mixed-use development in conjunction with the proposed development if nonresidential uses will reduce the development cost of the residential portion of the proposed DRAFTquir
or as par or as p
er 17.720 allows for the er 17.720 a
g number of lower/very low- g number of lowe
least ten percent of the total units least ten percent of the total un nt of the total units affordable to very
he total units affordable to households of
nt; or
ncludes: at least twenty percent of the total units ncludes: at least twenty per st ten percent of the total units affordable to v n percent of the total rcent of the total units affordable to extreme e total units aff y percent of the total units affordable to hous total unit rest development; or rest
cessions for a project that includes: at least thirt essions for a project that includes: at w-income households, at least fifteen percent ome households, at least fifteen perce me households, or at least thirty percent of the eholds, or at least thirty percent of the ate income in a common interest development. a common interest developme tive for a project that is affordable to low-incom that is affordable to low-incom ng: at least twenty-five percent of the units as th ng: at least twenty-five percent of ve percent of the units accommodate disable ve percent of the units accomm by disabled persons, or at least ten percent of t by disabled persons, or at least ten p me households. me hou
centives and concessions include any of the follo ntives and concessions include any of the follo A reduction in the site development standard on in the site development standard and actual cost reductions. The reduction m and actual cost reducti o Reduced minimum lot size; Reduced minim
o Reduced minimum lot width; Reduced minimum
o Reduced minimum setbac Reduced minimum se
o Increased maximum bu creased maximum bu
o Reduced onsite ope uced onsite ope
o Increased maxim ased
o Increased floo ased
o Reduced pa duced
x A reduction in a
approved by
Code Sect
anci
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-29 development, and if the nonresidential uses are compatible with the proposed development and with existing or planned development in the area.
x Expedited Project Processing. The project will receive expedited project processing, which will include:
o Mandatory Pre-Development Review Meeting. An applicant requesting expedited project processing must participate in a mandatory pre-development review meeting prior to submittal of the project application and must pay all applicable pre-development meeting fees.
o The review period(s) to determine completeness of the project application will be reduced from thirty calendar days to twenty-five calendar days. o Upon completion of project processing, including completion of the environmental document, if necessary, at the applicant’s request the city will schedule the project for a public hearing, if required, and for project consideration by the decision-making body. x Other regulatory incentives or concessions proposed by the applicant or the city that result in identifiable, financially sufficient, and actual cost reductions. x A direct financial contribution, waiver of fees, or reduction of fees, when financially feasible, at the sole discretion of the city council. Nothing in this chapter shall be construed to require the provision of direct financial incentives for the development, including the provision of publicly owned land by the city or other waiver of fees or dedication requirements. (Ord. 943 § 6, 2015) In accordance with the City of Brentwood Zoning Code Chapter 17.720 Density Bonus Program, the following density bonus calculations in Table 3-8 through 3-11 will be applied to housing developments that meet the above criteria:
Table 3-8: Very Low-Income Density Bonus Calculations
Percentage Very Low-Income Units Percentage Density Bonus 5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
Source: City of Brentwood Zoning Code
Table 3-9: Low-Income Density Bonus Calculations
Percentage Low-Income Units Percentage Density Bonus
10 20
11 21.5
12 23
13 24.5
14 26
15 27.5
17 30.5
18 32
19 33.5
20 35
DRA
Source: City of Brentwood Zoning Code
RA
rc
R
entage Ve
RAry LoRAFTng,
ng expedited pro ng exped
view meeting prior t view m
pre-development meeting pre-developm
the project application will be e project application
ndar days. ndar day
ng completion of the environmental ng completion of the environment est the city will schedule the project for a
nsideration by the decision-making body.
osed by the applicant or the city that result in
st reductions. reductio
es, or reduction of fees, when financially feasib duction of fees, wh othing in this chapter shall be construed to req chapter shall s for the development, including the provision ent, inclu aiver of fees or dedication requirements. (Ord. 94 aiver of fees or dedication requirem twood Zoning Code Chapter 17.720 Density B d Zoning Code Chapter 17.720 Density ns in Table 3-8 through 3-11 will be applied to
T
R
able 3-
RA8: Very Low-Income Dens
Aity Bonus Calculati
RAnits
AR5
6 7
8 9
10 RD11
Source: City of Brentwood Zoning C urce: City o
Table
R3-9: Low
DRP ge
RLow-I
DR1D
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-30 Table 3-10: Moderate-Income Density Bonus Calculations
Percentage Moderate-Income Units Percentage Density Bonus 10 5
11 6
12 7
13 8
14 9
15 10
16 11
17 12
18 13
19 14
20 15
21 16
22 17
23 18
24 19
25 20
26 21
27 22
28 23
29 24
30 25
31 26
32 27
33 28
34 29
35 30
36 31
37 32
38 33
39 34
40 35
Source: City of Brentwood Zoning Code DRAFT13
14 15
16 17
18 AFT19
20 AF21
22 23
9 24
30 25 A
31 26
32 27 RA33 28
3429
35 36
37 38
39 40 RDSource: City of Brentwood Zoning Cod Source: City Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-31 Table 3-11: Extremely Low and Very Low-Income Density Bonus Calculations—Land Donation
Percentage Moderate-Income Units Percentage Density Bonus 10 15
11 16
12 17
13 18
14 19
15 20
16 21
17 22
18 23
19 24
20 25
21 26
22 27
23 28
24 29
25 30
26 31
27 32
28 33
29 34
30 35
Source: City of Brentwood Zoning Code
The Government Code states that when an applicant for a tentative subdivision map, parcel map, or other residential development approval donates land to a city, county, or city and county in accordance with these subdivisions, the applicant shall be entitled to a 15 percent increased above the otherwise maximum allowable residential density for the entire development, as shown in Table 3-11. This increase may be added to the density bonuses listed above but may not exceed 35 percent.
Until 2021, under Government Code Section 65915, known as the Density Bonus Law, the maximum bonus was 35 percent. California State Law AB 2345 states that all jurisdictions in California are required to process projects proposing up to 50 percent additional density as long as those projects provide the additional Below Market Rate units (BMR) in the “base” portion of the project, unless the locality already allows a bonus above 35 percent. The bill also lowered the BMR thresholds for concessions and incentives for projects with low-income BMRs. As of 2021, Government Code Section 65915 authorizes an applicant to receive two incentives or concessions for projects that include at least 17 percent of the total units for lower income households, at least 10 percent of the total units for very low-income households, or at least 20 percent for persons or families of moderate income in a common interest development. It also allows an applicant to receive three incentives or concessions for projects that include at least 24 percent of the total units for lower income households, at least 15 percent of the total units for very low-income households, or at least 30 percent for persons or families of moderate income in a common interest development.
The City’s Density Bonus program currently allows a maximum of 35 percent density increase; however, AB 2345 requires an allowance of up to 50 percent density bonus when the base BMR is proposed. A DRAFT22
23 24
25 26
27 28 AFT29
30 31
32 33
29 34 A
30 35
y of Brentwood Zoning Code RA
states that when an applicant for a tentative subd states that when an applicant for a ment approval donates land to a city, county, or ment approval donates land to a city s, the applicant shall be entitled to a 15 percent in s, the applicant shall be entitled to a 15 pe dential density for the entire development, as s dential density for the entire development, a e density bonuses listed above but may not exce density bonuses listed above but may not exce 2021, under Government Code Section 65915, kn Government Code Section 65915, kn s 35 percent. California State Law AB 2345 sta 35 percent. California Sta process projects proposing up to 50 percent a process projects proposing up t additional Below Market Rate units (BMR) in additional Below Market Rate units allows a bonus above 35 percent. The bill a allows a bonus above 35 percent. The b for projects with low-income BMRs. As ow-income BMRs. As to receive two incentives or concess tives o
lower income households, at lea lower income households least 20 percent for persons o least 20 percent for perso allows an applicant to rece allows an applicant to rec
the total units for low
eholds, or at le
ment.
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-32 program is included in Section 4: Housing Plan to update the City’s Zoning Code in compliance with state legislation.
Specific Plans
The purpose of a Specific Plan is to implement the goals and objectives of a City’s General Plan in a more focused and detailed manner that is area and project specific. The Specific Plan promotes consistent and an enhanced aesthetic levels throughout the project community. Specific Plans contain their own development standards and requirements that may be more restrictive than those defined for the City as a whole. The City of Brentwood has three adopted Specific Plans throughout the City and the following sections provide brief descriptions of the adopted Specific Plans which affect the development of housing.
Brentwood Boulevard Specific Plan
The Brentwood Boulevard Specific Plan (BBSP) was adopted on March 27, 2012 and was most recently amended on October 27, 2015. The purpose of the Specific Plan is to provide long-term policy guidance needed to revitalize and improve a significant portion of Brentwood Boulevard and to recognize the opportunities for change as the corridor transitions from a rural State route to a local mixed-use arterial roadway. The BBSP provides guidance needed to revitalize and improve a 310-acre area in the City.
Historically, Brentwood Boulevard has served as the primary route through the City of Brentwood for residents, workers, and visitors. The corridor includes a major gateway into the City of Brentwood along the shared boundary with the City of Oakley at Delta Road on the north, and a connection to the historic Downtown at Second Street on the south. The vision for the BBSP is to transform the existing autooriented corridor into a more traditional boulevard with distinctive, unique, front-facing buildings. The BBSP also promotes comfortable walkways and generous landscaping to provide an active, inviting, and attractive location for residents, workers, and visitors. The Specific Plan allows for single-family dwellings, multi-family dwellings, small residential care facilities, accessory facilities and buildings, animal keeping, and some home occupations.
The minimum required lot size is 4,000 square feet for detached single-family dwellings in the Medium Density Residential (MDR) area and the maximum lot coverage is 50 percent. The minimum required lot size is 3,000 square feet for attached single-family dwellings in the Medium Density Residential (MDR) area and the maximum lot coverage is 60 percent. The minimum required lot size is 2,000 square feet for multi-family dwellings in the Medium Density Residential (MDR) area and the maximum lot coverage is 70 percent.
The minimum required lot size is 2,000 square feet in the High Density Residential (HDR) area and the maximum lot coverage is 80 percent. The maximum number of attached dwelling units within an individual building shall not exceed 12. The Commercial/Office/Industrial/Residential (COIR) district within the BBSP permits all uses allowed in the HDR areas.
Downtown Specific Plan
The Downtown Specific Plan (DSP) was adopted on November 16, 2005 and was most recently amended on September 26, 2017. The purpose of the Specific Plan is to coordinate public and private investment in the City’s Downtown District to fulfill the community’s intention for the downtown to remain the heart of the Brentwood community as the City goes through a period of explosive growth and change. The DSP contains both a strategy to manage growth and a regulatory policy to guide and govern future development within the DSP area.
The DSP area consists of approximately 205 acres within the City’s historic center, which begins near the intersection of Oak Street and the Union Pacific Railway. All districts, except for the Brentwood Civic DRAFTeral Plan in a eral Pla
omotes consistent an omotes c
Plans contain their own Plans conta
those defined for the City as those defined for
hout the City and the following out the City and the fo affect the development of housing. affect the development of hou on March 27, 2012 and was most recently
c Plan is to provide long-term policy guidance
of Brentwood Boulevard and to recognize the of Brentwood Boulevard rom a rural State route to a local mixed-use arte rural State route to a o revitalize and improve a 310-acre area in th and improve a as the primary route through the City of Brent oute throu r includes a major gateway into the City of Bren r includes a major gateway into kley at Delta Road on the north, and a connectio ey at Delta Road on the north, and a c south. The vision for the BBSP is to transform h. The vision for the BBSP is to transfo itional boulevard with distinctive, unique, front oulevard with distinctive, unique, front e walkways and generous landscaping to provid nd generous landscaping to pro nts, workers, and visitors. The Specific Plan allow visitors. The Specific Plan allow mall residential care facilities, accessory facilities all residential care facilities, acces ations.
quired lot size is 4,000 square feet for detached quired lot size is 4,000 square feet for d ntial (MDR) area and the maximum lot coverage ntial (MDR) area and the maximum lot cove 0 square feet for attached single-family dwellin square feet for attached single-family dwellin the maximum lot coverage is 60 percent. The m aximum lot coverage is 60 percent. The m -family dwellings in the Medium Density Reside ings in the Medium Density Reside percent. ercent.
The minimum required lot size is 2,000 squa The minimum required lot size is 2 maximum lot coverage is 80 percent. T maximum lot coverage is 80 percen individual building shall not exceed 12. T g shall not exceed 12. T the BBSP permits all uses allowed in uses allowed in
Downtown Specific Plan Downtown Specific Pl
The Downtown Specific Plan The Downtown Specific P
on September 26, 2017. on September 26, 2017.
he City’s Downtow
Brentwood c
both
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-33 Center Brentwood District, allow residential uses. A variety of residential uses are allowed within different districts including upper-floor mixed used residential, live-work residential, stacked units, and both attached and detached single-family dwellings,
Priority Area One Specific Plan
The Priority Area One Specific Plan (PA-1 SP) was adopted on November 13, 2018. The purpose of the Specific Plan is to is to enable the development of Priority Area One as a vibrant, compact, transit-oriented development – focused on a future multi-modal transit station, e.g., Tri Delta Transit/eBART station - and as an employment center within the City. The City of Brentwood envisions the PA-1 SP area emerging as one of the City’s primary future employment centers, offering individuals and businesses access and opportunities to create high-quality jobs across a diverse array of industries. The establishment of the employment center will assist the City towards achieving its goal of a healthy jobs-to-housing balance, reducing commute times for residents, and establishing new opportunities for economic growth and employment within the City.
The PA-1 SP area is approximately 431 acres and located in the northwestern corner of the City.
Approximately 63 acres of the PA-1 SP area consists of public right-of-way and the Mokelumne Coast to Crest Trail corridor. The remaining area, approximately 368 acres, is privately-owned. Three districts within the PA-1 SP area allow residential uses. The Transit Village district allows upper floor multi-family dwellings, and the density range is 25 to 40 dwellings units per acre. The Multiple-Family Very-High Density Residential district is primarily intended to accommodate multiple story condominium and apartment buildings at a density from 15 to 35 dwelling units per acre. The High Density Residential district accommodates a wide variety of housing types including duplexes, triplexes, townhouses, condominium and apartment buildings, and small-lot detached single-family houses. The density ranges from 10 to 20 dwelling units per acre.
On-/Off-Site Improvements
Site improvements in the City consist of those typically associated with development for on-site improvements (street frontage improvements, curbs, gutters, sewer/water, and sidewalks), and off-site improvements caused by project impacts (drainage, parks, traffic, schools, and sewer/water). Because residential development cannot take place without the addition of adequate infrastructure, site improvement requirements are considered a regular component of development of housing within the City and may also influence the sale or rental price of housing. Majority of cost associated with on and off-site improvements is undertaken by the City and recovered in the City’s development and impact fees.
For single-family residential development on vacant land, examples of typical on-site improvements might include stormwater detention facilities (required by the Clean Water Act), roads, sidewalks, perimeter walls, fire hydrants, emergency access drives, and recreational trails. Multifamily developments may also include common open space and recreation areas, as well as lockable storage areas.
Typical off-site improvements for both single-family and multi-family developments might include: new curbs, gutters, and sidewalks, recreational trail facilities, road improvements and traffic control needed to serve the development, street trees, and landscaping. Utilities may need to be updated or installed to serve the development, including water mains, sewer mains, stormwater pollution prevention measures, and undergrounding of electric utilities.
Infill residential projects may be required to install any of the improvements listed above, depending on site-specific circumstances and neighborhood needs.
DRAFT8. The purpose of th 8. The p
compact, transit-oriented compact, tr
Transit/eBART station - and Transit/eBART st
s the PA-1 SP area emerging as the PA-1 SP area eme
iduals and businesses access and iduals and businesses access industries. The establishment of the industries. The establishment of th al of a healthy jobs-to-housing balance,
w opportunities for economic growth and
located in the northwestern corner of the C ted in the northwest sts of public right-of-way and the Mokelumne Co right-of-way an oximately 368 acres, is privately-owned. Three cres, is pr es. The Transit Village district allows upper floor es. The Transit Village district all o 40 dwellings units per acre. The Multiple-Fa o 40 dwellings units per acre. The M ily intended to accommodate multiple story ntended to accommodate multiple sto m 15 to 35 dwelling units per acre. The High Dens 35 dwelling units per acre. The High Dens f housing types including duplexes, triplexes, tow es including duplexes, triplexes, tow d small-lot detached single-family houses. The d ed single-family houses. The d ovements ovements
ts in the City consist of those typically asso ts in the City consist of those typica (street frontage improvements, curbs, gutters, (street frontage improvements, curbs, gutte nts caused by project impacts (drainage, parks, ts caused by project impacts (drainage, parks al development cannot take place without velopment cannot take place without ovement requirements are considered a regular uirements are considered a regular y and may also influence the sale or rental pric and may also influence th off-site improvements is undertaken by the City off-site improvements is underta For single-family residential development o For single-family residential developm include stormwater detention facilities er detention facilities walls, fire hydrants, emergency acce emergency acce
include common open space and include common open spa
Typical off-site improvemen Typical off-site improvem
curbs, gutters, and sidew
erve the developm
he developm
rgroun
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-34 The City of Brentwood has standard improvements required for subdivisions that can be found in the City’s Municipal Code. General improvements include the following:
x The thoroughfare and/or collector adjoining the proposed development shall be improved as required by the public works director. If it is determined that there are deficiencies in the thoroughfare or collector system that is not adjoining the proposed development but will be affected by the proposed development creating a health or safety problem, then the development shall also be responsible for the full or portion of the improvement of such deficiency; x The subdivider shall dedicate or make an irrevocable offer of dedication of all parcels of land within the subdivision that are needed for streets, alleys, including access rights and abutters’ rights, drainage, local transit facilities, bike paths, public utility easements, and other public easements as required;
x The subdivider shall install or agree to install all on and off-site public and private street improvements, bike paths, local transit facilities, drainage facilities, utilities and fences as required.
Specific design standards for streets can be found in Chapter 12.04 Street Widths in the City of Brentwood Municipal Code. The following lists the typical design of street sections throughout the City:
x Thoroughfares: 80-126 feet
x Collectors: 60 feet
On and off-site improvements in the City of Brentwood are consistent with requirements of other cities in the region. On and off-site improvements do influence the cost of development, but the improvement requirements do not present a constraint to the development of housing in Brentwood.
Building Codes and Code Compliance
The City has adopted the 2019 California Building Code, including the ancillary information within the tables, attachments, addendums, and footnotes. This would include the California Administrative Code, Building Code, Residential Code, Electrical Code, Mechanical Code, Plumbing Code, Energy Code, Historical Building Code, Fire Code, Existing Building Code, Green Building Standards Code, and California Referenced Standards Code. The adoption California Building Code therefore ensures a consistent development standard that would be promoted throughout the State. The Code’s intent is to safeguard the public health, safety, and general welfare through structural strength, means of egress facilities, stability, sanitation, adequate light and ventilation, energy conservation, and safety to life and property from fire and other hazards attributed to the built environment and to provide safety to firefighters and emergency responders during emergency operations. The newest edition of the California Building Standards Code is the 2019 edition with an effective date of January 1, 2020. The City of Brentwood is required by State law to enforce the new code.
The City does not have any local amendments to the Building Code but has made one amendment to the 2019 California Plumbing Code. The City has amended the 2019 California Plumbing Code to add to Section 1208.6. The addition is provided below:
x High levels of acid (pH) found in many locations throughout the city from natural soils and imported soils have proven to have a highly corrosive effect on metallic piping laid underground.
The city prohibits the use of metallic gas piping underground without the approval of the city’s chief building official and a soils analysis showing a level of pH that will not corrode metallic piping.
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deficiencies in deficien
velopment but will velopme
m, then the development m, then the
f such deficiency; f such deficiency;
edication of all parcels of land dication of all parcels luding access rights and abutters’ luding access rights and abut utility easements, and other public utility easements, and other pub on and off-site public and private street
s, drainage facilities, utilities and fences as
n Chapter 12.04 Street Widths in the City of Bren 2.04 Street Widt design of street sections throughout the City: ctions thro the City of Brentwood are consistent with requ Brentwood are consistent with requ mprovements do influence the cost of developm o influence the cost of developm nt a constraint to the development of housing in a constraint to the development of housing in d Code Compliance d Code Complia
ted the 2019 California Building Code, including ted the 2019 California Building Code ents, addendums, and footnotes. This would inc ents, addendums, and footnotes. This wou de, Residential Code, Electrical Code, Mechan de, Residential Code, Electrical Code, Mecha Building Code, Fire Code, Existing Building Code, ding Code, Fire Code, Existing Building Code, nced Standards Code. The adoption California dards Code. The adoption California elopment standard that would be promoted thr ard that wo he public health, safety, and general welfare t he public health, safety, and stability, sanitation, adequate light and ventil stability, sanitation, adequate ligh from fire and other hazards attributed to t from fire and other hazards attribute emergency responders during emerge onders during emerge Standards Code is the 2019 edition w he 2019 edition w
required by State law to enforce t required by State law to e The City does not have any lo The City does not have an 2019 California Plumbing 2019 California Plumbing
08.6. The addition is
High leve
or
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-35 The City of Brentwood’s Community Enrichment team responds to citizen concerns and proactively identifies violations on private property while achieving a very high rate of voluntary compliance through education. The basis of Community Enrichment rests with property owners and tenants to act as good neighbors. Property owners have rights that protect them; however, the term "property rights" also implies that property owners have certain responsibilities. No property within the City may be used or maintained in a manner, which downgrades the value, use, enjoyment, or safety of one’s own or surrounding property. The Community Enrichment Program activities protect the health and safety of the community. Staff work with residents to take an active role in improving and maintaining the quality of life of their neighborhoods, as well as maintaining property values. Staff receive concerns regarding structures in need of rehabilitation or for construction without a permit, and typically investigate 50-60 such cases per month, with an overall caseload of 5000-6000 cases per year. The Community Enrichment Program works with property owners to correct compliance issues which may require entitlements and building permits. A code compliance case is deemed to be resolved after the property has been inspected by Community Enrichment staff, as well as Building Inspection staff when building permits are required, to ensure all violations have been corrected.
Development Fees
Residential developers are subject to a variety of permitting, development, and impact fees in order to access services and facilities as allowed by State law. The additional cost to develop, maintain, and improve housing due to development fees result in increased housing unit cost, and therefore is generally considered a constraint to housing development. However, fees are necessary to provide planning and public services in Brentwood. All information regarding the City’s development fees is available to the public on the City of Brentwood website as pursuant to Government Code §65940.1 (a)(1)(B).
The location of projects and housing type result in varying degrees of development fees. The presumed total cost of development is also contingent on the project meeting City policies and regulations and the circumstances involved in a particular development project application. The majority of the City planning fees operate on a deposit account basis where time and materials are charged against the established account as the project is processed. Table 3-12 provides the planning fees and Table 3-13 provides the development impact fees. DRAFTo a
erty righ erty rig
City may be use City may
fety of one’s own o fety of
e health and safety of the e health and
nd maintaining the quality of nd maintaining the
aff receive concerns regarding ff receive concerns re
mit, and typically investigate 50-60 mit, and typically investigate 5 per year. The Community Enrichment per year. The Community Enrichmen ues which may require entitlements and
olved after the property has been inspected
ction staff when building permits are required,
y of permitting, development, and impact fees i velopme y State law. The additional cost to develop, m y State law. The additional cost es result in increased housing unit cost, and there result in increased housing unit cost, a evelopment. However, fees are necessary to pr pment. However, fees are necessary to nformation regarding the City’s development f on regarding the City’s development f d website as pursuant to Government Code §659 ursuant to Government Code §65 nd housing type result in varying degrees of dev d housing type result in varying degrees of dev ent is also contingent on the project meeting Cit ent is also contingent on the projec ved in a particular development project applicati ved in a particular development proje a deposit account basis where time and materi a deposit account basis where time and e project is processed. Table 3-12 Ta provides the ides th nt impact fees. t impact
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-36 Table 3-12: Planning Processing Fees
Application Type Fee
Annexations $5,800 Deposit
Appeals $411
Development Agreement $4,200 Deposit
CEQA
$225 $212
$3,500 $3,500
$4,900 Deposit $4,900 Deposit
Deposit for Consultant cost + 25% Deposit for Consultant cost + 25% Environmental Impact Report Deposit for Consultant cost + 25% Residential Condominium Conversion $2,200 Deposit
Design Review Residential 1-4 DU’s $500 / per unit up to $2,000 Deposit Residential 5+ DU’s $6,600 Deposit
General Plan Amendment $5,800 Deposit
Lot Line Adjustment (per parcel) $918
Tentative Maps Tentative Subdivision Map Review $3,810 + $10 per lot Tentative Parcel Map Review $2,210 + $10 per lot
Variance
Variance $1,700 Deposit
Administrative Variance $1,063
Sign Variance $900 Deposit
Zone Change $4,900 Deposit
Source: City of Brentwood Universal Application (July 1, 2021) Table 3-13: Development Impact Fees
Fee Type
Fee
Single-Family* Multi-Family*
City of Brentwood
Administration $870.52 $510.90
Community Facilities $858.02 $503.57
Park and Trail $13,063.38 $9,655.14
Roadway $14,552.06 $9,022.28
Wastewater $7,882.37 $5,825.86
Water $16,274.07 $6,675.54
City Water fee if in CCWD LV Service Area $15,691.54 $6,436.59 Solid Waste $638.42 $374.01
Storm Water Plan Check & Inspection
2.5% of construction cost of first $250,000, 2.25% of construction cost from $250,000 - $1,000,000, 2% of construction cost over $1,000,000, additional deposit of 0.5% of construction cost if costs exceed fees collected
Flood Control Fee and Storm-Drain Fees As set forth in Contra Costa County Ordinance at time of Final Map approval
Other City of Brentwood Fees
Agricultural Mitigation Fees $8,531.00 per acre of prime farmland developed Habitat Conservation Plan Fees To be determined according to project area and land cover type Affordable Housing Fees To be determined based on agreement with City Council CCWD Area Overlap (if applicable) To be determined according to the meter size serving the use Brentwood Union School District Fees
Residential $2.86 per sf
Senior Housing $0.462 per sf
Liberty Un
D
ion School District Fees
DRAFT d U
T
Deposit
osit for Consultant cost + 25% osit for Consultant cost Deposit for Consultant cost + 25% Deposit for Consultant cost + 2 $2,200 Deposit $2,20FT
$500 / per unit up to $2,000 Deposit
$6,600 Deposit
$5,800 Deposit
$918
view $3,810 + $10 per lot 810 + $10 AF
w $2,210 + $10 per lot $2,210 + AFT$1,700 Deposit $1,700 ce $1,063
$900 Deposit $900 D
$4,900 Deposit 4,900 De
on (July 1, 2021) y 1, 2021)
T
RAable 3-13: Developmen
At Impact FeesAF RFAee
RASingle-F
Aami
RA$870.52 $870
ties $858.02 $858.
$13,063.38 3,063.
$14,552.0
ater $7,88
r $16
ty Water fee if in CCWD LV Service Area CWD LV SerRD
Solid Waste
Storm Water Plan Check & Inspection an Check & Inspection
2.5%
c
Flood Control Fee and Storm-Drain Storm D
Oth ood Fe
Agricultural Mitigation Fee Agricultural Mitigation Fe
Habitat Conservation P
rdable Housing F
Area Over
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-37 Table 3-13: Development Impact Fees
Fee Type
Fee
Single-Family* Multi-Family*
Residential $2.07 per sf
Residential Additions $1.44 per sf
Senior Housing $0.23 per sf
East Contra Costa Regional Fee and Financing Authority
ECCRFFA (Bypass Authority Impact Fee) $22,479 $13,799
ECCRFFA Admin (City Administrative Fee) $224.79 $137.99 Fire District
Fire Impact Fees $1,317.97 $935.33
*Per Unit
Source: City of Brentwood 2022 Development Fee Program, Liberty Union School District Developer Fees 2022, Brentwood Union School District Developer Fees 2020.
The development fees associated with each project is dependent on the housing type, density, intensity of use, and location. In addition to these direct fees, the total cost of development is contingent on the project meeting the City’s policies and standards, as well as the project applicant submitting necessary documents and plans in a timely manner.
Estimated total development and impact fees for a typical single-unit residential project, assuming it is not part of a subdivision and is consistent with existing city policies and regulations can range from $67,354 to $83,046. Estimated total development and impact fees for a typical multi-unit residential project with ten units, assuming it is consistent with existing City policies and regulations range from $294,813 to $301,249.
Both estimates are illustrative in nature and actual costs are contingent upon unique circumstances of individual development project applications. Considering the cost of land in Brentwood, and the International Code Council (ICC) estimates for cost of labor and materials, the combined costs of permits and fees range from approximately 10.7 percent to 13.2 percent of the direct cost of development for a single-unit residential project and 5.1 percent to 5.2 percent for a multi-unit residential project. Direct costs do not include, landscaping, connection fees, on/off-site improvements, shell construction or amenities, therefore the percentage of development and impact fees charged by the City may be smaller if all direct and indirect costs are included.
Local Processing and Permit Procedures
The development community commonly cites the permit processing time as a contributor to the high cost of housing. Depending on the magnitude and complexity of the development proposal, the time that elapses from application submittal to project approval may vary considerably. Factors that can affect the length of development review of a proposed project include the completeness of the development application and the responsiveness of developers to staff comments and requests for information.
Approval times are substantially lengthened for projects that are not exempt from the California Environmental Quality Act (CEQA), require rezoning or general plan amendments, or encounter community opposition. Applicants for all permits or reviews are recommended to request a preapplication meeting with the respective department to: confirm City requirements as they apply to the proposed project; review the City’s review process, possible project alternatives or revisions; and identify information and materials the City will require with the application, and any necessary technical studies and information relating to the environmental review of the project.
DRAFTy
$13,799
$137.99 FT$935.33
ool District Developer Fees 2022, Brentwood
dependent on the housing type, density, intensi pendent on the housing t s, the total cost of development is contingent on tal cost of developm s, as well as the project applicant submitting ne he project app t fees for a typical single-unit residential projec fees for a typical single-unit resident sistent with existing city policies and regulatio nt with existing city policies and regula tal development and impact fees for a typical opment and impact fees for a typical g it is consistent with existing City policies and ent with existing City policies a strative in nature and actual costs are continge strative in nature and actual costs ment project applications. Considering the cos ment project applications. Conside e Council (ICC) estimates for cost of labor and m e Council (ICC) estimates for cost of labo e from approximately 10.7 percent to 13.2 perce e from approximately 10.7 percent to 13.2 pe residential project and 5.1 percent to 5.2 perce esidential project and 5.1 percent to 5.2 perce not include, landscaping, connection fees, o nclude, landscaping, connection fees, o ities, therefore the percentage of development ore the percentage of development ll direct and indirect costs are included. direct and indirect costs a Local Processing and Permit Procedures Local Processing and Permit Pro The development community commonly c The development community common of housing. Depending on the magnit nding on the magnit elapses from application submittal t ation s
length of development review o length of development re application and the responsi application and the resp
Approval times are subst Approval times are sub
nvironmental Quality
munity oppositio
g with the
eview
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-38 All permit applications are first reviewed by City Staff for completeness, and discretionary applications must then receive a recommendation through a staff report prior to a review by the appropriate authority.
Various applications may also require public noticing and a public hearing.
The typical timeline for permit review processing and approval for single-family and multi-family developments is 6 months to a year. Single- and multi-family developments are subject to the following submittal requirements:
1. Submittal of application including the following information:
a. A legal description of the property;
b. A location map showing the project site and the general vicinity of the site; c. A completed environmental information form as prescribed by the City; d. Site plans, elevation plans, floor plans and other maps and data as may be necessary to describe the existing conditions on and surrounding the property and the proposed plans for the future development of the property. The planning commission shall by resolution, maintain a listing of the minimum documentation necessary for submittal in support of each type of application; and
e. Such other information specified in this title for the particular entitlement requested.
2. Payment of fees for permit plan check.
3. Plan check completed by all applicable departments and agencies. Timeline and number of reviews can vary.
4. Permit issued once all comments are satisfied.
Varying project scopes may require different review processes that have different requirements and processing times. Common review types are provided below:
x Design and Site Development Review – The purpose and intent of the design and site development review process is to assure that projects foster a good design character through consideration of aesthetic and functional relationships to surrounding development, and in order to further enhance the City’s appearance, and the livability and usefulness of properties. Design and site development review is a process that enables the City to ensure the quality and compatibility of the proposed development with surrounding properties. x Conditional Use Permit – The City recognizes that certain types of land uses require individual review by the Planning Commission to determine whether the type of use proposed, or the location of that use, is compatible with, or can be made compatible with surrounding land uses.
The purpose and intent of the Conditional Use Permit review is to allow for the accommodation of uses with special operating characteristics, site or design requirements or potential adverse effects on surrounding properties, by means of review and, where necessary, the imposition of special conditions of approval. The Planning Commission is authorized to approve or deny applications for conditional use permit, and to impose conditions upon such approval. x Variance – A variance is review is a procedure through which a property owner may seek a relaxation or waiver of the zoning regulations where there are extraordinary circumstances associated with a parcel of land such that the land or facilities cannot be used to the extent intended by the zoning. It shall be the purpose of this procedure to allow justice, while preserving to the greatest possible extent the purposes of the zoning regulations. Because of special circumstances unique to a specific property, strict application of the zoning regulations deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning.
Any variance granted shall not constitute a special privilege.
DRAFTy and multi-f y and m
bject to the followi bject to
eral vicinity of the site; eral vic
prescribed by the City; prescrib
er maps and data as may be necessary to
ounding the property and the proposed plans
rty. The planning commission shall by resolution, ty. The planning commissio cumentation necessary for submittal in support entation necessary for d in this title for the particular entitlement requ the particu ck.
plicable departments and agencies. Timeline a plicable departments and agencies. ments are satisfied. e satisfied.
equire different review processes that have d t review processes that have d review types are provided below: eview types are provided below:
Site Development Review Site Developmen – The purpose an – The ent review process is to assure that projects fo ent review process is to assure that p ration of aesthetic and functional relationships t ration of aesthetic and functional relations rther enhance the City’s appearance, and the liv rther enhance the City’s appearance, and the nd site development review is a process that ite development review is a process that compatibility of the proposed development wit bility of the proposed development wit x Conditional Use Permit Use Permit – The City recogniz review by the Planning Commission to review by the Planning location of that use, is compatible wit location of that use, is com The purpose and intent of the Con urpose and intent of the of uses with special operating with special operating
effects on surrounding prop urrounding prop
special conditions of ap tions
applications for condit or co
x Variance – A varia A var
relaxation or w
associated w
intended b
the
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-39 In the 5th Planning Cycle, only one residential project was denied. In 2021, an applicant submitted an application for a General Plan amendment, a rezone, a Development Agreement, a vesting tentative subdivision map, and two design reviews for 252 single-family residential parcels, an 11.35-acre school site, two park parcels, four bio-retention areas for stormwater treatments, 258 apartment units on one multi-family parcel, acreage for regional commercial, open space, as well as related improvements.
Resolution No. 2021-36 denies the application as it failed to meet the following required findings:
x General Plan Amendment
o The amendment is deemed to be in the public interest. o The amendment is consistent and/ or compatible with the rest of the General Plan. x Rezone
o The proposed action is consistent with the community development plan and other applicable city plans and is not inappropriate or otherwise contrary to the public interest. x Development Agreement
o The development agreement is consistent with the objectives, policies, general land uses and programs specified in the community development plan and applicable specific plans. o The development agreement will not be detrimental to the health, safety and general welfare of persons residing in the immediate area nor be detrimental or injurious to property or persons in the general neighborhood or to the general welfare of the residents of the city as a whole.
o The development agreement will not adversely affect the orderly development of property or the preservation of property values.
x Vesting Tentative Subdivision Map
o That the proposed map is consistent with the community development plan and any applicable specific plans.
o That the design or improvement of the proposed subdivision is consistent with the community development plan and any applicable specific plans. o That the site is not physically suitable for the type of development. o That the site is not physically suitable for the proposed density of development. x Design Review – Single-Family
o The proposed development shall be of a quality and character appropriate to, and serving to protect the value of, private and public investments in the immediate area. o The siting and internal arrangement of all structures and other facilities on the site, including the land uses, internal circulation, off-street parking and loading facilities, lighting, signing and access to and from public rights-of-way, shall be conducive to an orderly, attractive, efficient and harmonious development. o The proposed development shall not have adverse environmental effects on adjacent developments, existing or potential, by reason of conflicts in land use, topography or traffic.
o All applicable regulations of the zoning ordinance and other city ordinances, policies or resolutions.
Senate Bill 35
California Senate Bill 35 (SB 35), codified at Government Code Section 65913.41, was signed on September 29, 2017 and became effective January 1, 2018. SB 35 will automatically sunset on January 1, 2026 (Section 65913.4(m)). The intent of SB 35 is to expedite and facilitate construction of affordable housing. SB 35 applies to cities and counties that have not made sufficient progress toward meeting their affordable housing goals for above moderate- and lower-income levels as mandated by the State. In an effort to DRAFT5-a
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the rest of the General Plan.
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e general neighborhood or to the general w e general neighborhood or to t whole.
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Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-40 meet the affordable housing goals, SB 35 requires cities and counties to streamline the review and approval of certain qualifying affordable housing projects through a ministerial process.
When a jurisdictions has made insufficient progress toward their Lower or Above Moderate income RHNA and/or have not submitted the latest Housing Element Annual Progress Report it is subject to the streamlined ministerial approval process (SB 35 (Chapter 366, Statutes of 2017) streamlining) for proposed developments with at least 50 percent affordability. Annual Progress Reports are due to HCD by April 1 of each year reporting on the prior calendar year’s activities. All projects, which propose at least 50 percent affordable units within Brentwood are eligible for ministerial approval under SB 35 as determined by the SB 35 Statewide Determination Summary. To be eligible for SB 35 approval, sites must meet a long list of criteria, including:
x A multifamily housing development (at least two residential units) in an urbanized area; x Located where 75% of the perimeter of the site is developed; x Zoned or designated by the general plan for residential or mixed use residential; x In a location where the locality’s share of regional housing needs have not been satisfied by building permits previously issued;
x One that includes affordable housing in accordance with SB 35 requirements; x Consistent with the local government’s objective zoning and design review standards; and x Willing to pay construction workers the state-determined “prevailing wage.” A project does not qualify for SB 35 streamline processing if:
x A coastal zone, conservation lands, or habitat for protected species; x Prime farmland or farmland of statewide importance;
x Wetlands or lands under conservation easement;
x A very high fire hazard severity zone;
x Hazardous waste site;
x Earthquake fault zone;
x Flood plain or floodway;
x A site with existing multi-family housing that has been occupied by tenants in the last ten years or is subject to rent control; or
x A site with existing affordable housing.1
A program is included in Section 4: Housing Plan to establish SB 35 procedures and implement the State requirements as necessary if the City has not made sufficient progress towards its RHNA at any point throughout the planning period.
1 JD Supra Knowledge Center, “How California’s SB 35 Can Be Used to Streamline Real Estate Development Projects”, Accessed September 30, 2021.
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onservation lands, or habitat for protected specie nservation lands, or habitat for pr nd or farmland of statewide importance; nd or farmland of statewide import s or lands under conservation easement; s or lands under conservation easement; ry high fire hazard severity zone; ry high fire hazard severity zone Hazardous waste site; ous waste site;
Earthquake fault zone; fault zone;
x Flood plain or floodway; Flood plain or floodway;
x A site with existing multi-family hou e with existing multi-fam or is subject to rent control; or ject to rent control; or x A site with existing affordab existing affordab
A program is included in Section S
requirements as necessary if requirements as necessar
throughout the planning p throughout the planning D
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-41
3. Infrastructure Constraints
Another factor that could constrain new residential construction is the requirement and cost to provide adequate infrastructure (major and local streets; water and sewer lines; and street lighting) needed to serve new residential development. In most cases, where new infrastructure is required, it is funded by the developer and then dedicated to the City, which is then responsible for its maintenance. Because the cost of these facilities is generally borne by developers, it increases the cost of new construction, with much of that increased cost often “passed on” in as part of home rental or sales rates.
Dry Utilities
Dry utilities include electric, telephone, TV, internet, and gas service in a community. The various utility providers are responsible for providing these necessary resources to new housing units.
Electrical
Pacific Gas and Electric Company (PG&E) provides electricity and electric services in the City of Brentwood.
Electrical infrastructure in the project area is located aboveground on utility poles as well as belowground.
Pacific Gas and Electric Company continues to provide energy to customers through a series of methods including oil and natural gas, renewable energy resources and alternative diverse supplies. The power mix delivered to customers includes the following greenhouse gas-free technologies:
x Non-emitting nuclear generation (43 percent)
x Large hydroelectric facilities (10 percent)
x Eligible renewable resources, such as wind, geothermal, biomass, solar and small hydro (31 percent)
x Natural gas (16 percent)
Pacific Gas and Electric Company is responsible for providing service to all existing and future development in Brentwood.
Natural Gas
Pacific Gas and Electric Company (PG&E) also provides natural gas services in the City of Brentwood.
Natural gas pipelines are located belowground. As a public utility, PG&E is under the jurisdiction of the California Public Utilities Commission (CPUC) which regulates natural gas rates and natural gas services, including in state transportation over the utilities’ transmission and distribution pipelines system, storage, procurement, metering, and billing. Pacific Gas and Electric Company is responsible for providing service to residential, industrial, and commercial customers in Brentwood.
Water Supply
The City of Brentwood Water Operations Division serves a population of approximately 65,118 within a service area of approximately 14.8 square miles as of 2020. The Division is responsible for providing a safe and reliable source of water to Brentwood households, including 2,701 million gallons per year (MGY) to single-family residential and 116 MGY to multi-family residential.
Brentwood Water Source
The City of Brentwood receives its water supply from several sources, both surface water from the Delta and groundwater from existing wells located in the East Contra Costa Subbasin. The City pumps groundwater from an alluvial basin underlying the City. The City has nine permitted groundwater wells within its service area, five of which are active wells. The total design capacity of the wells is approximately DRAFTost
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The City of Brentwood Water Ope The City of Brentwood Wa service area of approximately service area of approxima safe and reliable source of w safe and reliable source of o single-family residenti o single-family resident
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Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-42
6.62 million gallons per day (MGD). The firm design capacity of the wells, where firm capacity is the capacity of all the wells minus the capacity of the largest well, is approximately 5.18 MGD.
The City has purchased a permanent capacity share of 6 MGD at the Randall-Bold Water Treatment Plant (RBWTP) and may use additional capacity on an as-need basis. The City anticipates using the entire 6 MGD but does not project to use additional capacity in future years. Currently, the City utilizes at least 1.7 MGD based on existing customer connections in overlap with Contra Costa Water District’s (CCWD) service area.
Contra Costa Water District has operated the RBWTP since 1992. The RBWTP has a design capacity to treat up to 50 MGD. The RBWTP is jointly owned by Diablo Water District and CCWD.
Water Maintenance and Repair
The City’s water distribution system includes about 300 miles of water mains. The City of Brentwood Water Operations Division is responsible for the maintenance and operation of the City's water mains and valves that are located underground.
Water Production
The City of Brentwood Water Operations Division operates, maintains, and disinfects the City of Brentwood’s water supply. City of Brentwood Water Treatment Plant receives it water from Local Groundwater Basins (East Contra Costa Subbasin), Local Surface Water (San Joaquin River Delta - Old River, Middle River, and Rock Slough) and imported surface water (State Water Project water RBWTP).
Water Quality
The City of Brentwood Water Operations Division is responsible for providing residents with a reliable, safe, clean, potable and domestic water supply. The City of Brentwood Water Operations Division is required to test the quality of the water it serves in order to guard the health of our customers and the general public. Federal, state and local agencies all have a role to play in setting water quality standards.
Water quality samples results are compiled in a monthly report and forwarded to the State Water Resources Control Board, Division of Drinking Water.
Water System Services
The City of Brentwood Water Operations Division assists customers with any questions regarding water quality, water pressure, consumption usage, any concern with water meters, leak detection, utilities inspections and underground utility locating. The City’s Water Systems Services webpage provides tips and information for proper water systems care for property owners as well as additional resources.
Water Demand
In 2020, the City’s total water demand was approximately 4,015 MGY of potable and non-potable water.
The City’s single family and multifamily residential combined are projected to use 2,817 MGY in the year 2020, increasing approximately 7 percent by 2040. These amounts will likely change depending on State mandates in response to current drought conditions.
Wastewater
The City of Brentwood Wastewater Division provides sanitary sewer service for the City of Brentwood.
The City of Brentwood maintains the sewer main lines and service laterals to the property line.
The main goals of the City of Brentwood Wastewater Division are as follows:
x Minimize the number and impact of sanitary sewer overflows; x Maintain existing infrastructure and plan for future Capital Improvement Plan projects; DRAFTreatm
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mported surface water (State Water Project wat mported surface water (State Wate erations Division is responsible for providing res ivision is responsible for providing res estic water supply. The City of Brentwood Wat pply. The City of Brentwood W of the water it serves in order to guard the hea ves in order to guard the hea tate and local agencies all have a role to play in tate and local agencies all have a r s results are compiled in a monthly report an s results are compiled in a mon Board, Division of Drinking Water.
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City of Brentwoo
goals
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-43 x Continue to provide capacity evaluation for the collection system and plan for future growth; x Develop a plan to increase the number of staff as needed to meet the obligations of the Sewer System Management Plan; and
x Operate in a safe and efficient manner.
Fire and Emergency Services
The City of Brentwood’s fire services are provided by contract through Contra Costa County Fire Protection District (“CCCFPD”). Effective July 1, 2022, the East Contra Costa Fire Protection District (ECCFPD), who historically has provided fire services to the City of Brentwood, consolidated with the CCCFPD. ECCFPD historically served the cities of Brentwood and Oakley and the townships of Discovery Bay, Bethel Island, Knightsen, Byron, Marsh Creek and Morgan Territory. CCCFPD is and independent special district and provides fire protection services in and around 30 cities and unincorporated communities in the County include Brentwood. The District is a full-service agency providing fire suppression, fire prevention, emergency medical, rescue, ambulance transport and public education programs. The District’s service area spans over 500 square miles of rural, suburban and urban development along with lands formerly designated as frontier or wilderness. The CCCFPD has 28 fire stations dispersed throughout the district.
Within the City of Brentwood, the department has one fire station, Fire Station 52. The station provides 24-hour protection and response to the City of Brentwood’s residents, businesses, and visitors. The department’s primary goals are identified as follows:
x Ensure financial stability and sustainability;
x Reduce response times for emergency services throughout the District; x Maintain a high-performing workforce;
x Modernize stations, apparatus, and equipment; and
x Develop a community risk reduction program.
The in 2021, while still with ECCFPD, ECCFPD received 8,481 calls for service, an 11 percent increase from 2020. Fire Station 52 had 4,059 “roll outs” in 2021, a 13 percent increase from 2020. Roll outs are how many times an engine company gets called for service. For example, a structure fire is counted as one call for the district, however all three engine companies need to respond, thus creating three roll outs for service for the incident. The ECCFPD’s average response time was 8:42 in 2021. Response times are not anticipated to changes with the consolidation with CCCFPD. CCCFDP responds to all types of fires, including structure fires, vegetation fires, those involving vehicles, and investigation of miscellaneous fires or open burning activities.
Emergency Medical Services (EMS)
The CCCFPD is responsible for keeping up with emergency medical mandates, equipment, and program development for both advanced and basic life support education and training. Every firefighter in the district has some level of EMS training which requires recertification and continued education.
Community Emergency Response Team
The Community Emergency Response Team (CERT) Program educates people about disaster preparedness for hazards that may impact their area and trains them in basic disaster response skills, such as fire safety, light search and rescue, team organization, and disaster medical operations. Using the training learned in the classroom and during exercises, CERT members can assist others in their neighborhood or workplace following an event when professional responders are not immediately available to help. CERT members also are encouraged to support emergency response agencies by taking a more active role in emergency DRAFTsta County Fire Protection sta County F
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till with ECCFPD, ECCFPD received 8,481 calls for till with ECCFPD, ECCFPD received 8,4 n 52 had 4,059 “roll outs” in 2021, a 13 percent n 52 had 4,059 “roll outs” in 2021, a 13 n engine company gets called for service. For exa n engine company gets called for service. For e trict, however all three engine companies need ct, however all three engine companies need for the incident. The ECCFPD’s average response ncident. The ECCFPD’s average response ipated to changes with the consolidation with anges with the consolidation with cluding structure fires, vegetation fires, those inv uding structure fires, veget or open burning activities.
Emergency Medical Services (EMS) Emergency Medical Services (EM The CCCFPD is responsible for keeping ponsible for keeping development for both advanced an th ad
district has some level of EMS tra district has some level of E Community Emergency Community Emergen
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om
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-44 preparedness projects in their community. The Brentwood Police Department offers CERT training for those community members interested in this type of community service.
Police Services
The Brentwood Police Department (BPD) acts as the City’s enforcement agency to provide general law enforcement. Established in 1948, the Brentwood Police Department services an area of approximately 14 square miles. The City is divided up into 4 separate, geographical beats. The BPD currently has 71 sworn police officer positions and another 36 civilian support staff positions. In addition to permanent staff, the BPD have approximately 20 volunteers who are citizens of the community and assist with our day to day operations. The BPD has one station located in the southern part of the City. The BPD is led by Chief of Police, Tom Hansen. The BPD has two divisions, the Field Operations Division and the Support Services Division.
Field Operations Division
The Field Operations Division is responsible for front line law enforcement services in the City of Brentwood. The Field Operations Division command staff consist of a Captain who oversees the Field Operations Division, two Field Lieutenants who are the day and evening Watch Commanders, six Field teams that are responsible for calls for service, the Traffic Safety Unit, the School Resource Officers assigned to the schools, two K-9 Units, the Field Training Officer Program, Community Service Officers deployed in the field as support staff and S.W.A.T.
Personnel assigned to the Field Operations Division are tasked with carrying out the Brentwood Police Department’s mission of protecting and enhancing the quality of life in the community through uncompromised dedication, professionalism, integrity and innovative police services.
In this effort, and in alignment with the Brentwood Police Department’s Strategic Plan, the Field Operations Division works to keep the City of Brentwood and the people in the community safe from harm, and to maintain their quality of life. The Field Operation Division’s priorities are to reduce crime, improve traffic safety, and build community partnerships.
Support Services Division
The Support Services Division is commanded by a Captain and has two Bureaus, Administration and Investigations, each directed by a Lieutenant. The Administration Bureau responsibility includes records, emergency services, recruiting and hiring, training, special projects, special event coordination, financial accounting, and crime prevention services. The Investigations Bureau includes major crimes and special operations investigation units, city planning liaison, the property unit, and the Chaplain’s program.
The Support Services Division provides support and assistance to the Patrol Bureau in order to ensure that officers in the field can provide the highest quality service to residents. Detectives provide expertise to patrol and follow-up on major cases such as domestic violence, homicides, robberies, and other crimes of violence. Detectives also initiate their own investigations especially in the areas of narcotics, vice, child abuse, and sex crimes. Records personnel staff the front counter and provide document processing for the entire department. Records staff are usually the people who answer the phone when a citizen calls into the police department. The property unit maintains found property, property held for safekeeping and as evidence. The training sergeant is responsible for recruiting and facilitating the hiring of all department personnel providing the best people for the BPD.
4. Environmental Constraints
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rations Division are tasked with carrying out th s Division are tasked with carrying out t ting and enhancing the quality of life in th enhancing the quality of life in th ofessionalism, integrity and innovative police se ntegrity and innovative police s gnment with the Brentwood Police Departm gnment with the Brentwood Po orks to keep the City of Brentwood and the pe orks to keep the City of Brentwoo ain their quality of life. The Field Operation Div ain their quality of life. The Field Ope afety, and build community partnerships. afety, and build community partnerships.
Services Division rvices D
pport Services Division is commanded by a Cap ervices Division is commanded by a Cap stigations, each directed by a Lieutenant. The Ad h directed by a Lieutenant. The Ad mergency services, recruiting and hiring, training ergency services, recruiting accounting, and crime prevention services. The accounting, and crime prevention operations investigation units, city planning operations investigation units, city p The Support Services Division provides ces Division provides officers in the field can provide the can pr
patrol and follow-up on major ca patrol and follow-up on m violence. Detectives also initi violence. Detectives also i abuse, and sex crimes. Re abuse, and sex crimes. R
e entire department. e entire department.
the police depa
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t pe
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-45 The City of Brentwood may be susceptible to several environmental constraints to the development of housing. While the City’s land, hillsides, and waterways are assets to the community, these features can present risks due to flood, geologic, and seismic hazards. In addition, human-caused risks, such as hazardous materials, can pose risks to community health and safety. Effective planning to prepare for and mitigate the adverse effects of these risks can help ensure that Brentwood maintains a high level of safety for its residents. The City of Brentwood, plans and engages mitigation techniques through the City’s Public Safety Element.
Geological and Seismic Hazards
Geologic and seismic hazards in Brentwood include those related to earthquakes, steep slopes and landslides, erosion, and soil subsidence. Earthquakes pose the greatest potential for far-reaching loss of life or property. Brentwood is located within a 50-mile radius of five active faults. According to the USGS Interactive Fault Map, the nearest active faults zones include the Greenville Fault and the Concord Fault zones. The Greenville Fault has the estimated potential to produce a magnitude 6.8 to 7.0 earthquake.
Residential development within a seismically active zone could expose Brentwood residents to adverse effects.
A lesser geologic hazard relates to soil stability in the City. Hillsides located mostly on the periphery of the City can be subject to landslides and portions of the City have expansive soil types. Expansive clay soils, which can shrink and swell, are common within the City of Brentwood. In addition, areas found in the City may be subject to liquefaction during a seismic event if groundwater is present near the surface.
To ensure structural stability, seismic and geologic hazards are addressed through the environmental and development review and permitting process.
Flood Hazards
Potential flooding in Brentwood is attributable to natural flooding (excess rain and watercourse). Flooding becomes particularly hazardous when development encroaches onto floodplains, modifying the landscape and altering natural patterns of conveying excess water during floods. Brentwood's geographic location in proximity to several significant bodies of water contribute to the flood risk within the City. The greatest flood hazard is present mainly along four existing creeks, Marsh Creek, Deer Creek, Dry Creek, and Sand Creek, that are included as flood hazard areas on existing Federal Emergency Management Agency (FEMA) maps.
100-Year Floods
One-hundred-year floods are those that have a 1/100 or one percent chance of occurring in any given year. The 100-year flood is a regulatory standard used by Federal agencies and most states to administer floodplain management programs and is also used by the National Flood Insurance Program (NFIP) as the basis for flood insurance requirements nationwide. Flood insurance rates are based on FEMA designations of flood zones. Standard practice is to avoid or restrict construction within 100-year flood zones, or to engage in flood-proofing techniques such as elevating building pads or constructing walls, dams, and levees. Portions of the City of Brentwood are located within a 100-year flood plain, primarily in the parts of the City along Marsh and Sand Creek. Figure 3-2 shows the 100-year and 500-year flood zones in the City of Brentwood.
Fire Hazards
The City of Brentwood is prone to fire hazards and the City plans and engages mitigation techniques through the City’s Public Safety Element. The City is at risk of wildland and urban fires.
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e could expose Brentwood residents to adverse e could expose Brentwood the City. Hillsides located mostly on the periphe es located m s of the City have expansive soil types. Expansiv pansive s ithin the City of Brentwood. In addition, areas fo ithin the City of Brentwood. In addit seismic event if groundwater is present near the smic event if groundwater is present ne mic and geologic hazards are addressed through ologic hazards are addressed through itting process.
rentwood is attributable to natural flooding (exce rentwood is attributable to natural rly hazardous when development encroache rly hazardous when development tering natural patterns of conveying excess wate tering natural patterns of conveying exces oximity to several significant bodies of water con oximity to several significant bodies of water co ood hazard is present mainly along four existing d hazard is present mainly along four existing nd Creek, that are included as flood hazard are , that are included as flood hazard are ncy (FEMA) maps.
100-Year Floods 100-Year Flood
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ds
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-46 Wildland Fires
A wildland fire is an uncontrolled fire spreading through vegetative fuels that may expose or consume structures. The wildland fire threat is high in the area surrounding Brentwood because of the region's weather, topography, and native vegetation. Mild and wet winters result in an annual growth of grasses and plants that dry out during the hot summer months and provide fuel for wildfires in the autumn. The areas with the highest threat are generally the undeveloped, mountainous, and hilly sections south and west of the City. There are no Fire Hazard Severity Zones within the City of Brentwood. Figure 3-3 below shows the Wildland Fire Hazard Severity Zones in the area surrounding City of Brentwood.
Urban Fires
Structural and automobile fires are the most common types of urban fires, and they can be caused by a variety of human, mechanical, and natural factors. Urban fires can spread to other structures or areas, particularly if not extinguished promptly. Proactive efforts, such as fire sprinkler systems, fire alarms, fire resistant roofing and construction methods, can help reduce the frequency and severity of urban fires. In newer structures, these safety requirements help confine structural fires to the building or property of origin. In the older areas of Brentwood, where building materials may not be fire rated and structures are not fitted with fire sprinklers, the probability of structural fires spreading to adjacent buildings is much higher. Structural fires are of particular concern in high-density areas, where the potential for fire to spread from one building to the next is greater.
Toxic Hazards
The western portions of the City occasionally experience oil and gas well and pipeline related hazards. As residential development encroaches into oil fields, potential health and safety risks increase. Risks include blowouts when drilling new wells, spills or blowouts when servicing or reworking existing wells, and soil and groundwater contamination. Areas of the City that are adjacent to oil and gas wells and pipelines would be subject to further environmental review to determine which mitigation measures are required to reduce or eliminate hazards.
Summary of Constraints
Although the City of Brentwood has identified environmental issues above, they do not impact the City’s ability to accommodate the number of units required to meet the RHNA obligation.
The City has reviewed all sites for the above environmental concerns and considerations as well as development regulation and land use restrictions. Additionally, each site has been reviewed for access to infrastructure, water, utilities, and additional development constraints. Where the analysis showed increased barriers to development related to environmental concerned, infrastructure concerns or existing conditions and development concerns (such as fire hazards, hazardous surrounding uses, restrictive development standards, etc.) the sites were removed. The result is a list and analysis of sites which are most ripe for development or redevelopment for housing, a complete analysis of the sites is provided in Appendix B.
The City has never denied a residential development project due to environmental constraints. The environmental concerns noted above would not impede housing development in the future. DRAFTt owth of owth o
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h as fire sprinkler systems, fire alarms, fire
e the frequency and severity of urban fires. In
ne structural fires to the building or property o e structural fires to the bu g materials may not be fire rated and structures terials may not be fire tructural fires spreading to adjacent buildings is es spreading to rn in high-density areas, where the potential f y areas, w ter.
casionally experience oil and gas well and pipelin y experience oil and gas well and pipelin hes into oil fields, potential health and safety risk elds, potential health and safety risk wells, spills or blowouts when servicing or rewor wouts when servicing or rewor nation. Areas of the City that are adjacent to o ation. Areas of the City that are adjacent to o ther environmental review to determine which m ther environmental review to dete e hazards. e hazard
Constraints Constra
e City of Brentwood has identified environmenta City of Brentwood has identified environment accommodate the number of units required to m mmodate the number of units required to m City has reviewed all sites for the above env wed all sites development regulation and land use restrictions evelopment regulation and lan infrastructure, water, utilities, and addition infrastructure, water, utilities, an increased barriers to development relate increased barriers to development existing conditions and development ns and development
restrictive development standards, e ment standards, e
which are most ripe for developm which are most ripe for d provided in pro Appendix B.
The City has never denie The City has never den
vironmental concern vironmental concer
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-47 B. Financial Resources
Providing an adequate supply of decent and affordable housing requires funding from various sources, the City has access to the following funding sources.
1. Section 8 Housing Choice Vouchers
The Section 8 Housing Choice Voucher program is a Federal government program to assist very lowincome families, the elderly, and the disabled with rent subsidy payments in privately owned rental housing units. Section 8 participants are able to choose any housing that meets the requirements of the program and are not limited to units located within subsidized housing projects. They typically pay 30 to 40 percent of their income for rent and utilities. The Contra Costa County Housing Authority administers and managed the Section 8 Housing Choice vouchers within the City of Brentwood. The City shares information about Section 8 Housing Choice vouchers and other resources available on the City website and at the public counter.
2. Community Development Block Grants (CDBG)
The Community Development Block Grant (CDBG) program provides annual grants on a formula basis to cities to develop viable urban communities by providing a suitable living environment and by expanding economic opportunities, principally for low- and moderate-income persons (up to 80 percent AMI).
CDBG funds can be used for a wide array of activities, including:
x Housing rehabilitation;
x Lead-based paint screening and abatement;
x Acquisition of buildings and land;
x Construction or rehabilitation of public facilities and infrastructure, and x Public services for low-income households and those with special needs.
Each year, the City of Brentwood receives Community Development Block Grant (CDBG) funds from the U.S. Department of Housing and Urban Development. The City Administration is responsible for administering these funds. These funds must be used to develop viable communities by promoting integrated approaches that provide items such as decent housing, a suitable living environment, and expand economic opportunities for low- and moderate-income persons.
The City of Brentwood does not administer its own CDBG programs and instead participates in the Contra Costa County CDBG program. To obtain funding, applicant projects or programs must meet eligibility requirements and demonstrate that they benefit very low- and low-income persons within the City. The funds are distributed on a competitive basis.
3. HOME Investment Partnership Program
The HOME program provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80 percent of area median income.
The program gives local governments the flexibility to fund a wide range of affordable housing activities through housing partnerships with private industry and non-profit organizations. HOME funds can be used for activities that promote affordable rental housing and homeownership by low-income households. The City of Brentwood does not currently receive HOME f
DRAFT
unds directly but the City participates in the Contra
io
program to assist very low- program to assis
nts in privately owned rental nts in privately owne
at meets the requirements of the at meets the requirements o ing projects. They typically pay 30 to ing projects. They typically pay 30 a County Housing Authority administers
n the City of Brentwood. The City shares
other resources available on the City website
nts (CDBG)
DBG) program provides annual grants on a form DBG) program provides annua es by providing a suitable living environment and es by providing a suitable living envir low- and moderate-income persons (up to 80 p w- and moderate-income persons (up to e array of activities, including: ctivities, including:
on;
screening and abatement;
buildings and land; buildings and lan
on or rehabilitation of public facilities and infrast on or rehabilitation of public facilities a ervices for low-income households and those w ervices for low-income households and tho the City of Brentwood receives Community Dev e City of Brentwood receives Community Dev epartment of Housing and Urban Developme nt of Housing and Urban Developme inistering these funds. These funds must be u e funds. These funds must be u ntegrated approaches that provide items such tegrated approaches that pr expand economic opportunities for low- and m expand economic opportunities fo The City of Brentwood does not administe The City of Brentwood does not admini Costa County CDBG program. To obt G program. To obt
requirements and demonstrate tha emons
funds are distributed on a comp funds are distributed on a
3. HOME Investmen HOME Investme
HOME program
nership ho
mg
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-48 Costa County-administered HOME Consortium, which administers HOME funds to projects in participating jurisdictions.
4. Local Early Action Planning (LEAP) Grant
The City of Brentwood applied for and received a total of $300,000 from the California Department of Housing and Community Development (HCD). LEAP Grants provide funding opportunities for jurisdictions to update their planning documents and implement process improvements that will facilitate or accelerate housing productions to meet the 6th Cycle Regional Housing Needs Assessment (RHNA).
5. SB 2 Grant
To supplement the cost of the City’s effort to update the streamlining process of affordable housing, the City has been awarded an SB 2 Planning Grant Program grant from HCD. The SB 2 program includes improvements to expedite local planning processes. In 2020, the City received $310,000 from the SB 2 Grant.
6. City of Brentwood Housing Trust Fund
The City of Brentwood’s Affordable Housing Program established the Brentwood Housing Trust Fund that can be used to purchase, construct or repair single-family or multifamily rental unit inside the city limits.
C. Opportunities for Energy Conservation
1. Energy Use and Providers
Pacific Gas and Electric Company (PG&E) provides electricity and natural gas service for the City. Natural gas is a “fossil fuel” and is a non-renewable resource. The natural gas transmission pipelines within the City are owned and operated by PG&E. Pacific Gas and Electric Company has the capacity and resources to deliver gas except in certain situations that are noted in state law. As development occurs, PG&E will continue to extend its service to accommodate development and supply the necessary gas lines. Electricity is provided on an as-needed basis to customers within existing structures in the City. Every year SCE expands and improves existing facilities according to demand.
Pacific Gas and Electric Company offers programs to promote the efficient energy use and assist lowerincome customers. Pacific Gas and Electric Company participates in the Low-Income Home Energy Assistance Program and Energy Savings Assistance Program to help homeowners and renters conserve energy and control costs. Eligible customers receive no-cost weatherization, including attic insulation, energy efficient refrigerators, energy-efficient furnaces, weather stripping, caulking, low-flow showerheads, water heater blankets, and door and building envelope repairs which reduce air infiltration.
2. Energy Conservation
The primary uses of energy in urban areas are for transportation lighting, water heating, and space heating and cooling. The high cost of energy demands that efforts be taken to reduce or minimize the overall level of urban energy consumption. Energy conservation is important in preserving non-renewable fuels to ensure that these resources are available for use by future generations. There are also a number of benefits associated with energy conservation including improved air quality and lower energy costs.
DRAFTornia Department ornia De
rtunities for jurisdictions rtunities f
nts that will facilitate or nts that will
eds Assessment (RHNA). eds Assessment (RHN
mlining process of affordable housing, the
rant from HCD. The SB 2 program includes
020, the City received $310,000 from the SB 2
und
g Program established the Brentwood Housing Tr g Program established the Brentwo pair single-family or multifamily rental unit insid air single-family or multifamily rental u AF nser io
AFn
roviders
c Company (PG&E) provides electricity and natu c Company (PG&E) provides electr ” and is a non-renewable resource. The natural ” and is a non-renewable resource. Th and operated by PG&E. Pacific Gas and Electric C and operated by PG&E. Pacific Gas and Ele s except in certain situations that are noted in st s except in certain situations that are noted in o extend its service to accommodate developme xtend its service to accommodate developme ided on an as-needed basis to customers with an as-needed basis to customers with ands and improves existing facilities according to ves existing f Pacific Gas and Electric Company offers progra Pacific Gas and Electric Company income customers. Pacific Gas and Electr income customers. Pacific Gas and Assistance Program and Energy Savings Assistance Program and Energy Saving energy and control costs. Eligible cus l costs. Eligible cus energy efficient refrigerators, e efrige
showerheads, water heater blan showerheads, water heate
2. Energy Conservat Energy Conserva
rimary uses of e
ing. The h
ner
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-49 Energy conservation strategies can help reduce consumptions of energy which would reduce monthly costs to homeowners and renters. Examples of energy conservation strategies include weatherization such as installation of more efficient appliances, and solar energy systems. Buildings can also be designed to incorporate energy conservation strategies such as cooling materials and building orientation. The City encourages energy conservation strategies and has seen an increase in solar energy system installations.
D. Affirmatively Furthering Fair Housing (AFFH)
Beginning January 1, 2019, AB 686 established new requirements for all California jurisdictions to ensure that local laws, programs, and activities affirmatively further fair housing. 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 Further Fair Housing Final Rule of July 16, 2015.
Fair housing is a condition in which individuals of similar income levels in the same housing market have like ranges of choice available to them regardless of race, color, ancestry, national origin, age, religion, sex, disability, marital status, familial status, source of income, sexual orientation, or any other arbitrary factor. Under State law, affirmatively furthering fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics”. These characteristics can include, but are not limited to race, religion, sex, marital status, ancestry, national origin, color, familiar status, or disability.
The Analysis of Impediments (AI) to Fair Housing Choice, prepared by Contra Costa County for 2020 to 2025, examines housing conditions, economics, policies, and practices in order to ensure that housing choices and opportunities for all residents are available in an environment free from discrimination. The AI assembles fair housing information, identifies any existing impediments that limit housing choice, and proposes actions to mitigate those impediments.
1. Assessment of Fair Housing Issues
Fair Housing Enforcement and Outreach
Fair housing enforcement and outreach capacity refers to the ability of a locality and fair housing entities to disseminate information related to fair housing laws and rights and provide outreach and education to community members. Enforcement and outreach capacity also includes the ability to address compliance with fair housing laws, such as investigating complaints, obtaining remedies, and engaging in fair housing testing. The Fair Employment and Housing Act and the Unruh Civil Rights Act are the primary California fair housing laws. California state law extends anti-discrimination protections in housing to several classes that are not covered by the federal Fair Housing Act (FHA) of 1968, including prohibiting discrimination on the basis of sexual orientation.
In Contra Costa County, local housing, social services, and legal service organizations include the Fair Housing Advocates of Northern California (FHANC), Eden Council for Hope and Opportunity (ECHO) Fair Housing, Bay Area Legal Aid, and Pacific Community Services. DRAFTntation. ntation stem installat stem insT
alifornia jurisdictions to ensure alifornia jurisdictions to g. All Housing Elements due on or g. All Housing Elements due FH) consistent with the core elements FH) consistent with the core elemen Housing Final Rule of July 16, 2015.
come levels in the same housing market have
ce, color, ancestry, national origin, age, religion e, color, ancestry, nationa of income, sexual orientation, or any other arbit ome, sexual orientatio r housing means “taking meaningful actions, in ad eans “taking me patterns of segregation and foster inclusive com gation and o opportunity based on protected characteris o opportunity based on protec limited to race, religion, sex, marital status, an mited to race, religion, sex, marital ty.
I) to Fair Housing Choice, prepared by Contra C using Choice, prepared by Contra C ditions, economics, policies, and practices in or cs, policies, and practices in or for all residents are available in an environment
ng information, identifies any existing impedime ng information, identifies any exist mitigate those impediments. mitigate those impe
ent of Fair Housing Issues ent of Fair Housing
sing Enforcement and Outreach Enforcement and Outreach
ousing enforcement and outreach capacity refer rcement and outreach capacity refer disseminate information related to fair housing l eminate information rela community members. Enforcement and outreac community members. Enforcem with fair housing laws, such as investigating c with fair housing laws, such as inve testing. The Fair Employment and Housin testing. The Fair Employment and Ho fair housing laws. California state law ex California state law ex that are not covered by the federal d by the federal
on the basis of sexual orientation on the basis of sexual orie In Contra Costa County, loc In Contra Costa County,
Housing Advocates of No Housing Advocates of N
sing, Bay Area Leg
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-50 Table 3-14: Fair Housing Advocacy Organizations, Contra Costa County Organization Focus Areas
Fair Housing Advocates of Northern
California (FHANC)
Non-profit agency that provides fair housing information and literature in a number of different languages, primarily serves Marin, Sonoma, and Solano County but also has resources to residents outside of the above geographic areas.
Eden Council for Hope and Opportunity
(ECHO) Fair Housing
Housing counseling agency that provides education and charitable assistance to the general public in matters related to obtaining and maintaining housing.
Bay Area Legal Aid
Largest civil legal aid provider serving seven Bay Area counties. Has a focus area in housing preservation and homelessness task force to provide legal services and advocacy for those in need.
Pacific Community Services
Private non-profit housing agency that serves East Contra Costa County (Bay Point, Antioch, and Pittsburg) and provides fair housing counseling as well as education and outreach
In Brentwood, the City has an Affordable Housing Division that provides various programs and resources to those who qualify under the programs’ income guidelines. These programs include down payment assistance, first-time homebuyer programs, a list of preferred lenders, and rental housing programs. ECHO Fair Housing also provides housing/rental assistance to the City’s residents.
While these organizations provide valuable assistance, the capacity and funding that they have is generally insufficient.
Fair Housing Enforcement
California’s Department of Fair Employment and Housing (DFEH) has statutory mandates to protect the people of California from discrimination pursuant to the California Fair Employment and Housing Act (FEHA), Ralph Civil Rights Act, and Unruh Civil Rights Act (with regards to housing). The FEHA prohibits discrimination and harassment on the basis of race, color, religion, sex (including pregnancy, childbirth, or related medical conditions), gender, gender identity, gender expression, sexual orientation, marital status, military or veteran status, national origin, ancestry, familial status, source of income, disability, and genetic information, or because another person perceives the tenant or applicant to have one or more of these characteristics.
The Unruh Civil Rights Act (Civ. Code, §51) prohibits business establishments in California from discriminating in the provision of services, accommodations, advantages, facilities and privileges to clients, patrons and customers because of their sex, race, color, religion, ancestry, national origin, disability, medical condition, genetic information, marital status, sexual orientation, citizenship, primary language, or immigration status. The Ralph Civil Rights Act (Civ. Code, § 51.7) guarantees the right of all persons within California to be free from any violence, or intimidation by threat of violence, committed against their persons or property because of political affiliation, or on account of sex, race, color, religion, ancestry, national origin, disability, medical condition, genetic information, marital status, sexual orientation, citizenship, primary language, immigration status, or position in a labor dispute, or because another person perceives them to have one or more of these characteristics.
REGIONAL TRENDS
Based on DFEH Annual Reports, Table 3-15 shows the number of housing complaints filed by Contra Costa County to DFEH between 2015–2020. A slight increase in the number of complaints precedes the downward trend from 2016–2020. Note that fair housing cases alleging a violation of FEHA can also DRAFTd
Sonoma
tside of the ab tside of t
ation and charitable ation and c
elated to obtaining and elated to obtainiT
seven Bay Area counties. Has a seven Bay Area counties. Has and homelessness task force to
cacy for those in need. cacy for
nd outreach nd outre
Pittsburg) and provides fair housing counseling
gency that serves East Contra Costa County TF
able assistance, the capacity and funding that th
assistance to the City’s residents.
assistance, the capacity and funding tha
ist of preferred lenders, and rental housing progr
me guidelines. These programs include down p
ivision that provides various programs and reso hat provides variou These progr
ers, and r
T
nt
Fair Employment and Housing (DFEH) has statu
m discrimination pursuant to the California Fa m discrimination pursuant to the ights Act, and Unruh Civil Rights Act (with rega ights Act, and Unruh Civil Rights Ac d harassment on the basis of race, color, religio d harassment on the basis of race, colo dical conditions), gender, gender identity, gend dical conditions), gender, gender identity, g ary or veteran status, national origin, ancestry, ry or veteran status, national origin, ancestry etic information, or because another person pe formation, or because another person pe of these characteristics. aracteristics.
he Unruh Civil Rights Act (Civ. Code, §51) he Unruh Civil Rights Act ( discriminating in the provision of services, discriminating in the provision o clients, patrons and customers because clients, patrons and customers bec disability, medical condition, genetic inf al condition, genetic in language, or immigration status. The ration status. The persons within California to be fre rnia t
against their persons or proper against their persons or pr ancestry, national origin, ancestry, national origin
orientation, citizenship, p orientation, citizenship,
ther person perce
AL TRENDFEH
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-51 involve an alleged Unruh violation as the same unlawful activity can violate both laws. DFEH creates companion cases that are investigated separately from the housing investigation.
Table 3-15 Number of DFEH Housing Complaints in Contra Costa County (2015-2020) Year Housing Unruh Civil Rights Act
2015 30 5
2016 32 2
2017 26 2
2018 22 2
2019 22 2
2020 20 1
Total 152 14
The Department of Housing and Urban Development’s Office of Fair Housing and Equal Opportunity (HUD FHEO) enforces fair housing by investigating complaints of housing discrimination. Table 3-16 shows the number of FHEO Filed Cases by Protected Class in Contra Costa County between 2015 and 2020. Cases for 2020 were significantly lower because data was not collected after June 30, 2020. A total of 148 cases were filed between 2015 and June 30, 2020, with disability being the top allegation of basis of discrimination followed by familial status, race, national origin, and sex. These findings are consistent with national trends stated in FHEO’s FY 2020 State of Fair Housing Annual Report to Congress where disability was also the top allegation of basis of discrimination.
Table 3-16: Number of FHEO Filed Cases by Protected Class in Contra Costa County (2015–2020) Year
Number of
Filed Cases
Disability Race
National
Origin
Sex
Familial
Status
2015 28 17 4 2 2 4
2016 30 14 8 7 5 6
2017 20 12 3 5 1 5
2018 31 20 6 3 4 9
2019 32 27 4 4 4 1
2020 7 4 1 0 2 1
Total 148 94 26 21 18 26
Percentage of Total Filed
Cases
*Note that cases may be filed
on more than one basis.
63.5% 17.5% 14.2% 12.2% 17.6%
Source: Data.Gov - Department of Housing and Urban Development Office of Fair Housing and Equal Opportunity (FHEO) Filed Cases, https://catalog.data.gov/dataset/fheo-filed-cases Table 3-16 indicates that the highest number of fair housing complaints in Contra Costa County are due to discrimination against those with disabilities, followed by income source, race, and national origin.
Note, however, that no further breakdown of the number of DFEH complaints or FHEO cases are provided on a city level. A summary of ECHO’s Fair Housing Complaint Log for Contra Costa County on fair housing issues, actions taken, services provided, and outcomes can be found in DRTable 3-17 and Table 3-18.
P
D
ercenta
DRge of Total Filed
Cases
*Note that cases may be filed may be f
on more than one basis. one ba R63.5%
DRAFTRights A
5 2
2 2
2 1 FT
s, race, national origin, and sex. These findings ar race, national origin, and sex. These find 2020, with disability being the top allegatio 2020, with disability being the t was not collected after June 30, 2020. A total o
Contra Costa County between 2015 and 2020. C
aints of housing discrimination.
Office of Fair Housing and Equal Opportunity (HU fice of Fair Housing and E housing discriminat
County betwe
er June 3
Table 3-16 showT
020 State of Fair Housing Annual Report to Cong ate of Fair Housing Annual Report to Con s of discrimination. minatio
F
R
HEO
RAFiled Cases by Protected
AClass in Contra Costa
RA
ses
RA
Disab Race
AR
28 17 4 2
RA
30 14 8 RA
20 12 3
3120 6 RA
32 27 4 RD
0 7 4 D
Total
DR
Source: Data.Gov - Department of Housin
Cases, https://catalog.data.gov/datas Cases, https://catalog.data.gov rtmen
R
Table 3-16 Table 3D indicates that t es that
discrimination again
, however, that
y level. A s
ons
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-52 Table 3-17: ECHO’s Fair Housing Issue Outcomes (2020-2021) Protected Class
Testers Sent
for
Investigation
Referred to
Attorney
Conciliation
with Landlord
Client
Provided with
Counseling
Client
Provided with
Brief Service
Total
Race 21 0 0 2 0 23
Marital Status 0 0 0 1 0 1
Sex 0 0 0 0 0 0
Religion 0 0 0 0 0 0
Familial Status 0 0 0 3 0 3
Sexual Orientation 0 0 0 0 0 0
Sexual Harassment 0 0 0 1 0 1
Income 15 0 1 7 1 24
Disability 7 1 14 33 5 60
National Origin 13 0 0 1 0 14
Other 0 0 1 11 5 17
Total 56 94 26 21 18 143
1. Testers sent for investigation; 3. Referred to attorney; 5. Conciliation with landlord; 6. Client provided with counseling; 7.
Client provided with brief service; Source: ECHO Fair Housing (2020 - 2021) Table 3-18: ECHO’s Fair Housing Issues Outcomes Continued (2020-2021) Protected Class
Counseling
Provided Education
to Landlord
Insufficient
Evidence
Preparing
Site Visit
Referred To
DFEH/HUD
Successful
Mediation
Total
Landlord Tenant
Race 0 0 2 20 0 1 0 23
National Origin 0 0 1 13 0 0 0 14
Marital Status 0 0 0 1 0 0 0 1
Sex 0 0 0 0 0 0 0 0
Disability 2 25 2 12 0 4 15 60
Religion 0 0 0 0 0 0 0 0
Sexual
Orientation 0 0 0 0 0 0 0 0
Familial Status 0 3 0 0 0 0 0 3
Income Source 3 3 0 16 1 0 1 24
Sexual
Harassment 0 8 2 2 1 4 0 17
Other 0 0 0 0 0 1 0 1
Total 5 39 7 64 2 10 16 143
Services that were not provided include (2.) Case tested by phone; (4.) Case referred to HUD and (8.) Case accepted for full representation. The most common action(s) taken/services provided are providing clients with counseling, followed by sending testers for investigation, and conciliation with landlords. Regardless of actions taken or services provided, almost 45% of cases are found to have insufficient evidence. Only about 12% of all cases resulted in successful mediation.
Source: ECHO Fair Housing (2020 - 2021)
LOCAL TRENDS
In Brentwood, only three general fair housing inquiries were made to ECHO between 2016-2021. One client was provided with counseling on an inquiry on income source. Testers were sent for investigation in two inquiries that were racial in nature, but insufficient evidence was found.
T
vice
0 0 1
0 0
0 0
0 3
0 0
1 0 1FT
7 1 24 FT
335 60 FT
1 0 14 T
11 5 17 F
26 FT
(2020 - 2021)
iliationwith landlord; 6. Client pro with landlord; 6.
)
Client provided with counseling; 7. TF A
s
A
ing Issues Out
AFcomes Continued (20
F20-2021)
AF
on
rd
AF
Insufficient
AF
E nce
AFSite Vis
ferre
Fd To
AF/H
FUD
AF
2 20 0 1
F RA
0 1 13 0
0 0 0 0 0 0 0
0 0 1 0 0 0 1 AR
2 25 2 12 0 2 25 2 12 AR
0 0 0 0 AR
on
0 0 0 0 ARD
ial Status 0 3 0 0 0 3 DR
Sexual
Harassment Ha
ncome Source 3 3 0 come Source 3 3
0 8 2RD
Other 0 0 RD5
RD
Services that were not provided includ Services that were not provided representation. The most common representation. The most comm testers for investigation, and conc testers for investigation, and co und to have insufficient evide und to have insufficient evid ce: ECHO Fair Housing (2 ce: ECHO Fair Housing (
R
ENDS Dd
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-53 Fair Housing Testing
Fair housing testing is a randomized audit of property owners’ compliance with local, state, and federal fair housing laws. Initiated by the Department of Justice’s Civil Rights Division in 1991, fair housing testing involves the use of an individual or individuals who pose as prospective renters for the purpose of determining whether a landlord is complying with local, state, and federal fair housing laws.
REGIONAL TRENDS
ECHO conducts fair housing investigations in Contra Costa County (except Pittsburg). The 2020 Contra Costa County AI did not report any findings on fair housing testing on the county level nor at the local level for the City of Brentwood, however, it does bring to attention that private discrimination is a problem in Contra Costa County that continues to perpetuate segregation.
Fair Housing Education and Outreach
REGIONAL TRENDS
Fair housing outreach and education is imperative to ensure that those experiencing discrimination know when and how to seek help. Find below a more detailed description of fair housing services provided by local housing, social services, and legal service organizations.
Fair Housing Advocates of Northern California (FHANC)
FHANC is a non-profit agency with a mission to actively support and promote fair housing through education and advocacy. Fair housing services provided to residents outside of Marin, Sonoma, or Solano County include foreclosure prevention services and information, information on fair housing law for the housing industry, and other fair housing literature. The majority of the fair housing literature is provided in Spanish and English, with some provided in Vietnamese and Tagalog.
Eden Council for Hope and Opportunity (ECHO) Fair Housing ECHO Fair Housing is a HUD-approved housing counseling agency that aims to promote equal access in housing, provide support services to aid in the prevention of homelessness, and promote permanent housing conditions. The organization provides education and charitable assistance to the general public in matters related to obtaining and maintaining housing in addition to rental assistance, housing assistance, tenant/landlord counseling, homeseeking, homesharing, and mortgage and home purchase counseling. In Contra Costa County, ECHO Fair Housing provides fair housing services, first-time home buyer counseling and education, and tenant/landlord services (rent review and eviction harassment programs are available only in Concord). Although ECHO serves most of Contra Costa County, only one fair housing counselor serves the County. Fair housing services encompasses:
x Counseling, investigation, mediation, enforcement, and education. x First-time home buyer counseling provides one-on-one counseling with a Housing Counselor on the homebuying process. The Housing Counselor will review all documentation, examine and identify barriers to homeownership, create an action plan, and prepare potential homebuyers for the responsibility of being homeowners. The Housing Counselor will also review the credit reports, determine what steps need to be taken to clean up adverse credit, provide counseling on money-saving methods, and assist in developing a budget. x First-time home buyer education provides classroom training regarding credit information, home ownership incentives, home buying opportunities, predatory lending, home ownership responsibilities, government-assisted programs, as well as conventional financing. The class also provides education on how to apply for HUD-insured mortgages, purchase procedures, and alternatives for financing the purchase. Education also includes information on fair housing and DRAFTu
the pu
g laws.
ttsburg). The 2020 Contra ttsburg). The
county level nor at the local county level nor at
rivate discrimination is a problem rivate discrimination is a pr re that those experiencing discrimination know
ed description of fair housing services provided b description of fair housin nizations.
FHANC) A
ion to actively support and promote fair hou ion to actively support and pro vices provided to residents outside of Marin, Son ices provided to residents outside of M n services and information, information on fair h vices and information, information on f using literature. The majority of the fair housing rature. The majority of the fair housing e provided in Vietnamese and Tagalog. Vietnamese and Tagalog. d Opportunity (ECHO) Fair Housing Opportunity (ECHO) Fair Housing RA HUD-approved housing counseling agency that HUD-approved housing counselin pport services to aid in the prevention of hom pport services to aid in the prevent ns. The organization provides education and cha ns. The organization provides education lated to obtaining and maintaining housing lated to obtaining and maintaining housin tenant/landlord counseling, homeseeking, hom enant/landlord counseling, homeseeking, hom ng. In Contra Costa County, ECHO Fair Housing Contra Costa County, ECHO Fair Housing r counseling and education, and tenant/landlo and education, and tenant/landlo ograms are available only in Concord). Althoug ograms are available only in fair housing counselor serves the County. Fair h fair housing counselor serves the x Counseling, investigation, mediat ling, investigation, med x First-time home buyer counse home buyer counse
the homebuying process. T ying
identify barriers to home ers to
the responsibility of bility
reports, determine etermin
money-saving m
First-time ho
ownershi
pon
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-54 fair lending and how to recognize discrimination and predatory lending procedures, and locating accessible housing if needed.
x ECHO’s Tenant/Landlord Services provides information to tenants and landlords on rental housing issues such as evictions, rent increases, repairs and habitability, harassment, illegal entry, and other rights and responsibilities regarding the tenant/landlord relationship. Trained mediators assist in resolving housing disputes through conciliation and mediation x In cities that adopt ordinances to allow Rent Reviews (City of Concord only in Contra Costa County), tenants can request a rent review from ECHO Housing by phone or email. This allows tenants who experience rent increases exceeding 10% in a 12-month period to seek non-binding conciliation and mediation services.
Though the Contra Costa County Consortium Analysis of Impediments (AI) to Fair Housing states that the organization provides information in Spanish, the ECHO website is predominantly in English with options to translate the homepage into various languages. Navigating the entire site may be difficult for the limited-English proficient (LEP) population.
Bay Area Legal Aid (BayLegal)
BayLegal is the largest civil legal aid provider serving seven Bay Area counties (Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, and Santa Clara). With respect to affordable housing, BayLegal has a focus area in housing preservation (landlord-tenant matters, subsidized and public housing issues, unlawful evictions, foreclosures, habitability, and enforcement of fair housing laws) as well as a homelessness task force that provides legal services and advocacy for systems change to maintain housing, help people exit homelessness, and protect unhoused persons’ civil rights. The organization provides translations for their online resources to over 50 languages and uses volunteer interpreters/translators to help provide language access. Its legal advice line provides counsel and advice in different languages. Specific to Contra Costa County, tenant housing resources are provided in English and Spanish.
The Housing Preservation practice is designed to protect families from illegal evictions, substandard housing conditions, and wrongful denials and terminations of housing subsidies. The practice also works to preserve and expand affordable housing and protect families from foreclosure rescue scams. BayLegal helps low-income tenants obtain or remain in safe affordable housing by providing legal assistance in housing-law related areas such as public, subsidized (including Section 8 and other HUD subsidized projects) and private housing, fair housing and housing discrimination, housing conditions, rent control, eviction defense, lock-outs and utility shut-offs, residential hotels, and training advocates and community organizations.
BayLegal also provides free civil legal services to low-income individuals and families to prevent homelessness and increase housing stability as well as assist unhoused youth/adults address legal barriers that prevent them from exiting homelessness. This is done through a mix of direct legal services, coalition building and partnerships, policy advocacy, and litigation to advocate for systems change that will help people maintain housing, exit homelessness, and protect unhoused persons’ civil rights. The Homelessness Task Force (HTF) was developed in response to complex barriers and inequities contributing to homelessness and strives to build capacity and develop best practices across the seven aforementioned counties to enhance BayLegal’s coordinated, multi-systems response to homelessness. DRAFTe egal en egal e
Trained med Trained
ord only in Contra Costa ord only in
phone or email. This allows phone or email.
nth period to seek non-binding nth period to seek non
ments (AI) to Fair Housing states that the
te is predominantly in English with options
ating the entire site may be difficult for the
serving seven Bay Area counties (Alameda, Con Area cou
d Santa Clara). With respect to affordable hous d Santa Clara). With respect to a (landlord-tenant matters, subsidized and public landlord-tenant matters, subsidized a bitability, and enforcement of fair housing la ility, and enforcement of fair housing ovides legal services and advocacy for system al services and advocacy for system elessness, and protect unhoused persons’ civil d protect unhoused persons’ ci their online resources to over 50 langu sources to over 50 langu o help provide language access. Its legal advice li help provide language access. Its Specific to Contra Costa County, tenant housing Specific to Contra Costa County, t Preservation practice is designed to protect fa Preservation practice is designed to protect nditions, and wrongful denials and terminations ditions, and wrongful denials and terminations erve and expand affordable housing and protect expand affordable housing and protect s low-income tenants obtain or remain in safe tenants obtain or remain in safe ousing-law related areas such as public, subsi using-law related areas suc projects) and private housing, fair housing and projects) and private housing, fai eviction defense, lock-outs and utility shut-o eviction defense, lock-outs and utility organizations.
BayLegal also provides free civil des f
homelessness and increase hou homelessness and increase that prevent them from exiti that prevent them from ex
building and partnerships building and partnership
ople maintain hou
lessness Task
essness
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-55 Pacific Community Services, Inc. (PCSI)
PCSI is a private non-profit housing agency that serves East Contra Costa County (Bay Point, Antioch, and Pittsburg) and provides fair housing counseling in English and Spanish. Housing Counseling Services provided include:
x Foreclosure Prevention: Consists of a personal interview and the development of a case management plan for families to keep their homes and protect any equity that may have built up.
Relief measures sought include: loan modification or reduced payments, reinstatement and assistance under ‘Keep Your Home’ program, forbearance agreements, deed-in-lieu of foreclosure, refinancing or recasting the mortgage, or sale of the property x Homeownership Counseling: Prepares first-time buyers for a successful home purchase by helping them in budgeting, understanding the home purchase process, and understanding the fees that lenders may charge to better prepare new buyers when acquiring their first home. x Rental Counseling; Tenant and Landlord Rights: PCSI provides information and assistance in dealing with eviction and unlawful detainer actions, deposit returns, habitability issues, getting repairs done, mediation of tenant/landlord disputes, assisting tenant organizations, legal referrals to Bay Area Legal Aid & Bar Association resources, pre-rental counseling and budgeting x Fair Housing Services: Include counseling regarding fair housing rights, referral services and education and outreach. PCSI offers training for landlords and owners involving issues of compliance with federal and state fair housing regulations. x Fair Housing Education and Outreach: Offers informative workshops for social service organizations and persons of protected categories. These workshops are designed to inform individuals how to recognize and report housing discrimination.
Though PCSI’s list of available services is comprehensive, their website lacks contact information, resources, and accessibility.
LOCAL TRENDS
The City of Brentwood provides Affordable Housing Programs such as down payment assistance, first time homebuyer programs, affordable rental housing, and a list of preferred lenders for home mortgages. The city also directs its residents to external housing resources (e.g., BayLegal, HUD, etc.) to assist in preserving homeownership, provide housing counseling, and provide legal assistance.
Integration and Segregation
Race/Ethnicity
Segregation is defined as the separation or isolation of a race/ethnic group, national origin group, individuals with disabilities, or other social group by enforced or voluntary residence in a restricted area, by barriers to social connection or dealings between persons or groups, by separate educational facilities, or by other discriminatory means.
To measure segregation in a given jurisdiction, the US Department of Housing and Urban Development (HUD) provides racial or ethnic dissimilarity trends. Dissimilarity indices are used to measure the evenness with which two groups (frequently defined on racial or ethnic characteristics) are distributed across the geographic units, such as block groups within a community. The index ranges from 0 to 100, with 0 meaning no segregation and 100 indicating complete segregation between the two groups. The index score can be understood as the percentage of one of the two groups that would need to move to produce an even distribution of racial/ethnic groups within the specified area. For example, if an index score is DRAFTelopment of a c elopmen
y that may have built up y that ma
ments, reinstatement and ments, reinsta
agreements, deed-in-lieu of agreements, deed-i
e property e proper
successful home purchase by helping successful home purchase by help ocess, and understanding the fees that ocess, and understanding the fees that n acquiring their first home. n acquir
PCSI provides information and assistance in
ons, deposit returns, habitability issues, getting ons, deposit returns, habit sputes, assisting tenant organizations, legal refer es, assisting tenant orga sources, pre-rental counseling and budgeting e-rental counseli ling regarding fair housing rights, referral ser ir housing ers training for landlords and owners involvin ers training for landlords and e fair housing regulations. fair housing
d Outreach: Offers informative workshops utreach: Offers informative worksho of protected categories. These workshops ar ected categories. These workshops ar gnize and report housing discrimination. ort housing discrimination. ilable services is comprehensive, their websi lable services is comprehensive, their websi ility.
ntwood provides Affordable Housing Programs su ntwood provides Affordable Housing Program programs, affordable rental housing, and a list of programs, affordable rental housing, and a list o directs its residents to external housing resources s its residents to external housing resources ownership, provide housing counseling, and prov provide housing counseling, and prov ntegration and Segregation ntegration and Segregation
Race/Ethnicity
Segregation is defined as the separatio Segregation is defined as the separa individuals with disabilities, or other so sabilities, or other so by barriers to social connection or d conne
or by other discriminatory mean or by other discriminatory To measure segregation in To measure segregation i
HUD) provides racial or
which two group
phic units,
no se
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-56 above 60, 60% of people in the specified area would need to move to eliminate segregation. The following shows how HUD views various levels of the index:
x <40: Low Segregation
x 40-54: Moderate Segregation
x >55: High Segregation
REGIONAL TRENDS
Contra Costa County is a large, diverse jurisdiction in which people of color comprise a majority of the population. As of the 2010 Census, 47.75% of residents were non-Hispanic Whites, 8.92% of residents were non-Hispanic Blacks, 24.36% were Hispanics, 14.61% were non-Hispanic Asians or Pacific Islanders,
0.28% were non-Hispanic Native Americans, 3.77% were non-Hispanic multiracial individuals, and 0.30% identified as some other race. Refer to Figure 3-7 for the distribution and proportion of non-white residents at the block group level2
.
In Contra Costa County, all minority (non-White) residents combined are considered moderately segregated from White residents, with an index score of 41.86 at the Census tract level and 44.93 at the block group level (Table 3-19). Segregation between non-white and white residents has remained relatively steady since 1990. However, since 1990 segregation has increased from low to moderate levels for Hispanic residents, the largest increase amongst all racial/ethnic groups. This trend is commonly seen throughout the State and is likely attributed to an increase of Hispanic residents during the migration boom of the mid-to-late 1990s. A 2% increase in segregation also occurred for Asian or Pacific Islander residents. Block group level data reveals that segregation is more prominent amongst Asian or Pacific Islander residents than what is measured at the tract level (index score of 40.55 at the block group level versus 35.67 at the tract level). For Black residents, segregation has decreased by 13% since 1990. The proportion of Black residents has remained relatively steady during this same time period, indicating segregation has been diminishing for the Black population. 2 Block groups (BGs) are the next level above census blocks in the geographic hierarchy (census blocks are the smallest geographic area for which the Bureau of the Census collects and tabulates decennial census data). A BG is a combination of census blocks that is a subdivision of a census tract or block numbering area (BNA). A county or its statistically equivalent entity contains either census tracts or BNAs; it cannot contain both. The BG is the smallest geographic entity for which the decennial census tabulates and publishes sample data.
DRAFTor comprise a majority of the or comprise a major
anic Whites, 8.92% of residents anic Whites, 8.92% of res Hispanic Asians or Pacific Islanders, Hispanic Asians or Pacific Island anic multiracial individuals, and 0.30% anic multiracial individuals, and 0.30% istribution and proportion of non-white
residents combined are considered moderate sidents combined are co re of 41.86 at the Census tract level and 44.93 a .86 at the Census tr etween non-white and white residents has re white and wh 990 segregation has increased from low to mode increase amongst all racial/ethnic groups. This trend is co amongst all racial/ethnic groups. T buted to an increase of Hispanic residents duri ted to an increase of Hispanic residen % increase in segregation also occurred for Asia ease in segregation also occurred for As reveals that segregation is more prominent am at segregation is more prominent am measured at the tract level (index score of 40.5 he tract level (index score of 40 vel). For Black residents, segregation has decrea ents, segregation has decrea dents has remained relatively steady during th dents has remained relatively ste diminishing for the Black population. diminishing for the Black populatio ps (BGs D h
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-57 Figure 3-7: Racial Demographics in Contra Costa County
Table 3-19: Racial/Ethnic Dissimilarity Trends (1990–2020) in Contra Costa County Dissimilarity Index 1990 Trend 2000 Trend 2010 Trend Current (2010 Census Block Group)
3 Non-White/White 41.19 41.95 41.86 44.93
Black/White 67.52 62.54 58.42 61.80
Hispanic/White 36.70 45.24 48.07 49.49
Asian or Pacific Islander/White 34.89 32.73 35.67 40.55 Source: HUD’s Affirmatively Furthering Fair Housing Tool (AFFH-T), Table 3 – Racial/Ethnic Dissimilarity Trends, Data version:
AFFHT006, released July 10th, 2020.
3 2SXI
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RA
3 R
-19: Racial/Et
RAhnic Dissimilarity Trends
A(1990–2020)
RA
rity Ind
RA990 T Tren
Ad
RA
e/White 41.19 41.95 AR
White 67.52 62.5
spanic/White R36.70 4 DR
Asian or Pacific Islander/White 34.89 Asian or Pacific Islander/White DR T
Source: HUD’s Affirmatively Furthering Fair Housing Source: HUD’s Affirmatively Furthering Fair AFFHT006, released July 10th, 2020. AFFHT006, released July 10th DR Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-58 A key aspect of fair housing choice is equal access to credit for the purchase or improvement of a home, particularly considering the continued impacts of the lending/credit crisis. In the past, credit market distortions and other activities such as “redlining” were prevalent and prevented some groups from having equal access to credit. The Community Reinvestment Act (CRA) in 1977 and the subsequent Home Mortgage Disclosure Act (HMDA) were designed to improve access to credit for all members of the community and hold the lender industry responsible for community lending. Under HMDA, lenders are required to disclose information on the disposition of home loan applications and on the race or national origin, gender, and annual income of loan applicants.
However, lending discrimination continues to be a contributing factor to disproportionate housing needs, as class groups who struggle to obtain access to loans are more likely to experience housing problems such as cost burdens, overcrowding, and substandard housing, and to be renters rather than homeowners. When banks and other financial institutions deny loan applications from people of color, they are less likely to achieve home ownership and instead must turn to the rental market. As Contra Costa’s rental housing market grows increasingly unaffordable, Black or African American population and Hispanic or Latino population are disproportionately impacted. Table 3-20 below shows that home loan applications by Black or African American and Hispanic or Latino individuals are denied at higher rates than those of White or Asian individuals. Because Black or African American and Hispanic or Latino individuals in the region are denied loans at far higher rights than White or Asian individuals, their families are far more likely to have less access to quality education, healthcare, and employment.
When minorities are unable to obtain loans, they are far more likely to be relegated to certain areas of the community. While de jure segregation (discriminatory separation of groups of people by governmentenacted law) is currently illegal, the drastic difference in loans denied between White individuals and minorities perpetuates de facto segregation, which is segregation that is not created by the law, but which forms a pattern as a result of various outside factors, including former laws.
Table 3-20: Home Loan Application Denial Rates by Race/Ethnicity in Contra Costa County Race/Ethnicity
FHA, FSA/RHA,
and VA Home–
Purchase Loans
Conventional
HomePurchase
Loans
Refinance
Loans
Home
Improvement
Loans MultiFamily Homes
Multi-family
Homes
White, Non-Hispanic 9.2% 8.0% 16.6% 19.5% 9.5%
Black or African American,
Non-Hispanic 14.8% 13.5% 27.1% 34.6% 29.4%
Asian, Non-Hispanic 13.1% 9.8% 15.2% 19.3% 12.3%
Hispanic or Latino 11.3% 12.0% 22.3% 31.0% 28.6%
Source: Contra Costa County AI (2020) DRAthnicity
DRASA/RH
R
VA
RAHome–
DRAurchase Loans
RAona
Al
Purchase
RAFTg
bseque
l members o l memb
er HMDA, lenders a er HMDA
d on the race or national d on the ra
o disproportionate housing needs, o disproportionate housing n ely to experience housing problems ely to experience housing proble ing, and to be renters rather than ing, and to be renters rather than ny loan applications from people of color,
d must turn to the rental market. As Contra
rdable, Black or African American population and dable, Black or African Ame impacted. Table 3-20 below shows that home l below
spanic or Latino individuals are denied at highe atino individuals cause Black or African American and Hispanic frican Ame ar higher rights than White or Asian individuals, t ar higher rights than White or As quality education, healthcare, and employment. uality education, healthcare, and em ain loans, they are far more likely to be relegate s, they are far more likely to be relegat gregation (discriminatory separation of groups of scriminatory separation of groups of gal, the drastic difference in loans denied betw ifference in loans denied betw facto segregation, which is segregation that is no acto segregation, which is segregation that is no ult of various outside factors, including former la ult of various outside factors, inclu -
R
20: Home Loan A
RApplication Denial Rates b
Ay Race/Et
RALoans
AR D
ite, Non-Hispanic 9.2% 8.0 DR
Black or African American,
Non-Hispanic 14.8% DR
Asian, Non-Hispanic 13.1%
Hispanic or Latino11.3%
Source: Contra Costa County AI (2020) County A D
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-59
LOCAL TRENDS
According to the 2015-2019 American Community Survey, the majority (55.50%) of residents in the City of Brentwood were non-Hispanic Whites. 25.12% of residents were Hispanic or Latino, 8.18% were nonHispanic Asians, 5.75% were non-Hispanic multiracial, and 5.10% were non-Hispanic Black or African American. Non-Hispanic Native Hawaiian and Other Pacific Islanders, American Indians and Alaskan Natives, and non-Hispanic other races were the minority of the city, making up only 0.22%, 0.08% and
0.05% of the population respectively. Refer to Table 3-21 for a comparison of racial composition in Contra Costa County and in the City of Brentwood.
Table 3-21: Racial Composition for Contra Costa County and Brentwood Race Contra Costa County City of Brentwood
White, non-Hispanic 47.75% 55.50%
Black or African-American, non-Hispanic 8.92% 5.10%
American Indian and Alaska Native, non-Hispanic 0.28% 0.08% Asian, non-Hispanic 14.61%* 8.18%
Native Hawaiian and Other Pacific Islander, non-Hispanic N/A 0.22% Some other race, non-Hispanic 0.30% 0.05%
Two or more races, non-Hispanic 3.77% 5.75%
Hispanic or Latino 24.36% 25.12%
*Asian and Pacific Islander combined
Sources: American Community Survey, 2015-2019; ABAG Housing Needs Data Package; Contra Costa County Consortium Analysis of Impediments to Fair Housing 2020-2025
Dissimilarity Indices for the City of Brentwood are not provided by the HUD Affirmatively Furthering Fair Housing Tool (AFFH-T) because the city does not directly receive HUD funds through the Community Development Block Grant (CDBG), HOME Investment Partnerships Program (HOME), or Emergency Solutions Grants (ESG) program. According to the Contra Costa County AI though, there is increasing segregation of Black and Hispanic residents in Brentwood.
The AFFH Data Viewer does, however, provide visuals on racial demographics for the City of Brentwood on the block group level. Refer to Figure 3-8. Brentwood has a relatively homogenous distribution and proportion of non-white residents. The majority of the city has block groups where 21-40% of the population are non-white. The central western portion of the city has block groups with less than 20% of non-white residents. The northeastern portion of the city has the highest percentage of non-white residents (61-80%). DRAFTBlack o
dians and Al dians an
nly 0.22%, 0.08% a nly 0.22
ial composition in Contra ial compos
d B
T
rentwood
FT
C
F
osta
FTren
Ttwoo
FT
47.75%55.50%
0.28%
8.92%
0.08%
5.10% TF
14.61%* 8.18% FAT
panic N/A0.2 AF
ng 2020-2025
urvey, 2015-2019; ABAG Housing Needs Data Package; Cont rvey, 2015-2019; ABAG Housing Needs Data Package; Cont d
24.36%
3.77%
0.30%
%
F RA
es for the City of Brentwood are not provided b es for the City of Brentwood are not pro (AFFH-T) because the city does not directly rec (AFFH-T) because the city does not directly nt Block Grant (CDBG), HOME Investment Pa t Block Grant (CDBG), HOME Investment Pa s Grants (ESG) program. According to the Cont ts (ESG) program. According to the Con gation of Black and Hispanic residents in Brentw ck and Hispanic residents in Brentw The AFFH Data Viewer does, however, provide The AFFH Data Viewer does, how on the block group level. Refer to Figure 3-
proportion of non-white residents. The proportion of non-white residents. T population are non-white. The central n-white. The central non-white residents. The northea . The
residents (61-80%). re
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-60 Figure 3-8: Racial Demographics in Brentwood
HATE CRIMES
Hate crimes are violent acts against people, property, or organizations because of the group to which they belong or identify with. The Federal Fair Housing Act makes it illegal to threaten, harass, intimidate, or act violently toward a person who has exercised their right to free housing choice. Table 3-22 below identifies the reported hate crimes in the City of Brentwood between 2014 and 2020. A total of 11 hate crimes were reported over 7 years. Hate crimes in Brentwood were due to race, ethnicity, and/or ancestry, religion, and gender identity. The most prevalent hate crime was Anti-Black or African American crimes.
Table 3-22: City of Brentwood, Reported Hate Crimes by Bias Motivation (2015-2019) Year
Race/
Ethnicity/
Ancestry
Religion
Sexual
Orientation
Disability Gender
Gender
Identity
Total
2014 2 0 0 0 0 0 2
2015 0 0 0 0 0 0 0
2016 0 0 0 0 0 0 0
2017 1 0 0 0 0 12
2018 3 0 0 0 0 0 3
2019 0 4 0 0 0 0 4
2020 0 0 0 0 0 0 0
Total 6 4 0 0 0 1 11
Source: Federal Bureau of Investigation, Uniform Crime Reporting. Hate Crime Statistics Report, 2014, 2015, 2016, 2017, 2018, and 2019.
DRA a
RA
ent acts against people, property, or organizatio ent acts against people, property, or o y with. The Federal Fair Housing Act makes it ille y with. The Federal Fair Housing Act make ard a person who has exercised their right to free ard a person who has exercised their right to fre ed hate crimes in the City of Brentwood between hate crimes in the City of Brentwood between d over 7 years. Hate crimes in Brentwood were years. Hate crimes in Brentwood were gender identity. The most prevalent hate crime y. The most prevalent hate crime T
DRable 3-22: City of Bre
Rntwood, Repo
DRRace
Eth
c
n
e
ic
s
i
t
t
r
y
y
elig
Rion
DR
2014 2 0
2015 0 0
D
20160
2017 1
2018 3
9 0
l
T
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-61 Persons with Disabilities
In 1988, Congress added protections against housing discrimination for persons with disabilities through the FHA, which protects against intentional discrimination and unjustified policies and practices with disproportionate effects. The FHA also includes the following unique provisions to persons with disabilities: (1) prohibits the denial of requests for reasonable accommodations for persons with disabilities if necessary, to afford an individual equal opportunity to use and enjoy a dwelling; and (2) prohibits the denial of reasonable modification requests. With regards to fair housing, persons with disabilities have special housing needs because of the lack of accessible and affordable housing, and the higher health costs associated with their disability. In addition, many may be on fixed incomes that further limit their housing options.
REGIONAL TRENDS
According to the 2015-2019 American Community Survey (ACS) 5-year estimates, 118,603 residents (10.9% of Contra Costa County’s population) reported having one of six disability types listed in the ACS (hearing, vision, cognitive, ambulatory, self-care, and independent living). The percentage of residents detailed by disability are listed in Table 3-23 below. Note that an individual may report more than one disability.
Table 3-23: Percentage of Populations by Disability Types in Contra Costa County and Brentwood Disability Type Contra Costa County City of Brentwood
Hearing 2.9% 2.70%
Vision 1.8% 1.06%
Cognitive 4.4% 2.99%
Ambulatory 5.9% 5.38%
Self-Care Difficulty 2.4% 1.99%
Independent Living Difficulty 5.2% 5.10%
Percentage of Total Population with Disability4 10.9% 9.24% Source: 2019 ACS 5-year Estimates
In both Contra Costa County and the City of Brentwood, the percentage of individuals with disabilities also increases with age, with the highest percentage of individuals with disabilities being those 65 years and older. Refer to Table 3-24 for the distribution of percentages by age.
Table 3-24: Percentage of Population with Disabilities by Age in Contra Costa County and Brentwood Age Contra Costa County Age City of Brentwood
Under 5 years 0.8% Under 18 2.71%
5 - 17 years 4.9%
18 - 34 years 6.2% 18 - 64 years 6.57% 35 - 64 years 9.7% 65 - 74 years 21.5% 65 years and over 34.33% 75 years and over 51.2% Source: 2019 ACS 5-year Estimates
4 8LIWIHMWEFMPMXMIWEVIGSYRXIHWITEVEXIP]ERHEVIRSXQYXYEPP]I\GPYWMZIEWERMRHMZMHYEPQE]VITSVXQSVIXLERSRIHMWEFMPMX]8LIWIGSYRXW WLSYPHRSXFIWYQQIH
DR
T
D
able 3
DR-24: Percentage of Po
Rpula
DRAFTra
o perso o pers
for persons for pe
oy a dwelling; and ( oy a dw
r housing, persons with r housing,
affordable housing, and the affordable housi
be on fixed incomes that further e on fixed incomes tha ACS) 5-year estimates, 118,603 residents
ng one of six disability types listed in the ACS
dependent living). The percentage of residents dependent living). The pe Note that an individual may report more than o e that an individual may D
A
isability Typ
AFes in Contra Costa Cou
Fnty and Brentwo
AFounty
FA2.9%
1.8%
4.4%
5.9% RAF2.4%
5.2%
o
R
pulation w
RAith D
AR
Estimates
Costa County and the City of Brentwood, the per Costa County and the City of Brentwood, the ith age, with the highest percentage of individu th age, with the highest percentage of individu fer to Table 3-24 Table 3- for the distribution of percenta r the distribution of percenta Rtion with Disab DRADge Co
RD
Under 5 years 0.8% D
5 - 17 years 5 4.9% DR
18 - 34 years 6
D
35 - 64 years D
65 - 74 years 65
75 years and over 75 yea
Source: 2019 ACS 5-year Estim
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-62 In terms of geographic dispersal, there is a relatively homogenous dispersal of persons with disabilities, especially in Central Contra Costa County, where most census tracts have less than 10% of individuals with disabilities. Towards Eastern Contra Costa County, the Western boundary, and parts of Southern Contra Costa County, however, the percentage of population with disabilities increases to 10–20%. Comparing Figure 3-9 and Figure 3-17, note that areas with a high percentage of populations with disabilities correspond with areas with high housing choice voucher (HCV) concentration (24% of people who utilize HCVs in Contra Costa County have a disability). Though use of HCVs do not represent a proxy for actual accessible units, participating landlords remain subject to the FHA to provide reasonable accommodations and allow tenants to make reasonable modifications at their own expense. Areas with a high percentage of populations with disabilities also correspond to areas with high percentages of low-moderate income communities. The above demographic information indicates socioeconomic trends of populations of persons with disabilities.
Figure 3-9: Distribution of Population with a Disability in Contra Costa County DRAFT0%. Co ns with disab ns with
of people who util of peop
resent a proxy for actual resent a p
easonable accommodations easonable accom
. Areas with a high percentage . Areas with a high pe
entages of low-moderate income entages of low-moderate in oeconomic trends of populations of oeconomic trends of populations isability in Contra Costa County isability in Contra Cos Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-63
LOCAL TRENDS
Though the City of Brentwood has a slightly lower percentage of population with disabilities, the city’s overall disability statistics are consistent with Contra Costa County’s. The greatest percentage of disabilities in Brentwood consist of ambulatory disabilities, followed by independent living, cognitive, hearing, self-care, and vision difficulties. Overall, 9.24% of residents in Brentwood have a disability of any kind.
Referring to Figure 3-10, Brentwood has an overall low-to-moderate distribution of population with disabilities in the city. The northern central part of the city has less than 10% of population with a disability; the rest of the city has 10% – 20% of population with a disability.
Figure 3-10: Distribution of Population with a Disability in Brentwood Familial Status
Under the FHA, housing providers (e.g., landlords, property managers, real estate agents, or property owners) may not discriminate because of familial status. Familial status refers to the presence of at least one child under 18 years old, pregnant persons, or any person in the process of securing legal custody of a minor child (including adoptive or foster parents). Examples of familial status discrimination include refusing to rent to families with children, evicting families once a child joins the family (through birth, adoption, or custody), enforcing overly restrictive rules regarding children’s use of common areas, requiring families with children to live on specific floors, buildings, or areas, charging additional rent, security deposit, or fees because a household has children, advertising a preference for households without children, and lying about unit availability.
Families with children often have special housing needs due to lower per capita income, the need for affordable childcare, the need for affordable housing, or the need for larger units with three or more DR
Familial Status
using providers ( D
owners) may not discrimin
one child under 18 years old, p one child under 18 years o a minor child (including ad a minor child (including a
efusing to rent to fami efusing to rent to fam
ption, or custody
ng families
epos
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e a disability o e a disab
bution of population with bution of pop
an 10% of population with a an 10% of populatio
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sability in Brentwood sability i
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-64 bedrooms. Single parent households are also protected by fair housing law. Of particular consideration are female-headed households, who may experience greater housing affordability challenges due to typically lower household incomes compared to two-parent households. Often, sex and familial status intersect to compound the discrimination faced by single mothers.
REGIONAL TRENDS
Figure 3-11 indicates that most children living in Contra Costa County live in married-couple households, especially in central parts of the county where the percentage of children in such households exceed 80%.
Census tracts adjacent to these areas also have relatively high percentages of children living in marriedcouple households (60%–80%). Census tracts with the lowest percentage of children in married-couple households (less than 20%) are located between Pittsburg and Antioch.
Figure 3-11: Distribution of Percentage of Children in Married-Couple Households in Contra Costa County DRAFTried-couple households ried-coup
ch households exceed 80%. ch households
s of children living in married- s of children living in ge of children in married-couple ge of children in married-c ch.
ed-Couple Households in Contra Costa
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-65 Figure 3-12 depicts the concentration of households headed by single mothers in the County by Census Tract. Areas of concentration include Richmond, San Pablo, Rodeo, Bay Point, Pittsburg, Antioch, and to the west of Concord. Those communities are also areas of high minority populations. By contrast, central County, in general, and the portions of central County to the south of the City of Concord have relatively low concentrations of children living in female-headed households (less than 20%). These tend to be more heavily White or White and Asian and Pacific Islander communities.
Figure 3-12: Distribution of Percentage of Children in Female-Headed, No-Spouse or No-Partner Households in Contra Costa County
LOCAL TRENDS
Referring to Figure 3-13, all census tracts in Brentwood have at least 61%–80% of children in marriedcouple households. The southern and east-most areas have over 80% of children in married-couple households. In terms of the percentage of children in female-headed households, however, all census tracts in the city have less than 20% of such households. Tracts with lower percentage of children in female-headed households have higher percentages of children in married-couple households and vice versa.DR
LOCAL TRENDS OCAL TRENDS
Referring to Figure 3-13 Figure 3 , all census tracts in all censu couple households. The southern and ea couple households. The southern an households. In terms of the percentag rms of the percentag tracts in the city have less than 20 ve les
female-headed households have female-headed household
versa.
FTtr
d have re d have
ese tend to be m ese tend
o-Spouse or No-Partner o-Spouse or No-
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-66 Figure 3-13: Percent of Children in Married-Couple Households by Tract in Brentwood Figure 3-14: Percent of Children in Female-Headed Households by Tract in Brentwood DRAFT nt of Children in Female-Headed Households by male-Headed Households by Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-67 Income Level
Each year, HUD receives custom tabulations of American Community Survey (ACS) data from the U.S.
Census Bureau. Known as the "CHAS" data (Comprehensive Housing Affordability Strategy), it demonstrates the number of households in need of housing assistance by estimating the number of households that have certain housing problems and have income low enough to qualify for HUD’s programs (primarily 30%, 50%, and 80% of median income). HUD defines a Low to Moderate Income (LMI) area as a census tract or block group where over 51% of the population is LMI (based on HUD income definition of up to 80% of the Area Median Income)
REGIONAL TRENDS
Figure 3-15 shows the LMI areas in Contra Costa County by block group. Most of central Contra Costa County has less than 25% of LMI populations. Block groups with high concentrations of LMI (between 75– 100% of the population) can be found clustered around Antioch, Pittsburg, Richmond, and San Pablo.
There are also small pockets with high percentages of LMI population around Concord. Other areas of the county have a moderate percentage of LMI population (25%–75%).
Figure 3-15: Population with Low to Moderate Income Levels in Contra Costa County DRAFTS the nu
qualify for H qualify
oderate Income (LM oderate
I (based on HUD income I (based on
group. Most of central Contra Costa group. Most of central Contra Co gh concentrations of LMI (between 75–
och, Pittsburg, Richmond, and San Pablo.
opulation around Concord. Other areas of the
25%–75%). 5%–75%
erate Income Levels in Contra Costa County ome Levels in Con Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-68 Table 3-25 lists Contra Costa County households by income category and tenure. Based on the above definition, 38.71% of Contra Costa County households are considered LMI as they earn less than 80% of the HUD Area Median Family Income (HAMFI). Almost 60% of all renters are considered LMI compared to only 27.5% of owner households.
Table 3-25: Households by Income Category and Tenure in Contra Costa County Income Distribution Overview Owner Renter Total
Household Income < 30% HAMFI 7.53% 26.95% 14.40%
Household Income >30% to < 50% HAMFI 8.85% 17.09% 11.76% Household Income >50% to < 80% HAMFI 11.12% 15.16% 12.55% Household Income >80% to < 100% HAMFI 8.98% 9.92% 9.31% Household Income >100% HAMFI 63.52% 30.89% 51.98%
Total Population 248,670 135,980 384,645
Source: HUD Office of Policy Development and Research (PD&R) CHAS Data; 2011–2015 ACS
LOCAL TRENDS
Figure 3-16 below shows the percent of population with low to moderate income levels by block group in the City of Brentwood. The block groups located in the most central portion of the city have the highest percentage of LMI populations (75% –100%). Radiating from the center, block groups in the east have 50%–75% of LMI populations, 25%–50% towards the west, and less than 25% in the outermost portions towards the south and west. A section of block groups in central Brentwood have less than 25% of LMI population as well. Block groups with less than 25% of LMI correlate with block groups with median household income greater than $125,000 and over 80% of overpayment by renters.
Table 3-26 provides a list of households by income category and tenure in the City of Brentwood.
Generally speaking, there are disparities between the incomes of homeowners and renters, a pattern observed on both the regional and local level. In Brentwood, only 28.89% of owner households are considered LMI (earns less than 80% of HAMFI) compared to almost 60% of renter households. The reverse is true for those of high income households (more than 100% of HAMFI), where almost 65% of owner households are high income and only about 34% of renter households are high income. DRAFTou T
nty
nter
26.95% 14.40% 26.95% 14
17.09% 11.76% FT
% 15.16% 12.55% FT
.98% 9.92% 9.31% .98% TF
63.52% 30.89% 51.98% 63.52% 30.89% TFA48,670
AFT135
FT A
D&R) CHAS Data; 2011–2015 ACS 11–2015 ACS
greater than $125,000 and over 80% of overpaym greater than $125,000 and over 80% o ock groups with less than 25% of LMI correlat ock groups with less than 25% of est. A section of block groups in central Brentw est. A section of block groups in ce s, 25%–50% towards the west, and less than 25%
(75% –100%). Radiating from the center, block
roups located in the most central portion of the
of population with low to moderate income leve pulation with low to moderate income le ated in the most central portion of the
. Radiating from the center, blo
ds the west, and less than 25%
F
ovides a list of households by income catego ovides a list of households by income cate peaking, there are disparities between the inco eaking, there are disparities between the inco d on both the regional and local level. In Bren oth the regional and local level. In Bren dered LMI (earns less than 80% of HAMFI) co earns less than 80% of HAMFI) co verse is true for those of high income househol rse is true for those of hig owner households are high income and only ab owner households are high incom Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-69 Figure 3-16: Population with Low to Moderate Income Levels in Brentwood Table 3-26: Households by Income Category and Tenure in Brentwood Income Distribution Overview Owner Renter Total
Household Income < 30% HAMFI 5.37% 22.15% 9.73%
Household Income >30% to < 50% HAMFI 9.72% 21.17% 12.70% Household Income >50% to < 80% HAMFI 13.80% 14.12% 13.88% Household Income >80% to < 100% HAMFI 7.70% 8.80% 7.98% Household Income >100% HAMFI 63.41% 33.77% 55.71%
Total Population 13,120 4,605 17,725
HOUSING CHOICE VOUCHERS (HCV)
Housing Choice Vouchers (HCV) are a form of HUD rental subsidy issued to low-income households that promise to pay a certain amount of the household’s rent. Prices, or payment standards, are set based on the rent in the metropolitan area, and voucher households must pay any difference between the rent and the voucher amount. Participants of the HCV program are free to choose any rental housing that meets program requirements
An analysis of the trends in HCV concentration can be useful in examining the success of the program in improving the living conditions and quality of life of its holders. One of the objectives of the HCV program is to encourage participants to avoid high-poverty neighborhoods and encourage the recruitment of landlords with rental properties in low-poverty neighborhoods. HCV programs are managed by Public b
R
le 3-26: Ho
RAuseholds by Income Cate
Agory and Tenur
RA
Di
R
stribut
RAew
AR
me < 30% HAMFI me < 30 R5.
Income >30% to < 50% HAMFI ome >30% to < 50% HAMFI R
ehold Income >50% to < 80% HAMFI >50% to < 80% H DR
Household Income >80% to < 100% HAMFI Household Income >80% to < 100 D
HOUSING CHOICE VOUCHERS ( HOUSING CHOICE VOUC
Housing Choice Vouchers (HCV Housing Choice Vouchers
promise to pay a certain am promise to pay a certain a
he rent in the metropol
Household Income >100% HAMFI
voucher amount.
R
m requirem
T
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-70 Housing Agencies (PHAs), and the program’s assessment structure (Section Eight Management Assessment Program) includes an “expanding housing opportunities” indicator that shows whether the PHA has adopted and implemented a written policy to encourage participation by owners of units located outside areas of poverty or minority concentration.
A study prepared by HUD’s Office of Policy Development and Research found a positive association between the HCV share of occupied housing and neighborhood poverty concentration, and a negative association between rent and neighborhood poverty. This means that HCV use was concentrated in areas of high poverty where rents tend to be lower. In areas where these patterns occur, the program has not succeeded in moving holders out of areas of poverty.
Location Affordability
The Location Affordability Index was developed by HUD in collaboration with DOT under the federal Partnership for Sustainable Communities. One objective of the Partnership is to increase public access to data on housing, transportation, and land use. Before this Index, there was no standardized national data source on household transportation expenses, which limited the ability of homebuyers and renters to fully account for the cost of living in a particular city or neighborhood.
The prevailing standard of affordability in the United States is paying 30% or less of your family’s income on housing, but this fails to account for transportation costs. Transportation costs have grown significantly as a proportion of household income since this standard was established. According to the Bureau of Labor Statistics, in the 1930's American households spent just 8% of their income on transportation. Since then, as a substantial proportion of the U.S. population has migrated from center cities to surrounding suburbs and exurbs and come to rely more heavily (or exclusively) on cars, that percentage has steadily increased, peaking at 19.1% in 2003. As of 2013, households spent on average about 17% of their annual income on transportation, second only to housing costs in terms of budget impact. And for many workingclass and rural households, transportation costs actually exceed housing costs.
REGIONAL TRENDS
According to the Contra Costa County AI, the Housing Authority of Contra Costa County (HACCC) administers approximately 7,000 units of affordable housing under the HCV program (and Shelter Care Plus program). Northwest Contra Costa County is served by the Richmond Housing Authority (RHA) that administers approximately 1,851 HCVs. North-central Contra Costa County is served by the Housing Authority of the City of Pittsburg (HACP), which manages 1,118 tenant-based HCVs.
The HCV program serves as a mechanism for bringing otherwise unaffordable housing within reach of lowincome populations. With reference to Figure 3-17, the program appears to be most prominent in western Contra Costa County, in heavily Black and Hispanic areas, and in the northeast of the County, in predominantly Black, Hispanic, and Asian areas. Central Contra Costa County largely has no data on the percentage of renter units with HCVs. The correlation between low rents and a high concentration of HCV holders holds true for the areas around San Pablo, Richmond, Martinez, Pittsburg, and Antioch.
Figure 3-18 shows the Location Affordability Index in Contra Costa County. In Contra Costa County, the majority of the county has a median gross rent of $2,000–$2,500. Central Contra Costa County (areas between Danville and Walnut Creek) have the highest rents around $3,000 or more. The most affordable tracts in the county are along the perimeter of the County in cities like Richmond, San Pablo, Pittsburg and Martinez.
DRAFTpositive associat positive
ntration, and a negative ntration,
was concentrated in areas was concentra
ns occur, the program has not ns occur, the program
ollaboration with DOT under the federal
he Partnership is to increase public access to
Index, there was no standardized national data
mited the ability of homebuyers and renters to fu ed the ability of homebuy eighborhood.
United States is paying 30% or less of your famil ing 30% sportation costs. Transportation costs have grow sportation costs. Transportation co ince this standard was established. According t ce this standard was established. Acc an households spent just 8% of their income on t seholds spent just 8% of their income on of the U.S. population has migrated from cente population has migrated from cente to rely more heavily (or exclusively) on cars, tha eavily (or exclusively) on cars, th in 2003. As of 2013, households spent on avera 3, households spent on avera n, second only to housing costs in terms of budge , second only to housing costs in te olds, transportation costs actually exceed housi olds, transportation costs actually DS R
the Contra Costa County AI, the Housing Au the Contra Costa County AI, the Housing s approximately 7,000 units of affordable hous approximately 7,000 units of affordable hous ogram). Northwest Contra Costa County is serve Northwest Contra Costa County is serve nisters approximately 1,851 HCVs. North-cent ximately 1,851 HCVs. North-cent uthority of the City of Pittsburg (HACP), which m thority of the City of Pittsbu The HCV program serves as a mechanism for The HCV program serves as a mecha income populations. With reference to Fig
Contra Costa County, in heavily Blac nty, in heavily Blac predominantly Black, Hispanic, and , Hisp
percentage of renter units with H percentage of renter units holders holds true for the are holders holds true for the gure 3-18 gure 3-1 shows the L ws the L
ority of the coun
n Danville
he co
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-71 Figure 3-17: Distribution of Percentage of Renter Units with HCVs in Contra Costa County
Figure 3-18: Location Affordability Index in Contra Costa County DRAFT
e 3-18: Location Affordability Index in Contra Co 3-18: Location Affordability Inde Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-72
LOCAL TRENDS
The Contra Costa County Housing Authority administers and manages the Housing Voucher Program (Section 8) in most of Contra Costa County, including Brentwood.
Figure 3-19 provides the percentage of renter units with Housing Choice Vouchers (HCV) in Brentwood.
Census tracts located in northwestern Brentwood, west of State Route 4, have the highest percentage of renter units with HCVs (> 15% - 30%). Northeastern tracts have >5% - 15% of renter units with HCVs.
Southwest tracts have > 0% - 5%. The southwest portion of the city has no data, which may indicate that no HCVs are used in the area. The areas with no data correspond to areas where rent is above $3,000 and median income higher than $87,000.
Figure 3-19: Distribution of Percentage of Renter Units with Housing Choice Vouchers in Brentwood CV) in Brent CV) in Br
ighest percentage ighest p
renter units with HCVs renter u
ta, which may indicate that ta, which may i
where rent is above $3,000 and where rent is above $3
using Choice Vouchers in Brentwood
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-73 Figure 3-20 shows the Location Affordability Index in the City of Brentwood. At greater than $3,000, median gross rent is highest in the southern portion of Brentwood. The western and eastern tracts of the city have median gross rent of less than $2,000. The central portion of the city running from north to south has a median gross rent of less than $2,500.
When compared to Figure 3-44, census tracts with the highest percentage of renter units with HCVs correlate with census tracts that have over 80% of renters that experience cost burden (defined as households paying 30% or more of their gross income on housing expenses).
Figure 3-20: Housing Affordability Index in Brentwood
Racially and Ethnically Concentrated Areas
Racially and Ethnically Concentrated Areas of Poverty (R/ECAP) Racially and Ethnically Concentrated Areas of Poverty (R/ECAPs) are geographic areas with significant concentrations of poverty and minority populations. HUD developed a census-tract based definition of R/ECAP that relies on a racial and ethnic concentration threshold and a poverty test. The threshold states that an area with a non-White population of 50% or more would be identified as a R/ECAP; the poverty test defines areas of extreme poverty as areas where 40% or more of the population live below the federal poverty line or where the poverty rate is three times the average poverty rate for the metropolitan area (whichever is lower). Thus, an area that meets either the racial or ethnic concentration and the poverty test would be classified as a R/ECAP. Identifying R/ECAPS facilitates an understanding of entrenched patterns of segregation and poverty due to the legacy effects of historically racist and discriminatory housing laws. DR
Racially and Ethnically Concentrated Areas Racially and Ethnically Conce Racially and Ethnically Concentrated Racially and Ethnically Concen Racially and Ethnically Concentrated Ar Racially and Ethnically Concentrated A concentrations of poverty and minor poverty and minor
R/ECAP that relies on a racial and e a rac
that an area with a non-White that an area with a non-W test defines areas of extreme test defines areas of extre poverty line or where the poverty line or where th
hichever is lower). T
would be clas
of segr
FTnter units with H nter uni
ost burden (defined as ost burd
ntwood
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-74 REGIONAL TRENDS
In Contra Costa County, the only area that meets the official definition of a R/ECAP is Monument Corridor in Concord (highlighted with red stripes in Figure 3-21 below).
Figure 3-21: R/ECAPs in Contra Costa County
Expanded R/ECAPs in Contra Costa County
According to the 2020 Contra Costa County AI, however, the HUD definition that utilizes the federal poverty rate is not suitable for analysis in the San Francisco Bay Area due to the high cost of living. The HUD definition would severely underestimate whether an individual is living in poverty. The Contra Costa County AI proposes an alternate definition of a R/ECAP that includes majority-minority census tracts that have poverty rates of 25% or more. Under this definition, twelve other census tracts would qualify as R/ECAPs in the areas of Antioch (1), Bay Point (1), Concord (3), Pittsburg (2), North Richmond (1), Richmond (3) and San Pablo (1). Refer to Figure 3-22 for the locations of R/ECAPS based on the expanded definition. Note that the Contra Costa County AI does not provide a legend for the map.
According to the 2012–2016 American Community Survey, 69,326 people lived in these expanded R/ECAPs, representing 6.3% of the County’s population. Hispanic and Black populations make up a disproportionately large percentage of residents who reside in R/ECAPs compared to the population of the County or Region as a whole. In Contra Costa County, approximately 53% of individuals living in R/ECAPs are Hispanic, nearly 18% are Black, 19.57% are Mexican American, 4.65% are Salvadoran American, and 1.49% are Guatemalan Americans. Families with children under 18 still in the household comprise almost 60% of the population in Contra Costa County’s R/ECAPs. To those already living in poverty, the higher rate of dependent children in their households would translate to a greater strain on their resources.
DRAR/ECAPs in Contra Costa County R/ECAPs in Contra Cos to the 2020 Contra Costa County AI, however the 2020 Contra Costa County AI, however y rate is not suitable for analysis in the San Fran ot suitable for analysis in the San Fran D definition would severely underestimate wheth uld severely u ounty AI proposes an alternate definition of a R/ ounty AI proposes an alternat have poverty rates of 25% or more. Under th have poverty rates of 25% or mo R/ECAPs in the areas of Antioch (1), Bay R/ECAPs in the areas of Antioch (1 Richmond (3) and San Pablo (1). Refer to d San Pablo (1). Refer t definition. Note that the Contra Costa t the Contra Costa According to the 2012–2016 A According to the 2012–2
R/ECAPs, representing 6.3% R/ECAPs, representing 6.
disproportionately large p disproportionately large
e County or Region
APs are Hispa
n, and 1
m
FT
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-75 Figure 3-22: Expanded R/ECAPs in Contra Costa County
LOCAL TRENDS
The City of Brentwood has no (R/ECAPs) as defined by HUD.
Figure 3-23: R/ECAPs in Brentwood DRAFT R/ECAPs) as defined by HUD. fined by HUD.
Figure 3-23: R/ECAPs in BAFT
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-76 Racially Concentrated Areas of Affluence (RCAAs)
Racially Concentrated Areas of Affluence (RCAAs) are defined by the HUD as communities with a large proportion of affluent and non-Hispanic White residents. According to a policy paper published by the HUD, non-Hispanic Whites are the most racially segregated group in the United States. In the same way neighborhood disadvantage is associated with concentrated poverty and high concentrations of people of color, distinct advantages are associated with residence in affluent, White communities. RCAAs are currently not available for mapping on the AFFH Data Viewer. As such, an alternate definition of RCAA from the University of Minnesota Humphrey School of Public Affairs is used in this analysis. RCAAs are defined as census tracts where (1) 80% or more of the population is white, and (2) the median household income is $125,000 or greater (slightly more than double the national median household income in 2016).
REGIONAL TRENDS
By cross-referencing Figure 3-7 and Figure 3-24, a string of RCAAs that run from Danville to Lafayette and tapers off towards Walnut Creek emerges. This aligns with the cities’ racial demographic and median income (summarized in Table 3-27 below). Although not all census tracts/block groups meet the criteria to qualify as RCAAs, there is a tendency for census block groups with higher white populations to have higher median incomes throughout the county.
Figure 3-24: Median Household Income in Contra Costa County DRAFTis n the sa n the s
ntrations of p ntrations
mmunities. RCAAs a mmuniti
rnate definition of RCAA rnate defin
d in this analysis. RCAAs are d in this analysis.
and (2) the median household and (2) the median ho
edian household income in 2016). edian household income in 2 AAs that run from Danville to Lafayette and
h the cities’ racial demographic and median
t all census tracts/block groups meet the criteria all census tracts/block gro lock groups with higher white populations to h groups with higher wh sehold Income in Contra Costa County ntra Cost
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-77 Table 3-27: White Population and Median Household Income of RCAAs in Contra Costa County City White Population Median Household Income (2019)
Danville 80.53% $160,808
Lafayette 81.23% $178,889
Walnut Creek 74.05% $105,948
Source: DataUSA.io (2019)
LOCAL TRENDS
Figure 3-25 shows the median household income by block group in the City of Brentwood. Central Brentwood has the highest median income (> $125,000). Median household income for block groups decreases as block groups radiate out from the center. The lowest median income in the city is less than $55,000 near the southeast border. By cross-referencing Figure 3-8 and Figure 3-25, the block group with the highest percentage of White population also has the lowest median income in the city. Areas with high median income do not overlap with areas where there are high percentages of White residents, thus not qualifying these areas as RCAAs.
Income above $87,000 is considered above HCD’s 2020 Median Income for California. A small block group located in southern Brentwood has a median household income of between $30,000–$55,000, lower than the HCD Median Income for California. This tract correlates with tracts where over 80% of renters experience cost burden in Figure 3-44.
Figure 3-25: Median Household Income in Brentwood DRAFT8,889 $105,948
oup in the City of Brentwood. Central
edian household income for block groups
e lowest median income in the city is less than
g Figure 3-8 Figure 3 and Figure 3-25 ure 3-25, the block group wit s the lowest median income in the city. Areas w owest median incom ere there are high percentages of White residen e high percenta e HCD’s 2020 Median Income for California. A sm e HCD’s 2020 Median Income for Calif median household income of between $30,000–$5 an household income of between $30,00 ornia. This tract correlates with tracts where his tract correlates with tracts where e 3-44.
gure 3-25: Median Household Income in Brentw ure 3-25: Median Household Income in Brentw Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-78 Access to Opportunities
Access to opportunity is a concept to approximate the link between place-based characteristics (e.g., education, employment, safety, and the environment) and critical life outcomes (e.g., health, wealth, and life expectancy). Ensuring access to opportunity means both improving the quality of life for residents of low-income communities, as well as supporting residents’ mobility and access to ‘high resource’ neighborhoods.
TCAC Opportunity Maps
TCAC Maps are opportunity maps created by the California Fair Housing Task Force (a convening of the Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC)) to provide research and evidence-based policy recommendations to further HCD’s fair housing goals of (1) avoiding further segregation and concentration of poverty and (2) encouraging access to opportunity through land use policy and affordable housing, program design, and implementation.
These opportunity maps identify census tracts with highest to lowest resources, segregation, and poverty, which in turn inform the TCAC to more equitably distribute funding for affordable housing in areas with the highest opportunity through the Low-Income Housing Tax Credit (LIHTC) Program.
TCAC Opportunity Maps display areas by highest to lowest resources by assigning scores (0–1) for each “domain” by census tracts – higher scores indicate higher “access” to the domain or higher “outcomes.” Refer to Table 3-28 for a list of domains and indicators. The scores are a combination of the three domains and rank census tracts by the level of resources (low, moderate, high, highest, and high poverty and segregation). The opportunity maps also identify areas with poverty and racial segregation through the following criteria:
x Poverty: Tracts with at least 30 percent of population under the federal poverty line; x Racial Segregation: Tracts with location quotient higher than 1.25 for Blacks, Hispanics, Asians, or all people of color in comparison to the County
Table 3-28: Domains and List of Indicators for Opportunity Maps Domain Indicator
Economic
Poverty
Adult Education
Employment
Job Proximity
Median Home Value
Environmental CalEnviroScreen 3.0 Pollution Indicators and Values Education
Math Proficiency
Reading Proficiency
High School Graduation Rates
Student Poverty Rates
Source: California Fair Housing Task Force, Methodology for the 2021 TCAC/HCD Opportunity Maps, December 2020 High resource areas have high index scores for a variety of opportunity indicators such as high employment rates, low poverty rates, proximity to jobs, high educational proficiency, and limited exposure to environmental health hazards. High resource tracts are areas that offer low-income residents the best chance of a high quality of life, whether through economic advancement, high educational DRAT
R
able 3-28:
RADomains and List of Indic
Aators
RAFT, w
for resi for res
to ‘high reso to ‘high
Task Force (a convening of the Task Force (a convenin
e California Tax Credit Allocation e California Tax Credit Alloc commendations to further HCD’s fair commendations to further HCD’s f n of poverty and (2) encouraging access
ng, program design, and implementation.
to lowest resources, segregation, and poverty,
ute funding for affordable housing in areas with ute funding for affordable using Tax Credit (LIHTC) Program. Tax Credit (LIHTC) Prog st to lowest resources by assigning scores (0–1) ources by as dicate higher “access” to the domain or higher “ dicate higher “access” to the d d indicators. The scores are a combination of the d indicators. The scores are a combin f resources (low, moderate, high, highest, and sources (low, moderate, high, highest, s also identify areas with poverty and racial seg entify areas with poverty and racial seg h at least 30 percent of population under the fed of population under the fed on: Tracts with location quotient higher than 1.25 on: Tracts with location quotient hi color in comparison to the County Af
RA
D
R
om
Economic RAPoverty
Adult Edu
Emplo RJob D
Environmental D
Education Edu
ce: California Fair Ho
rce
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-79 attainment, or clean environmental health. Moderate resource areas have access to many of the same resources as the high resource areas but may have fewer job opportunities, lower performing schools, lower median home values, or other factors that lower their indexes across the various economic, educational, and environmental indicators. Low resource areas are characterized as having fewer opportunities for employment and education, or a lower index for other economic, environmental, and educational indicators. These areas have greater quality of life needs and should be prioritized for future investment to improve opportunities for current and future residents.
Information from opportunity mapping can help highlight the need for housing element policies and programs that would help to remediate conditions in low resource areas or areas of high segregation and poverty, and to encourage better access for low and moderate income and black, indigenous, and people of color (BIPOC) households to housing in high resource areas.
REGIONAL TRENDS
Figure 3-26 provides a visual representation of TCAC Opportunity Areas in Contra Costa County based on a composite score, where each tract is categorized based on percentile rankings of the level of resources within the region. The only census tract in Contra Costa County considered an area of high segregation and poverty is located in Martinez. Concentrations of low resource areas are located in the northwestern and eastern parts of the county (Richmond to Hercules and Concord to Oakley); census tracts with the highest resources are located in central and southern parts of the county (San Ramon, Danville, Moraga, and Lafayette).
Figure 3-26: Composite Score of TCAC Opportunity Areas in Contra Costa County DRAFTs havin s havi nvironmenta nvironm
e prioritized for futu e prioriti
housing element policies and housing element po
or areas of high segregation and or areas of high segregatio e and black, indigenous, and people e and black, indigenous, and peo ortunity Areas in Contra Costa County based on
ed on percentile rankings of the level of resourc on percentile rankings o Costa County considered an area of high segreg unty considered an ns of low resource areas are located in the north rce areas are o Hercules and Concord to Oakley); census trac ord to O d southern parts of the county (San Ramon, Dan d southern parts of the county (San e Score of TCAC Opportunity Areas in Contra Co TCAC Opportunity Areas in Contra Co Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-80
LOCAL TRENDS
The City of Brentwood is composed of mostly moderate resource areas, with a small sliver on the east considered low resource (Figure 3-27). When compared to Figure 3-49, the eastern tracts correspond to those areas defined as sensitive communities, where sensitive communities are communities vulnerable to displacement due to rising property values.
Figure 3-27: TCAC Composite Scores in Brentwood
Opportunity Indices
This section presents the HUD-developed index scores based on nationally available data sources to assess residents’ access to key opportunity assets in comparison to the County. Table 3-29 provides index scores or values (the values range from 0 to 100) for the following opportunity indicator indices:
x School Proficiency Index: The school proficiency index uses school-level data on the performance of 4th grade students on state exams to describe which neighborhoods have high-performing elementary schools nearby and which are near lower performing elementary schools. The higher the index value, the higher the school system quality is in a neighborhood. x Labor Market Engagement Index: The labor market engagement index provides a summary description of the relative intensity of labor market engagement and human capital in a neighborhood. This is based upon the level of employment, labor force participation, and educational attainment in a census tract. The higher the index value, the higher the labor force participation and human capital in a neighborhood.
x Transit Trips Index: This index is based on estimates of transit trips taken by a family that meets the following description: a 3-person single-parent family with income at 50% of the median DRA
rtunity Indices
s section presents the HUD-developed index scor s the HUD-d esidents’ access to key opportunity assets in com esidents’ access to key opportu or values (the values range from 0 to 100) for or values (the values range from 0 x School Proficiency Index roficiency Index: The sc : The s of 4th grade students on sta e students on sta
elementary schools nearby choo
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Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-81 income for renters for the region (i.e. the Core-Based Statistical Area (CBSA). The higher the transit trips index value, the more likely residents in that neighborhood utilize public transit. x Low Transportation Cost Index: This index is based on estimates of transportation costs for a family that meets the following description: a 3-person single-parent family with income at 50 percent of the median income for renters for the region/CBSA. The higher the index value, the lower the cost of transportation in that neighborhood.
x Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region/CBSA, with larger employment centers weighted more heavily. The higher the index value, the better the access to employment opportunities for residents in a neighborhood. x Environmental Health Index: The environmental health index summarizes potential exposure to harmful toxins at a neighborhood level. The higher the index value, the less exposure to toxins harmful to human health. Therefore, the higher the index value, the better the environmental quality of a neighborhood, where a neighborhood is a census block-group.
Table 3-29: Opportunity Indices in Contra Costa County
Index
School
Proficiency
Transit
Trip
Low
Transportation Cost
Labor
Market
Jobs
Proximity
Environmental
Health
Total Population
White, Non-Hispanic 69.32 79.83 71.72 68.76 49.30 54.75 Black, Non-Hispanic 34.34 81.81 75.62 42.52 48.12 43.68 Asian or Pacific Islander,
Non-Hispanic 59.43 80.81 72.22 66.87 45.27 52.22
Native American, NonHispanic 49.99 80.47 73.09 51.19 49.04 47.92 Hispanic 39.38 82.31 75.57 42.30 45.11 43.85
Population Below Federal Poverty Line
White, Non-Hispanic 55.60 81.05 74.17 55.46 50.67 49.39 Black, Non-Hispanic 25.84 84.03 78.23 32.63 48.69 39.84 Asian or Pacific Islander,
Non-Hispanic 46.48 84.04 77.75 52.15 50.02 41.52
Native American, NonHispanic 19.92 82.61 75.06 34.52 48.41 46.48 Hispanic 30.50 84.69 78.06 32.01 44.57 38.66
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Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-82 Education
Housing and school policies are mutually reinforcing, which is why it is important to analyze access to educational opportunities when assessing fair housing. At the most general level, school districts with the greatest amount of affordable housing tend to attract larger numbers of LMI families (largely composed of minorities). As test scores are a reflection of student demographics, where Black/Hispanic/Latino students routinely score lower than their White peers, less diverse schools with higher test scores tend to attract higher income families to the school district. This is a fair housing issue because as higher income families move to the area, the overall cost of housing rises and an exclusionary feedback loop is created, leading to increased racial and economic segregation across districts as well as decreased access to highperforming schools for non-White students.
REGIONAL TRENDS
According to the Contra Costa County AI, academic outcomes for low-income students are depressed by the presence of high proportions of low-income classmates; similarly situated low-income students perform at higher levels in schools with lower proportions of low income students. The research on racial segregation is consistent with the research on poverty concentration—positive levels of school integration led to improved educational outcomes for all students. Thus, it is important wherever possible to reduce school-based poverty concentration and to give low-income families access to schools with lower levels of poverty and greater racial diversity. The 2021 TCAC Opportunity Areas Education Composite Score for a census tract is based on math and reading proficiency, high school graduation rates, and student poverty rate indicators. The score is broken up by quartiles, with the highest quartile indicating more positive education outcomes and the lowest quartile signifying fewer positive outcomes.
Figure 3-28: TCAC Opportunity Areas’ Education Score in Contra Costa County DRAFTtrict argely com argely c
ack/Hispanic/La ack/Hisp
gher test scores tend t gher test
because as higher income because as h
ary feedback loop is created, ary feedback loop
well as decreased access to high- ll as decreased access t for low-income students are depressed by
ates; similarly situated low-income students
ns of low income students. The research on racia s of low income students. y concentration—positive levels of school integra entration—positive le dents. Thus, it is important wherever possible to t is important w ve low-income families access to schools with lo ilies acce 2021 TCAC Opportunity Areas Education Compo 2021 TCAC Opportunity Areas Edu ng proficiency, high school graduation rates, and g proficiency, high school graduation ra up by quartiles, with the highest quartile indica quartiles, with the highest quartile ind st quartile signifying fewer positive outcomes. signifying fewer positive outcomes.
AC Opportunity Areas’ Education Score in Contra reas’ Education Score in Contra Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-83 There are 19 public school districts in Contra Costa County, in addition to 124 private schools and 19 charter schools. Figure 3-28 shows that the northwestern and eastern parts of the county have the lowest education domain scores (less than 0.25) per census tracts, especially around Richmond and San Pablo, Pittsburg, Antioch, east of Clayton, and Concord and its northern unincorporated areas. Census tracts with the highest education domain scores (greater than 0.75) are located in central and southern parts of the county (bounded by San Ramon on the south; Orinda and Moraga on the west; Lafayette, Walnut Creek, Clayton, and Brentwood on the north). Overlaying Figure 3-24 and Figure 3-28 reveals that areas with lower education scores correspond with areas with lower income households (largely composed of minorities) and vice versa. Table 3-29 also indicates that index values for school proficiency are higher for White residents, indicating a greater access to high quality schools regardless of poverty status.
LOCAL TRENDS
The City of Brentwood is served by the Brentwood Union Elementary School District (BUESD) for elementary and middle schools and Liberty Union High School District (LUHSD) for high schools. The majority of the city has an Educational Score of 0.50–0.75. Southern tracts of the city have the highest percentile scores of above 0.75, which would indicate a more positive education outcome. Public schools in Brentwood Union Elementary School District (BUESD) have an average math proficiency score of 50% and a reading proficiency score of 59%. Public schools in Liberty Union High School District (LUHSD) have an average math proficiency score of 36% and reading proficiency score of 69%, higher than Contra Costa County’s, where the public school average for math proficiency is 19% and 21% for reading proficiency. In terms of minority enrollment, 59% of the student body is Hispanic in BUESD and 58% of the student body is Hispanic in LUHSD; 71% of the student body is Hispanic in the county.
Figure 3-29: TCAC Opportunity Areas’ Education Score in Brentwood nd
ensus tra ensus tr
outhern parts o outhern
fayette, Walnut Cree fayette,
28 reveals that areas with reveals th
holds (largely composed of holds (largely com
school proficiency are higher for hool proficiency are hig ardless of poverty status.
n Elementary School District (BUESD) for
School District (LUHSD) for high schools. The
.75. Southern tracts of the city have the highes 75. Southern tracts of the e a more positive education outcome. Public sch re positive education BUESD) have an average math proficiency score an average ma schools in Liberty Union High School District (LU Union Hig nd reading proficiency score of 69%, higher than nd reading proficiency score of 69 e for math proficiency is 19% and 21% for readin for math proficiency is 19% and 21% f the student body is Hispanic in BUESD and 58% o tudent body is Hispanic in BUESD and 58 udent body is Hispanic in the county. dy is Hispanic in the county TCAC Opportunity Areas’ Education Score in B ty Areas’ Education Score in B Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-84 Transportation
Access to public transit is of paramount importance to households affected by low incomes and rising housing prices, especially because lower income households are often transit dependent. Public transit should strive to link lower income persons, who are often transit dependent, to major employers where job opportunities exist. Access to employment via public transportation can reduce welfare usage and increase housing mobility, which enables residents to locate housing outside of traditionally low-income neighborhoods.
Transportation opportunities are depicted by two indices: (1) the transit trips index and (2) the low transportation cost index. The transit trips index measures how often low-income families in a neighborhood use public transportation. The index ranges from 0 to 100, with higher values indicating a higher likelihood that residents in a neighborhood utilize public transit. The low transportation cost index measures cost of transportation and proximity to public transportation by neighborhood. It too varies from 0 to 100, and higher scores point to lower transportation costs in that neighborhood.
REGIONAL TRENDS
Neither indices, regardless of poverty level, varies noticeably across racial/ethnic categories. All races and ethnicities score highly on both indices with values close in magnitude. If these indices are accurate depictions of transportation accessibility, it is possible to conclude that all racial and ethnic classes have high and relatively equal access to transportation at both the jurisdiction and regional levels. If anything, both indices appear to take slightly higher values for non-Hispanic Blacks and Hispanics, suggesting better access to transit and lower costs for these protected groups.
Contra Costa County is served by rail, bus, and ferry transit but the quality of service varies across the county. Much of Contra Costa County is connected to other parts of the East Bay as well as to San Francisco and San Mateo County by Bay Area Rapid Transit (BART) rail service. The Richmond-Warm Springs/South Fremont and Richmond-Daly City/Millbrae Lines serve El Cerrito and Richmond during peak hours while the Antioch-SFO Line extends east from Oakland to serve Orinda, Lafayette, Walnut Creek, Contra Costa Center/Pleasant Hill, Concord, and the Pittsburg/Bay Point station. An eastward extension, also known as eBART, began service on May 26, 2018. The extension provides service beyond the Pittsburg/Bay Point station to the new Pittsburg Center and Antioch stations. The Capitol Corridor route provides rail service between San Jose and Sacramento and serves commuters in Martinez and Richmond.
In contrast to rail transportation, bus service is much more fragmented in the County and regionally.
Several different bus systems including Tri-Delta Transit, AC Transit, County Connection, and WestCat provide local service in different sections of the County. The lack of an integrated network can make it harder for transit riders to understand how to make a trip that spans multiple operators and adds costs during a daily commute.
Within Contra Costa County, transit is generally not as robust in east County despite growing demand for public transportation among residents. The lack of adequate public transportation makes it more difficult for lower-income people in particular to access jobs. Average transit commutes in Pittsburg and Antioch exceed 70 minutes. In Brentwood, average transit commute times exceed 100 minutes.
Transit agencies that service Contra Costa County include County Connection, Tri Delta Transit, WestCAT, AC Transit, and BART. The County Connection Bus (CCCTA) is the largest bus transit system in the county that provides fixed-route and paratransit bus service for communities in Central Contra Costa. Other nonContra Costa agencies that provide express service to the county include:
DRAFTPu
employers employe
e welfare usage e welfare
aditionally low-incom aditiona
sit trips index and (2) the low t trips index and (2)
often low-income families in a often low-income families o 100, with higher values indicating a o 100, with higher values indicating ransit. The low transportation cost index
nsportation by neighborhood. It too varies
tion costs in that neighborhood. tion costs in that neighbo noticeably across racial/ethnic categories. All rac across racial/ethn values close in magnitude. If these indices are magnitude. s possible to conclude that all racial and ethnic s possible to conclude that all r ortation at both the jurisdiction and regional lev ortation at both the jurisdiction and re her values for non-Hispanic Blacks and Hispanics values for non-Hispanic Blacks and Hispa r these protected groups. rotected groups.
d by rail, bus, and ferry transit but the quality o d ferry transit but the quality o sta County is connected to other parts of the East a County is connected to other parts of the East by Bay Area Rapid Transit (BART) rail service. The by Bay Area Rapid Transit (BART) ra nd-Daly City/Millbrae Lines serve El Cerrito and nd-Daly City/Millbrae Lines serve E ine extends east from Oakland to serve Orinda, ine extends east from Oakland to serve nt Hill, Concord, and the Pittsburg/Bay Point stati nt Hill, Concord, and the Pittsburg/Bay Point an service on May 26, 2018. The extension prov n service on May 26, 2018. The extension pro o the new Pittsburg Center and Antioch stations new Pittsburg Center and Antioch stations en San Jose and Sacramento and serves commu and Sacramento and serves commu n contrast to rail transportation, bus service is n contrast to rail transportatio Several different bus systems including Tri-D Several different bus systems incl provide local service in different sections provide local service in different sect harder for transit riders to understand riders to understand during a daily commute.
Within Contra Costa County, tra Within Contra Costa Count public transportation among public transportation amo
for lower-income people for lower-income people
eed 70 minutes. In
gencies t
an
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-85 x San Francisco Bay Ferry (Richmond to SF Ferry Building); x Golden Gate Transit (Line 40);
x WHEELS Livermore Amador Valley Transit Authority (Route 70x); x SolTrans (Route 80/82 and the Yellow Line);
x Capitol Corridor (Richmond/Martinez to cities between Auburn and San Jose); x Fairfield & Suisun Transit (Intercity express routes); x Altamont Corridor Express (commute-hour trains from Pleasanton); x Napa Vine Transit (Route 29)
Figure 3-30: Public Transit Routes in Contra Costa County DRAFT); osta County osta Cou
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-86
LOCAL TRENDS
Brentwood is served primarily by the Tri Delta Transit (Eastern Contra Costa Transit Authority). Tri-Delta Transit provides local public transportation including a Dimes-A-Ride bus program that services Brentwood for 20 cents per ride. Other special offers for Tri Delta Transit include a 20-Ride Pass offer, where commuters can buy one 20-Ride Pass and get one free, and a $20 Clipper Card Offer, where commuters can pledge to try transit as an alternative to driving alone to work or campus and receive a pre-loaded $20 Clipper card.
Besides Brentwood, the buses stop in Antioch, Oakley, Byron, Discovery Bay, Bay Point, Pittsburg, Martinez, and Concord. The transit authority operates local and express routes on weekdays, local routes on weekends/holidays, and shuttle service to San Francisco 49ers home games. Major transfer points for majority of Tri Delta Transit’s routes include:
x Brentwood Park & Ride in Brentwood
x Antioch BART Station in Antioch
x Pittsburg Center BART Station in
Pittsburg
x Pittsburg/Bay Point BART Station in
Pittsburg
x Los Medanos College in Pittsburg
Tri Delta Transit operates 21 bus lines at different times. On weekdays, 16 bus lines operate throughout the cities of Pittsburg, Antioch, Oakley, Brentwood, and far-west of Martinez, California. On weekends, only 5 bus lines operate throughout cities of Pittsburg, Antioch, Oakley, and Brentwood only. Weekend bus-lines tend to be longer to cover segments of many weekday-bus lines. Figure 3-31 shows Tri Delta Transit’s Weekday System Map, with Brentwood shown in the inset map. DRAFTtha -Ride Pas -Ride P
Card Offer, w Card O
campus and receive campus
ery Bay, Bay Point, Pittsburg, ery Bay, Bay Point, P
s routes on weekdays, local routes s routes on weekdays, local ro ome games. Major transfer points for ome games. Major transfer points f x Pittsburg/Bay Point BART Station in Pittsburg/Bay Poi Pittsburg
x Los Medanos College in Pittsburg Los Medanos Co
ent times. On weekdays, 16 bus lines operate th kdays, 16 ntwood, and far-west of Martinez, California. O ntwood, and far-west of Martine es of Pittsburg, Antioch, Oakley, and Brentwood s of Pittsburg, Antioch, Oakley, and Br segments of many weekday-bus lines. ents of many weekday-bus lines. Figure 3- Figure th Brentwood shown in the inset map. wood shown in the inset ma Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-87 Figure 3-31: Public Transit Routes in Brentwood
ts, Res
DRAFTentwood entwoo
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-88 According to AllTransit, an online source of transit connectivity, access, and frequency data, 81.3% of jobs in Brentwood are located within half a mile of transit. However, only 3.26% of commuters use transit.
AllTransit states that 0% of the population live near high-frequency transit, which may contribute to the low percentage of commuters who use public transit.
Figure 3-32 is a map that illustrates transit scores from a range of 1< to >9, where higher scores indicate higher connectivity, access to jobs, and frequency of service. About 60% of the population live in areas with scores of 2–4; about 18% of the population live in areas with scores of 5–6; about 12% of the population live in areas with scores of 4–5. Areas with lower transit scores correlate with a high percentage of LMI populations.
Overall, AllTransit scores Brentwood 3.7/10 for its transit performance, which means that the city has a low combination of trips per week and low number of jobs accessible enabling few people to take transit to work. AllTransit further scores Brentwood 2/100 on its transit connectivity index based on the number of bus routes and train stations within walking distance for households in a given Block Group scaled by the frequency of service.
Figure 3-32: Transit Metric Map in Brentwood
Economic Development
Employment opportunities are depicted by two indices: (1) the labor market engagement index and (2) the jobs proximity index. The labor market engagement index provides a summary description of the relative intensity of labor market engagement and human capital in a neighborhood, taking into account the unemployment rate, labor-force participation rate, and percent with a bachelor’s degree or higher.
The index ranges from 0 to 100, with higher values indicating higher labor force participation and human capital. The jobs proximity index quantifies the accessi DRAFT
bility of a neighborhood to jobs in the region by
trib
higher scores indica higher s
e population live in areas e populatio
s of 5–6; about 12% of the s of 5–6; about
scores correlate with a high scores correlate with
mance, which means that the city has a mance, which means that the city has a essible enabling few people to take transit
ansit connectivity index based on the number
for households in a given Block Group scaled by for households in a given B Metric Map in Brentwood in Brentwood
Economic Development Economic Developme
mployment opportunit
jobs proximity in
e intensity o
ploym DRAF
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-89 measuring the physical distances between jobs and places of residence. It too varies from 0 to 100, and higher scores point to better accessibility to employment opportunities.
REGIONAL TRENDS
In Contra Costa County, non-Hispanic Whites and non-Hispanic Asians/Pacific Islanders are at the top of the labor market engagement index with scores of 66.76 and 66.87 respectively. Non-Hispanic Blacks and Hispanics score the lowest in the county with scores around 32. (Refer to Table 3-29 for a full list of indices). Figure 3-33 shows the spatial variability of job proximity in Contra Costa County. Tracts extending north from Lafayette to Martinez and its surrounding unincorporated areas have the highest index values followed by its directly adjacent areas. Cities like Pittsburg, Antioch, Brentwood, Oakley, and Hercules have the lowest index scores (less than 20). Hispanic residents have the least access to employment opportunities with an index score of 45.11, whereas White residents have the highest index score of 49.30.
Contra Cost County has wide-variety of economic scores ranging from less than 0.25–greater than .75 (Figure 3-34). The County shows disparities in economic scores between the eastern and western regions, with the eastern region scoring lower than the western region.
At the end of 2021, Contra Costa County had an unemployment rate of 4.2%-22,900 residents were without a job. Antioch, Pittsburg, and Richmond were amongst the cities with the highest unemployment rates, 6.6%, 5.6%, and 5.2% respectively. These cities were closely followed by Brentwood, Oakley, and San Pablo. The unemployment rates in cities within Contra Costa County correspond with low opportunity index scores.
Figure 3-33: Residential Proximity to Job Locations in Contra Costa County DRAFTrs are at the t rs are at on-Hispanic Blacks a on-Hispa
ble 3-29 for a full list of f
sta County. Tracts extending sta County. Tract
s have the highest index values s have the highest inde Brentwood, Oakley, and Hercules Brentwood, Oakley, and Her ave the least access to employment ave the least access to employme nts have the highest index score of 49.30.
anging from less than 0.25–greater than .75
cores between the eastern and western regions, cores between the eastern rn region.
an unemployment rate of 4.2%-22,900 residen ment rate of nd were amongst the cities with the highest une cities wi These cities were closely followed by Brentwoo These cities were closely followed b cities within Contra Costa County correspond wit es within Contra Costa County correspo idential Proximity to Job Locations in Contra Co mity to Job Locations in Contra C Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-90 Figure 3-34: TCAC Opportunity Areas’ Economic Score in Contra Costa County
LOCAL TRENDS
The City of Brentwood had an unemployment rate of 4.9% at the end of 2021. Figure 3-35 shows the job proximity index by block group for the City of Brentwood. The majority of Brentwood has a Jobs Proximity Index of less than 20, meaning furthest proximity from jobs and longest commute times. Residents in northwest and northeast Brentwood are slightly closer in proximity with their jobs (indices of 20–40).
Based on the ACS 2015-2019 5-year estimates, 18.64% of Brentwood residents have a commute time of 60 to 89 minutes. 15.25% of residents have a commute time of 45–59 minutes, and 13.62% of residents have a commute time of 90 or more minutes. According to the Contra Costa County AI, the average transit commute times in Brentwood exceed 100 minutes.
Overall, Brentwood has low-to-moderate economic scores ranging from less than 0.25–0.50 (Figure 3-36).
Most of Brentwood have scores of 0.25–0.50. The most western and eastern parts of the city are in the lowest quartile of less than 0.25. DRAod had an unemployment rate of 4.9% at the en od had an unemployment rate of 4.9 y block group for the City of Brentwood. The ma y block group for the City of Brentwood. T than 20, meaning furthest proximity from jobs than 20, meaning furthest proximity from jo and northeast Brentwood are slightly closer in nd northeast Brentwood are slightly closer in n the ACS 2015-2019 5-year estimates, 18.64% CS 2015-2019 5-year estimates, 18.64% 89 minutes. 15.25% of residents have a commu 15.25% of residents have a commu ave a commute time of 90 or more minutes. Acco ve a commute time of 90 or commute times in Brentwood exceed 100 minu commute times in Brentwood ex T
Overall, Brentwood has low-to-moderate Overall, Brentwood has low-to-modera Most of Brentwood have scores of 0.2 d have scores of 0.2 lowest quartile of less than 0.25. ss tha
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-91 Figure 3-35: Job Proximity Index in Brentwood
Figure 3-36: TCAC Opportunity Areas’ Economic Score in Brentwood DRAFT -36: TCAC Opportunity Areas’ Economic Score i -36: TCAC Opportunity Areas’ Eco Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-92 Environment
The Environmental Health Index summarizes potential exposure to harmful toxins at a neighborhood level. Index values range from 0 to 100 and the higher the index value, the less exposure to toxins harmful to human health. Therefore, the higher the value, the better the environmental quality of a neighborhood, where a neighborhood is a census block-group. There are modest differences across racial and ethnic groups in neighborhood access to environmental quality. All racial/ethnic groups in the Consortium obtained moderate scores ranging from low 40s to mid–50s. Non-Hispanic Blacks and Hispanics have the lowest scores amongst all residents in Contra Costa County with scores of 43; whereas non-Hispanic Whites and Asians/Pacific Islanders have the highest scores (over 50) amongst all residents in Contra Costa County (Refer to Table 3-27).
CalEnviroScreen was developed by the California Environmental Protection Agency (CalEPA) to evaluate pollution sources in a community while accounting for a community’s vulnerability to the adverse effects of pollution. Measures of pollution burden and population characteristics are combined into a single composite score that is mapped and analyzed. Higher values on the index indicate higher cumulative environmental impacts on individuals arising from these burdens and population factors.
The California Office of Environmental Health Hazard Assessment (OEHHA) compiles these scores to help identify California communities disproportionately burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also considers socioeconomic factors such as educational attainment, linguistic isolation, poverty, and unemployment.
Figure 3-37: TCAC Opportunity Areas’ Environmental Score in Contra Costa County DRAFToxi
a neighbo a neigh
ss racial and et ss racia
ups in the Consortium ups in t
ks and Hispanics have the ks and Hispa
of 43; whereas non-Hispanic of 43; whereas no
ngst all residents in Contra Costa gst all residents in Contr Protection Agency (CalEPA) to evaluate
munity’s vulnerability to the adverse effects
on characteristics are combined into a single
values on the index indicate higher cumulativ values on the index indica ese burdens and population factors. rdens and population azard Assessment (OEHHA) compiles these scor t (OEHHA)
nately burdened by multiple sources of pollution nately burdened by multiple sou sure, groundwater threats, toxic sites, and haza ure, groundwater threats, toxic sites, niors, children, persons with asthma, and low bir , children, persons with asthma, and low oeconomic factors such as educational attainme mic factors such as educational attainme C Opportunity Areas’ Environmental Score in C Opportunity Areas’ Environmental Score in C Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-93 REGIONAL TRENDS
Figure 3-37 above displays the Environmental Score for Contra Costa County based on CalEnviroScreen
3.0 Pollution Indicators and Values that identifies communities in California disproportionately burdened by multiple sources of pollution and face vulnerability due to socioeconomic factors. The highest scoring 25% of census tracts were designated as disadvantaged communities. In Contra Costa County, disadvantaged communities include census tracts in North Richmond, Richmond, Pittsburg, San Pablo, Antioch, Rodeo, and Oakley.
Figure 3-38 shows updated scores for CalEnviroScreen 4.0 released by the California Office of Environmental Health Hazard Assessment. Generally speaking, adverse environmental impacts are concentrated around the northern border of the county (Bay Point to Pittsburg) and the western border of the county (Richmond to Pinole). Areas around Concord to Antioch have moderate scores and the rest of the county has relatively low scores. From central Contra Costa County, an almost radial gradient effect can be seen from green to red (least to most pollution).
Figure 3-38: CalEnviroScreen 4.0 Results in Contra Costa County
LOCAL TRENDS
Environmental Scores for the City of Brentwood, shown in Figure 3-39, are considerably lower than the rest of the county. The eastern parts of the city have a score of less than 0.25, indicating a less positive environmental outcome. The western parts of the city have a higher score of 0.25–0.50. Updated CalEnviroScreen Scores in Figure 3-40 show a “necklace” of census tracts around north central Brentwood with scores between 50%–74%. The rest of the city has a score of 25%–49%.
LOCAL TRENDS LOCAL T
vironmental Scores f
of the county. T
mental oDree
AFTtely
e highest e highes
ntra Costa Cou ntra Cos
, Pittsburg, San Pabl , Pittsbu
d by the California Office of by the California O
erse environmental impacts are erse environmental impact to Pittsburg) and the western border to Pittsburg) and the western bord tioch have moderate scores and the rest
sta County, an almost radial gradient effect
Results in Contra Costa County lts in Contra Costa Cou
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-94 Figure 3-39: TCAC Opportunity Areas’ Environmental Score in Brentwood Figure 3-40: CalEnviroScreen 4.0 Results in Brentwood DRAFT gure 3-40: CalEnviroScreen 4.0 Results in Brentw re 3-40: CalEnviroScreen 4.0 Results in Brentw Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-95 Health and Recreation
The Healthy Places Index (HPI) is a new tool that allows local officials to diagnose and change community conditions that affect health outcomes and the wellbeing of residents. The HPI tool was developed by the Public Health Alliance of Southern California to assist in comparing community conditions across the state and combined 25 community characteristics such as housing, education, economic, and social factors into a single indexed HPI Percentile Score, where lower percentiles indicate lower conditions.
REGIONAL TRENDS
Figure 3-41 shows the HPI percentile score distributions for Contra Costa County. The majority of the County falls in the highest quarter, indicating healthier conditions. These areas have a lower percentage of minority populations and higher median incomes. The reverse is true for cities with the lowest percentile ranking, which indicates less healthy conditions, are Pittsburg, San Pablo, and Richmond. These areas have higher percentages of minority populations and lower median incomes.
Figure 3-41: Healthy Places Index in Contra Costa County
LOCAL TRENDS
Over 50% of census tracts in Brentwood are within the highest quartile (75–100) in the Healthy Places Index (Figure 3-42). Northwest and northeast Brentwood have slightly lower percentile rankings (50–75); these tracts correspond with tracts that have lower median gross rent (less than $2,000) and tracts that have high percentages of overpayment by renters. DR
LOCAL TRENDS LOC
Over 50% of census tracts Over 50% of census tract
ndex (Figure 3-42D). Nort ). Nor
e tracts correspo
gh percent
FTelo
s across th s across
nd social factors nd social
ditions.
ta County. The majority of the a County. The majorit
ese areas have a lower percentage ese areas have a lower percen e is true for cities with the lowest e is true for cities with the lowe ttsburg, San Pablo, and Richmond. These
wer median incomes. wer med
x in Contra Costa County
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-96 Figure 3-42: Healthy Places Index in Brentwood
Disproportionate Needs
Disproportionate housing needs generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD provides detailed information on housing needs by income level for different types of households in Contra Costa County. Housing problems considered by CHAS include:
x Housing cost burden, including utilities, exceeding 30% of gross income; x Severe housing cost burden, including utilities, exceeding 50% of gross income; x Overcrowded conditions (housing units with more than one person per room); and x Units with physical defects (lacking complete kitchen or bathroom).
Severe housing problems are defined as households with at least 1 of 4 housing problems: overcrowding, high housing costs, lack of kitchen facilities, or lack of plumbing facilities.
According to the Contra Costa County AI, a total of 164,994 households (43.90%) in the county experience any one of the above housing problems; 85,009 households (22.62%) experience severe housing problems. Based on relative percentage, Hispanic households experience the highest rate of housing problems regardless of severity, followed by Black households and ‘Other’ races. Table 3-30 lists the demographics of households with housing problems in the County.
DRAs
ng needs generally refers to a condition in which ng needs generally refers to a cond embers of a protected class experiencing a categ embers of a protected class experien n of members of any other relevant groups, or n of members of any other relevant gro ousing need in the applicable geographic area. ousing need in the applicable geographic are CHAS) developed by the Census for HUD provid AS) developed by the Census for HUD provid level for different types of households in Contra r different types of households in Contra include:
x Housing cost burden, including utilities, Housing cost burden, inc x Severe housing cost burden, includin vere housing cost burden x Overcrowded conditions (housing wded conditions (hous x Units with physical defects (la physical defects (la
Severe housing problems are def Severe housing problems a high housing costs, lack of kitc high housing costs, lack of ccording to the Contra
one of the abo
ms. Based o
regar
T
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-97 Hispanic and Black residents face particularly severe housing problems. These housing burdens are greatest in portions of Hercules (along with other cities like Richmond, North Richmond, San Pablo, Concord, Martinez, Pittsburg, Antioch, and Oakley).
Table 3-30: Demographics of Households with Housing Problems in Contra Costa County Demographic
Total Number of
Households
Households with Housing
Problems
Households with Severe
Housing Problems
White 213,302 80,864 37.91% 38,039 17.83%
Black 34,275 19,316 56.36% 10,465 30.53%
Asian/Pacific Islander 51,353 21,640 42.14% 10,447 20.34% Native American 1,211 482 39.80% 203 16.76%
Other 10,355 5,090 49.15% 2,782 26.87%
Hispanic 65,201 37,541 57.58% 23,002 35.28%
Total 375,853 164,994 43.90% 85,009 22.62%
Source: Contra Costa County AI (2020)
There are significant disparities between the rates of housing problems that larger families (households of five or more people) experience and the rates of housing problems that families of five or fewer people experience. Larger families tend to experience housing problems more than smaller families. Non-family households in Contra Costa experience housing problems at a higher rate than smaller family households, but at a lower rate than larger family households. Table 3-31 lists the number of households with housing problems according to household type.
Table 3-31: Number of Households with Housing Problems by Household Type in Contra Costa County Household Type No. of Households with Housing Problems
Family Households (< 5 people) 85,176
Family Households (> 5 people) 26,035
Non-family Households 53,733
Source: Contra Costa County AI (2020)
Cost Burden
Housing cost burden, or overpayment, is defined as households paying 30% or more of their gross income on housing expenses, including rent or mortgage payments and utilities. Renters are more likely to overpay for housing costs than homeowners. Housing cost burden is considered a housing need because households that overpay for housing costs may have difficulty affording other necessary expenses, such as childcare, transportation, and medical costs.
REGIONAL TRENDS
As presented in Table 3-32, almost 35.58% of all households experience cost burdens. Renters experience cost burdens at higher rates than owners (48.28% compared to 28.95%). DRAFTC T
ounty
seholds
Housing
38,039 17.83% 38,039
10,465 30.53% 10,465 30.5 FT
4% 10,447 20.34% T
9.80% 203 16.76%
49.15% 2,782 26.87%
57.58% 23,002 35.28% 57.58% 23,0 TFA4
AFT8
FT5
TFA
e rates of housing problems that larger families e rates of housing problems tha e rates of housing problems that families of five o e rates of housing problems that famil perience housing problems more than smaller fa ence housing problems more than small nce housing problems at a higher rate than small ing problems at a higher rate than smal mily households. Table 3-31 lists the number of
hold type.
o
R
f Househ
RAolds with Housing Problem
As by Household
RA
l
R
d Type
RANo
AR
s (< 5 people) s (< 5 pe
holds (> 5 people) olds (> 5
y Households ousehold
ontra Costa County AI (2020) a County AI (2020) DR
st Burden
Housing cost burden, or overpayment, is defined Housing cost burden, or overpay on housing expenses, including rent or mo on housing expenses, including re overpay for housing costs than homeowne overpay for housing costs than homeo households that overpay for housing co overpay for housing c as childcare, transportation, and me ortation, and me
REGIONAL TRENDS REG
As presented in As preDTable 3-32
ost burdens at higher ra
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-98 Table 3-32: Households that Experience Cost Burden by Tenure in Contra Costa County Total Number of Households
Cost burden Percentage of Households that
Experience Cost Burden >30% to < 50% > 50%
Owners Only 257,530 44,535 30,010 28.95%
Renters Only 134,750 32,015 33,040 48.28%
All Households 392,275 76,550 63,050 35.59%
Source: https://www.huduser.gov/portal/datasets/cp.html Figure 3-43 shows concentrations of cost burdened renter households in and around San Pablo, Pittsburg, Antioch, west Brentwood and Oakley, East San Ramon, and northern parts of Concord towards unincorporated areas. In these tracts, over 80% of renters experience cost burdens. The majority of east Contra Costa County has 60–80% of renter households that experience cost burdens; west Contra Costa County has 20–40% of renter households that experience cost burdens. Census tracts with a low percentage of cost-burdened households are located between San Ramon and Martinez on a north-south axis. In these tracts, less than 20% of renter households experience cost burdens.
Figure 3-43: Distribution of Percentage of Overpayment by Renters in Contra Costa County
LOCAL TRENDS
In Brentwood, almost 40% of all households experience cost burden. Similar to Contra Costa County, renters experience higher rates of cost burdens than owners (55.30% to 34.62%) at a higher rate than the county. Refer to
D
Table 3-33 below for households that experience cost burden by tenure.
TRENDS DRAFTBurd
95%
48.28%
35.59%
s in and around San Pablo, Pittsburg, s in and around San Pablo, Pittsbu northern parts of Concord towards northern parts of Concord towards erience cost burdens. The majority of east
t experience cost burdens; west Contra Costa
ence cost burdens. Census tracts with a low ence cost burdens. Censu between San Ramon and Martinez on a north-so een San Ramon and M holds experience cost burdens. rience cost burde
e of Overpayment by Renters in Contra Costa Co Renters
ood,
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-99 Table 3-33: Households that Experience Cost Burden by Tenure in Brentwood Total Number of Households
Cost burden Percentage of Households that
Experience Cost Burden >30% to < 50% > 50%
Owners Only 14,690 3,310 1,775 34.62%
Renters Only 4,855 1,315 1,370 55.30%
All Households 19,545 4,625 3,145 39.75%
Source: https://www.huduser.gov/portal/datasets/cp.html, 2014–2018 Figure 3-44 shows high concentrations of cost burdened renter households in western and central parts of Brentwood (over 80%). The rest of the city have 60%–80% of cost burdened renter households. By overlaying Figure 3-44 and 3-19, areas where renters experience cost burdens correspond with areas that have high percentages of renters who are in the HCV program. Cost-burdened households have lower median gross rents, lower scores on the healthy places index, and low economic scores compared to other areas of the city. The central tract that experiences high percentages of cost burden correspond to the only tract in the city with populations whose incomes are below the poverty level, as shown in Figure 3-
45. Figure 3-44: Distribution of Percentage of Overpayment by Renters in Brentwood T
t Bur
62%
55.30%
39.75%
holds in western and central parts holds in western and central cost burdened renter households. By cost burdened renter households. B cost burdens correspond with areas that
am. Cost-burdened households have lower
ex, and low economic scores compared to other
gh percentages of cost burden correspond to th percentages of cost burd es are below the poverty level, as shown in elow the poverty lev Figu entage of Overpayment by Renters in Brentwoo entage of Overpayment by Rent Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-100 Figure 3-45: Population in Poverty in Brentwood
Overcrowded Households
Overcrowding is defined as housing units with more than one person per room (including dining and living rooms but excluding bathrooms and kitchen).
REGIONAL TRENDS
Figure 3-46 below indicates that Contra Costa County in general has low levels of overcrowded households. Tracts in San Pablo, Richmond, and Pittsburg with higher percentages of non-White population show higher concentrations of overcrowded households compared to the rest of the county.
Monument Corridor, the only official R/ECAP in Contra Costa County, a predominantly Hispanic community in Concord, also exhibits more overcrowding than other parts of the County. eholds
fined as housing units with more than one person fined as housing units with more than ding bathrooms and kitchen). ding bathrooms and kitc
TRENDS R
3-46 below indicates that Contra Costa Coun elow indicates that Contra Costa Coun eholds. Tracts in San Pablo, Richmond, and s in San Pablo, Richmond, and T
opulation show higher concentrations of overcro pulation show higher conce Monument Corridor, the only official R/ECA Monument Corridor, the only community in Concord, also exhibits more o community in Concord, also exhibits Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-101 Figure 3-46: Distribution of Percentage of Overcrowded Households in Contra Costa County
LOCAL TRENDS
The City of Brentwood has a homogenous distribution of concentrations of overcrowded households as illustrated in Figure 3-47 below. All tracts in the city have less than 8.2% of overcrowded households. This could potentially be due to HCV use within the city, which could help maintain low levels of overcrowding even in areas where there is overpayment by renters. Furthermore, according to the ACS 2020 5-year estimates, the City of Brentwood has a high percentage (about 86%) of large housing units with 5 rooms and more. Only 0.40% of all housing units have 1 room, 0.80% have 2 rooms, 3.73% have 3 rooms, and
8.31% have 4 rooms. Large housing units could be another factor in the low percentage of overcrowding.
The median number of rooms per housing unit is 6.8. DRAood has a homogenous distribution of concentr ood has a homogenous distribution o ure 3-47 below. All tracts in the city have less tha tracts in the city have le ally be due to HCV use within the city, which cou ally be due to HCV use within the city, which co eas where there is overpayment by renters. Fu where there is overpayment by renters. Fu tes, the City of Brentwood has a high percentage ity of Brentwood has a high percentage more. Only 0.40% of all housing units have 1 ro 0% of all hou .31% have 4 rooms. Large housing units could be 31% have 4 rooms. Large hou T
The median number of rooms per housing uni The median number of rooms per Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-102 Figure 3-47: Distribution of Percentage of Overcrowded Households in Brentwood Substandard Conditions
Incomplete plumbing or kitchen facilities can be used to measure substandard housing conditions.
REGIONAL TRENDS
According to 2015–2019 ACS estimates, shown in Table 3-34, 0.86% of households in Contra Costa County lack complete kitchen facilities and 0.39% of households lack complete plumbing facilities. Renter households are more likely to lack complete facilities compared to owner households.
Table 3-34: Substandard Housing Conditions by Tenure in Contra Costa County 3[RIV 6IRXIV %PP,SYWILSPHW
Lacking complete kitchen facilities 0.19% 0.67% 0.86%
Lacking complete plumbing facilities 0.19% 0.20% 0.39%
Source: American Community Survey, 2015-2019 (5-Year Estimates)
LOCAL TRENDS
According to 2015–2019 ACS estimates, shown in Table 3-35, substandard housing conditions in Brentwood follow similar patterns in Contra Costa County, where higher percentages of renter households have substandard housing conditions compared to owner households. Brentwood has a higher percentage of households lacking complete kitchen facilities than the County. DRAions g or kitchen facilities can be used to measure sub g or kitchen facilities can be used to NDS R
2015–2019 ACS estimates, shown in 2015–2019 ACS estimates, show Table 3-34 plete kitchen facilities and 0.39% of househo e kitchen facilities and 0.39% of househo holds are more likely to lack complete facilities c more likely to lack complete facilities c T
DRable 3-34: Substa
Rndard Housing C
DR
Lacking complete kitchen facilities DR
Lacking complete plumbing facilities umbing facilities D Source: American Community Survey, 2015-2 unity Survey, 2015-2
LOCAL TRENDS LOC
According to 2015–2019 According to 2015–2019
T
rentwood follow sim
eholds have su
percentage
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-103 Table 3-35: Substandard Housing Conditions by Tenure in Brentwood 3[RIV 6IRXIV %PP,SYWILSPHW
Lacking complete kitchen facilities 0.41% 0.67% 0.86%
Lacking complete plumbing facilities 0% 0.17% 0.17%
Source: American Community Survey, 2015-2019 (5-Year Estimates) Displacement Risk
Displacement occurs when housing costs or neighboring conditions force current residents out and rents become so high that lower-income people are excluded from moving in. UC Berkeley’s Urban Displacement Project (UDP) states that a census tract is a sensitive community if the proportion of very low income residents was above 20% in 2017 and the census tracts meets two of the following criteria:
(1) Share of renters above 40% in 2017; (2) Share of Non-White population above 50% in 2017; (3) Share of very low-income households (50% AMI or below) that are also severely rent burdened households above the county median in 2017; or (4) Nearby areas have been experiencing displacement pressures.
REGIONAL TRENDS
Using the methodology above, sensitive communities were identified in areas between El Cerrito and Pinole; Pittsburg, Antioch and Clayton; East Brentwood; and unincorporated land in Bay Point. Small pockets of Sensitive Communities are also found in central Contra Costa County from Lafayette towards Concord. Refer to Figure 3-48.
Figure 3-48: Contra Costa County Sensitive Communities - Urban Displacement Project DRAFT0.8
0.17%T
rrent residents out and rents rrent residents ou
ving in. UC Berkeley’s Urban ng in. UC Berkeley’s
mmunity if the proportion of very mmunity if the proportion of s meets two of the following criteria: s meets two of the following criteri population above 50% in 2017; (3) Share
e also severely rent burdened households
e been experiencing displacement pressures.
nities were identified in areas between El Cerri identified in are rentwood; and unincorporated land in Bay Po nincorpor
ound in central Contra Co ound in central Contra Costa County from Lafay ounty Sensitive Communities - Urban Displacem ensitive Communities - Urban Displace Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-104
LOCAL TRENDS
In 2015, the UDP conducted research on gentrification and displacement in the Bay Area, which concluded that nearly 48% of Bay Area neighborhoods are experiencing displacement. However, in Brentwood, only the easternmost census tracts were identified as sensitive communities (see Figure 3-49). These areas correspond to block groups with higher percentages of non-white populations, Figure 3-49: Brentwood Sensitive Communities - Urban Displacement Project At-Risk Assisted Affordable Housing
Jurisdictions are required by State Housing Element Law to analyze government-assisted housing that is eligible to convert from lower income to market rate housing over the next 10 years. State law identifies housing assistance as a rental subsidy, mortgage subsidy or mortgage insurance to an assisted housing development. Government assisted housing may convert to market rate housing for several reasons, including expiring subsidies, mortgage repayments, or expiration of affordability restrictions. Affordable covenants help to ensure that certain housing units remain affordable for an extended period of time.
Covenants help balance the housing market in a community and provide lasting affordable options to low and very low-income households.
Table 3-36 below provides a list of 96 housing units with affordability covenants, of which 9 housing units are at-risk of converting to market-rate between 2023 and 2033. Consistent with the requirements to analyze the impacts of the potential conversion of these units to market-rate units, this section provides an analysis of preservation of assisted housing units at-risk of conversion. DRA k Assisted Affordable Housing ted Affordable Housing
dictions are required by State Housing Element quired by Sta ligible to convert from lower income to market igible to convert from lower i housing assistance as a rental subsidy, mortg housing assistance as a rental sub development. Government assisted housi development. Government assisted including expiring subsidies, mortgage r g subsidies, mortgage covenants help to ensure that certai ensure that certai Covenants help balance the housin ce th
and very low-income househol and very low-income hous
Table 3-36 Table 3- below provides provide
e at-risk of convertin
ze the impacts
sis of pre
FTentw
49). Thes ). Th
ment Project ment Projec
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-105 Table 3-36: City of Brentwood Assisted Housing Covenants (2023-2033) APN Address Income Earliest Possible
Date of Conversion Assisted Units
010-650-010 621 Cashew Court Moderate 2036 1
010-650-033 671 Armstrong Way Very Low 2034 1
010-660-009 517 Edgefield Street Very Low 2035 1
010-670-042 522 Coconut Place Moderate 2035 1
010-770-018 300 Datenut Street Moderate 2032 1
010-650-025 644 Macadamia Court Moderate 2044 1
010-670-033 519 Coconut Place Moderate 2033 1
010-660-049 504 Edgefield Street Moderate 2032 1
010-670-007 172 Continente Ave Moderate 2033 1
010-770-040 623 Armstrong Way Moderate 2033 1
010-660-064 532 Coconut Street Moderate 2032 1
010-660-053 533 Coconut Street Moderate 2032 1
010-660-003 204 Continente Ave Moderate 2032 1
010-770-031 588 Flowering Plum Place Moderate 2043 1
010-770-005 541 Cashew Place Moderate 2045 1
010-650-019 651 Macadamia Court Moderate 2032 1
012-350-004 81 Rossano Street Very Low 2053 1
013-380-105 828 Shasta Daisy Drive Very Low 2049 1
013-400-013 124 Kingfisher Street Low 2063 1
013-400-016 118 Kingfisher Street Very Low 2050 1
013-400-023 95 Pelican Street Very Low 2050 1
013-400-052 83 Roadrunner Street Very Low 2056 1
013-400-053 81 Ibis Street Very Low 2050 1
013-400-058 71 Roadrunner Street Moderate 2062 1
013-400-064 111 Spruce Street Low 2050 1
013-410-028 935 Oxford Lane Moderate 2052 1
013-410-033 919 Oxford Lane Moderate 2050 1
016-300-004 281 Washington Drive Moderate 2050 1
016-300-016 251 Washington Drive Moderate 2050 1
016-300-017 247 Washington Drive Moderate 2050 1
016-300-110 352 Jefferson Drive Moderate 2050 1
016-300-119 293 Washington Drive Moderate 2064 1
016-300-217 1333 Harrison Lane Moderate 2059 1
016-300-254 364 Jefferson Drive Moderate 2065 1
018-470-004 1351 Tiffany Drive Low 2050 1
018-520-030 1183 Tropicana Lane Low 2057 1
018-520-070 2523 Albertine Lane Low 2050 1
018-520-071 1133 Europena Drive Low 2050 1
018-520-072 1272 Picadilly Lane Low 2051 1
018-560-020 1085 Granville Lane Very Low 2051 1
018-560-021 1237 Sheldon Drive Low 2051 1
018-560-042 1135 Breton Drive Low 2051 1
018-560-043 1097 Granville Lane Low 2051 1
019-760-059 1500 Rampart Way Very Low 2050 1
019-760-060 1999 Helena Way Low 2050 1
019-840-090 1862 White Sands Street Low 2051 1
019-850-007 2394 Tamalpais Avenue Low 2051 1
DRAFT1
1 1
1 44 1
2033 1 FT
203 1 T
20331
2033 1 TF
e 32
derate 2043 1 AFT
Moderate 20451 AF20
et
Very Low Very Low
Very Low V
Low
2049
2053
2063 FA
treet Very Low Very Low 2050
Street Very Low Ve 2050AF R
nner Street Very Low Very Low 2056 RA
Ibis Street bis Stree Very Low 20 RA
oadrunner Street Moderate oadrunner Street Moderate
111 Spruce Street Low
935 Oxford Lane Moderate
919 Oxford Lane Moderate
04 281 Washington Drive Moderate 4 281 Washington Drive Moderate 0-016 251 Washington Drive Moderat 251 Washington Drive Moderat 300-017 247 Washington Drive Mode 247 Washington Drive Mode RD 16-300-110 352 Jefferson Drive Mo 352 Jeffers
016-300-119 293 Washington Drive 016-300-119 293 Washing 016-300-217 1333 Harrison Lane 016-300-217 1333 Harrison 016-300-254 364 Jefferson Drive 016-300-254 364 Jefferson Driv 018-470-004 1351 Tiffany Drive 1351 Tiffany Drive
018-520-030 1183 Tropicana La 1183 Tropicana La
018-520-070 2523 Albertine 2523 A D
018-520-071 1133 Europe 018-520-071 1133 E
018-520-072 1272 Pic 018-520-072 1272
018-560-020 1085 018-560-020 1085
018-560-021 12
-560-042
0-043
59 Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-106 Table 3-36: City of Brentwood Assisted Housing Covenants (2023-2033) APN Address Income Earliest Possible
Date of Conversion Assisted Units
019-840-029 2461 Mojave Drive Very Low 2055 1
019-840-020 2442 Mojave Drive Low 2055 1
019-850-089 2414 Tamalpais Court Low 2055 1
019-850-081 2348 Blue Ridge Avenue Low 2055 1
019-850-077 2345 Blue Ridge Avenue Low 2055 1
019-850-053 2263 Black Stone Drive Low 2056 1
019-850-072 2331 Blue Ridge Avenue Low 2056 1
019-850-065 2317 Blue Ridge Avenue Low 2056 1
019-850-018 2322 Blue Ridge Avenue Low 2056 1
019-850-035 2284 Black Stone Drive Very Low 2066 1
016-480-048 1652 Bedford Court Low 2057 1
016-480-049 1650 Bedford Court Very Low 2057 1
016-490-012-8 473 Milford Court Low 2058 1
018-620-048 2600 Brookshire Street Low 2059 1
018-610-079 1063 Steeple Boulevard Very Low 2059 1
016-520-025-4 1355 Bellerose Court Low 2059 1
017-640-041 816 Queen Palm Lane Low 2060 1
016-460-053 614 Bristol Court Low 2061 1
016-460-054 616 Bristol Court Low 2061 1
016-490-028 470 Stratford Court Low 2062 1
016-510-0066 708 Jennifer Street Very Low 2063 1
016-510-0074 710 Jennifer Street Very Low 2063 1
016-570-062 204 Sespe Creek Avenue Low 2065 1
016-570-031 133 Scott Creek Way Very Low 2065 1
016-580-073-1 175 Brush Creek Drive Low 2066 1
016-580-038-4 162 Canary Creek Drive Low 2066 1
016-590-068 208 Brush Creek Drive Low 2066 1
Total Units 75
TOTAL AT-RISK UNITS 6
COST OF PRESERVING AT-RISK UNITS
While there are many options to preserve at-risk units including providing financial incentives to property owners to extend lower-income use restrictions, purchasing affordable housing units by a non-profit or public agency, or providing local subsidies to offset the difference between the affordable and market rate units, the strategy considered below is to provide local rental subsidy to residents. The rent subsidy would provide financial assistance to residents if their affordable units converted to market-rate units. To determine the subsidy needed, fair market rents were compared to market-rate rents. Table 3-37 below outlines an estimated monthly subsidy that would be required to preserve these at-risk units. DRAFT1 1 1
1 1
6 1
2056 1 FT
20561 FT
20561
2066
2057
2057
2058
1 1
1 1 TF
Low 2059 1 AFT
Very Low 20591 AF
Low 2059
Low 2060
Low 2061
Low 2061
ourt Low 2062
r Street Very Low Ve 2063RAF
ifer Street Very Low Very Low 2063 RA
pe Creek Avenue Low e Creek Avenue Low 20
Scott Creek Way Very Low Scott Creek Way Very Low
75 Brush Creek Drive 75 Brush Creek Drive Low
162 Canary Creek Drive Low
208 Brush Creek Drive 208 Brush Creek Drive Low
ST OF PRESERVING AT-RISK UNITS G AT-RISK RD
While there are many options to preserve at-risk While there are many options to owners to extend lower-income use restrictio owners to extend lower-income us public agency, or providing local subsidies public agency, or providing local subs rate units, the strategy considered belo ategy considered belo would provide financial assistance to cial assistance to determine the subsidy needed, fa determine the subsidy nee outlines an estimated monthly outlines an estimated mon Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-107 Table 3-37: Estimated Monthly Subsidy to Preserve At-Risk Units Unit Size
Monthly Rents Number of
Units
At-Risk*
Difference Monthly
Subsidy
Annual
Fair Market Subsidy 1 Average
Market Rate2
Efficiency $1,538 N/A 0 - - -
1-Bedroom $1,854 N/A 0 - - -
2-Bedroom $2,274 $3,150 0 $876 $0 $0
3-Bedroom $3,006 $3,000 0 ($6) $0 $0
4-Bedroom $3,578 $3,597 6 $19 $114 $1,368
Total $1.368
*This is based upon the assumption that the single-family units at-risk of converting to market rate all contain 4 bedrooms.
Source:
1. HUD FY 2022 Fair Market Rent Documentation System – Oakland-Fremont, CA HUD Metro FMR Area.
2. Kimley-Horn and Associates Analysis – based on 39 single-family units listed for rent on August 3, 2022.
COST OF REPLACING AT-RISK UNITS
The City can also consider the cost of replacing the units with new construction. Construction cost estimates include all hard and soft costs associated with construction in addition to per unit land costs.
The analysis assumes the replacement units are apartments with concrete block with steel frame buildings and parking provided on-site. Square footage estimates are based on estimated size of units to be replaced and assume housing units are developed on multi-family zoned properties. Land costs have been determined on a per unit basis. Table 3-38 below estimates that $2,396,591 would be required to replace the at-risk units.
Table 3-38: Replacement Cost of At-Risk Units
Unit Size Cost per
Square Foot1
Average
Square Foot
per Unit2
Replacement
Cost per Unit
Number of
Units At-Risk*
Total
Replacement
Cost
Efficiency $160.35 N/A - - -
1-Bedroom $160.35 N/A - - -
2-Bedroom $160.35 1,582 $253,673.70 0 $0.00
3-Bedroom $160.35 1,854 $297,288.90 0 $0.00
4-Bedroom $160.35 2,491 $399,431.85 74 $2,396,591.10
Total $2,396,591.10
* This is based upon the assumption that the single-family units at-risk of converting to market rate all contain 4 bedrooms.
Source:
1. International Code Council – February 2022. Square Foot Construction Cost for a VA Structure.
2. Kimley-Horn and Associates Analysis – based on 39 single-family units listed for rent on August 3, 2022.
A variety of programs exist to help cities acquire, replace, or subsidize at-risk affordable housing units.
The following summarizes financial resources available:
x Community Development Block Grant (CDBG) – CDBG funds are awarded to cities on a formula basis for housing activities. The primary objective of the CDBG program is the development of viable communities through the provision of decent housing, a suitable living environment and economic opportunity for principally low- and moderate-income persons. Eligible activities include administration, fair housing, energy conservation and renewable energy sources, assistance for economic development, public facilities and improvements and public services.
DRAFTSu
-
- -
$0 $0
$0 $0
$114 $1,368 $114 $1,3 FT$1.368 T
erting to market rate all contain 4 bedrooms.
and-Fremont, CA HUD Metro FMR Area. and-Fremont, CA HUD Metr family units listed for rent on August 3, 2022. family units listed for rent on AugFT footage estimates are based on estimated si
ts are apartments with concrete block with steel f ts are apartments with concrete block otage estimates are based on estimat
ociated with construction in addition to per uni ociated with construction in ad ng the units with new construction. Construc th new co
T
are developed on multi-family zoned properties. loped on multi-family zoned properties. able 3-38 below estimates that $2,396,591 woul low estimates that $2,396,591 woul Table 3-38: Replacement Cost of At-Risk Unit Table 3-38: Replacement Cost RA Cos
Sq C
$160.35 N/A
m $160.35 N/A
oom $160.35 1,582 60.35 1,582 RD
edroom $160.35 1,854
-Bedroom $160.35 2,491 $160 D
* This is based upon the assumption that the single-f * This is based upon the assumption that Source:
1. International Code Council – Februa nal Code Council – Februa
2. Kimley-Horn and Associates Ana and Associates Ana DR A variety of programs exist to A variety of programs exis The following summarizes f The following summarizes
x Community D
basis for h
able c
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-108 x HOME Investment Partnership – Local jurisdiction can receive funds by formula from the Department of Housing and Urban Development (HUD) to increase the supply of decent, safe, sanitary, and affordable housing to lower income households. Eligible activities include housing acquisition, rehabilitation, and development, homebuyer assistance, and rental assistance. x Section 8 Rental Assistance Program – The Section 8 Rental Assistance Program provides rental assistance payments to owners of private, market rate units on behalf of very low-income tenants, senior citizens, disabled and/or handicapped persons, and other individuals for securing affordable housing.
x Section 202/811 Program – Non-profit and consumer cooperatives can receive no-interest capital advances from HUD under the Section 202 program for the construction of very low-income rental housing with the availability of supportive services for seniors and persons with disabilities. These funds can be used in conjunction with Section 811, which can be used to develop group homes, independent living facilities and immediate care facilities. The capital advance funding can also provide project rental assistance for the properties developed using the funds. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance. x California Housing Finance Agency (CalHFA) Multifamily Programs – CalHFA’s Multifamily Programs provide permanent financing for the acquisition, rehabilitation, and preservation of new construction of rental housing that includes affordable rents for low- and moderate-income families and individuals. One of the programs is the Preservation Loan program which provides acquisition/rehabilitation and permanent loan financing designed to preserve or increase the affordability status of existing multifamily housing projects. x Low-Income Housing Tax Credit (LIHTC) – This program provides tax credits to individuals and corporations that invest in low-income rental housing. Tax credits are sold to those with high tax liability and proceeds are used to create housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.
x California Community Reinvestment Corporation (CCRC) – The California Community Reinvestment Corporation is a multifamily affordable housing lender whose mission is to increase the availability of affordable housing for low-income families, seniors, and residents with special needs by facilitating private capital flow from its investors for debt and equity to developers of affordable housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.
The following organizations may potentially assist in preserving units at-risk of converting to market rate. x ACLC, Inc
x East Bay NHS
x Affordable Housing Associates
x Eskaton Properties Inc.
x Rural California Housing Corp
x East Bay Asian Local Development
Corporation
x Pacific Community Services, Inc.
x Rubicon Programs, Inc. Community
Housing Development Corp.
x Satellite Housing Inc.
x Northern California Land Trust, Inc.
x Alameda County Allied Housing
Program
x ROEM Development Corporation
x Neighborhood Housing Services of the
East Bay
x L + M Fund Management LLC
Senate Bill 330 (SB 330)
Effective January 1, 2020, Senate Bill 330 (SB 330) aims to increase residential unit development, protect existing housing inventory, and expedite permit processing. Under this legislation, municipal and county DRAFTclud
assistance assistan
ram provides re ram pro
ry low-income tenant ry low-in
individuals for securing individuals
es can receive no-interest capital can receive no-interest struction of very low-income rental struction of very low-income re ors and persons with disabilities. These ors and persons with disabilities. Thes ch can be used to develop group homes,
ilities. The capital advance funding can also
es developed using the funds. Eligible activities
uction, and rental assistance. on, and rental assistance HFA) Multifamily Programs ltifamily Programs – CalHFA’s Multif for the acquisition, rehabilitation, and preserv ition, rehabi at includes affordable rents for low- and moder e rents f e programs is the Preservation Loan program w e programs is the Preservation Loa permanent loan financing designed to preserve rmanent loan financing designed to p g multifamily housing projects. family housing projects x Credit (LIHTC) – This program provides tax cr
st in low-income rental housing. Tax credits are e rental housing. Tax credits are eds are used to create housing. Eligible activiti s are used to create housing. Eligible activiti nd acquisition of properties.
ommunity Reinvestment Corporation (CCR ommunity Reinvestment Corpo ment Corporation is a multifamily affordable hous ment Corporation is a multifamily afforda ilability of affordable housing for low-income fa ilability of affordable housing for low-incom ds by facilitating private capital flow from its inv s by facilitating private capital flow from its in ffordable housing. Eligible activities include new able housing. Eligible activities include new properties.
e following organizations may potentially assist i following organizations ma x ACLC, Inc
x East Bay NHS ay NHS
x Affordable Housing Associates e Housing Associates
x Eskaton Properties Inc. pertie
x Rural California Housing ia Ho
x East Bay Asian Local D n Loc
Corporation
x Pacific Commun Pacific Commu
Rubicon Pro
Housing D
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-109 agencies are restricted in ordinances and polices that can be applied to residential development. The revised definition of “Housing Development” now contains residential projects of two or more units, mixed-use projects (with two-thirds of the floor area designated for residential use), transitional, supportive, and emergency housing projects. SB 330 sets a temporary 5-year prohibition of residential density reduction associated with a “housing development project”, from January 1, 2020, to January 1, 2025. For example, during this temporary prohibition, a residential triplex cannot be demolished and replaced with a duplex as this would be a net loss of one unit.
The City has identified sites as part of its candidate sites analysis that have existing residential uses. A replacement program is included in Section 4: Housing Plan.
2. Assessment of Contributing Factors
The Contra Costa AI identifies the following regional goals for mitigating impediments to fair housing within jurisdictions in Contra Costa County:
x Increase available financial resources for affordable housing in order to better fund efforts to foster stable residential integration and increased access to opportunity; x Provide for the production of additional affordable housing through market incentives and improvements;
x Increase residential racial and ethnic integration by increasing the supply of affordable housing for families in high opportunity areas;
x Increase the supply of permanent supportive housing for people with disabilities and services for people with disabilities;
x Reduce housing discrimination and discriminatory barriers to residential mobility; x Address barriers to mobility for families and individuals in publicly-supported housing, including Housing Choice Voucher participants;
x Reduce the displacement of low-income communities of color by enhancing protections for vulnerable tenants and homeowners and preserving affordable housing in areas that are gentrifying or at risk of gentrification;
x Increase access to opportunity through targeted public investments and efforts to increase economic mobility within Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs); x Increase and stabilize access to proficient schools;
x Increase coordination of housing and environmental health planning to support access to healthy homes and neighborhood; and
x Improve inter-jurisdictional coordination.
Current Local Contributing Factors
As a part of the Housing Element, the City considers protected class (such as race, ethnicity, income, etc.) and opportunity indicators as key factors in fair housing. Federal, state, and local data provide regional context, background information and supportive data which helps the City to understand fair housing issues and to identify key fair housing factors for Brentwood. The section below uses available data to identify key trends and local contributing factors for fair housing. Key findings identified through this analysis are stated below:
x All but four census tracts earn an annual income higher than the State Median Income, many of which earn more than $125,000.
DRAFT tr
on of res on of re
2020, to Janua 2020, to
ot be demolished an ot be d
ave existing residential uses. A ve existing residentia s for mitigating impediments to fair housing
affordable housing in order to better fund effo e housing in order increased access to opportunity; s to opportu
tional affordable housing through market inc tional affordable housing thr ethnic integration by increasing the supply of a nic integration by increasing the supply nity areas;
ermanent supportive housin pportive housing for people with dis g for people with dis es;
scrimination and discriminatory barriers to resid crimination and discriminatory barriers to resid s to mobility for families and individuals in pub s to mobility for families and indiv ice Voucher participants; ice Voucher particip
he displacement of low-income communities he displacement of low-income comm able tenants and homeowners and preservin able tenants and homeowners and prese ntrifying or at risk of gentrification; rifying or at risk of gentrification; Increase access to opportunity through target e access to opportunity through target economic mobility within Racially or Ethnical mobility within Racially or Ethnical x Increase and stabilize access to proficient Increase and stabilize x Increase coordination of housing and e Increase coordination of h homes and neighborhood; and mes and neighborhood; a
x Improve inter-jurisdictional coor inter-jurisdictional coo Current Local Contributing Facto ribut
As a part of the Housing Elemen As a part of the Housing El and opportunity indicators a and opportunity indicator
context, background infor context, background info
ues and to identify k ues and to identify
fy key trends
are state
Brentwood 2023-2031 Housing Element
Section 3: Housing Constraints, Resources, and Fair Housing 3-110 x Census tracts earning equal or less than the State Median Income experienced lower access to resources.
x Census tracts earning equal or less than the State Median Income experienced higher environmental burdens.
x Census tracts earning equal or less than the State Median Income experienced a higher concentration of overpayment from both owners and renters. x Native Hawaiian/Other Pacific Islander and Black or African American had the lowest loan approval rates in the City.
x The racial and ethnic groups with the highest levels of segregation is the Black or African American, non-Hispanic population and Hispanic or Latino population. x The whole City experiences poor job proximity and transportation connectivity.
There are a number of elements that may contribute to fair housing issues throughout the community.
The following provides potential contributing factors affecting fair housing in Brentwood:
x Displacement of Residents Due to Economic Pressures – Displacement of residents due to economic pressures may be a contributing factor to fair housing in Brentwood. Contra Costa County has been facing a major affordable housing crisis for years due to factors including insufficient housing production, especially in predominantly non-Hispanic White high-opportunity areas, and a strong regional economy. The rising housing costs during the COVID-19 exacerbated current conditions.
x Availability of Affordable Housing – Section 2 of this Housing Element provides data on household and economic characteristics. The City has an unemployment rate of 4.3 percent and 32 percent of the employed population earn a lower income (below 80 percent of the Median Family Income for the region). In addition to allowing for the development of additional affordable housing units for current lower income residents, the City should provide additional resources and outreach to organizations and residents regarding aid available for those in need. x Environmental Justice Discrepancy – Excessive exposure to harmful environmental pollutants often exacerbate and are exacerbated by socioeconomic issues such as lack of access to resources, healthy food, or housing. Lack of affordable housing in areas where resources are higher, exposure to harmful pollutants is lower and opportunities are more plentiful would mitigate this effect on the residents. DRAFTenc
perienced a hig perience
can had the lowest loan can had the
egation is the Black or African ation is the Black or
pulation. pulatio
ortation connectivity. ortation
r housing issues throughout the community.
cting fair housing in Brentwood: cting fair housing in Brentw mic Pressures – Displacement of residents du – Displacem ting factor to fair housing in Brentwood. Contr
ordable housing crisis for years due to factor sis for y pecially in predominantly non-Hispanic White hig pecially in predominantly non-Hispa nomy. The rising housing costs during the COVID omy. The rising housing costs during th e Housing – Section 2 of this Housing Elem
mic characteristics. The City has an unemployme ics. The City has an unemploym mployed population earn a lower income (belo n earn a lower income (belo r the region). In addition to allowing for the deve r the region). In addition to allowin for current lower income residents, the City s for current lower income residen ach to organizations and residents regarding aid ach to organizations and residents rega nmental Justice Discrepancy nmental Justice Discrepa – Excessive expos sive e n exacerbate and are exacerbated by socioecono
ealthy food, or housing. Lack of affordable h hy food, or housing. Lack of affordable h exposure to harmful pollutants is lower and op to harmful pollutants is lower and op effect on the residents. e residents.
Brentwood 2023-2031 Housing Element
Section 4: Housing Plan 4-1
Housing Plan
Section 4
Brentwood 2023-2031 Housing Element
Section 4: Housing Plan 4-2
Section 4: Housing Plan
The Housing Plan described in this Chapter includes the City’s goals, policies, and objectives for the 2023- 2031 planning period. The Housing Plan addresses the need to plan for additional housing opportunities, remove constraints to affordable housing, improve the existing housing stock, and provide equal opportunities for all current and future residents of Brentwood.
These goals, policies, and programs were developed based on:
x Review of the City’s 5th Planning Cycle Housing Element; x Input and feedback from the community, stakeholders, and decision makers; x New State law requirements; and
x Analysis provided in the Community Profile and the Constraints, Resources, and Fair Housing Chapters of this 2023-2031 Housing Element.
[Note – References to existing 5th Planning Cycle Housing Element policies and programs are included in brackets to facilitate review of the Public Review Draft of the 6th Planning Cycle Housing Element. These references will be removed in future drafts.]
Section 4 Contents
A. Goals, Policies, and Actions
H.1 - Housing Goal
Housing Policies
Implementing Actions
H.2 - Affordability Goal
Housing Policies
Implementing Actions
H.3 - Equitable Distribution of Affordable Housing Goal Housing Policies
Implementing Actions
H.4 - Housing Opportunities Goal
Housing Policies
Implementing Actions
B. Summary of Quantified Objectives
DRAFT for
ng opport ng oppo
and provide e and pro
decision makers; decisio
Constraints, Resources, and Fair Housing
sing Element policies and programs are included Element policies and p Draft of the 6th Planning Cycle Housing Element. Planning Cyc AF ns
Goal
ies
nting Actions nting Act
uitable Distribution of Affordable Housing Goal able Distribution of Affordable Housing Goal using Policies
Implementing Actions Actions
H.4 - Housing Opportunities Goal H.4 - Housing Opportunities G Housing Policies
Implementing Actions ing Actio
B. Summary of Quantified Objectives antified Objectives Brentwood 2023-2031 Housing Element
Section 4: Housing Plan 4-3
A. Goals, Policies, and Actions
H.1 - Housing Goal
Facilitate a diversity of housing opportunities to enhance the City’s living environment and to satisfy the shelter needs of all Brentwood residents.
Housing Policies
x Policy H.1-1: Encourage adequate residential sites with densities distributed throughout the City for the production of new for-sale and rental residential units, emergency shelters, and transitional and supportive housing sites for existing and future residents. [5th Cycle Policy H.1-1] x Policy H.1-2: Endeavor to ensure the supply of safe, decent, and sound housing for all residents. [5th Cycle Policy H.1-2]
x Policy H.1-3: Provide incentives for water and energy conservation measures in new housing and substantial housing rehabilitation projects. [5th Cycle Policy H.1-3] x Policy H.1-4: Encourage multi-family rental units for Brentwood’s population that include an adequate variety of choices of product types, price, unit sizes, amenities, and location of housing in the community and maintain an adequate supply of rental housing available to very-low-, lowand moderate-income persons. Minimize displacement of tenants, particularly seniors, disabled, and low- and moderate-income residents in rental apartments and encourage ownership of lower-cost residential units by prior renters through the regulation of condominium conversions. [5th Cycle Policy H.1-4]
Implementing Actions
Action H.1a: Biennial Evaluation
Conduct a biennial evaluation of the City's inventory of available sites, including very high-density residential sites, and take appropriate action to ensure an ongoing supply of available sites at appropriate densities to meet projected housing needs. This biennial evaluation shall include an assessment of the effect of the City’s midrange density land use policy to ensure that it does not become a barrier or impact the cost to the development of additional housing opportunities and hinder the efficient use of the City’s available vacant residential land supply. The biennial evaluation will at a minimum evaluate factors such as built densities, processing time, and impacts on approval and development costs. If the evaluation identifies the mid-range policy as a constraint, the City will take action within one year to mitigate its impacts on development. In addition, should the Residential Growth Management Program be reinstated, the City shall include an evaluation of any impacts or constraints on the development of housing. [5th Cycle Action H.1a]
Objectives:
x Maintain adequate residential sites.
Timing: Biennial review; action to occur within one year, if necessary Responsible Agency: Community Development Department, Planning Commission, City Council Funding Source:
DRAFT
General Fund
T
nvironm
s distributed throughout the City s distributed throughout th al units, emergency shelters, and al units, emergency shelters, uture residents. uture re [5th Cycle Policy H.1-1] y H.1-1] , decent, and sound housing for all residents.
nd energy conservation measures in new housin y conservation me cts. [5th Cycle Policy H.1-3] cy H.1-3]
mily rental units for Brentwood’s population t mily rental units for Brentwood’s p product types, price, unit sizes, amenities, and lo duct types, price, unit sizes, amenities, tain an adequate supply of rental housing availa adequate supply of rental housing availa ersons. Minimize displacement of tenants, partic mize displacement of tenants, partic ate-income residents in rental apartments and dents in rental apartments an tial units by prior renters through the regulation al units by prior renters through the regulation .1-4]
ctions
iennial Evaluation iennial R
biennial evaluation of the City's inventory of iennial evaluation of the City's inventory of ial sites, and take appropriate action to ensure a , and take appropriate action to ensure a ties to meet projected housing needs. This bie projected housing needs. This bie fect of the City’s midrange density land use polic ect of the City’s midrange d the cost to the development of additional hous the cost to the development of a available vacant residential land supply. The available vacant residential land sup as built densities, processing time, and as built densities, processing time, an identifies the mid-range policy as a c range policy as a c impacts on development. In additio ment.
the City shall include an evaluati the City shall include an ev Action H.1a] Actio
bjectives: bjectives
Maintain ade Dienn
Brentwood 2023-2031 Housing Element
Section 4: Housing Plan 4-4
Action H.1b: Accessory Dwelling Units
Support and accommodate the development of Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) during the 2023-2031 planning period to meet projection figures detailed in Appendix B of this Housing Element. [5th Cycle Action H.1b, modified/expanded] Objectives:
x Review and revise the ADU ordinance, as necessary, to comply with State law. x Implement a permit-ready ADU program (pre-approved ADU plans that do not require additional review).
x Post a user-friendly FAQ on the City’s website to assist the public. x Create an expedited plan check review process.
x Research potential State and Regional funding sources for affordable ADUs and make information publicly available.
Timing: Implement objectives within three years of adoption of the 2023-2031 Housing Element; review ADU development annually; make program changes, if necessary, within six months Responsible Agency: Community Development Department
Funding Source: General Fund
Action H.1c: ADU and JADU Monitoring
The City shall monitor the development of ADU and JADU applications, location, affordability, and other relevant features to ensure adequate ADU development is occurring to meet the City’s 2023-2031 development goals. The City shall evaluate the need to adjust policies and actions if the pace of applications and development is less than anticipated in Appendix B. Should changes need to be made due to a gap in the numbers of ADUs projected and the number of ADUs permitted, the City shall make changes proportional to the gap identified. This may include, but is not limited to, further streamlining and incentivizing ADU development, rezoning additional non-residential sites, or similar actions. [NEW] Objectives:
x Create and implement an ADU and JADU monitoring program.
Timing: Create a monitoring program within one year of adoption of the 2023-2031 Housing Element; annually review development trends; make program changes, if necessary, within six months Responsible Agency: Community Development Department
Funding Source: General Fund
Action H.1d: Monitor At-Risk Projects
Where assisted housing projects are “at risk” of reverting or converting to market rate pricing develop strategies including potential expenditure of City housing funds to preserve their ongoing affordability.
The City shall consider opportunities to preserve ongoing affordability by providing financial resources and technical assistance so that existing affordable units are not at risk of converting to market rate after their restricted affordability term expires. If affordable units will be lost, opportunities to convert existing market-rate units to affordable units shall be investigated by determining whether provision of rehab improvement assistance or purchase of affordability covenants is warranted. [5th Cycle Action H.1d, modified/expanded]
e law.
at do not require additional at do not requir
ic.
r affordable ADUs and make information
adoption of the 2023-2031 Housing Element; 203
hanges, if necessary, within six months es, if necessary, within epartment FT A
nt of ADU and JADU applications, location, affor ADU and JADU applications, location, a uate ADU development is occurring to meet U development is occurring to meet hall evaluate the need to adjust policies and the need to adjust policies and nt is less than anticipated in Appendix B. Should icipated in Appendix B. Should ers of ADUs projected and the number of ADUs rs of ADUs projected and the number of ADUs o the gap identified. This may include, but is no o the gap identified. This may inc U development, rezoning additional non-residen U development, rezoning additional ate and implement an ADU and JADU monitorin te and implement an ADU and JADU monitorin ng: Create a monitoring program monitoring pro within one yea in one yea nnually review development trends; make progr ually review development Responsible Agency: Responsible Age Community Developmen Commun Funding Source: General FundRD
Action H.1d: Monitor At-Risk Projects itor At-Risk Projects Where assisted housing projects ar sing p
strategies including potential ex strategies including poten The City shall consider oppor The City shall consider op and technical assistance so and technical assistance s
eir restricted affordab
et-rate units to
ement ass
pand
Brentwood 2023-2031 Housing Element
Section 4: Housing Plan 4-5
Objectives:
x Monitor units at-risk of converting to market-rate and outreach to property owners to identify resources and programs available to maintain affordability. x Investigate opportunities to convert existing market-rate units to affordable units through rehabilitation improvement assistance.
Timing: Monitor units through the planning period; outreach to property owners within one year of adoption of 2023-2031 Housing Element; investigate opportunities for units at risk of converting to market rate annually
Responsible Agency: Community Development Department
Funding Source: State Funds, County CDBG and HOME Funds, City Housing Fund, and other potential funding sources
Action H.1e: Community Education Regarding the Availability of Rehabilitation Programs Encourage the Contra Costa County HOME Consortium and CDBG Urban County to educate lower-income households, owners, and managers of rental properties, non-English-speaking households, and other special needs groups about available rehabilitation programs and available affordable housing opportunities by using neighborhood and community organizations, the City and County websites, and various print, broadcast, and online media. [5th Cycle Action H.1e] Objectives:
x Collaborate with relevant agencies and organizations to discuss and review available resources. x Maintain informational materials online.
x Assist in rehabilitating 30 housing units.
Timing: Annually collaborate with agencies and organizations and review informational materials; annually review rehabilitated units and resources available Responsible Agency: Community Development Department; Contra Costa County CDBG/HOME Consortium
Funding Source: County CDBG and HOME funds
Action H.1f: Housing Condition Survey
Maintain a current housing condition survey of a representative sample of all housing units within the City. This survey should include the number of units in need of rehabilitation or replacement. [5th Cycle Action H.1f]
Objectives:
x Update the housing condition survey and annually monitor the number of units in need of rehabilitation. Update the survey every five years.
x Provide information online on resources available to units in need of rehabilitation.
Timing: Update the survey within one year of adoption of the 2023-2031 Housing Element; update the survey every following five years; annually conduct the survey and provide information online on resources available
Responsible Agency: Community Development Department
Funding Source:
DRAFT
General Fund
e units e units
ners within one year of ners withi
ts at risk of converting to ts at risk of con
Housing Fund, and other potential Housing Fund, and other potentiTF lity of Rehabilitation Programs lity of Rehabilitation P nd CDBG Urban County to educate lower-income nd CDBG Urban County to e rties, non-English-speaking households, and ot non-English-speaking tation programs and available affordable h grams and ava munity organizations, the City and County web ions, the C 5th Cycle Action H.1e]
gencies and organizations to discuss and review and organizations to discuss and review materials online.
g 30 housing units.
borate with agencies and organizations with agencies and organ and r abilitated units and resources available abilitated units and resources availa ency: Community Development Department; Community Development Depa ource: County CDBG and HOME funds County CDBG and HOME funds RA n H.1f: Housing Condition Survey ing Condition S DR
aintain a current housing condition survey of a ntain a current housing co City. This survey should include the number of City. This survey should include Action H.1f]
Objectives:
x Update the housing condit housing condit
rehabilitation. Update th . Upd
x Provide information o matio
Timing: Update the sur the sur
vey every follow
rces availabDble A
Brentwood 2023-2031 Housing Element
Section 4: Housing Plan 4-6
Action H.1g: Residential Design Guidelines
Continue implementation of the City’s approved Residential Design Guidelines and encourage a variety of housing types to continue to provide safe, sound, and attractive ƵŶŝƚƐ for all residents. The intent of these guidelines is to express the housing design features the City would like to encourage in order to improve certainty and to minimize the processing time for design review applications. The City will also review the Residential Design Guidelines for subjective language and adopt modifications to promote objectivity. [5th Cycle Action H.1g, modified]
Objectives:
x Implement the Residential Design Guidelines.
x Annually meet with housing developers to provide them with information on the Residential Design Guidelines and receive input and feedback.