Regional Trends
Figure 3-34 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.
Local Trends
Figure 3-35 shows the HPI percentile score distributions for Contra Costa County. Similar to TCAC Opportunity Area Environmental Scores for the city, the majority of El Cerrito is within the highest quartile (75–100) in the Healthy Places Index. Only northwestern and southwestern El Cerrito have slightly lower scores (50–75). Areas with the lowest scores Agenda Packet Page 234 of 595
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in the HPI are also areas that have the most indicators of potential fair housing issues, as described throughout this chapter. These areas have higher percentages of non-White populations, higher percentages of children in femaleheaded households and lowest median gross rents as presented in HUD’s Location Affordability Index discussed later in this chapter. These areas are considered low resource based on composite scores for opportunity areas and are considered sensitive communities vulnerable to displacement. Low composite scores for opportunity areas indicate low opportunity indicators such as employment rates, educational proficiency, proximity to jobs, etc.
Figure 3-34: Healthy Places Index in Contra Costa County Source: Map 18(a) of Contra Costa Housing Collaborative AFFH analysis.
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Figure 3-35: Healthy Places Index in El Cerrito
Source: Map 18(b) of Contra Costa Housing Collaborative AFFH analysis.
3.7 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:
• Housing cost burden, including utilities, exceeding 30 percent of gross income; • Severe housing cost burden, including utilities, exceeding 50 percent of gross income; • Overcrowded conditions (housing units with more than one person per room); and • 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 percent) in the county experience any one of the above housing problems; 85,009 households (22.62 percent) experience severe housing problems. Based Agenda Packet Page 236 of 595
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on relative percentage, Hispanic households experience the highest rate of housing problems regardless of severity, followed by Black households and ‘Other’ races. Table 3-20 lists the demographics of households with housing problems in the county.
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 3-20: Demographics of Households with Housing Problems in Contra Costa County Demographic Total Number of Households Households with Housing Problems Households with Severe Housing Problems Number Number Percent Number Percent
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 County experience housing problems at a higher rate than smaller family households, but at a lower rate than larger family households. Table 3-21 lists the number of households with housing problems according to household type.
Table 3-21: 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 percent 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 3-22, 35.59 percent of all households experience cost burdens. Renters experience cost burdens at higher rates than owners (48.28 percent compared to 28.95 percent).
Figure 3-36 shows concentrations of cost burdened renter households in Contra Costa County, and indicates that there are highly concentrated areas are 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 percent of renters experience cost burdens. The majority of east Contra Costa County has 60–80 percent of renter households that Agenda Packet Page 237 of 595
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experience cost burdens; west Contra Costa County has 20–40 percent 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 percent of renter households experience cost burdens.
Table 3-22: Households that Experience Cost Burden by Tenure in Contra Costa County Total Number of
Households
Cost burden
>30% to < 50%
Cost burden
> 50%
Percentage of Households
that Experience Cost Burden
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 3-36: Distribution of Percentage of Overpayment by Renters in Contra Costa County Source: Map 19(a) of Contra Costa Housing Collaborative AFFH analysis.
Local Trends
Table 3-23 presents data for households that experience cost burden in El Cerrito by tenure. As shown in the table, almost 34 percent of all households experience cost burden across the city. Renters experience higher rates of cost burdens than owners (42.94 percent to 27.65 percent). These patterns are similar to rates of overpayment for renters in the county where 48.28 percent of renters are cost burdened compared to 28.95 percent of homeowners.
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Table 3-23: Households that Experience Cost Burden by Tenure in El Cerrito Total Number of
Households
Cost burden
>30% to < 50%
Cost burden
> 50%
Percentage of Households
that Experience Cost Burden
Owners Only 5,895 845 785 27.65%
Renters Only 4,085 925 829 42.94%
All Households 9,980 1,770 1,614 33.91%
Source: https://www.huduser.gov/portal/datasets/cp.html, 2014–2018.
Figure 3-37 shows low concentrations (<20 percent) of cost-burdened renter households in northern and central eastern El Cerrito. The rest of the city has moderately high percentages of cost burdened renter households ranging from 20–60 percent. Where cost burden is the highest, economic scores are lowest, median household incomes are lowest, and percent of renter units with HCVs are highest. These areas are also considered sensitive communities vulnerable to displacement according to the UC Berkeley Urban Displacement Project.
Figure 3-37: Distribution of Percentage of Overpayment by Renters in El Cerrito Source: Map 19(b) of Contra Costa Housing Collaborative AFFH analysis.
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Overcrowded Households
In response to a mismatch between household income and housing costs in a community, some households may not be able to buy or rent housing that provides a reasonable level of privacy and space. According to both California and federal standards, a housing unit is considered overcrowded if it is occupied by more than one person per room (excluding kitchens, bathrooms, and halls).
Regional Trends
Figure 3-38 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.
Figure 3-38: Distribution of Percentage of Overcrowded Households in Contra Costa County Source: Map 20(a) of Contra Costa Housing Collaborative AFFH analysis.
Local Trends
Figure 3-39 shows the distribution of overcrowded households in the city. Almost all census tracts in El Cerrito have less than 8.2 percent of overcrowded households, with the exception of a pocket in the central western area of the city that has 8.2–12 percent of overcrowded households. Where the percentage of overcrowded households is highest, HCV use and the percentage of cost-burdened renter households are also highest. According to ACS 2015- 2019 5-year estimates, the majority (38.74 percent) of housing units in El Cerrito have 2 bedrooms; 35.75 percent of Agenda Packet Page 240 of 595
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housing units have 3 bedrooms and 11.25 percent have 4 bedrooms. This may indicate that tracts with higher concentration of overcrowded households have larger family households. Given that tracts with higher concentrations of overcrowded households also correspond to lower median income, it may be that larger households in El Cerrito are unable to afford adequately sized housing for their families even with the use of HCVs.
Figure 3-39: Distribution of Percentage of Overcrowded Households in El Cerrito Source: Map 20(b) of Contra Costa Housing Collaborative AFFH analysis.
Substandard Conditions
High housing costs can often result in households, particularly renters, living in substandard conditions to afford housing. Incomplete plumbing or kitchen facilities can be used to measure substandard housing conditions.
Regional Trends
According to 2015–2019 ACS estimates, shown in Table 3-24, 0.86 percent of households in Contra Costa County lack complete kitchen facilities and 0.39 percent of households lack complete plumbing facilities. Renter households are more likely to lack complete facilities compared to owner households.
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Table 3-24: Substandard Housing Conditions by Tenure in Contra Costa County Owner Renter All Households
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 3-25, substandard housing conditions in El Cerrito follow similar patterns in Contra Costa County, where higher percentages of renter households have substandard housing conditions compared to owner households. El Cerrito has a higher percentage of households lacking complete kitchen and plumbing facilities than the county.
As described in Chapter 2, Housing Needs Assessment, the City’s Neighborhood Preservation Program gathers data on housing conditions through a combination of the City’s Residential Rental Inspection Program and code enforcement activities/complaints. Based on data from 2019, the Neighborhood Preservation Officer estimates that 1 percent of owner-occupied housing units and 10 percent of renter-occupied housing units are in substandard condition. The higher estimate of substandard rental units compared to owner-occupied units is a reflection of the City’s proactive approach to inspecting rental units and reactive code enforcement on owner-occupied units.
Table 3-25: Substandard Housing Conditions by Tenure in El Cerrito Owner Renter All Households
Lacking complete kitchen facilities 0.07% 3.79% 1.59%
Lacking complete plumbing facilities 0.15% 0.46% 0.28%
Source: American Community Survey, 2015-2019 (5-Year Estimates).
The City has two programs to address substandard housing conditions: the Code Enforcement program, which is a reactive program to address complaints reported from residents and other community members, and the Residential Rental Inspection Program, which is a proactive program to inspect all rental units in the city. Figure 3-40 shows the concentration of substandard housing cases identified through Code Enforcement activities and Figure 3-41 shows the location of substandard housing conditions identified through the Residential Rental Inspection Program. There were 85 cases of substandard housing addressed through the Code Enforcement program and 544 cases of substandard housing addressed through the Residential Rental Inspection Program. What is evident in these maps is that most substandard housing cases occur in the flatlands where the City’s older housing stock and existing multifamily housing stock is concentrated.
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Figure 3-40: Code Enforcement Cases of Substandard Housing, 2017-2022 Agenda Packet Page 243 of 595
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Figure 3-41: Residential Rental Inspection Substandard Housing Locations, 2017-2022 Housing Choice Vouchers
HCVs 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.
Fair housing choice means that individuals and families have the information, opportunity, and options to live where they choose without unlawful discrimination and other barriers related to race, color, religion, sex, familial status, national origin, disability, source of income, or other protected characteristics. Fair housing choice encompasses: (1) actual choice, which means the existence of realistic housing options; (2) protected choice, which means housing that can be accessed without discrimination; and (3) enabled choice, which means realistic access to sufficient information regarding options so that any choice is informed. Households participating in the HCV Program have enabled choice when they are provided with sufficient information regarding their housing options so that any choice is informed.7 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 Housing Agencies (PHAs), and the program’s 7 HCD AFFH Guidance Memo, 2021.
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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.
This section will also discuss the Location Affordability Index. The Location Affordability Index, developed by HUD, measures standardized household housing and transportation cost estimates. The Index was developed in collaboration with DOT under the federal Partnership for Sustainable Communities (Partnership). 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 for housing in the United States is paying 30 percent 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 percent 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 percent in 2003. As of 2013, households spent on average about 17 percent of their annual income on transportation, second only to housing costs in terms of budget impact. And for many working-class and rural households, transportation costs exceed housing costs.
Regional Trends
According to the Contra Costa County 2020 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 low-income populations. With reference to Figure 3-42 the program appears to be most prominent in western Contra Costa County, in heavily Black and Hispanic areas, and in the northeast area 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 3-43 shows the Location Affordability Index in Contra Costa County (based on 2012-2016 ACS data). 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.
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Figure 3-42: Distribution of Percentage of Renter Units with HCVs in Contra Costa County Source: Map 6(a) of Contra Costa Housing Collaborative AFFH analysis.
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Figure 3-43: Location Affordability Index in Contra Costa County Source: Map 7(a) of Contra Costa Housing Collaborative AFFH analysis.
Local Trends
The Contra Costa County Housing Authority administers and manages the Housing Choice Voucher Program (HCV) in most of Contra Costa County, including El Cerrito. There are 140 HCVs households assisted in El Cerrito.
Figure 3-44 provides the percentage of renter units with HCVs in El Cerrito. The majority of the city has no data. The central west portion of the city has 5–15 percent of renter units with HCVs and the northwest corner of the city has 0– 5 percent of renter units with HCVs. Tracts where there are renter units with HCVs in the city are considered sensitive communities vulnerable to displacement. Interestingly, these tracts also have a high percentage of cost-burdened renter households, which may indicate that renters who live here experience financial constraints in other aspects such as for food, transportation, education, etc. Tracts with the highest percent of renter units with HCVs also have the highest concentration of overcrowded households in the city.
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Figure 3-44: Distribution of Percentage of Renter Units with Housing Choice Vouchers in El Cerrito Source: Map 6(b) of Contra Costa Housing Collaborative AFFH analysis.
Figure 3-45 shows the Location Affordability Index in the City of El Cerrito (based on 2012-2016 ACS data). Census tracts with the highest rents ($2,500–$3,000) are concentrated in the east and rents decrease to less than $1,000 towards the west. Tracts with the highest rent have the lowest percent of LMI populations, highest median income, and highest composite scores for opportunity areas. High composite scores for opportunity areas indicate high opportunity indicators such as employment rates, educational proficiency, proximity to jobs, etc.
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Figure 3-45: Location Affordability Index in El Cerrito Source: Map 7(b) of Contra Costa Housing Collaborative AFFH analysis.
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 states that a census tract is a sensitive community if the proportion of very low income residents was above 20 percent in 2017 and the census tracts meet two of the following criteria: (1) Share of renters above 40 percent in 2017; (2) Share of Non-White population above 50 percent in 2017; (3) Share of very low-income households (50 percent 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 3-46.
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Figure 3-46: Sensitive Communities as Defined by the Urban Displacement Project in Contra Costa County Source: Map 21(a) of Contra Costa Housing Collaborative AFFH analysis.
Local Trends
In 2015, the UDP conducted research on gentrification and displacement in the Bay Area, which concluded that nearly 48 percent of Bay Area neighborhoods are experiencing displacement. Only the western census tracts in El Cerrito, however, were identified as sensitive communities (see Figure 3-47). These areas correspond to block groups with high percentages of cost-burdened renter households, low median income, high percentages of renter units with housing choice vouchers, and high percentage of children in female-headed households.
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Figure 3-47: Sensitive Communities as Defined by the Urban Displacement Project in El Cerrito Source: Map 21(b) of Contra Costa Housing Collaborative AFFH analysis.
Homelessness
As described in Chapter 2, the 2022 point-in-time (PIT) count identified 31 unsheltered individuals in El Cerrito, which was 1 percent of the countywide homeless population of 3,093. In West Contra Costa County, 72 percent of the unhoused population was in the City of Richmond, where the majority of homeless services are available in the county. Within El Cerrito, persons experiencing homelessness generally tend to congregate near the BART stations as well as Baxter Creek and the Ohlone Greenway. El Cerrito City staff works directly with the County CORE team to help connect unhoused residents with housing and services.
While white (Hispanic and Non-Hispanic) residents represent the largest proportion of residents experiencing homelessness, making up 45 percent of the homeless population in 2019, white residents make up 55.8 percent of the overall countywide population. Comparing the racial composition of people experiencing homelessness to the total racial composition of all residents in the county reveals that Black/African American and American Indian individuals are disproportionately represented in the homeless population (see Figure 2-25). Black or African American residents make up only 8.7 percent of the countywide population, but an estimated 33.8 percent of the homeless population. Additionally American Indian or Alaska Native individuals make up less than 1 percent of the countywide population and nearly 15 percent of the homeless population.
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3.8 Assessment of Sites Inventory and Fair Housing
State housing element law, Government Code Section 65583(c)(10), requires that the sites inventory (see Chapter 4) be analyzed with respect to AFFH. By comparing units inventoried on approved and planned projects and vacant and underutilized sites to the fair housing indicators in this assessment, this section analyzes whether the sites included in the Housing Element sites inventory improve or exacerbate fair housing conditions, patterns of segregation, and access to opportunity throughout the city.
Summary Analysis of Sites Inventory and Fair Housing
The City was assigned a total Regional Housing Needs Allocation (RHNA) of 1,391 new housing units, which includes 334 very low-, 192 low-, 241 moderate-, and 624 above moderate-income units. Based on the housing units in the approved and planned projects, vacant and underutilized sites, and the projection of ADUs, the City has sufficient capacity to meet the RHNA with a surplus (refer to Section 4.7, RHNA Summary). Using data and research from the HCD AFFH Data and Mapping Tool 1.0, Table 3-26 presents the housing unit capacity and existing conditions as they relate to indicators of fair housing analyzed in this assessment for each census tract in the city.
As described in the General Plan, the City’s strategy for balanced growth calls for most growth to take place in three areas along San Pablo in order to take advantage of the two BART stations and a large area between the stations that offers an opportunity for a large-scale mixed-use concept. This includes the Del Norte BART Station Area, Midtown Area, and El Cerrito Plaza Area. The areas along San Pablo Avenue in the flat, low-lying area of the city are the least constrained areas for new development. However, these areas score lower on several of the fair housing indicators.
The eastern hillside areas score higher on several indicators. Housing in these areas consists of almost exclusively single-family homes built on small, steep hillside parcels. Most of the areas are also considered very high fire hazard severity zones where evacuation is a concern. Because of these constraints, sites included in the 2023-2031 Housing Element inventory are largely located in flatter terrains of the city with higher density housing primarily located along San Pablo Avenue between Potrero Avenue and Cypress Avenue, bordering Richmond.
More specifically, a significant portion of the capacity for housing is identified within the San Pablo Avenue Specific Plan (SPASP) area, which encompasses several census tracts noted in the table below that are along the San Pablo Avenue corridor and bordering the City of Richmond. As shown in the table, about 48 percent of the total housing capacity is in census tract 6013386000 which is the northernmost track of the SPASP, near the Del Norte BART Station Area, and nearly 29 percent of the total housing capacity is in tract 6013389100, the southernmost track of the SPASP which is where the El Cerrito Plaza Station Area is located.
The San Pablo Avenue corridor is a priority development area for new housing and population growth due to its proximity to existing services, including public transportation infrastructure, and the opportunities for increased land use intensity afforded by underutilized land and surface parking lots. The SPASP was originally adopted in 2014 . The City recently completed an update of the SPASP in 2022 to further increase capacity for residential and commercial development in the plan area. Consistent with the California Environmental Quality Act, an Environmental Impact Report was prepared for the SPASP and determined the area suitable for higher density development. Notably, the SPASP area includes census tracts which have more renter households, Non-White households, and households with lower incomes. In this Housing Element, the SPASP area accounts for over 94 percent of the City’s capacity for residential development (2,702 units) during the RHNA period, including 1,523 units in planned and approved residential projects and 1,030 units on vacant and underutilized sites. Regarding racial/ethnic trends, El Cerrito has a higher share of White residents than other jurisdictions in the Bay Area as a whole, a lower share of Latinx residents, a lower share of Black residents, and a higher share of Asian/Pacific Islander residents. As shown in the table below, residents identifying as White compose the largest segments of the population in most census tracts except in census tract 6013381000, which has a predominant African American population and is also largely in the City of Richmond, not El Cerrito. Census tracts 6013386000 and 6013389200 have a more predominant Asian population than the rest of the city. Approximately 57 percent of the housing capacity identified for this Housing Element (1,636 units of the total inventory) are identified in areas where there is a higher proportion of Asian or African American residents. As a result, the racial composition of Asian or African American predominant census tracts have the highest likelihood of Agenda Packet Page 252 of 595
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being impacted by future development because that is where the majority of sites suitable for high density multifamily and mixed use development for the Housing Element are located.
This is also true for patterns of median household incomes as well as extremely low income households and populations with disabilities. As described previously, households with lower median incomes (i.e., below the Statewide Median Income of $87,100) generally reside on the western side of the city along the San Pablo Avenue corridor, specifically the northwest census defined areas within El Cerrito and bordering Richmond, see census tracts:
6013370000, 6013381000, 6013383000, 6013386000, 6013387000 and 6013389200. Approximately 58 percent of the housing capacity identified for this Housing Element (1,780 units of the total inventory) are identified in areas with lower median household incomes (i.e., below the Statewide Median Income of $87,100). These western tracts also have slightly higher populations with a disability and are considered sensitive communities vulnerable to displacement. These tracts have low composite scores for TCAC opportunity areas. Low composite scores in TCAC opportunity areas indicate low opportunity indicators such as employment rates, educational proficiency, proximity to jobs, etc. Of the 1,780 units, approximately 640 are identified for lower-income households, 583 for moderate income households, and 557 for above moderate households.
Throughout this Housing Element period, the City is focusing investment efforts to increase opportunity access in low resource areas by prioritizing redevelopment along the San Pablo Avenue corridor. During the Housing Element planning period, the City will evaluate the best uses of the Affordable Housing Funds to assist development projects and support new housing opportunities for lower income and vulnerable households throughout the city. In addition, staff will continue to monitor and partner with County, State and Federal programs to expand resources and capacity to residents including tenant protections. In addition, the City’s Inclusionary Zoning ordinance requires new marketrate residential projects to set aside between 10 to 12 percent of its units for low to moderate-income households or pay an in-lieu fee to the City’s Affordable Housing Trust Fund. The Inclusionary Zoning ordinance will ensure that market-rate development contributes towards addressing the need for additional affordable housing. The City has included Program H-2.A in the Housing Element to continue implementation of the Inclusionary Zoning ordinance to increase housing mobility and access to affordable housing in higher resource areas. To support a healthy mix of incomes in the focused area of growth along San Pablo Avenue, the Housing Element inventory includes capacity for 782 above-moderate income units, 879 moderate-income units, and more than 990 units of lower-income housing in these tracts.
There are also four census tracts that qualify as RCAAs in the City of El Cerrito, including census tracts 6013384000, 6013385100, 6013390100, and 6013390200 (see 3.5 Racially or Ethnically Concentrated Areas). These RCAAs are in the east hillside areas and existing housing in these areas is almost exclusively single-family homes. As shown in the table below, the Housing Element identified less than 3 percent of the total housing capacity in these areas and tracts classified as an RCAA are also within the Very High Fire Hazard Severity Zone. Beyond the capacity shown in the inventory, there is still additional capacity for “missing middle housing” that is affordable by design to middle-income households. The Housing Element includes programs such as Program H-1.D to prepare objective design standards and Program H-1.E to evaluate current zoning standards to potentially adopt zoning modifications and/or incentives to facilitate more of these housing types for lower-income and moderate- income households – including ADUs, duplexes, and SB9 lot splits – in higher opportunity and higher income single-family neighborhoods (Program H-1.C).
The objective is to facilitate the development of 144 ADUs throughout the Housing Element period with a goal of 75 percent in moderate or higher resource areas as a strategy to diversify high resource single-family neighborhoods qualifying as RCAA. To facilitate housing mobility opportunities within the existing housing stock in the RCAAs, the City will partner with Home Match Contra Costa County. Home Match partners with homeowners and home seekers to create long-term shared living arrangements (Program H-4.E). The City will also be evaluating ways to mitigate fire risk considerations to facilitate more density in the RCAAs through the Safety Element update (Program H-1.E).
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Table 3-26: Distribution of Housing Capacity by Census Tract Census Tract
Existing
Households
Housing Capacity Integration and Segregation Indicators Access to Opportunity Disproportionate Housing Needs/Displacement Risk Low Moderate
Above
Moderate
Total Housing
Capacity
(Units)
Percent of
Total Housing
Capacity Population Majority Median Income RCAA
Disability
Rate
TCAC Opportunity
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6013370000*
(SPASP) 1,057 0 0 0 0 0.0% White (Sizeable gap 10% - 50%) $87,024 - $104,375 No 3.4% Low Resource 14 - 19 27.9% No 6.0% 54.8% 20.2% Yes 6013381000*
(SPASP) 2,057 0 76 68 144 5.0% African American/Black(Sizeable gap 10-50%) $31,397 - $67,230 No 3.8% Low Resource 25-34 49.7% No 7.8% 49.6% 52.1% Yes 6013383000*
(SPASP) 2,063 0 45 45 90 3.1% White (Sizable gap 10-50%) $74,730 - $94,083 No 2.6% Low Resource 39-48 38.1% No 7.4% 39.6% 35.3% Yes 6013384000 1,645 0 0 5 5 0.2% White
(Sizable gap 10-50%) $100,192 - $162,279 Yes 3.0% Moderate Resource 19-23 12.8% Yes 0.0% 18.9% 35.0% No 6013385100 1,208 0 2 32 34 1.2% White
(Sizable gap 10-50%) $159,712 - $201,146 Yes 4.2% High Resource 30-33 8.1% Yes 4.6% 22.1% 30.0% No 6013385200 504 0 0 64 64 2.2% White
(Slim gap <10%) $114,141 - $159,875 No 3.8% Moderate Resource 26-28 8.5% Yes 0.0% 51.2% 27.2% No 6013386000
(SPASP) 1,542 491 455 437 1,383 48.1% Asian (Slim gap <10%) $29,189 - $113,017 No 3.4% Low Resource 28-34 28.5% No 2.7% 59.8% 37.8% Yes 6013387000
(SPASP) 1,083 54 0 0 54 1.9% White (Sizable gap 10-50%) $46,250 - $124,688 No 2.9% Low Resource 33-38 27.8% No 9.1% 57.3% 56.5% Yes 6013388000
(SPASP) 1,119 0 99 31 130 4.5% White (Sizable gap 10-50%) $84,444 - $110,568 No 3.0% Moderate Resource 40-42 12.2% No 2.1% 38.9% 34.7% Yes 6013389100
(SPASP) 1,015 351 242 239 832 28.9% White (Sizable gap 10-50%) $104,712 - $115,417 No 2.4% Moderate Resource 45-48 18.2% No 6.2% 37.5% 45.3% No 6013389200
(SPASP) 632 95 7 7 109 3.8% Asian (Slim gap <10%) $73,958 - $79,375 No 3.0% Moderate Resource 49-51 17.6% No 2.9% 44.6% 27.3% Yes 6013390100 917 0 0 31 31 1.1% White
(Sizable gap 10-50%) $135,313 - $185,250 Yes 1.9% Moderate Resource 36-38 5.0% Yes 0.0% 17.2% 36.0% No 6013390200 751 0 0 0 0 0.0% White
(Sizable gap 10-50%) $120,750 - $144,167 Yes 3.6% Moderate Resource 41 - 46 5.9% No 2.5% 50.0% 29.7% No *Most of this census tract falls within the City of Richmond.
SPASP = San Pablo Avenue Specific Plan area
RCAA = Racially Concentrated Area of Affluence
TCAC = California Tax Credit Allocation Committee
Source: City of El Cerrito and Ascent, 2023. Data for fair housing indicators downloaded from HCD AFFH Data and Mapping Tool in 2021 and adapted by Ascent.
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Potential Effects on Patterns of Segregation and Integration Race/Ethnicity
As previously discussed, most of the City is predominantly non-Hispanic White with a diverse minority population that is predominantly composed of Asian/Pacific Islanders. Asian and other Non-White residents generally reside on the northside of the city in neighborhoods around San Pablo Avenue between Potrero Avenue and Cypress Avenue, bordering Richmond. Asian households are also a slim majority (gap less than 10 percent) on the southern side of San Pablo Avenue. The city is moderately segregated with white residents being more isolated than other population groups largely due to the historical relationship between land use policies and segregation. Figure 3-48 and 3-49 show the City’s sites inventory in relation to predominant racial groups by census tract.
As shown below, sites in the inventory are distributed relatively evenly between Asian majority neighborhoods and White majority neighborhoods; however, the racial composition of San Pablo Avenue neighborhoods have a high likelihood of being impacted by future development. Approximately 1,636 units in the inventory (58 percent of the total inventory) are identified in areas where there is a higher proportion of Asian or African American residents. As described above, this is largely due to the projects planned for development through the SPASP area which is planned for redevelopment and significant public and private investment during the planning period. The successful development of additional lower-income housing intermixed with moderate- and market-rate housing in the SPASP area will occur largely on vacant or non-residential sites, and will maintain the stock of affordable housing for lowerincome households while creating a mixed income living environment, helping to reverse trends of segregation.
Figure 3-48: Sites Inventory and Predominant Racial Composition of Census Tract Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 ACS data. 0 586
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Figure 3-49: Sites Inventory and Racial/Ethnic Distribution by Census Tract, El Cerrito Source: Ascent, 2022. Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 ACS data.
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Income
As was shown in the assessment above, most of the city’s lower- and moderate- income households are along the San Pablo Avenue corridor, specifically the northwest block groups within El Cerrito bordering Richmond. Based on recent specific plans and zoning changes, patterns of integration by income, in addition to race/ethnicity, will likely change the most in neighborhoods along this corridor. While the availability of more moderate and above-moderate income housing will provide more units to respond to population growth, the development of lower income units throughout the city will be integral to mitigating the displacement of lower- and moderate- income households and households of color as the housing market strengthens. However, it is important to note that additional housing on the San Pablo Avenue corridor could also increase levels of diversity and reduce segregation between Richmond and El Cerrito.
Figure 3-50 and Figure 3-51 display the sites inventory distribution relative to 2019 median household incomes in El Cerrito by census tract. As shown in Figure 3-49, 1,835 units (64 percent) of the total capacity identified in the sites inventory are located in areas with median incomes below $100,000. This is also due to the high proportion of sites identified in the SPASP area. To support a mix of incomes in this new growth area, the Housing Element inventory includes an estimated capacity for 640 lower-income units, 608 moderate-income units, and 587 above moderateincome units.
On the other end of the income spectrum, the City’s capacity for above moderate-income sites is located mostly within existing neighborhoods. These sites are vacant and/or underutilized infill sites that could be used for single family homes, duplexes, triplexes, and accessory dwelling unit (ADU)s. The Housing Element includes a program to facilitate ADU production, SB 9 lot splits, and the development of duplexes/triplexes in the area to help diversify high resource areas.
Figure 3-50: Sites Inventory Distribution by Median Income of Census Tract, El Cerrito Source: Ascent, 2022.
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Figure 3-51: Sites Inventory Income Distribution by Median Income of Census Tract, El Cerrito Source: Ascent, 2022. Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 ACS data.
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Racially or Ethnically Concentrated Areas of Affluence
There are several census tracts that meet the definition of RCAAs in the City of El Cerrito (see 3.5 Racially or Ethnically Concentrated Areas). These RCAAs are in the east hillside areas and housing in these areas are almost exclusively single-family homes. Figure 3-52 and Figure 3-53 show the sites inventory relative to RCAAs in the city. Forty-five total sites from the inventory are in an RCAA. This amounts to capacity for approximately 70 new housing units on scattered single family lots. This accounts for a very small portion of the total inventory of sites for housing (2 percent) so there will not be a large impact on racial or economic trends. There are no sites for lower- or moderateincome housing identified in the hillside areas classified as RCAAs. These areas are characterized by narrow, winding roads, small lots, and steep slopes, making dense, multifamily housing infeasible. They are also within fire hazard zones. While there are no feasible sites for larger, multifamily housing development, there are opportunities for ADUs and SB 9 lot splits and duplexes in these areas, which could help to diversify the housing stock as well as the racial and income demographics of the RCAAs.
Figure 3-52: Sites Inventory and Racially/Ethnically Concentrated Areas of Affluence Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool. 0 991
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Figure 3-53: Sites Inventory and Racially/Ethnically Concentrated Areas of Affluence Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool.
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Population with Disabilities
In El Cerrito, most census tracts have between 7 and 13 percent of the population with a disability, and there are no particular areas with a high concentration of persons with disabilities. However, the northwest and east portions of the city have slightly higher proportions of persons with disabilities; 10-20 percent of the population has a disability in these areas according to data from the 2015-2019 ACS. Figures 3-54 and 3-55 display the sites inventory relative to the percentage of the population with a disability by census tract. Compared to the distribution of residents with disabilities in El Cerrito approximately 1,566 units from the sites inventory are in census tracts where 10-20 percent of the population has a disability of some sort and 1,310 units in tracts where less than 10 percent of the population have a disability, as shown in Figure 3-53. The sites inventory identifies capacity for a total of 991 lower income units that could provide additional housing opportunities for residents with disabilities. These sites tend to be well served by transit and within close proximity to services.
Figure 3-54: Sites Inventory and Percent of Population with a Disability by Census Tract Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 ACS data. 491 500
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Figure 3-55: Sites Inventory and Percent of Population with a Disability Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 ACS data.
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Familial Status
Figure 3-56 and Figure 3-57 show the distribution of units in the sites inventory at each income level relative to the percentage of single female-headed households with children (as a percentage of the total population of each census tract). Most areas of the city have less than 20 percent of children in female-headed households. One census tract in the city is mapped as having between 20-40 percent of children in female-headed households. This is in the neighborhoods north of Potrero Avenue within the SPASP area. Approximately 1,527 units from the sites inventory are in census tracts that have between 20-40 percent of children in female-headed households and 1,349 units in tracts with less than 20 percent of children in female-headed households, as shown in Figure 3-56. Female-headed households tend to have a greater need for lower-income housing and the scattered distribution of the lower income sites along the San Pablo Avenue corridor will help to provide more options for housing within close proximity to transit, resources, and employment opportunities.
Figure 3-56: Sites Inventory and Distribution of Female-Headed Households with Children Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 ACS data. 491 500
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Figure 3-57: Sites Inventory and Distribution of Female-Headed Households with Children Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 ACS data.
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Potential Effects on Access to Opportunity
Figures 3-58 and 3-59 display the location of projects and sites in relation to the 2022 TCAC opportunity areas.
According to TCAC Opportunity Maps, the City has moderate to high access to opportunities in most neighborhoods however the City is focusing investment efforts on redevelopment along the San Pablo Avenue corridor, which is currently the lowest resource area in the city. As shown in Figure 3-58, 58 percent of the total sites inventory (1,671 units) is in low resource areas. As the City continues to increase the mixed-income housing stock on the San Pablo Avenue corridor, access to opportunity will likely increase in the currently low resource area identified near Potrero Avenue and Moeser Lane abetting in the reversal of historic segregation trends.
Phase II of the Mayfair Station development project is one of the City’s projects in the SPASP. Previously used as a surface parking lot for El Cerrito BART Station, the 6-story Mayfair development is located in the currently low resource area near the El Cerrito del Norte BART Station. Phase II of the project, approved in August 2017, is 100 percent deed-restricted affordable housing with 1 manager unit for a total of 69 units that will provide access to transit, employment centers, and greater access to economic opportunities near the commercial corridor. The deed restricted affordable housing units developed at Mayfair Phase II will provide options for stability for lower income residents as neighborhood conditions continue to change in the SPASP area.
The El Cerrito Plaza BART Transit Oriented Development (TOD) project is another of the pending projects in the low resource area along San Pablo Avenue. Out of the two BART stations in the city, El Cerrito Plaza serves southern El Cerrito, northern Albany, Kensington and nearby areas of Berkeley and Richmond. The planning and development effort is still ongoing, however the proposed development concept anticipates 743 housing units, with 196 marketrate units, 196 316 low-income units, and 35 very low-income units. With a total of 351 lower income units, there is potential that the El Cerrito Plaza BART Station, Mayfair Station, and future TOD projects with mixed-income housing is positioned to support equitable housing opportunities in the city while connecting residents to the downtown and access to economic opportunities in the city.
Approximately 1,171 units identified for future residential development are in moderate resource areas (41 percent).
These sites are not likely to have an adverse impact on access to opportunities in the city, and could result in higher TCAC Opportunity scores if property values rise. The City’s Inclusionary Zoning ordinance, described in Chapter 5, requires new market-rate residential projects to set aside between 10 to 12 percent of its units for low to moderateincome households or pay an in-lieu fee to the City’s Affordable Housing Trust Fund. The Inclusionary Zoning ordinance has ensured that market-rate development contributes towards addressing the need for additional affordable housing. The City will continue to implement the Inclusionary Zoning ordinance to increase access to, and the availability of, affordable housing in higher resource areas. Approximately 34 units are identified in high resource areas. This accounts for a small portion of the inventory and indicates the overall lack of housing opportunities in high resource hillside areas of the city. Land in high resources areas typically have smaller lot sizes, challenging terrain, and other environmental constraints, such as high fire hazard zones. The Housing Element includes a program to facilitate ADU production, SB 9 lot splits, and the development of duplexes/triplexes in the area to help diversify high resource areas.
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Figure 3-58: Sites Inventory and TCAC/HCD Opportunity Areas, El Cerrito Source: Ascent, 2022.
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Figure 3-59: Sites Inventory and TCAC/HCD Opportunity Areas, El Cerrito Source: Ascent, 2022. Data downloaded from California Tax Credit Allocation Committee (TCAC) in 2022.
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Investments in Low and Moderate Resource Areas
Most of the new housing that is planned to occur in El Cerrito is in census tracts classified as low or moderate resource. These areas have been a focus area of investments to transform a lower-resource commercial corridor into a high-amenity, mixed-use, transit-rich corridor. The following is a description of past and planned investments to transform low and moderate resource areas into areas of high opportunity.
The $6 million San Pablo Avenue Streetscape project aimed to catalyze transit-oriented, residential and mixed use development by assembling multiple grants and funding sources to invest in improving the transportation environment, quality of life and vitality along San Pablo Avenue (State Route 123). The San Pablo Avenue Streetscape project included new medians, pedestrian refuge islands, flashing crosswalks, bulb out, pedestrian scale amenities, improved rapid bus stops, LED street lights, beautification, landscaping, wayfinding signage and improved pedestrian, bicycle and transit access, along the entire 3.2 mile corridor. The project was funded by a variety of sources including, the City’s former Redevelopment Agency, the Transportation Fund for Clean Air, and two Transportation for Livable Communities grants from each MTC and CCTA. It was completed in phases in 2006-2008.
Multiple projects improved the Ohlone Greenway that runs the length of the City parallel to San Pablo Avenue, where the majority of new housing is slated to be built. The Ohlone Greenway is a Class I bicycle-pedestrian path that provides access to adjacent jurisdictions, two BART stations and numerous amenities including parks, library and shopping districts. The City has secured multiple grants totaling approximately $2.3 million to improve the Greenway by creating enhanced crosswalks where the path intersects streets, improving lighting by installing undertrack LED lights, installing wayfinding and safety signage, creating destinations and amenities along the pathway, and working with BART to expand the pathway during an earthquake safety retrofit. The project was completed in phases between 2009 and 2012.
The $13 million El Cerrito del Norte Complete Streets Improvement Project plans to transform the del Norte multimodal environment to be more welcoming to transit users, residents and visitors. The project consists of improvements for bicyclists, pedestrians, transit users and motorists to support transit-oriented development in the Uptown area of the Specific Plan. Project elements include enhanced and protected crosswalks, context-sensitive bikeways, bus boarding islands, major circulation changes, and various streetscape enhancements around and leading to the Del Norte BART Station. Funding comes from a variety of sources and is slated to being 2023.
The Ohlone Access, Safety & Placemaking Improvements Project, completed in 2019, was a $4.7 million investment to improve and widen the mixed-use path; upgrade and expand existing crosswalks on adjacent streets to create high visibility pedestrian zones with new striping, special pavement, improved signage, curb bulb-outs, upgraded curb ramps and flashing lights; enhance landscaping, lighting, seating, and other amenities; and upgrade and expand the existing camera surveillance system to three key nodes next to the Greenway. The goals were to improve bicycle and pedestrian routes leading to transit, commercial nodes and housing; bring new vibrancy to the areas around the BART Stations to encourage housing development specifically within a regionally-designated Priority Development Area; increase safety and accessibility for BART riders and Greenway users; and improve the integration of the BART Stations with the surrounding community.
Potential Effects on Disproportionate Housing Needs
As discussed previously, renters are disproportionately affected by housing needs including overpayment, overcrowding, and displacement risk. This section examines the location of projects and sites in relation to the City’s housing needs and risk of displacement.
Overpayment
Areas with the highest rate of overpayment coincide with the City’s relatively lower income neighborhoods along the San Pablo Avenue corridor. This area also includes the City’s existing deed-restricted lower-income housing.
Approximately 40-60 percent of renter households are experiencing cost burden in and around these neighborhoods. Figures 3-60 and 3-61 show the sites inventory relative to the distribution of overpayment by renters in El Cerrito as of 2019.
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The sites inventory includes capacity for 640 lower-income units and 538 moderate income units in areas with the highest rates of overpayment with 40-60 percent of renters paying more than 30 percent of their income on housing.
Since there is already an existing concentration of lower-income units in these census tracts, an increase in the supply of lower- and moderate-income households could help to alleviate conditions that contribute to overpayment by reducing the gap between supply and demand for this type of housing.
Figure 3-60: Sites Inventory and Distribution of Overpayment by Renters Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 ACS data. 640
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Figure 3-61: Sites Inventory and Distribution of Overpayment by Renters Source: Ascent, 2022. Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 ACS data.
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Overcrowding
Almost all census tracts in El Cerrito have less than 8.2 percent of overcrowded households, with the exception of a pocket in the central western area of the city that has 9.7 percent of overcrowded households. Figure 3-62 and Figure 3-63 show the sites inventory relative to the distribution of overcrowded households in El Cerrito as of 2019.
Approximately 54 units from the sites inventory are in census tracts have with higher rates of overcrowded households, as shown in Figure 3-62. An increase in the supply of affordable housing in the city could help to alleviate conditions that contribute to overcrowding by reducing the gap between supply and demand for larger housing types and/or affordable housing options.
Figure 3-62: Sites Inventory and Distribution of Overcrowded Households Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 ACS data. 54 937
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Figure 3-63: Sites Inventory and Distribution of Overcrowded Households Source: Ascent, 2022. Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on 2015-2019 ACS data.
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Displacement Risk
As the housing market strengthens in El Cerrito, there is concern that tenants may be priced out and at a greater risk of displacement since rental rates and housing prices in the city and the overall East Bay region have increased rapidly in recent years. As shown in Figure 3-64, about 66 percent of the total inventory (1,911 units) is identified in areas identified as sensitive to displacement Figure 3-65 shows the sites inventory relative to the communities sensitive to displacement per UC Berkeley’s Urban Displacement Project. As was shown in Figure 3-47 above, the western census tracts in the San Pablo Avenue corridor, bordering Richmond, were identified as sensitive to displacement. These areas correspond to high percentages of cost-burdened renter households, low median incomes, high percentages of renter units with housing choice vouchers, and high percentage of children in femaleheaded households. These areas also correspond to the SPASP area which accounts for 94 percent of the residential capacity for the Housing Element planning period. Although the planned projects and investment could spur a process of gentrification, which will be beneficial to some, it could be harmful for those who cannot bear rent increases and are forced to leave the neighborhood.
Notably, the sites inventory includes 65 percent of the lower income capacity and 74 percent of the moderate income capacity in the same areas sensitive to displacement. The development of additional affordable housing will provide more options to mitigate displacement for residents. During the Housing Element planning period, the City will evaluate the best uses of the Affordable Housing Funds to assist development projects and support new housing opportunities for lower income and vulnerable households throughout the city. In addition, staff will continue to monitor and partner with County, State and Federal programs to expand resources and capacity to residents including tenant protections. For more information, see Program H-2.B. Affordable Housing Trust Fund Priorities, which is further described in Chapter 7.
Figure 3-64: Sites Inventory and Areas at Risk of Displacement, El Cerrito Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on UC Berkeley Urban Displacement Project data. 640
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Figure 3-65: Sites Inventory and Areas at Risk of Displacement, El Cerrito Source: Ascent, 2022. Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on UC Berkeley Urban Displacement Project data.
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Housing Choice Vouchers
Figure 3-66 and Figure 3-67 show the distribution of units at each income level relative to the percentages of renter households with HCVs. The majority of the city has no data and this is reflected in the distribution of sites in the inventory. The central west portion of the city has 5–15 percent of renter units with HCVs and the northwest corner of the city has 0–5 percent of renter units with HCVs. Tracts where there are renter units with HCVs in the city are considered sensitive communities vulnerable to displacement. The Housing Element includes a program to preserve the existing usage of 140 vouchers throughout the city and increase landlord participation in the HCV program to increase housing mobility for HCV participants in El Cerrito.
Figure 3-66: Sites Inventory and Distribution of Current Housing Choice Voucher (HCV) Households Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool in 2021. 54 491
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Figure 3-67: Sites Inventory and Distribution of Current Housing Choice Voucher (HCV) Households Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool in 2021.
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3.9 Fair Housing Issues, Contributing Factors, and Actions HCD defines a fair housing issue as “a condition in a geographic area of analysis that restricts fair housing choice or access to opportunity, which includes such conditions as ongoing local or regional segregation or lack of integration, racially or ethnically concentrated areas of poverty and affluence, significant disparities in access to opportunity, disproportionate housing needs, and evidence of discrimination or violations of civil rights law or regulations related to housing.”
Fair housing issues in El Cerrito are primarily related to segregation by income and race as compared to the greater region, disparities in access to opportunities and disproportionate housing needs for Midtown San Pablo Avenue neighborhoods, and increased risk of displacement along the San Pablo Avenue corridor as housing costs continue to rise in the region. There are also several census tracts in the hillside area that qualify as RCAAS.
El Cerrito has been long considered an affordable place to buy a home. Historically, most development in El Cerrito was single-family homes. While there is still some vacant and underutilized land that could be used for future infill development, most available land is zoned to allow multifamily development along the San Pablo Avenue corridor.
The City has taken strides to facilitate infill development by working with BART to increase the mixed-income housing stock. With the adoption of the SPASP to support transit-oriented development, there has already been more multifamily housing developed on vacant and underutilized sites in the San Pablo Avenue commercial corridor.
Through the Housing Element, the City plans to create a wider variety of housing options and encourage more affordable housing development by continuing to facilitate higher density and TOD development on San Pablo Avenue; encouraging the production of ADUs and innovative housing types throughout the city; and encouraging the reuse of underutilized sites in commercial areas to mixed use housing.
The City of El Cerrito has its own Housing Program that aims to foster the creation of high-quality affordable housing at all income levels and for a variety of needs. Staff in the City’s Community Development Department administer the housing policy and program and offer information about affordable housing opportunities in El Cerrito. In 2017, the City Council adopted the City’s first Affordable Housing Strategy with strategies, action items, and timelines to proactively achieve the City’s affordable housing goals to protect, produce, and preserve housing.
The City also adopted an Inclusionary Zoning Ordinance in 2018 that requires new market-rate residential projects to set aside 10 percent-12 percent of its units for low to moderate-income households or pay an in-lieu fee to the City’s Affordable Housing Trust Fund. In-lieu fees are earmarked for future affordable housing development opportunities.
In 2019, the City Council adopted a Rent Registry Ordinance. The ordinance establishes an annual reporting requirement for property owners to submit data into a City database regarding rents and other relevant information about rental units. This requirement applies to all owners of residential rental property, with some exceptions. The data collected will be used to inform the City Council about the rental market, trends, housing stock data and future policy considerations in El Cerrito.
Pursuant to Government Code Section 65583 (c)(10)(A)(v), the Housing Element includes several policies and programs to proactively address fair housing issues and replace segregated living patterns with integrated and balanced communities. Table 3-27 below summarizes the fair housing issues, contributing factors, and implementation programs included in the Housing Element to affirmatively further fair housing in El Cerrito.
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Table 3-27: Fair Housing Issues, Contributing Factors, and Actions Identified Fair Housing
Issue
Contributing Factor Actions Targets and Timeline
Regional Patterns of
Segregation by
Race/Ethnicity and
Income
The greatest housing growth
in El Cerrito was between
1940-1949 and resulted in
predominantly single-family
homes and subdivisions
citywide with larger lot homes
and wealthier households
settling in the hillside areas of
the city. Between 1980 and
2010, there was not much
housing affordable to
moderate- and lower-income
households produced.
This resulted in a pattern of
segregation between the east
and west areas of the city.
Much of the hillside area is
considered a Racially
Concentrated Area of
Affluence .(High Priority)
Promote Mixed-use Development
and Amenities in San Pablo Avenue
Specific Plan Area (Program H-1.B.)
Promote the development of
accessory dwelling units (ADUs)
through tools and resources to
homeowners throughout the city,
particularly in high resource areas,
to promote mixed-income
neighborhoods (Program H-1.C)
Provide zoning modifications
and/or incentives to encourage
innovative housing types, including
tiny homes, efficiency units, and
missing middle housing types in
the city’s existing single-family
neighborhoods as a way to expand
housing opportunity in high
resource areas (Program H-1.E)
Facilitate the development of
pipeline projects counted in the
Housing Element sites inventory
(Program H-1.F)
Continue to implement the
Inclusionary Zoning Ordinance to
ensure that private market-rate
development is making a
reasonable and feasible
contribution towards addressing
the need for additional affordable
housing (Program H-2.A.)
Allocate funds from the Affordable
Housing Trust Fund toward the
development and preservation of
affordable housing for low-, very
low-, and extremely low-income
households (Program H-2.B.)
Assist and support in the
development of extremely low-,
very low-, and low-income housing
units, including supportive housing
for seniors and persons with
physical and developmental
disabilities (Program H-2.D.)
Continue ongoing partnership with
BART to develop mixed-income
housing on BART lands
(Program H-2.E.)
Facilitate the development of 2,586
housing units at a variety of income levels
within the San Pablo Avenue Specific Plan
Area to create a mixed-income, amenityrich neighborhood with access to opportunity (Program H-1.B.)
Facilitate 144 ADUs (75 percent in
moderate or higher resource areas) as a
way to diversify high resource singlefamily neighborhoods considered racially concentrated areas of affluence
(Program H-1.C)
Encourage the development of at least 25
innovative housing types (e.g., SB 9 lot
splits or duplexes, tiny homes) as a way to
diversify high resource single-family
neighborhoods considered racially
concentrated areas of affluence
(Program H-1.E)
Facilitate the development of 1,712 units
including 79 very low- 415 low-, 611
moderate-, and 607 above moderateincome units by facilitating the development of pipeline projects included
in the Housing Element sites inventory
(Program H-1.F)
Facilitate the development of 110 lowerincome units and 60 moderate-income units intermixed with market-rate
developments to create mixed-income
neighborhoods through the Inclusionary
Zoning Ordinance (Program H-2.A.)
Establish priorities for the allocation of
Affordable Housing Trust Funds by 2024
and provide funding to support 130 low-,
125 very low-, and 25 extremely lowincome units (Program H-2.B) Support development of 55 extremely
low-, 125 very low-, and 130 low-income
housing units, including 25 units of
supportive housing for special needs
populations (Program H-2.D.)
Partner with BART to provide 750-850
total units at the El Cerrito Plaza BART
Station and 670 units at the Del Norte
BART Station, including 15 percent
missing middle units and 35 percent
lower-income units in both projects
(Program H-2.E.)
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Table 3-27: Fair Housing Issues, Contributing Factors, and Actions Identified Fair Housing
Issue
Contributing Factor Actions Targets and Timeline
Disparities in Access to
Opportunity
Until 2012, the City funded
many of its programs through
the Redevelopment Agency’s
Low-and Moderate- Income
Housing Fund (LMIHF). The
dissolution of redevelopment
agencies impacted funding
for lower resource areas.
The Housing Element
identifies a substantial portion
of housing capacity in low
resource areas as the City is
prioritizing investments along
the San Pablo Avenue
corridor through transitoriented development to take
advantage of the two BART
Stations along the San Pablo
Avenue corridor and increase
opportunity. (High Priority)
Promote Mixed-use Development
and Amenities in San Pablo Avenue
Specific Plan Area (Program H-1.B.)
Promote the development of
accessory dwelling units (ADUs)
through tools and resources to
homeowners throughout the city,
particularly in high resource areas,
to promote mixed-income
neighborhoods (Program H-1.C)
Provide zoning modifications
and/or incentives to encourage
innovative housing types, including
tiny homes, efficiency units, and
missing middle housing types in
the city’s existing single-family
neighborhoods as a way to expand
housing opportunity in high
resource areas (Program H-1.E)
Continue to implement the
Inclusionary Zoning Ordinance to
facilitate development or secure
provisions for the development of
affordable housing to increase
access to affordable housing in
higher resource areas
(Program H-2.A.)
Allocate funds from the Affordable
Housing Trust Fund toward the
development and preservation of
affordable housing for low-, very
low-, and extremely low-income
households (Program H-2.B.)
Prioritize Capital Improvement
Projects (CIP) that provide
amenities and neighborhood
improvements in low and moderate
resource areas identified by the Tax
Credit Allocation Committee
(TCAC) Opportunity Area Maps
(Program H-3.E.)
Facilitate the development of 2,586
housing units at a variety of income levels
within the San Pablo Avenue Specific Plan
Area to create a mixed-income, amenityrich neighborhood with access to opportunity (Program H-1.B.)
Facilitate 144 ADUs (75 percent in
moderate or higher resource areas) as a
way to diversify high resource singlefamily neighborhoods considered racially concentrated areas of affluence
(Program H-1.C)
Encourage the development of at least 25
innovative housing types (e.g., SB 9 lot
splits or duplexes, tiny homes) as a way to
diversify high resource single-family
neighborhoods considered racially
concentrated areas of affluence
(Program H-1.E)
Facilitate the development of 1,712 units
including 79 very low- 415 low-, 611
moderate-, and 607 above moderateincome units by facilitating the development of pipeline projects included in the Housing
Element sites inventory (Program H-1.F)
Facilitate the development of 110 lowerincome units and 60 moderate-income units intermixed with market-rate
developments to create mixed-income
neighborhoods through the Inclusionary
Zoning Ordinance (Program H-2.A.)
Establish priorities for the allocation of
Affordable Housing Trust Funds by 2024
and provide funding to support 130 low-,
125 very low-, and 25 extremely lowincome units (Program H-2.B.) Annually direct City investments in ways
that serve to maintain older residential
neighborhoods and transform low and
moderate resource areas into areas of
opportunity (Program H-3.E.)
Disproportionate
Housing Needs in San
Pablo Avenue corridor
Regional housing costs are
rising faster than wages.
Lack of economic mobility for
marginalized residents
including renter households,
HCV households, and singlefemale headed households.
(Medium Priority)
Continue to implement the
Residential Rental Inspection
Program (Section 16.30.040 of the
El Cerrito Municipal Code) to
ensure that rental housing units are
maintained in a safe and habitable
condition and comply with all
codes and standards applicable to
rental housing (Program H-3.A)
Review data collected through the Rent
Registry annually. (Program H-3.A.)
Connect at least 10 homeowners with
resources for housing rehabilitation,
targeting areas with increased Code
Enforcement activity (Program H-3.B)
Review and update the Reasonable
Accommodation Ordinance in 2025
(Program H-4.B)
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Table 3-27: Fair Housing Issues, Contributing Factors, and Actions Identified Fair Housing
Issue
Contributing Factor Actions Targets and Timeline
Continue to encourage the
rehabilitation of existing housing
units by providing information on
programs available to assist in
housing rehabilitation, such as the
Contra Costa County Housing
Authority Rental Rehabilitation Loan
Program and the Contra Costa
County Neighborhood Preservation
Program (Program H-3.B)
Update the reasonable
accommodation procedure to
ensure persons with disabilities
have a streamlined and objective
process for requesting modification
to any policy, rule, or procedure
that presents a barrier to obtaining
equal housing opportunity
(Program H-4.B)
Enforce tenant protections consider
potential for additional tenant
protection policies (Program H-3.C.)
Collaborate with the Housing
Authority on an educational
campaign to educate landlords
about their obligation to accept
Section 8 Housing Choice Vouchers
under fair housing laws and to
encourage landlords in high
resource, single-family
neighborhoods to actively
participate in the HCV Program
(Program H-4.C.)
Consider establishing a Community
Opportunity to Purchase Act
(COPA) ordinance or similar policy
that would give tenants priority to
purchase the building when a
landlord sells their property
(Program H-4.D.)
Participate in the Home Match
Contra Costa County program to
match homeowners and home
seekers to create long-term shared
living arrangements (Program H-4.E)
Increase awareness and build
capacity amongst the community
by targeting public outreach and
community engagement efforts on
housing services and programs to
reach residents with the greatest
need. (Program H-4.F)
Conduct an evaluation of the
effectiveness of tenant protections in
2024 and consider additional tenant
protections by 2029 (Program H-3.C.)
Maintain at least the 140 HCVs used in El
Cerrito as of 2022, and Increase HCVs in
high resource single family
neighborhoods identified as racially
concentrated areas of affluence by 5
percent (Program H-4.C.)
Consider adopting a COPA ordinance or
policy by July 2026 (Program H-4.D.)
Launch Home Match program by 2027.
Ensure that 100 percent of residents
requesting information about the Home
Match program are connected with
relevant materials and resources
(Program H-4.E)
Develop outreach strategies on available
housing services and programs to reach
vulnerable and at-risk households by
2025 (Program H-4.F)
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Chapter 4 | Sites Inventory 4-1
CHAPTER 4 | Sites Inventory
4.1 Introduction
This chapter presents an inventory of sites within El Cerrito that are suitable for residential development during the planning period of this Housing Element. It starts with a description of the City’s housing target for the 2023-2031 Housing Element planning period, called the Regional Housing Needs Allocation (RHNA). It then describes the number of residential units in the pipeline of planned and approved projects. The chapter then provides an analysis of capacity on vacant and underutilized sites where housing is an allowed use. It also includes information on the availability of infrastructure to support development of housing.
4.2 Regional Housing Needs Allocation
The California Department of Housing and Community Development (HCD) is required to allocate each region’s share of the statewide housing need to Councils of Governments (COGs) based on Department of Finance (DOF) population projections and regional population forecasts used in preparing regional transportation plans. Each COG then develops a Regional Housing Need Plan (RHNP) allocating the region’s share of the statewide need to cities and counties within the region. The RHNP must promote the following objectives:
• Increase the housing supply and the mix of housing types, tenure, and affordability in all cities and counties within the region in an equitable manner;
• Promote infill development and socioeconomic equity;
• Protect environmental and agricultural resources and encourage efficient development patterns; • Promote an improved intraregional balance between jobs and housing; and • Affirmatively further fair housing.
HCD assigned the Bay Area region a target of 441,776 housing units. On December 16, 2021, the Association of Bay Area Governments (ABAG) adopted the 2023-2031 RHNA Plan. Through the RHNA Plan, ABAG allocates a “fair share” by income category based on projected housing need for each jurisdiction. Each jurisdiction is required to prepare a sites inventory in the Housing Element showing how the fair share allocation can be accommodated within the planning period.
Table 4-1 shows the RHNA assigned to El Cerrito for the 2023-2031 Housing Element. It should be noted that the RHNA projection period is June 30, 2022 – December 15, 2030, which differs slightly from the Housing Element planning period of January 31, 2023 – January 31, 2031. As shown in the table, ABAG allocated 1,391 new housing units to El Cerrito, which includes 334 very low-, 192 low-, 241 moderate-, and 624 above moderate-income units.
Table 4-1: Regional Housing Needs Allocation, El Cerrito (June 30, 2022 – December 15, 2030) 2023-2031 RHNA Number of Units
Very Low-Income Units1 334
Low-Income Units 192
Moderate-Income Units 241
Above Moderate-Income Units 624
Total Units 1,391
1 Extremely low-income allocation is equal to 50 percent of very low-income allocation (167 units).
Source: Association of Bay Area Council of Governments (ABAG), Final Regional Housing Needs Allocation (RHNA) Plan: San Francisco Bay Area, 2023-2031 (Adopted December 2021).
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State law (Government Code Section 65583(a)) also requires the City to identify the projected need for extremely low-income housing. State law specifies that local agencies may calculate the projected housing need for ELI households by applying one of the following two methodologies to the RHNA for very low-income households: 1) use available U.S. Census data to calculate the percentage/number of very low-income households that qualify as ELI households, or 2) presume that 50 percent of very low-income households qualify as ELI households. The City assumes that 50 percent of the very low-income housing need is equal to the extremely low-income housing need.
As such, there is a projected need for 167 extremely low-income housing units.
4.3 Planned and Approved Residential Projects
There are several residential developments that have either been approved or are in the planning process and are expected to be built during the RHNA projection period (June 30, 2022 – December 31, 2030). Table 4-2 provides a description of each of the approved projects and planned projects (application under review or anticipated) within El Cerrito. Figure 4-1 shows the location of these projects within the city.
The lower-income RHNA only includes projects with deed-restricted affordable units, including any inclusionary housing units that are required of market rate housing developments. Projects that include market-rate multifamily rental units are conservatively assumed to meet a 50/50 mix of moderate- and above moderate-income housing units based on an analysis showing that market rate rents in recently built multifamily developments are generally affordable to moderate-income households (see Table 4-3). Projects that include market-rate single-family units or other ownership units, such as townhomes or condominiums, are assumed to meet the above moderate-income RHNA. A description of the affordability of each approved project is included in Table 4-1.
Planned projects include projects that are pending approval but are expected to be built within the planning period.
Planned projects are credited toward meeting the RHNA allocation based on proposed affordability and unit count within the proposed project. All planned projects included in the sites inventory are included because the City has received a development application. One exception is the El Cerrito Plaza BART Transit Oriented Development (TOD) Project; more detail about this project is provided below to demonstrate that the projected units can realistically be built within the planning period.
As shown in Table 4-2, there are a total of 1,712 units included as part of planned and approved projects in El Cerrito, including: 79 very low-, 415 low-, 611 moderate-, and 607 above moderate-income units. More details on approved projects can be viewed on the City website at: http://www.el-cerrito.org/198/New-Development.
Many entitled market rate development projects in El Cerrito have either stalled or moved slower than anticipated in recent years due to increases in labor and materials costs coupled with stagnant rents. The City has regularly proactively worked with the developers of entitled sites to extend the expiration of entitlements and to modify conditions of approval in order to improve project financially feasibility. Since the adoption of the San Pablo Avenue Specific Plan in late 2014, the City has granted eight entitlement extensions for projects within the SPASP area. To date, the City has not denied any request to extend the life of approved entitlements in the SPASP area. Further, the City has worked extensively with developers to modify conditions of approval that have posed obstacles to development of entitled projects. The City has granted several entitlement amendments and is currently reviewing applications for two more. These amendments have been granted as economic conditions have changed and as new information and new field conditions have become known during project development. Minor amendments have been processed at an administrative level, as permitted. Amendments have included changes to design elements, reduction in the number of parking spaces, changes of ground floor land uses, and changes to the timing of required payments from issuance of building permit to issuance of certificate of occupancy. These extensions and amendments have led to several projects progressing through the development process which would have otherwise potentially stopped progressing. The City anticipates continuing to work with applicants to keep entitlements active until entitled projects can begin construction and continuing to examine any other ways the City can help facilitate projects breaking ground.
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Table 4-2: Planned and Approved Residential Developments, El Cerrito (As of January 2023) Site
ID Name APN(s) General Plan Zoning Type of Units Status Description Acres Gross Density Total Units ELI VLI LI MOD AM Sites within San Pablo Avenue Specific Plan
1 Mayfair: Phase II – Affordable 502062031 TOHIMU TOHIMU Residential Mixed-Use
Approved August 2017; building
permit submitted December 2022;
anticipated to break ground 2023.
100% deed-restricted affordable housing with 1 manager's unit (Included in previous Housing Element as low income site.) 0.48 143 units / ac 69 0 44 24 0 1 2 The Lexington (6501 Fairmount) 504140015 TOHIMU TOHIMU Residential Mixed-Use
Approved December 2021; Building
permit under review as of Feb 2023
40 Market rate apartments (assumed 50/50 mod/above mod) with 5 moderateincome inclusionary units; 1,841 sf commercial 0.26 173 units / ac 45 0 0 0 25 20 3 Potrero Property (6115/6111 Potrero Avenue
And 11335-41 San Pablo Avenue)
513372015
513372046 TOHIMU TOHIMU Residential Mixed-Use Approved April 2022 63 Market rate apartments (assumed 50/50 mod/above mod) with 5,000 sf commercial, including outdoor patio along San Pablo Avenue. 0.34 185 units / ac 63 0 0 0 31 32 4 10192 San Pablo Ave (Former Rob’s Auto) 504012036 TOHIMU TOHIMU Apartments Approved January 2019; Entitlement
expired 1/24/2023; New entitlement
application submitted 11/14/2022;
application being reviewed for
completeness. Pending Design
Review Board consideration.
42 Market rate apartments (assumed 50/50 mod/above mod) and 2 live-work units (above mod). 0.27 163 units / ac 44 0 0 0 21 23
5 Polaris Apartments (11965 San Pablo Ave) 513340059 TOHIMU TOHIMU Apartments Approved June 2019; entitlement extension granted to 12/18/2024 /
135 Market rate apartments (assumed 50/50 mod/above mod) with 9 moderateincome inclusionary units 0.53 271 units / ac 144 0 0 0 76 68 6 Wall Avenue Apartments (11795 San Pablo
Ave) 513351001 TOHIMU TOHIMU Apartments Approved 10/2/2019; entitlements expire 4/2/2023 117 Market rate apartments (assumed 50/50 mod/above mod) with 6 low-income and 7 moderate-income inclusionary units, with 3,695 sf commercial 0.60 216 units / ac 130 0 0 6 65 59 7 El Cerrito Plaza BART TOD
504050012
504121017
504122010
504130031
TOHIMU TOHIMU Residential
Mixed-Use
Developer selected. Planning
underway. Entitlement application
for Parcel A South submitted
pursuant to AB 2923, SB 35, and SB
330 on 11/2/2022, for 100% deedrestricted affordable housing with 1 manager’s unit (70 units total).
Ministerial review.
See detailed description El Cerrito Plaza BART TOD below. Developer is proposing 351 deed-restricted lower-income units and 392 market rate units (assumed 50/50 mod/above mod). (Included in previous Housing Element as low income site.)
7.54 99 units / ac 743 0 35 316 196 196
8 1711 Eastshore Dr (Former Orchard Supply
Hardware Site) 513371002 TOHIMU TOHIMU
Storage /
Residential
Mixed-Use
Application Submitted March 2022;
deemed complete. Pending
environmental review and Design
Review Board consideration.
239 Market rate apartments and 2 managers’ units (assumed 50/50 mod/above mod) with 69 low- and 5 moderate-income inclusionary units; Existing Building, on a portion of the site, will be converted to self-storage
3.77 84 units / ac 315 0 0 69 125 121
9 The Civic (10290 San Pablo Ave) 503394026,
503394024 TOHIMU TOHIMU Residential/ Livework
Approved 2/6/2020. Demolition
permits issued.
50 market rate apartments (assumed 50/50 mod/above mod) and 4 live-work units 0.29 172 units / ac 54 0 0 0 25 29
10 Playland II (10919 San Pablo Ave) 509120015 TOMIMU TOMIMU Residential Mixed-Use
Approved 5/29/2019. Demolition
permits issued. 90 market rate apartments (assumed 50/50 mod/above mod); 2,998 sf commercial 0.52 172 units / ac 90 0 0 0 45 45 Subtotal 13.79 168 units/ac
(average) 1,697 0 79 415 609 594
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Table 4-2: Planned and Approved Residential Developments, El Cerrito (As of January 2023) Site
ID Name APN(s) General Plan Zoning Type of Units Status Description Acres Gross Density Total Units ELI VLI LI MOD AM Other Areas of City
11 2332 ALVA AVE 500430016 RS-5 Low Density SFR Approved 07/19/2017; Building permit issued 9/14/22. 1 single-family unit; located in VHFHSZ. 0.08 12.7 units / ac 1 0 0 0 0 1 12 1745 ELM ST 502112037 RM High Density Duplex
Design Review Approved 9/2/2020;
entitlement extension granted to
9/2/2023
2 units in a duplex 0.14 14.4 units / ac 2 0 0 0 0 2
13 5730 EL DORADO ST 510045006 RM High Density Duplex/ Triplex Design Review Approved
11/18/2020; building permit for
duplex submitted December 2021;
Parcel Map Approved 4/19/2022.
Subdivision of 12,500 sf lot with a duplex and triplex 0.29 17.5 units / ac 5 0 0 0 0 5 14 1324 CONTRA COSTA DR 505181018 RS-10 Very Low Density SFR Building permit application Submitted 7/12/2021, 1 Single-family unit; located in VHFHSZ. 0.27 3.8 units / ac 1 0 0 0 0 1 15 LENEVE PL 573111008 RS-7.5 Very Low Density SFR Planning entitlement approved on 7/5/2022 1 Single-family unit; located in VHFHSZ. 0.23 4.4 units / ac 1 0 0 0 0 1 16 SEA VIEW DR 505221045 RS-5 Low Density SFR
Planning entitlement approved on
6/15/22; building permit application
submitted on 12/22/22
1 Single family unit; located in VHFHSZ. 0.16 6.1 units / ac 1 0 0 0 0 1 17 921 CLARK PL
ARLINGTON BLVD
505301032
505301043 RS-5 Low Density Missing Middle Application submitted on 3/7/2022, currently under review Subdivision to split 2 parcels into 4; located in VHFHSZ. 1.39 2.9 units / ac 4 0 0 0 2 2 Subtotal 2.56 8.5 units/
ac (average) 15 0 0 0 2 13
Total 16.35 1,712 0 79 415 611 607
Source: City of El Cerrito, 2022.
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Recognizing that some of the developments listed in Table 4-2 may not move forward as planned, the Housing Element includes a program to work with applicants to facilitate development and to monitor the progress made on the sites and if they expire, to remove the projects from the list of units counted toward the RHNA and take appropriate action to ensure sufficient capacity to meet the RHNA.
Rendering of El Cerrito Plaza BART Station Project Source: Related California El Cerrito Plaza BART TOD Project
Assembly Bill 2923 created baseline zoning standards for BART station properties. The San Pablo Avenue Specific Plan is consistent with the baseline densities and building height requirements in AB 2923. (The Specific Plan update, underway, includes a BART-owned parcel that was not previously in the Specific Plan to be consistent with AB 2923.) In July 2020 BART issued a Request for Qualifications (RFQ) to identify a development team for the El Cerrito Plaza site. On November 19, 2020, the BART Board selected the development team—Holliday Development, Related California, and Satellite Affordable Housing Associates (SAHA)— to advance development at El Cerrito Plaza BART and entered into an Exclusive Negotiating Agreement (ENA). BART makes decisions about where and how to invest in future TOD based on its Transit-Oriented Development Work Plan (2020). The work plan establishes a 10-year program for facilitating TOD on the estimated 250 acres at 27 stations that could accommodate future development on BART-owned land. On March 7, 2022, BART sent a letter to the City confirming that the El Cerrito Plaza BART TOD Project is included as a near-term project in BART’s TOD Work Plan and that BART supports including the project in the City’s Housing Element (See Appendix C).
The project will provide community benefits and amenities for El Cerrito including affordable housing, public open space and art, and multimodal transportation infrastructure improvements. During the predevelopment process, the development team and City are also evaluating including a new library at the site (City Council Resolution 2016-68 and Resolution 2019-66). The proposed development concept anticipates 743 housing units, with 392 market-rate units, 316 low-income units, and 35 very low-income units. The planning and development effort is ongoing, including community engagement for the project. For more information, visit: www.el-cerrito.org/tod.
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4.4 Affordability Analysis of Market Rate Apartments
Based on a review of rental listings at recently built apartments in the Specific Plan area, it was determined that new market-rate apartment units in El Cerrito are generally affordable to moderate-income households. Table 4-3 below compares affordable monthly rents for moderate income households earning 100 percent and 120 percent of the area median income with listed rents in two recently built market rate apartment complexes in the City. Studio apartments and one-bedroom units are generally affordable to one-person households earning more than 100 percent AMI but less than 120 percent AMI. Two-bedroom units are generally affordable to two- and three-person households earning around 120 percent AMI.
Cerrito Vista, a 50-unit market rate apartment complex with 3,000 square feet of grand floor commercial built in 2020, had 9 available units listed in June 2022, including four 1-bedroom apartments, four 2-bedroom apartments, and one 3-bedroom apartments. Metro 510, a 128-unit market rate apartment complex with 19 units of affordable housing built in 2017, had four available units listed in June 2022, including one studio and three two-bedroom apartments. While these are only two examples of recently built market-rate apartments, research in other Bay Area communities indicates that market-rate rents for newly constructed apartments are generally affordable to moderateincome households across the Bay Area.
Table 4-3: Analysis of Market Rate Rental Affordability Income Level Affordable Monthly Rent
1-Person 2-Person 3-Person
Moderate Income at 100% AMI $2,499 $2,856 $3,213
Moderate Income 120% AMI $3,499 $3,999 $4,498
Apartment Complex (Year Built) Studio 1-Bedroom 2-Bedroom Metro 510 (2017) $2,400 - $2,650 $2,800- $3,005 $3,400 - $3,800 Cerrito Vista (2020) $1,762 -$1,945 $2,300 - $2,545 $2,682 - $3,222 1 See Table 2-10, Ability to Pay for Housing Based on HCD Income Limits, 2022 Sources: City of El Cerrito, 2022. Ascent, 2022. https://cerritovista.com.
4.5 Vacant and Underutilized Sites Inventory
The residential land inventory is required “to identify sites that can be developed for housing within the planning period and that are sufficient to provide for the jurisdiction’s share of the regional housing need for all income levels” (Government Code Section 65583.2(a)). The phrase “land suitable for residential development” in Government Code Section 65583(a) (3) includes all of the following:
• vacant sites zoned for residential use,
• vacant sites zoned for nonresidential use that allows residential development, and • underutilized sites that have zoning that allows residential development and are capable of being developed at a higher density.
This section describes the vacant and underutilized sites included in the City’s Housing Element inventory, all of which already have appropriate zoning and general plan designations to allow for housing, Methodology and Assumptions
The following is a description of the methodology used to estimate housing unit capacity on vacant and underutilized sites and classify sites by income level. Each land use designation corresponds with at least one zoning district, and in some cases more than one. Table 4-4 shows how sites were categorized by income level based on zoning and allowed density.
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Table 4-4: Residential Land Use Categories and Estimated Affordability Level, El Cerrito (2022) General Plan Land Use Zoning
Above-Moderate Income
Very Low Density (6 du/ac)
RS-20 (2.2 du/ac)
RS-10 (4.3 du/ac)
RS-7.5 (5.8 du/ac)
Low Density (7-9 du/ac)
RS-10 (4.3 du/ac)
RS-5 (8.7 du ac)
Moderate Income
Medium Density (10-20 du/ac) RD -Residential Duplex (11-20 du/ac) Neighborhood Commercial (20 du/ac) CN (20 du/ac)
Lower Income
High Density (21 -35 du/ac)
RM - Multi-Family Residential (21 - 35 du/ac)
TOM (35 du/ac)
Transit-Oriented Mid-Intensity Mixed Use (TOMIMU) Transit-Oriented Mid-Intensity Mixed Use (TOMIMU) Transit-Oriented Higher-Intensity Mixed Use (TOHIMU) Transit-Oriented Higher-Intensity Mixed Use (TOHIMU) Source: El Cerrito General Plan and Zoning Ordinance; Ascent 2022.
Lower-income Sites
State law (Government Code Section 65583.2(c)(3)) establishes a “default density standard” of 30 units per acre for lower-income units in El Cerrito. This is the density that is “deemed appropriate” in State law to accommodate El Cerrito’s lower-income RHNA. Sites at least 0.5 acres and larger with zoning and General Plan land use designations that allow for development at 30 units per acre were generally included in the inventory as opportunity sites for lowerincome housing. The City has several zoning districts that allow 30 units per acre, as shown in Table 4-4, including: RM - Multi-Family Residential (21 - 35 du/ac) and TOM (35 du/ac). There is very little available land zoned RM, and the TOM district was essentially replaced by the zoning districts in the San Pablo Avenue Specific Plan. The Transit-Oriented Mid-Intensity Mixed Use (TOMIMU), and Transit-Oriented Higher-Intensity Mixed Use (TOHIMU) districts within the Specific Plan area do not have density standards because they are part of a form-based code. As described in the Realistic Density Assumptions section, recently entitled residential mixed-use developments within the TOMIMU and TOHIMU districts have been approved at densities ranging from 84 to 271 units per acre, with an overall average density of 168 units per acre. This average density accounts for the commercial component of mixed use developments.
Moderate-income Sites
Sites with zoning that allows for multifamily residential development at densities lower than 30 units per acre (i.e., Residential Duplex [11-20 du/ac]) and higher density sites (i.e., allowing 30 units per acre or more) smaller than 0.5 acres (i.e., small lots within the Specific Plan area) were inventoried as moderate income.
Above Moderate-income Sites
Sites with single-family zoning were categorized as above moderate-income based on evidence that single-family homes are generally only affordable to above moderate-income households. However, it should be noted that recent legislation allows ADUs and SB 9 lot splits and duplexes in single-family zones, which creates opportunities for more affordable housing units integrated into single-family neighborhoods.
AB 725 Compliance
Assembly Bill 725 (2021) requires that at least 25 percent of the remaining above moderate-income RHNA be accommodated on sites that allow at least four units of housing, and that at least 25 percent of the remaining moderate-income RHNA be accommodated on sites that allow at least four units of housing, but at a density of no more than 100 units per acre. The remaining RHNA is calculated after counting the units in planned and approved Agenda Packet Page 287 of 595
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projects. Because the units in planned and approved projects exceed the RHNA in the moderate- and above moderate-income categories, the City does not have any remaining RHNA in these categories and therefore does not need to demonstrate further compliance with AB 725.
Realistic Density Assumptions
Sites within the San Pablo Avenue Specific Plan Area
The City’s Housing Element inventory includes sites within the Specific Plan area. The Specific Plan is a form-based code that provides development regulations and design guidelines for parcels within the Specific Plan area including height, land use, parking, building placement, and open space standards. The Specific Plan does not include maximum density standards but does require residential development to be a minimum of 3 stories (except on constrained lots) in all zones. Maximum building height is 55 feet in the Transit-Oriented Mid-Intensity Mixed Use (TOMIMU) zone and 65 feet in the Transit-Oriented Higher-Intensity Mixed Use (TOHIMU) zone. Additional building height is allowed if a project is considered an affordable housing project, as defined by State law.
Within the TOMIMU and TOHIMU zones of the Specific Plan, only some projects are required to include mixed-use.
The Specific Plan establishes this requirement by street type, rather than by zoning district. On San Pablo Avenue Commercial Street Type and Major Commercial Street Type streets identified in the Specific Plan, a minimum of 50 percent of the ground floor frontage must have a shop front frontage type for commercial uses. Some of the other street types in the Specific Plan allow limited non-residential uses; and all of the other street types allow for residential only development.
However, the City is primarily seeing interest in residential-only and mixed-use projects and the City has consistently received applications for residentially-only development, as demonstrated by the list of planned and approved projects shown in Table 4-2. Many of the recently built, under construction, approved, and planned projects within the Specific Plan include only residential units, and only some include a limited commercial component. The TOMIMU and TOHIMU districts also allow for standalone commercial uses; and the City has seen some recent interest in hotel development. The City entitled one hotel project (Hampton Inn & Suites -11615-11645 San Pablo Avenue); and, another hotel is proposed (1612 & 1718 Eastshore Blvd -TRU by Hilton). It is assumed that the two hotels would likely satisfy the demand for hotel rooms in the area, making additional hotels unlikely.
As shown earlier in Table 4-2, residential mixed-use developments within the Specific Plan have been entitled at densities ranging from 84 to 271 units per acre, with an average of 168 units per acre. Within the Specific Plan, including on San Pablo Avenue Commercial and Major Commercial Street Types where commercial requirements apply, there are many recently built, under construction, planned, and approved projects that have developed high density residential at or above the assumed density of 158 units per acre, including many with only residential uses.
This includes a 100 percent affordable development with no ground floor commercial at 143 units per acre (Mayfair:
Phase II – Affordable). It also includes two projects that received a density bonus pursuant to state law, including: The Lexington (6501 Fairmount) which was approved with three bonus units; and, Polaris Apartments (11965 San Pablo Ave) which was approved with 32 bonus units. Using the “base project” before bonus units for each of these projects as part of the calculation of average density results in an average density of 149 units per acre.1 The sites inventory uses 156 units/acre as a base assumption for estimating the total number of units that could be built on a site. This is the average density of all approved and planned projects, excluding density bonus units, and excluding the El Cerrito Plaza Bart TOD project. This project is omitted from the calculation of average density because of the special circumstances of this site. This base density assumption of 156 units per acre is applied to all sites within the Specific Plan where there is no requirement for commercial development, including sites that are along San Pablo Avenue Community, Gateway, Neighborhood, and Ohlone Greenway Street Types in the Specific Plan. The sites inventory assumes 85 percent of the base density assumption when estimating capacity of sites along San Pablo Avenue and Major Commercial Street Types where there is a requirement for commercial (reflecting an effective density of 132 units per acre), accounting for the potential for some sites to be built with non-residential uses. 1 This density was calculated in July 2022 based on approved projects in the pipeline at that time. Some projects have since submitted revised plans, mostly for increased densities, which would result in a higher average density than what is used in the sites inventory calculations.
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Sites Outside the San Pablo Avenue Specific Plan
There are three inventoried sites outside of the Specific Plan area that allow multifamily development, each of them are designated RM and are small lots less than one-quarter acre. The density ranges of the areas outside the Specific Plan area generally allow for small-lot single family, duplexes, triplexes, and multiplexes on smaller infill lots that allow for multifamily. There is also the potential for townhomes that would be built at the middle end of the density range for larger lots. All other sites included in the inventory that are outside of the Specific Plan are within residential zones that do not allow mixed-use development (RM, RS-5, RS-10, and RS-20).
Generally, for sites outside the Specific Plan area, it was assumed that development will occur at 85 percent of maximum allowed density. There has been some recent multifamily development outside the Specific Plan area that has been built or approved near the high end of the density range. One market rate development, 1715 Elm Street, was approved with 14 units on a 0.42 acre site, and another, 5828 El Dorado Street, was approved with 29 units on a
0.84 acre site. Both projects are under construction and were built at the maximum density allowed (i.e., 35 units per acre). As shown in Table 4-2, two other recently approved duplex/triplex projects have been built on lots around 0.25 acres at densities around 15 units per acre. In addition, many of the lower density residential zones outside of the Specific Plan allow for development of single family homes (RS-5, RS-10, and RS-20).
Nonvacant Sites
Like many communities in the Bay Area, El Cerrito is a largely built out city. The city, like the region generally, faces a significant demand for new housing. Nearly all new residential development in El Cerrito occurs on underutilized nonvacant sites that have existing uses. The most significant examples of new development on underutilized land have occurred within the Specific Plan area. In addition to development within the Specific Plan area, there are other examples of redevelopment of underutilized sites throughout the city, such as 1715 Elm Street, that is under construction, and 5828 El Dorado Street that is completed. Table 4-5 below includes examples of recent housing developments in El Cerrito that were built or are approved on nonvacant sites with existing uses.
Table 4-5: Examples of Recent Housing Development on Underutilized Sites, El Cerrito Project Name Project Description Status Prior Use
Ohlone Gardens 4-story, mixed-use project, including 57 affordable units and 3,189 square feet of ground floor commercial space
designated as TOMIMU.
Completed Light Industrial / Distribution / Storage
Hana Gardens Senior
Housing Mixed-use
Apartments
63-unit mixed-use senior affordable housing community
on a 40,000-square-foot site designated as TOMIMU.
Completed Contra Costa Florist/Mabuchi house
complex (Commercial / Residential) and
Warehouse Building (Furniture store)
Metro 510 (Creekside Walk) 128-unit apartment with 19 units of affordable housing constructed on a 3-plus acre designated as TOHIMU.
Completed Surface parking serving El Cerrito Plaza
shopping center.
Credence Condominiums 30 residential units and 2 live-work units on a 0.57 acre site that is designated as TOMIMU.
Completed Retail (Previously Safeway and Guitar
Center)
Mayfair: Phase I – Market
Rate
Two buildings with a combined total of 223 residential
units, shared parking in a garage, along with public,
common and private open space creating an
interconnected campus designated as TOHIMU.
Under
Construction
Vacant and surface parking prior to
development; prior uses were gas
station and grocery.
1715 Elm Street 14 one and two bedroom dwelling units on a 0.42 acre site that is designed in the General Plan for high density.
Under
Construction
Vacant Single Family Residence
It is estimated that 67 percent of the City’s lower-income RHNA (526 lower income units) will be met by approved and planned projects (355 lower income units). The City does not rely on nonvacant sites to accommodate more than 50 percent of the lower-income RHNA, which means that it does not need to provide findings based on substantial evidence that the use is likely to be discontinued. However, the City is still required to analyze the existing uses of the sites and determine, based on past experience, current market demand, existing leases or contracts, development Agenda Packet Page 289 of 595
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trends, and other factors, that the nonvacant sites can feasibly be developed during the planning period. The City still undertook a review to determine whether a nonvacant site should be included in the inventory. The City started by conducting a review of sites throughout the city zoned or designated in the General Plan and Specific Plan for high density residential or mixed-use development. Based on site conditions, combined with City staff knowledge of existing uses, property owner interest, and nearby development activity, a refined list of potential sites was prepared for inclusion in the Housing Element sites inventory. Generally, the factors considered when determining that the existing use would not impede development include property owner interest and the age and conditions of the sites and structures. There are several sites in the inventory where the property owner has expressed interest in developing the sites with residential development, particularly within the Specific Plan area. Many of the non-vacant sites in the inventory are considered underutilized because of the lack of existing structures, development of similar uses (e.g., surface parking lots), and the market potential for new housing development. The nonvacant sites include surface parking lots and the BART Stations, where BART has expressed development interest.
Large Sites (i.e., del Norte BART Station site)
The del Norte BART Station (12.5 acres) is the only site in the lower-income sites inventory that is larger than 10 acres.
In a letter from BART, dated March 7, 2022, BART expressed that the El Cerrito del Norte BART Station is a “midterm” priority for transit-oriented development and identified a target of 2025-2030 for development at the station (See Appendix C). BART’s Transit-Oriented Development Work Plan identifies the site as a project that can be initiated under BART’s existing staffing. Further, the Work Plan identifies the El Cerrito del Norte station as a site with local support for TOD, and states that “BART will prioritize sites with local support for TOD.” City staff met with BART TOD staff in May 2023, and confirmed that the current TOD Workplan remains accurate and that the timeline for project initiation established in the Housing Element is achievable by both the City and BART.
The City anticipates that the development of this site will include existing surface parking lot areas, and will not include the existing parking garage, station area, Ohlone Greenway, or bus areas. This anticipates development of three parking lot areas (the parking lot bounded by San Pablo Ave, Hill St, Cutting Blvd, and the bus area; the parking lot bounded by the Ohlone Greenway, Cutting Blvd, Key Blvd, and the parking garage; and the parking area bounded by the Ohlone Greenway/BART tracks, Knott Ave, Key Blvd, and Cutting Blvd.) The parking lot bounded by Kearney St, Cutting Blvd, the Ohlone Greenway/BART Tracks, and Knott Ave could also be included in the TOD development, but due to the narrow dimension of the area, the sites inventory conservatively does not assume development of this area.
For the purpose of estimating capacity on the site, the City assumed development on 6.7 acres that is assumed to be developed at densities similar to the proposed El Cerrito Plaza (100 units per acre) and at an income mix that is reflective of BART’s districtwide goal of 35 percent affordable housing (i.e., 65 percent market rate, 25 percent low, and 10 percent very low income).
The City has been collaborating with the San Francisco Bay Area Rapid Transit District (BART) for nearly four years to realize the shared goal of Transit Oriented Development at the El Cerrito Plaza Station. Several City policy documents (e.g., the General Plan, the Housing Element, the San Pablo Avenue Specific Plan, the Climate Action Plan) strongly encourage development of higher-intensity housing near transit stations. To achieve this shared goal, the City and BART jointly developed Goals and Objectives for the El Cerrito Plaza Station TOD that were reviewed and endorsed by both the City Council and the BART Board of Directors. The City supported BART’s development of an RFQ for the project based on the Goals and Objectives and participated in the selection of the developer. The entitlement phase of the project is now underway as noted elsewhere in this document.
Based on the model of the El Cerrito Plaza Station TOD project, City staff plan to engage BART on the development of goals and objectives for Transit Oriented Development at the El Cerrito del Norte Station after the entitlement of the El Cerrito Plaza Station TOD is completed. Due to the City policies in place, the City’s and BART’s goals for development of TOD are also strongly aligned at the El Cerrito del Norte Station. If and when goals and objectives are endorsed by the City Council and the BART Board, City staff will again support the development of an RFQ, will participate in the developer selection process, and will coordinate with BART and the development team to realize the goal of Transit Oriented Development at El Cerrito del Norte Station.
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Availability of Infrastructure
As described in Chapter 5: Constraints, there is sufficient infrastructure to accommodate the RHNA and all sites included in the inventory have access to water, sewer, and dry utilities. However, the sewer system within the Specific Plan Area does need to be upsized to meet the needs of future development and the Stege Sanitary District has established a capacity fee to fund planned improvements.
California Government Code Section 65589.7 requires water and sewer service providers to establish specific procedures to grant priority water and sewer service to developments with units affordable to lower-income households. Local governments are also required to immediately deliver the adopted housing element to water and sewer service providers.
East Bay Municipal Utilities District, which provides water service in El Cerrito, has adopted policies consistent with State law. According to the 2020 Urban Water Management Plan, EBMUD’s Board of Directors approved Policy 3.07, which ensures that priority for new water service connections during restrictive periods is given to proposed developments within EBMUD’s existing service area that include housing units affordable to lower income households in accordance with California Government Code 65589.7. Policy 3.07 also states that EBMUD will not deny an application for services to a proposed development that includes affordable housing unless certain specific conditions are met which could include a water shortage emergency condition, or if EBMUD is subject to a compliance order by the Department of Public Health that prohibits new water connections.
The Stege Sanitary District provides sewer service in El Cerrito. City staff is unaware of an adopted policy by the Sanitary District granting priority service to lower-income housing units and there is no mention of such a policy in the 2022 Sewer System Management Plan. The Housing Plan includes an implementation program to provide copies of the adopted Housing Element to both EBMUD and Stege Sanitary District and to ensure that the Sanitary District is aware of the requirements of Government Code Section 65589.7.
Analysis of Environmental Constraints
All parcels (or portions of parcels) that met the criteria above were reviewed by City staff to confirm environmental constraints (e.g., flood zones and steep slopes), and other possible constraints to development feasibility. Chapter 5:
Constraints describes environmental concerns that may impact the future development of residential units in the city.
However, none of the sites in the inventory have known environmental constraints or other condition, such as parcel shape, easements, site contamination, steep slopes, flooding, or other issue that would impact or preclude development in the planning period. Where environmental constraints were identified, sites were removed from the inventory. Sites 21 (5833 Central Ave) and 59 (3405 Carlson Blvd) shown below in Table 4-7 are examples of sites where environmental constraints were identified and the sites were removed from the inventory by not counting any capacity on these sites. No other site constraints were found.
Vacant and Underutilized Sites
This section contains details on the vacant and underutilized sites included in the Housing Element sites inventory, shown on Figure 4-1. Table 4-6 provides a summary of capacity on all the vacant and underutilized sites in El Cerrito.
Sites are organized into two categories:
1) San Pablo Avenue Specific Plan Sites. These are opportunity sites within the Specific Plan area that are best suited for housing during the Housing Element planning period. 2) Citywide Vacant and Underutilized Sites. The sites in this category are located outside the Specific Plan area and already have the General Plan land use designations and zoning in place to allow housing at the assumed densities.
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Figure 4-1: Sites Inventory Map, El Cerrito, 2022
Source: City of El Cerrito (2022); Contra Costa County (November 2021); Ascent (2022); ESRI.
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Table 4-6: Vacant and Underutilized Sites, El Cerrito (As of June 2022) Site ID Location APN Acres Category General Plan Zoning Site Description Publicly Owned
Total
Units Lower Moderate Above Moderate
Density
Assumptions
Sites within San Pablo Avenue Specific Plan
18 del Norte BART Station
502052006
502061005
502060xxx
502060xxx
502071015
502082029
12.5 (assumes
development
on 6.7 acres)
Underutilized TOHIMU TOHIMU
The del Norte BART Station was identified by BART as a midterm priority. Development is assumed on 50% of the site at an average density of 100 units/acre and an income distribution reflective of BART’s goal for 35% affordable housing. This site was included in the previous Housing Element lower-income sites inventory and is therefore subject to by-right approval procedures for
developments that include 20 percent affordable (see Policy H-1.7).
The site is also subject to development streamlining under AB 2923 (2018).
Yes 670 235 217 218 100 du/ac
19 Safeway / 11450 San
Pablo Avenue 502100042 0.86 Underutilized TOHIMU TOHIMU This parcel makes up about 1/3 of the surface parking lot for Safeway. The site is adjacent to del Norte BART. APN 502100041 not a part of this site.
No 113 113 0 0 132 du/ac, 85%
residential
20 921 Kearney 503233007
503233032
0.12 0.19
0.31 Vacant TOMIMU TOMIMU 2 vacant parcels. Entitlement for 59-unit project expired 2022. No 48 0 48 0 156 du/ac, 100% residential
21 Kearny St./
Kearney Lane
501252019
501252020
0.05 0.06
0.11 Underutilized TOHIMU TOHIMU 2 adjacent parcels used as surface parking for businesses on San Pablo Ave. No 17 0 17 0 156 du/ac, 100% residential
22 10496 San Pablo Ave 503236027 0.17 Underutilized TOMIMU TOMIMU Vacant corner lot No 26 0 26 0 156 du/ac, 100% residential
23 5833 Central Ave 510036012 0.06 Underutilized TOHIMU TOHIMU Parcel fronting on Central Ave. used as yard for adjacent residences. Fenced, but otherwise vacant. Site is located within a FEMA 100-Year flood zone. Due to flood constraints, no units are counted towards the RHNA from this site.
No 0 0 0 0 156 du/ac, 100%
residential
24 5627 Central Ave 510043004 0.05 Underutilized TOHIMU TOHIMU Undeveloped parcel fronting on Central Ave. No 7 0 7 0 156 du/ac, 100% residential
25 10810 San Pablo Ave
(Village at Town Center
- expansion)
503010015
1.42 (assumes
development
on 0.35-acre
portion of
surface
parking lot)
Underutilized TOMIMU TOMIMU
A recently expired entitlement was approved for a 40-unit, 4-story building on the parking lot of the existing Village at Town Center mixed-use apartment complex. Development potential remains on this surface parking lot.
No 54 54 0 0 156 du/ac, 100%
residential
26 10135, 10163, 10167 San
Pablo Ave
510034002
510034003
510034001
0.25 0.28
0.19 0.72
Vacant TOHIMU TOHIMU 3 vacant adjacent parcels with previous (expired) entitlements for two separate development projects totaling 134 units. No 95 95 0 0 132 du/ac, 85% residential Subtotal 1,030 497 315 218
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Table 4-6: Vacant and Underutilized Sites, El Cerrito (As of June 2022) Site ID Location APN Acres Category General Plan Zoning Site Description Publicly Owned
Total
Units Lower Moderate Above Moderate
Density
Assumptions
Citywide Vacant and Underutilized Sites
27 Fairview Drive 505040006 14.92 Underutilized Very Low Density RS-10 Vacant site; located in VHFHSZ. No 64 0 0 64 4.4 du/ac 28 2065 Tapscott Ave 501340036 0.11 Underutilized Low Density RS-5 Vacant undeveloped site. Unleveled terrain. Directly across an elementary school. No 1 0 0 1 8.7 du/ac
29 2610 Yuba St 500050034 0.16 Underutilized Low Density RS-5 Undeveloped site with dense vegetation and miscellaneous storage.
No 1 0 0 1 8.7 du/ac
30 928 – 934 Arlington
Blvd
505301006
505301007 0.33 Underutilized Low Density RS-5
Undeveloped land on a slight slope. Parcel does not front an existing road/street and requires access through adjacent property. Surrounded by few established homes along two streets and other adjacent undeveloped land parcels that make this a viable development opportunity. Located in VHFHSZ.
No 2 0 0 2 8.7 du/ac
31 716 Balra Dr
503322063
503322065
503322068
503322069
0.67 Underutilized Low Density RS-5
Undeveloped site. No existing access; but potential access point through already paved driveway of neighboring home. Located in VHFHSZ.
No 5 0 0 5 8.7 du/ac
32 920 Balra Dr 503301024 0.13 Underutilized Low Density RS-5 Undeveloped sloped site with temporary structures, storage, and parking; located in VHFHSZ. No 1 0 0 1 8.7 du/ac
33 Barrett Ave 500271003 0.12 Underutilized Low Density RS-5 Undeveloped with sloped terrain. No existing access, but two possible street access points. No 1 0 0 1 8.7 du/ac
34 7834 - 7846 Burns Ct 505101019
505101020 0.23 Underutilized Low Density RS-10 Undeveloped site, may have had previous structures built. Cars parked on site. Located in VHFHSZ. No 1 0 0 1 4.4 du/ac 35 911 Clark Pl 505301047 0.28 Underutilized Low Density RS-5 Undeveloped site; located in VHFHSZ. No 1 0 0 1 8.7 du/ac 36 834 Craft Ave 505302028 0.58 Underutilized Low Density RS-5 Undeveloped site with sloped terrain; located in VHFHSZ. No 5 0 0 5 8.7 du/ac 37 7755 Earl Ct 505103023 0.27 Underutilized Low Density RS-10 Undeveloped site; located in VHFHSZ. No 1 0 0 1 4.4 du/ac 38 630 Everett St 503374006 0.05 Underutilized Low Density RS-5 Undeveloped site, with narrow lot. No 1 0 0 1 8.7 du/ac 39 943 Galvin Dr 503301018 0.32 Underutilized Low Density RS-5 Undeveloped flag lot with sloped terrain located behind existing home with driveway for access to site. Located in VHFHSZ No 2 0 0 2 8.7 du/ac 40 712 Gelston Pl 505282030 0.12 Underutilized Low Density RS-5 Undeveloped site with dense vegetation and sloped terrain.
Located in VHFHSZ. No 1 0 0 1 8.7 du/ac
41 2138 - 2142 Junction
Ave
501300002
501300003
501300004
501300005
0.22 Underutilized Low Density RS-5 4 adjacent single family lots on slope. Mostly vacant, with existing dilapidated structure. No 1 0 0 1 8.7 du/ac
42 805 Park Way 505241012 0.09 Underutilized Low Density RS-5 Undeveloped site; located in VHFHSZ. No 1 0 0 1 8.7 du/ac 43 754 Pomona Ave 503480014 0.16 Vacant Low Density RS-5 Undeveloped site that is adjacent to two another undeveloped sites with access to Pomona Ave. No 1 0 0 1 8.7 du/ac
44 5399 Potrero Ave 513250039 0.20 Underutilized Low Density RS-5 Church parking lot. No 1 0 0 1 8.7 du/ac 45 925 Richmond St 503241026 0.11 Underutilized Low Density RS-5 Undeveloped site. No 1 0 0 1 8.7 du/ac Agenda Packet Page 294 of 595
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Table 4-6: Vacant and Underutilized Sites, El Cerrito (As of June 2022) Site ID Location APN Acres Category General Plan Zoning Site Description Publicly Owned
Total
Units Lower Moderate Above Moderate
Density
Assumptions
46 Sea View Dr 505244022 0.08 Underutilized Low Density RS-5 Undeveloped site that does not front an existing street, but has the potential for access through adjacent parcel. Located in VHFHSZ.
No 1 0 0 1 8.7 du/ac
47 839 Shevlin Dr 505230044 0.29 Underutilized Low Density RS-5 Undeveloped site on sloping lot. Existing structure on adjacent lot with similar slope and site conditions. Located in VHFHSZ. No 2 0 0 2 8.7 du/ac 48 937 – 941 Shevlin Dr 505221026
505221027 0.95 Underutilized Low Density RS-5
Undeveloped site with sloped terrain. Adjacent vacant land behind site would require having street access from Moser Lane or else would be landlocked. Located in VHFHSZ.
No 8 0 0 8 8.7 du/ac
49 8049 Terrace Dr 505230036 0.24 Underutilized Low Density RS-5 Undeveloped sloped lot; located in VHFHSZ. No 2 0 0 2 8.7 du/ac 50 8363 Terrace Dr 505272017 0.12 Underutilized Low Density RS-5 Undeveloped site with dense vegetation; located in VHFHSZ. No 1 0 0 1 8.7 du/ac 51 8551 Terrace Dr 505291014 0.12 Underutilized Low Density RS-5 Undeveloped site with landscaping and minor site improvements adjacent to existing single family home. Located in VHFHSZ. No 1 0 0 1 8.7 du/ac 52 1355 Brewster Dr
1364 - 1370 Contra
Costa Dr
505181004
505181010
505181011
0.82 Underutilized Very Low Density RS-10
3 adjacent undeveloped sloped sites fronting Contra Costa Dr and Brewster Dr. in existing neighborhood. Only concrete foundations of structures remain. Located in VHFHSZ.
No 3 0 0 3 4.4 du/ac
53 1304 Contra Costa Dr 505181032 0.20 Underutilized Very Low Density RS-10 Undeveloped site with existing single family homes on each side.
Located in VHFHSZ. No 1 0 0 1 4.4 du/ac
54 1103 Contra Costa Dr 505203029 0.23 Underutilized Very Low Density RS-10 Undeveloped sloped site adjacent to public path on separate lot.
Located in VHFHSZ. No 1 0 0 1 4.4 du/ac
55 1115 Contra Costa Dr 505203009 0.23 Underutilized Very Low Density RS-10 Undeveloped site on sloped terrain. Located in VHFHSZ. No 1 0 0 1 4.4 du/ac 56 1618 Julian Dr 505421008 0.24 Underutilized Very Low Density RS-10 Undeveloped site on sloped terrain. Very sloped terrain adjacent to public path on separate lot. Located in VHFHSZ. No 1 0 0 1 4.4 du/ac 57 1638 Julian Dr 505421014 0.26 Underutilized Very Low Density RS-10 Undeveloped site on sloped terrain. Located in VHFHSZ. No 1 0 0 1 4.4 du/ac 58 8407 Wildcat Dr 573132023 0.46 Underutilized Very Low Density RS-20 Undeveloped site on sloped terrain. Located in VHFHSZ. No 1 0 0 1 2.2 du/ac 59 8440 Wildcat Dr
8436 Wildcat Dr
573132002
573132003 0.91 Underutilized Very Low Density RS-20 Undeveloped site on sloped terrain. Located in VHFHSZ. No 1 0 0 1 2.2 du/ac 60 1743 Liberty St 502113029 0.15 Underutilized High Density RM Undeveloped site. No 3 0 0 3 85% of 35 du/ac 61 3405 Carlson Blvd 510014015 0.12 Underutilized High Density RM Site is located within a FEMA 100-Year flood zone. Due to flood constraints, no units are counted towards the RHNA from this site. No 0 0 0 0 0 62 3027 Carlson Blvd /
5931 Avila St
510037013
510037015 0.12 Underutilized High Density RM Two adjacent undeveloped lots with storage and temporary structures and access from Carlson Blvd. and Avila St. No 2 0 0 2 85% of 35 du/ac 63 940 Arlington Blvd 505301046 0.11 Underutilized Low Density RS-5 Undeveloped sloped site. Previous building permit expired.
Located in VHFHSZ. No 1 0 0 1 8.7 du/ac
64 7770 Earl Ct 505103026 0.14 Vacant Low Density RS-10 Possible existing structures, concrete foundations remain. Slightly sloped terrain. Existing infrastructure tower rear of property.
Located in VHFHSZ.
No 1 0 0 1 4.4 du/ac
65 7780 Earl Ct 505103027 0.15 Vacant Low Density RS-10 Undeveloped site with sloped terrain; concrete foundation of previous home remains on site. Located in VHFHSZ. No 1 0 0 1 4.4 du/ac Agenda Packet Page 295 of 595
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Table 4-6: Vacant and Underutilized Sites, El Cerrito (As of June 2022) Site ID Location APN Acres Category General Plan Zoning Site Description Publicly Owned
Total
Units Lower Moderate Above Moderate
Density
Assumptions
66 835 Galvin Dr 503311017 0.26 Vacant Low Density RS-5 Vacant undeveloped site. Located in VHFHSZ. No 1 0 0 1 8.7 du/ac 67 758 Pomona Ave 503480015 0.10 Vacant Low Density RS-5 Vacant undeveloped site. No 1 0 0 1 8.7 du/ac 68 1544 Madera Cir 505421027 0.22 Underutilized Very Low Density RS-10 Undeveloped site on sloped terrain in existing single family neighborhood. Located in VHFHSZ. No 1 0 0 1 4.4 du/ac
69 Pomona Ave 503480013 0.16 Underutilized Low Density RS-5 Undeveloped site that is adjacent to two another undeveloped sites with access to Pomona Ave. No 1 0 0 1 8.7 du/ac
70 Sea View Dr 505221046 0.29 Vacant Low Density RS-5 Undeveloped site. Located in VHFHSZ. No 2 0 0 2 8.7 du/ac 71 Clark Pl 505301023 0.15 Vacant Low Density RS-5 Undeveloped site adjacent to several other undeveloped sites with access to Clark Pl. Located in VHFHSZ. No 1 0 0 1 8.7 du/ac 72 8441 Wildcat Dr 573132030 0.44 Vacant Very Low Density RS-20 Undeveloped site on sloped terrain. Located in VHFHSZ. No 1 0 0 1 2.2 du/ac 73 8444 Wildcat Dr 573132032 0.54 Vacant Very Low Density RS-20 Undeveloped site on sloped terrain. Located in VHFHSZ. No 1 0 0 1 2.2 du/ac Subtotal 134 0 0 134
Total 1,164 497 315 352
Source: City of El Cerrito, 2022.
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4.6 Projection of Accessory Dwelling Units
Per State law, a projection of the number of ADUs expected to be built within the eight-year planning period can also be considered as part of the inventory. The City has seen a slight increase in the rate of ADU production since 2018 when the State passed several bills to facilitate ADUs statewide. In 2021, the City revised its ADU ordinance to be consistent with the requirements under State law. Table 4-7 shows the total number of ADU building permits issued each year since 2018. ADU production has remained steady, with the City issuing permits for 19.5 ADUs per year, on average.
Table 4-7: ADU Building Permits, El Cerrito (2018-2022) Year ADU Permits Issued
2018 16
2019 24
2020 13
2021 25
Average 19.5
Source: City of El Cerrito and Ascent, 2022.
For the purpose of the Housing Element, the City assumes that ADU production will continue at the same pace experienced since 2018, estimated at 156 ADUs during the 2023-2031 RHNA projection period. ABAG prepared the Affordability of Accessory Dwelling Units in September 2021 to provide jurisdictions a foundation for housing element assumptions. The report is based on a statewide survey conducted by the University of California at Berkeley’s Center for Community Innovation, in collaboration with Baird + Driskell Community Planning in 2020. ABAG analyzed the raw survey data for Bay Area ADUs constructed in 2018 or 2019 to determine affordability. According to the ABAG report, 43 percent of ADUs, based on the East Bay counties surveyed, are assumed to be used as short-term rentals, home offices, or other non-residential uses. As such, of the 156 ADUs expected to be produced, only 89 ADUs are assumed to be available on the market as rental housing or housing for family and friends.
Using ABAG affordability recommendations for ADUs, the sites inventory includes a projection of 53 ADUs affordable to lower-income households, or 60 percent of the projected ADU units; 27 ADUs, or 30 percent of projected units, are affordable to moderate-income households; and 9 ADUs, or 10 percent of projected units are affordable to above-moderate income households (see Table 4-9).
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4.7 RHNA Summary
Table 4-8 provides a summary of El Cerrito’s ability to meet the 2023-2031 RHNA. Based on the housing units in the approved and planned projects, vacant and underutilized sites, and the projection of ADUs, the City has sufficient capacity to meet the RHNA with a surplus of 518 lower-income units, 712 moderate-income units, and 344 above moderate-income units.
Table 4-8: Sites Inventory Capacity Summary, El Cerrito (2023-2031) Lower1 Moderate Above Moderate Total
Regional Housing Needs Allocation 526 241 624 1,391
Approved and Planned Projects 494 611 607 1,712
Vacant and Underutilized Sites within San Pablo
Avenue Specific Plan 497 315 218 1,030
Citywide Vacant and Underutilized Sites 0 0 134 134
Accessory Dwelling Unit (ADU) Projection 53 27 9 89
Total Capacity 1,044 953 968 2,965
Surplus(+) +518 +712 +344 +1,574
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Chapter 5 | Constraints Analysis 5-1
CHAPTER 5 | Constraints Analysis
State housing law requires the City to analyze potential governmental and non-governmental constraints to the maintenance and production of housing for all income levels. State law requires the local governments to take action through their Housing Element to “address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing including housing for all income levels and housing for persons with disabilities,” (Government Code Section 65583(c) (3)). A thorough understanding of the potential constraints to development can help to create appropriate policy responses.
5.1 Potential Governmental Constraints
Governmental constraints are policies, standards, requirements, and actions imposed by the government that have a negative impact on the development and provision of housing for a variety of income levels. These constraints may include land use controls, building codes and their enforcement, environmental review fees and processes, site improvements, fees and exactions required of developers, and local processing and permit procedures. State and Federal agencies play a role in the imposition of governmental constraints; however, these agencies are beyond the influence of local government and are, therefore, not addressed in this analysis.
Transparency in Development Regulations
El Cerrito complies with the requirement of providing transparency in development regulations. The City’s Community Development Department Services page of the City’s website provides all necessary information related to planning and building, including the General Plan, specific plans, the zoning code, fees, application forms and checklists, and all other applicable plans, policies, and regulations.
Land Use Controls
Land use controls include city-initiated General Plan policies, zoning regulations and standards, permit processing requirements, and development fees.
General Plan
The General Plan constitutes the highest-level policy document for the City. The Land Use Element of the General Plan identifies the location, distribution, and density/intensity of the land use within the city. Residential densities are measured in dwelling units per acre (du/ac). The 1999 El Cerrito General Plan, as amended in November 2014, identifies seven land use designations that permit residential uses, shown in Table 5-1.
Table 5-1: General Plan Residential Land Use Designations - El Cerrito (2014) Designation Description Permitted Density*
Very Low Density
Residential
The Very Low Density category of residential land uses is intended for single-family, residential units on large lots. Typically, the Very Low Density category is to protect sensitive hillside areas from extensive development and to protect against hazards related to earthquakes, unstable terrain, and wildfires. In addition, Very Low Density land uses are also intended to protect sensitive environmental areas and features, and provide sites for larger, distinctive residences.
Maximum of 6
dwelling units per
net acre.
Low Density
Residential
The Low Density category of residential land uses is intended to promote and protect singlefamily neighborhoods.7 to 9 dwelling units per net acre.
Medium Density
Residential
The Medium Density category of residential land use accommodates more intensive forms of residential development while still remaining compatible with surrounding land uses. This category is intended to provide greater housing choice in the city for different family sizes and incomes. Medium density residential uses are intended to be located closer to community and 10 to 20 dwelling
units per net acre.
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Table 5-1: General Plan Residential Land Use Designations - El Cerrito (2014) Designation Description Permitted Density*
retail services, such as neighborhood shopping centers, parks, and open spaces areas, and near minor and major collector streets where greater access can be provided. This land use category includes a number of housing development types including duplexes, townhouses, apartments, and small-lot, single-family residential designs.
High Density
Residential
The High Density residential land use category is intended to provide opportunities for multiple-family residential development in a well-designed environment. The range is intended to be located in areas where higher traffic volumes and buildings can be accommodated.
These developments should be located outside of single-family residential communities, where services and transportation systems are adequate to serve the increased densities. 21 to 35 dwelling
units per net acre.
Commercial/
Mixed Use
The Mixed-Use Commercial designation is intended primarily for all types of commercial uses and secondarily for residential uses or a combination of the two. The designation is intended to encourage ground floor, pedestrian-friendly, retail sales and service uses with upper floors of office and residential uses. The Mixed-Use Commercial category applies to commercial activity ranging from neighborhood convenience stores to community shopping centers and regionally-oriented specialty stores.
In addition to retail stores, the Mixed-Use Commercial designation is also intended to allow for residential and office uses, including administrative, professional, medical, and dental offices, and “high-tech” research and development uses and laboratories. The Mixed-Use Commercial designation also allows for limited, small-scale specialty manufacturing uses, such as arts and crafts, woodworking, and assembly processes, when located on sites compatible with surrounding neighborhoods.
General: Maximum of
35 units per net acre.
Neighborhood:
Maximum of 20 units
per net acre
Transit-Oriented
Higher-Intensity
Mixed Use
The San Pablo Avenue Specific Plan articulates a vision for the future of San Pablo Avenue, identifies improvements, and adopts context-sensitive regulations that can be applied along its length and to adjacent areas. The Plan’s Form-Based Code regulates land use and development standards based on Transect Zone, Transit-Oriented Higher-Intensity Mixed Use (TOHIMU) and Transit-Oriented Mid-Intensity Mixed Use (TOMIMU), designed to encourage vertical and horizontal mixed use. The Specific Plan requires ground floor commercial frontages on San Pablo Avenue Commercial and Major Commercial street types, while standalone residential is allowed on other street types.
Maximum height of
65 feet.
Transit-Oriented
Mid-Intensity
Mixed Use
Maximum height of
55 feet.
Source: City of El Cerrito General Plan, September 2014. *Not including City incentives or state-mandated density bonuses.
San Pablo Avenue Specific Plan and Form-Based Code
The San Pablo Avenue Specific Plan (SPASP), adopted in 2014, laid the groundwork for development and increased economic activity along the San Pablo Avenue corridor. It encourages new mixed-use (residential and commercial development) along San Pablo Avenue and near the city’s two BART stations to create housing near transit and more pedestrian traffic to stimulate new businesses. The SPASP identifies three Priority Development Areas that are distinguished by the following characteristics:
1. Downtown: An entertainment/theater and shopping district that serves as the southern gateway
2. Midtown: A civic, commercial and community-oriented zone
3. Uptown: A mixed use, hospitality and commercial area that serves as the northern gateway The SPASP articulates a vision for the future of San Pablo Avenue, identifies improvements, and adopts context sensitive regulations that can be applied within the Specific Plan Area. Its key principles are to deepen a sense of place and community identity; attract private investment; strengthen partnerships; enhance the public realm; promote the everyday use of transit, walking, and biking; and foster environmental sustainability. The Specific Plan establishes a Form-Based Code that regulates land use and development standards based on Transit-Oriented Agenda Packet Page 300 of 595
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Higher-Intensity Mixed Use (TOHIMU) and Transit-Oriented Mid-Intensity Mixed Use (TOMIMU) Transect Zones, as well as two blocks in the downtown that are within the Theater District Overlay Zone.
Goals and strategies include:
• Maximize Transit-Oriented Development (TOD) potential along the corridor; • Allow ground floor residential development to provide flexibility and expand the Plan Area’s residential base; • Promote residential infill development through increased land use intensity close to existing transit infrastructure; and
• Increase the supply, diversity, and affordability of housing in proximity to existing or planned transportation investments.
The SPASP has been successful in promoting and attracting development and investment in the San Pablo Avenue Corridor. Due to this success, the residential development capacity of 1,706 units originally evaluated under the Environmental Impact Report (EIR) has nearly been reached. The EIR also covered 243,112 commercial square feet.
The City adopted an updated Specific Plan and Supplemental EIR in December 2022 so that development supporting the plan vision as well as RHNA goals can be met. The Supplemental EIR covered an additional development capacity of 2,500 net new units and 100,000 net new commercial square feet. The Specific Plan update addressed commercial requirements, street standards, frontage types, daylight plane standards, design review process, open space standards, and other technical cleanups. No changes to densities or intensities were made. The permitted uses and development standards within the SPASP zones are shown in the tables within the following section.
Zoning Ordinance
The City’s Zoning Ordinance is the primary tool for implementing the General Plan. It is designed to protect and promote public health, safety, and welfare, as well as to promote quality design and quality of life. El Cerrito regulations are comparable to those of similar cities. In addition to the base zoning districts described in the following tables, applicants can request rezoning to a customized Planned Development (PD) District that allows deviation from the normal regulations where a development project is consistent with the General Plan and meets other community objectives. El Cerrito’s zoning regulations are not restrictive and do not create a financial or physical constraint to residential development due to a wide range of densities permitted by the City and flexible parking requirements.
Additionally, the San Pablo Avenue Specific Plan contains a Form-Based Code, which establishes flexible development regulations for structures within its Plan Area, including building height, parking, setbacks, and access (See Table 5-5).
Residential and Mixed Use Districts
El Cerrito provides zoning that facilitates a range of residential development types. The City’s residential zoning designations control both the use and development standards of each residential parcel. Residential districts include the following, with increases in maximum density allowed with approval of a State Affordable Housing Density Bonus:
• RS Single-family Residential. To promote and protect single-family neighborhoods at a base density of up to 10 dwelling units per net acre (du/ac); and to minimize the out-of-scale appearance of large homes and development relative to their lot size and slope, and relative to adjacent homes in the neighborhood. • RD Duplex Residential. To accommodate more intensive forms of residential development, including duplexes, townhouse projects, apartments, and small-lot, single-family residential uses, at a density of 11 to 20 dwelling units per net acre (du/ac).
• RM Multi-family Residential. To provide opportunities for multiple-family residential development in a well-designed environment at a density of 21 to 35 dwelling units per net acre (du/ac). Up to 70 du/ac can be achieved for housing for elderly and persons with disabilities under the City’s Incentives Program if services are provided.
Housing is also permitted in the Commercial and Transit-Oriented Mixed-Use Districts, and in the TOHIMU and TOMIMU transect zones of the San Pablo Avenue Specific Plan. The purpose of the mixed-use zones is to provide for commercial and employment development and promote and encourage multiple-family developments at densities that are consistent with the General Plan land use designation and surrounding development. The intent is to provide for Agenda Packet Page 301 of 595
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higher-density classifications in and around the development nodes and adjacent to major transit centers, and lowerdensity multiple-family development in transition areas between single-family development and commercial areas or higher-density residential areas. However, the TOHIMU and TOMIMU transect zones of the San Pablo Avenue Specific Plan replaced most of the CC and TOM zoned sites in the city. The City’s commercial and mixed-use districts include:
• CN Neighborhood Commercial. To create, maintain, and enhance mixed-use, neighborhood-serving commercial areas that reflect smaller-scale, pedestrian-oriented development with continuous street frontage and a mix of uses. Residential and office uses are encouraged on upper floors. • TOM Transit-Oriented Mixed Use. To create, maintain, and enhance activity center nodes around BART stations and along transportation corridors and San Pablo Avenue that provide a mix of commercial, office and higherdensity residential uses in a pedestrian-oriented setting. • CC Community Commercial. To create, maintain, and enhance areas of the city that are appropriate for a wide variety of commercial and institutional uses along the city's major transportation corridors, and in shopping districts or centers. Residential uses are also allowed, particularly on upper floors.
The housing types allowed within the City’s zoning districts are described below in Table 5-2. In summary, residential uses are permitted within six main districts: RS, RD, RM, TOM, CC, and CN as well as the TOHIMU and TOMIMU Transect Zones of the San Pablo Avenue Specific Plan (See section b. San Pablo Avenue Specific Plan). The RS District is split into four separate subsets guiding the minimum size of each lot and other development standards such as minimum lot depth and width and setbacks.
Single-family units are permitted by right in all single-family residential districts. New single-family uses are not allowed in the RM, TOM, CC, and CN districts. Multiple-family dwellings are permitted by right in the RM, TOM, CC, CN zones, and San Pablo Avenue Specific Plan Transect Zones. Multiple-family dwellings are not permitted on the ground floor of the Theater Overlay Block of the San Pablo Avenue Specific Plan. Multiple-family structures that contain more than 25 units require a conditional use permit in the CC zone. However, as described earlier, the TOHIMU and TOMIMU transect zones of the San Pablo Avenue Specific Plan replaced most of the CC and TOM zoned sites in the city. Tables 5-3 and 5-4 describes residential development standards and Table 5-5 describes multiple-family development standards in commercial areas and the San Pablo Avenue Specific Plan TOHIMU and TOMIMU transect zones.
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Table 5-2: Housing Types Permitted by Zone - El Cerrito (2022) RS-5 RS-7.5 RS-10 RS-20 RD RM CN CC TOM TOMIMU TOHIMU Theater Overlay Block
Single-family Dwelling P P P P P P P2 P2 P2 P2 P2
Multiple-family Residential
(e.g., townhouse, apartments) P L-2
L-2 and
P<25 units
C>25 units
L-2 P P L-2
Accessory Dwelling Unit P P P P L-1 L-1 P1 P1 P1 P2 P2
Duplex – Two Family Dwelling P P P P P P2 P2
Community Social Service Facilities
(e.g., homeless shelters) C P A A A
Emergency Shelters P3 P3
Manufactured Housing4 P P P P P P
Single Room Occupancy C C P P C C
Group Housing (doesn’t include
residential care facilities) C C
L-2 and
P<25 units
C>25 units
L-2 A A
Live/Work Unit A A P P P
Senior Citizen Housing A A A A A P P P P
Residential Care – General
(for 7 or more) C C C C C C C C C C C C
Residential Care – Limited
(for 6 or fewer) P P P P P P C C C C C C
Residential Care – Senior A A A A A A C C C C C C
P = Permitted, C = Conditional Use Permit, A = Administrative Use Permit, L-1 = Location limitations; see Additional Regulations, L-2 = Not allowed on the ground floor along San Pablo, Stockton, and Fairmount Avenues without a conditional use permit.
Transitional and supportive housing are allowed in all zoning districts under the same standards as other types of permitted residential uses. 1 Permitted with existing single-family use.
2 Permitted if an existing use; new uses are prohibited. 3 Within the Specific Plan Area, emergency shelters are a separate land use type from Commercial Social Service Facilities. Emergency shelters are permitted by-right in the TOHIMU and TOMIMU zones, with the exception of the Theater Overlay Block, subject to operating standards described in the San Pablo Avenue Specific Plan. 4 The City of El Cerrito Municipal Code defines “single-family dwelling” to include manufactured homes.
Source: City of El Cerrito Municipal Code, 2022.
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Residential Development Standards
The City’s Zoning Ordinance regulates the location and scale of development through requirements including density, minimum lot areas, setbacks, coverage, FAR, height limits, and parking, as summarized in Tables 5-3 through 5-6. The City has found that the development standards facilitate development of housing at the maximum allowed densities and have not been found to be a constraint to new development. The height limits allow for up to three stories of development within residential zones, particularly the RM zone, as is evidenced by existing and current three-story development within these zones (e.g., 1715 El Street currently under construction). However, there are only two sites with RM zoning in the sites inventory and both sites are small, subdivided lots of 0.15 acres or less with total combined capacity for seven units.
Most new development will occur in mixed-use zones within the San Pablo Avenue Specific Plan Area. As demonstrated by the number of projects in the pipeline (see Table 4-2 in the Sites Inventory Chapter), several developments have been built or entitled under the San Pablo Avenue Specific Plan at densities up to 270 units per acre and averaging about 168 units per acre. About 55 percent of development applications are submitted and approved through the Tier II process, meaning they are consistent with all of the adopted development standards.
The remaining 45 percent of applications are processed through the Tier IV process, which allows a greater level of flexibility from adopted standards. The Housing Element includes a program to monitor land use controls to identify if any specific standard or regulation is consistently identified as a constraint to project feasibility and to mitigate any identified constraint.
Table 5-3: Residential Zone Development Standards - El Cerrito (2022) RS-5 RS-7.5 RS-10 RS-20 RD RM
Minimum Lot Area (sq. ft.)
Interior Lots 5,000 7,500 10,000 20,000 5,000 5,000
Corner Lots 6,000 7,500 10,000 20,000 6,000 6,000
Minimum Lot Width at Building Setback Line (ft.)
Interior Lots 50 75 80 100 50 50
Corner Lots 60 75 80 100 60 60
Maximum Lot Coverage (%)
Where Lot Slope is 30% or Less 50 50 50 50 50 60, up to 80 with underground parking
Where Lot Slope >30% 40 40 40 40 40 40
Maximum Impervious Surface
Coverage on Lots with Slopes >30% 40 40 40 40 40 40
Minimum Yards (ft.)
Front – Minimum 10 20 20 30 10 10
Front - For the Entire Width of
Required Covered Parking 20 25 25 35 20 20
Side 5 6 6 12 5
5; 10 for portions of
building greater than
25 feet in height
Corner Side – Minimum 8.5 8.5 8.5 12 8.5 8.5
Corner Side – For the Entire Width
of Required Covered Parking 20 20 20 20 20 20
Rear 15 15 20 25 15 15, 20 in some cases
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Table 5-3: Residential Zone Development Standards - El Cerrito (2022) RS-5 RS-7.5 RS-10 RS-20 RD RM
Other Requirements
Required Daylight Plan Yes
Building Design Components Yes Yes Yes
Maximum Height (ft.) Base Height 25-35; Maximum Height with CUP 30-40 Base Height
30; Maximum
Height with
CUP-35
35 Open Space - Common space per
unit N/A 150 150
Open Space – Private per unit N/A
100 on ground
level or 50 on
upper levels
100 on ground level
or 50 on upper levels
Required Off-Street Parking 2 spaces per dwelling unit for each unit of two or more bedrooms. 1 space per studio or 1-bedroom unit.
Source: City of El Cerrito Municipal Code, 2022.
Table 5-4 describes the minimum lot area for a given number of units in the RM District. When a lot is irregular, the minimum lot area shall be as determined by the Zoning Administrator but at least 10 percent greater than the following table.
Table 5-4: Maximum Density in RM District - El Cerrito (2022) Number of Units Minimum Lot Size
2 units: 5,000 square feet
3 units: 6,500 square feet
4 units: 7,700 square feet
5 units: 8,700 square feet
6 units: 9,650 square feet
7 units: 10,500 square feet
8 units: 11,350 square feet
9 units: 12,150 square feet
10 units: 13,000 square feet
11 units 13,900 square feet
12 units 15,000 square feet
12+ units 1,250 square feet x the number of units.
Source: City of El Cerrito Municipal Code, 2022.
Multiple-family Housing in Commercial/Mixed Use Areas
The City’s mixed-use zones promote and encourage multiple-family developments at densities that are consistent with the General Plan land use designation and surrounding development. The intent is to provide for higher-density classifications in and around the development nodes and adjacent to major transit centers, and lower-density multiple-family development in transition areas between single-family development and commercial areas or higherdensity residential areas.
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Multiple-family dwellings are permitted by right in the RM, TOM, CC, CN, and San Pablo Avenue TOHIMU and TOMIMU transect zones. Multiple-family structures that contain more than 25 units require a conditional use permit in the CC zone. However, as described earlier, the TOHIMU and TOMIMU transect zones of the San Pablo Avenue Specific Plan replaced most of the CC and TOM zoned sites in the city. Table 5-6 describes multiple-family development standards in commercial areas and the San Pablo Avenue Specific Plan TOHIMU and TOMIMU transect zones. The form-based code of the Specific Plan relies on height, setbacks, and shadow standards rather than density (unit per acre) or intensity (floor area ratio) to regulate development. Development projects approved in the San Pablo Avenue Specific Plan area are generally five to six stories and at densities ranging from 84 to 271 units per acre, with an average density of 166 units per acre.
Height
The height limit in the RM zone and commercial zones (CN and CC) is 35 feet, or up to 50 feet with a CUP in the CC zone. The 35 foot height limit enables construction to reach three stories, which lends itself to an architectural design for a variety of housing types such as townhomes, condominiums, or apartments. The TOM zone allows up to 50 feet, which allows for an even greater density of housing. However, as described previously, there is very little available land zoned RM, CN, or CC and the TOM district was essentially replaced by the zoning districts in the San Pablo Avenue Specific Plan. The zoning districts where the vast majority of development potential exists are the TOHIMU and TOMIMU districts within the Specific Plan. The TOMIMU zone allows for up to 55 stories and the TOHIMU zone allows for up to 65 stories, which generally allows for five and six story buildings. These heights have allowed for development projects to be approved at heights ranging from 84 to 271 units per acre, with an average density of 166 units per acre. Further, height variations in the San Pablo Avenue Specific Plan area of up to 10 percent of the maximum height may be permitted through the waiver process, which can be approved by City staff in order to grant additional flexibility.
Setbacks
Setback or yard requirements allow for open space, landscaping and greenery, emergency access, and pedestrian and vehicular circulation on a site. Requirements are set in order to ensure there is adequate available space designated to these elements on a property when considering new development or improvements. In the RM zone, the front yard minimum is 10 feet. In the commercial and mixed use zones, there is no minimum setback requirement, Instead, there is a maximum setback requirement ranging from 10 to 15 feet to ensure that new development creates a pedestrian friendly environment with buildings fronting on to the sidewalk.
Lot Coverage and FAR
The residential zoning districts have maximum lot coverage requirements ranging from 40-50 percent in the single family zones, depending on slope, to 40-60 percent in the RM zone, depending on slope. The City allows up to 80 percent lot coverage in the RM zone when underground parking is provided. Maximum lot coverage in the CN zone is 1.0. The maximum in the CC and TOM zones is 2.0 and up to 3.0 through the incentives program. However, as described previously, there is very little available land zoned RM, CN, or CC and the TOM district was essentially replaced by the zoning districts in the San Pablo Avenue Specific Plan. The zoning districts where the vast majority of development potential exists are the TOHIMU and TOMIMU districts within the Specific Plan. There are no lot coverage or FAR maximums in the San Pablo Avenue Specific Plan area (TOHIMU and TOMIMU zones).
Shadow Standards
To minimize the impact of shadows, protect solar access, and in some cases protect privacy of adjacent residential uses, the Zoning Code and Specific Plan contains standards shadow standards and daylight plane standards. The RM, CN, CC and TOM zones do not have daylight plane or shadow standards. The San Pablo Avenue Specific Plan greatly increased permitted building heights in 2014. In doing so, the plan also adopted shadow standards to ensure that some solar access was preserved. The shadow standards generally limit building shadows from casting past the curbline on opposite side of the street, Due to the solar angle of many sites and building orientation relative to adjacent streets, there is effectively no shadow requirement (i.e., especially on streets to the west and south of a Agenda Packet Page 306 of 595
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proposed building). As a whole, the Specific Plan development standards are intended to allow the intensification of development while ensuring that new development acknowledges the unique context of each development site.
Open Space
In the RM zone, the City requires 150 square feet of common open space per unit and requires that 80 percent of units provide private open space at a ratio of 100 square feet per unit on the ground floor and 50 square feet per unit on upper floors. In the commercial and mixed use zones, the City requires a combination of private, common, and public open space as described in Table 5-5 below. This approach provides applicants with flexibility in how they meet the combined open space requirements. Further, in the San Pablo Avenue Specific Plan area, applicants can pay a fee to support creation and enhancement of public open space in-lieu of providing on-site public open space.
Parking
See text below Table 5-5 for a description of parking requirements. It should be noted that with the passage of AB 2097 (2021), local governments in California can no longer require developers to include a minimum number of parking spaces within one half-mile of public transit. While the City’s parking standards in the Specific Plan area are written as parking maximums rather than parking minimums, this legislation definitively eliminates parking requirements within the entirety of the Specific Plan area, as well as other areas of the City.
Cumulative Analysis
All of the lower-income sites in the inventory are within the TOMIMU and TOHIMU zones of the Specific Plan area.
There are no CN, CC, or TOM zoned sites in the inventory and the two RM-zoned sites in the inventory are 6,500 square feet or less, which might accommodate a duplex or triplex only. Therefore, the standards of the Specific Plan are the most important in determining the feasibility of development during the planning period. The development standards of the specific plan facilitate higher-density multifamily housing and are not a constraint to the development of housing.
The City does not regulate residential density or development intensity through floor area ratio. Instead, development intensity is dictated by height limits, shadow standards, open space requirements, and parking standards. The standards have resulted in developments ranging from 84 to 271 units per acre, with an average density of 166 units per acre.
As an example of practicable residential density, one entitled project, Cerrito Vista, located at 10963 San Pablo Avenue received Tier II Design Review approval in May 2018. The Final Certificate of Occupancy for the project was granted in February 2021. This project complied with all applicable development standards of the San Pablo Avenue Specific Plan, including maximum building height, shadow standards, and public and private/common open space requirements. The project complied with these standards while achieving a residential density of 119 units per acre. Other projects in the San Pablo Avenue Specific Plan area such as the Mayfair project (156 market rate units completed in 2022; 69 affordable units pending construction) were able to provide all required public open space on-site while achieving a project density of 142 units per acre.
In order to further demonstrate that the San Pablo Avenue Specific Plan development standards are not constraints to developing at market-feasible densities, a sample project is described below in Table 5-5. The City conducted analysis of a prototype project that contains similar characteristics (density, unit breakdown, average unit sizes) as the constructed Cerrito Vista project. The following table provides an analysis of current site development requirements in the TOMIMU district to determine if the assumed density (120 units/acre) can be achieved.
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Table 5-5: Analysis of TOMIMU District Requirements – Prototype Site Development Prototype Project Size 43,560 SF (1 ac)
Net site size w/required setbacks (no setbacks required) 43,560 SF (1 ac) Maximum site volume at 5 story height 217,800 SF
Assumed Density 120 du/ac
Unit Breakdown
Studio (446 sf) 10 units
1 bdrm (632 sf) 48 units
2 bdrm (900 sf) 48 units
3 bdrm (1,166 sf) 14 units
Unit square footage total 94,320 SF
Parking Requirements*
120 units @ 0.5 spaces/unit 60 spaces
Square Footage for Parking (162 sf/space) 9,720 SF
Total SF to Accommodate Project 104,040 SF
Total Excess Available SF +113,760 SF
*These parking requirements are no longer enforceable with the passage of AB 2097, which frees up additional building square footage for additional housing units and/or the elements listed below.
The above analysis concludes that a prototypical 120 du/ac project is feasible in the TOMIMU district when applying the development standards in the district. As shown in the table above, ample additional on-site space remains available to provide necessary internal circulation, respond to setbacks dictated by building code compliance, increase the maximum dwelling unit yield, provide on-site open space, respond to the shadow standard that may be applicable to a specific site, and/or to provide amenities such as private open spaces and community rooms.
The Specific Plan allows for the granting of administrative waivers to certain standards. The range of standards eligible for administrative waivers was expanded with the 2022 update to the San Pablo Avenue Specific Plan. Further, the Tier IV Design Review process allows for the approval of exceptions to any development standard not eligible for an administrative waiver. The Tier IV Design Review process was also revised as part of the 2022 update to increase its applicability. A review of exceptions granted under the Tier IV Design Review process to date found a variety of exceptions, based largely on the context of the site and the proposed development. Although the granted exceptions are diverse, multiple projects have requested relief from various shadow standards. The shadow standards were also revised as part of the 2022 update to streamline their applicability. More details on approved projects can be viewed on the City website at: http://www.el-cerrito.org/198/New-Development.
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Table 5-6: Multiple-family Residential Development Standards in Commercial Zones - El Cerrito (2022)
CN CC TOM
TOHIMU
(San Pablo Avenue
Specific Plan)
TOMIMU
(San Pablo Avenue
Specific Plan)
Minimum Lot Size
(sq. ft.)
5,000
2,000 for
commercial
5,000 5,000 5,000 5,000
Minimum Residential
Density
— — 35 units per acre within
300 feet of the BART
stations
N/A N/A
Maximum Residential Density – lot area per unit (sq. ft.) (may be in addition to non-residential FAR)
Base Density 20 units per
acre
35 units
per acre
35 units per acre N/A N/A
Density for Mixed Use
Development
— — 35 units per acre N/A N/A
Density with City
Incentives
25 units per
acre
45 units
per acre
45 units per acre; up to
70 du/ac for housing
for elderly and persons
with disabilities if
services are provided.
N/A (See State Affordable
Housing Bonuses)
N/A (See State Affordable
Housing Bonuses)
Maximum Building
Height (ft.)
35 35, up to
50 with
CUP
50, up to 65 with CUP
in Del Norte & Plaza
areas
35, up to 45 with CUP
in Midtown node
65, up to 85 with State
Affordable Housing
Bonuses
55, up to 65 with State
Affordable Housing
Bonuses
Minimum Building
Height
— — 2 stories, exceptions
may be granted with a
CUP
3 stories Residential
(except constrained lots)
2 stories commercial
(exceptions granted with
CUP)
3 stories Residential (except
constrained lots)
2 stories commercial
(exceptions granted with
CUP)
Building Setback on
Street Frontages
0 - 10 feet 0 - 10
feet, more
with a
CUP
0 - 10 feet 0 – 15, front setback is
regulated by Street Type.
See Section 2.04.01
Regulation by Street Type
of the San Pablo Avenue
Specific Plan
0 – 15, front setback is
regulated by Street Type.
See Section 2.04.01
Regulation by Street Type
of the San Pablo Avenue
Specific Plan
Minimum Yard Requirements (ft.) – None unless adjacent to a residential district Building Placement Requirements - vary by street type.
See Section 2.04.01 Regulation by Street Type of the San Pablo Avenue Specific Plan
Building Transition Zone
Adjacent to Residential
Districts
For any portion of a structure adjacent to a
residential district boundary), the minimum required
setbacks of the residential district shall apply.
To protect privacy and minimize sunlight blockage,
structures shall not intercept a 45-degree daylight
plane inclined inward starting from a height of 35
feet above existing grade at the setback line.
Exceptions to the above requirements are permitted
for a one-story parking or garage structure that
To minimize impacts of
shadows on adjacent
residential districts,
buildings abutting existing
residential uses shall not
intersect a 45 degree
daylight plane inclined
inward starting from a
height of 25' above
To minimize impacts of
shadows on adjacent
residential districts,
buildings shall not cast
shadows onto adjacent
existing residential uses on
December 21st greater than
14’ deep at 1:30 pm on
adjacent parcels to the east.
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Table 5-6: Multiple-family Residential Development Standards in Commercial Zones - El Cerrito (2022)
CN CC TOM
TOHIMU
(San Pablo Avenue
Specific Plan)
TOMIMU
(San Pablo Avenue
Specific Plan)
does not exceed 10 feet in height in a side or rear
yard that does not front on a street.
existing grade at the lot
line.
To protect privacy and
minimize additional
sunlight blockage,
structures shall not
intercept a 45-degree
daylight plane inclined
inward starting from a
height of 35 feet above
existing grade at the
setback line.
On-Site Residential Open Space Requirements
Private/Common Open
Space
100 SF per unit may be provided as common or
private open space
80 square feet (SF)/unit min)
Public Open Space 100 SF. per unit may be provided as common or private open space
Public open space may be used to fulfill the private/
common open space requirement - each sf of public
open space counts as 2 sf of private open space.
Buildings greater than 25,000 sf must first meet their
public open space requirement before using public open
space to fulfill the private/common open space
requirements
Public Open Space
Buildings >25,000 SF
Additional 25 SF min./1000 SF of building
Parking Areas Privacy and parking location for ground-floor residential uses specified.
Auto parking shall be located behind habitable space,
underground, or on the interior of the building. Longterm bicycle parking shall be located in a secure, weather-protected place on-site. Short-term bicycle
parking shall be located inside or outside the building. It will need to be visible to pedestrians and bicyclists and serve the main entrance of a building
Types of Auto Parking Parking Requirements shown in Table II-11. Shared, Stacked, Unbundled Building Design
Components
Yes yes
Landscape Requirements Yes Yes
Source: City of El Cerrito Municipal Code, 2022 and San Pablo Avenue Specific Plan, Form-Based Code, 2014. *There are additional design requirements found in Zoning Ordinance Table 19.07-B and throughout the Form-Based Code.
Parking
Table 5-7 summarizes residential parking requirements in El Cerrito. Parking requirements do not constrain the development of housing directly. However, parking requirements may reduce the amount of available lot area for residential development and increase development costs that may be passed on to consumers. The City offers reduced parking for uses near major transit stations. Unlike other areas of the city where parking standards are regulated by use, the SPASP regulates parking by district and two broad use categories (residential and commercial). Parking standards for the SPASP Area were established to facilitate transit-oriented development as well as pedestrian and bicycle use, and therefore include parking maximums for automobiles and parking minimums for bicycles. In addition, a use permit may be approved for shared parking facilities and other parking reductions. Bicycle parking is required in Code Section Agenda Packet Page 310 of 595
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19.24.090. The impact of parking requirements on affordable housing can be mitigated through the parking reductions and waivers available through density bonus, ADUs, and supportive housing regulations.
Table 5-7: Required Residential Parking - El Cerrito (2022) Use Classification/District Required Off-Street Parking Spaces Additional Regulations Single-family Dwelling
2 spaces per dwelling unit for each unit of two or
more bedrooms.
1 space per studio or 1-bedroom unit.
19.06.030(N), Limitations on Parking and Garage
Frontage.
All required spaces must be in a garage or carport.
Accessory Dwelling Units None required. Section 19.20.190, Accessory Dwelling Units Two-Family Dwelling;
1 space per unit for each studio or 1-bedroom unit.
RD, RM & CC Zones: 2 spaces per dwelling unit for
each unit of two or more bedrooms.
TOM Zones: 1.5 spaces per dwelling unit for each
unit of two or more bedrooms.
19.06.030(N), Limitations on Parking and Garage
Frontage
At least one space per unit must be in a garage or
carport.
Multiple Family
RD, RM & CC Zones: 2 spaces per dwelling unit for
each unit of two or more bedrooms.
TOM Zones: 1.5 spaces per dwelling unit for each
unit of two or more bedrooms.
At least one space per unit must be located in a garage or carport.
Transit-Oriented HigherIntensity Mixed Use
(TOHIMU)
Up to 1 auto space/unit
Projects proposing less than 0.5 parking spaces per unit may be required to perform a parking study and/or
provide additional Transportation Demand
Management (TDM) measures.
Transit-Oriented MidIntensity Mixed Use
(TOMIMU)
Up to 1.5 auto spaces/unit
Projects proposing less than 1 parking spaces per unit
may be required to perform a parking study and/or
provide additional TDM measures.
Group Housing 0.5 per unit 19.06.030(N), Limitations on Parking and Garage Frontage.
Senior Citizen Housing 0.5 per unit 19.06.030(N), Limitations on Parking and Garage Frontage.
Transitional Housing 0.5 per unit 19.06.030(N), Limitations on Parking and Garage Frontage.
Residential Care, General 1 space per 2 beds
Residential Care, Limited None required above the requirement for the residential dwelling type.
Residential Care, Senior 1 space per 5 beds
Note: For any land use except Single-Family Dwelling and Two Family Dwelling, if any portion of a lot is located within one-quarter (¼) mile of a Bay Area Rapid Transit (BART) station, the number of normally required parking spaces stated is reduced by 25 percent. Additional reductions of required spaces may be approved with a Use Permit.
Source: City of El Cerrito Municipal Code, 2022.
Planned Development District
The specific purpose of the PD Planned Development district is to provide for detailed review of development that warrants special review and deviations from the existing development standards. This district is also intended to provide opportunities for creative development approaches and standards that will achieve superior community design, environmental preservation, and public benefit, in comparison to subdivision and development under district regulations. All site and building requirements, including yard, building height, lot coverage, and landscaping are determined on a case-by-case basis based on the specific characteristics of the site and the need to provide additional zoning control by establishing site specific conditions of approval and standards for a specific PD District.
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Density Bonus Ordinance
State law requires jurisdictions to provide density bonuses and development incentives to all developers who propose to construct affordable housing on a sliding scale, where the amount of density bonus and number of incentives vary according to the amount of affordable housing units provided. Government Code Sections 65915 through 65918 requires that the City provides density bonuses and incentives for projects which provide for one of the following:
• 5 percent of units for very low income households
• 10 percent of units for lower income households
• A senior citizen housing development or mobile home park that limits residency based on age requirements for housing for older persons
• 10 percent of units in a condominium for moderate income households • 10 percent of units for transitional foster youth, disabled veterans, or homeless persons • 20 percent of units for lower income students in a student housing development • 100 percent of units for lower income households, except that up to 20 percent may be for moderate income households
• Donation of at least one acre of land or of sufficient size and appropriate zoning and characteristics to permit development of at least 40 units for very-low-income units.
In addition to the density bonus, eligible projects may receive one to three additional development incentives or concessions, depending on the proportion of affordable units and level of income targeting. These incentives/concessions could address a height limitation, a setback requirement, a floor area ratio, an on-site openspace requirement, and other requirements. State law also provides additional relief from parking requirements if requested by a developer for a density bonus project.
In order to encourage the construction of affordable housing developments for very low- and low-income households and senior households, and in accordance with Section 65915 et seq. of the California Government Code, the City has two different Density Bonus Ordinances. The first is the Affordable Housing Bonus Program (Chapter
19.22.030 of the Zoning Ordinance) that is governed by the requirements of Government Code Section 65915. The second is the Incentives Program (Chapter 19.23. of the Zoning Ordinance), which is still in place but has limited applicability now that the San Pablo Avenue Specific Plan is in place. In addition to the Affordable Housing Bonus Program, the San Pablo Specific Plan includes a “Tier IV” review process to consider projects that do not meet the form-based code standards but provide community benefit, such as affordable housing. The Tier IV process is described under “c.,” below.
Affordable Housing Bonus (i.e., State Density Bonus)
The Affordable Housing Bonus Program, which is intended to implement State Density Bonus (Government Code Section 65915), is in Chapter 19.22 of the El Cerrito Municipal Code. The City last updated its affordable housing bonus ordinance in 2008. Beyond State law, the City’s program also provides additional incentives for affordable housing containing three or more bedrooms to meet the needs of large families. It also requires resale and rental controls on affordable housing and ensures that lower-income rental units remain affordable for at least 30 years, or such other term approved by the City, consistent with State law.
The amount of the density bonus is set on a sliding scale, based upon the percentage of affordable units at each income. The number of units to which the applicant is entitled can increase to a maximum of 35 percent of the maximum allowable residential density for the site for very low-income dwellings, low-income dwellings, condominium and planned unit developments, and housing accompanied by land donation. Depending upon the percentage of affordable units and the level of affordability, the program also provides the applicant with the opportunity to receive incentives such as increased building height, reduced building setbacks, reduced parking requirements, or other incentives that would improve the economic feasibility of the affordable development. State Agenda Packet Page 312 of 595
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density bonus law has been amended multiple times since 2008. Current law (found in California Government Code Sections 65915 – 65918) includes up to a 50 percent increase in project densities for most projects, depending on the amount of affordable housing provided, and an 80 percent increase in density for projects which are completely affordable. A program has been added to Chapter 7: Housing Plan to review the City’s Density Bonus Ordinance and to update it for consistency with state law.
Incentives Program (Chapter 19.32 of the ECMC)
In 1977 the City adopted an Incentives Program that provided flexibility in the application of development standards within the RM, CC, or TOM districts in exchange for community and environmental benefits or creative designs that enhanced quality of life in the city. Points can be earned to make a project eligible for an incentive award through provision of affordable housing that is over and above what is required by State law, for a range of incomes and lifestyles, or individuals or groups with special needs. Under the Incentives Program, project density of up to 70 du/acre may be allowed provided the project includes housing for elderly and/or disabled persons, where there is a commitment to provide services such as congregate care, on-site counseling, rehabilitation or medical services for residents.
The San Pablo Avenue Specific Plan was adopted in September 2014 and rezoned the majority of parcels zoned RM, CC, and TOM to TOHIMU and TOMIMU. Many of the incentives provided through the program are now granted as a matter of right through the Form-Based Code in an effort to encourage mixed-use development along the corridor.
With the adoption of the Specific Plan, the Incentives Program now has limited applicability.
San Pablo Avenue Specific Plan
Projects within the San Pablo Avenue Specific Plan Area are subject to the Administration regulations of the Specific Plan. The Plan Form-Based Code is designed to facilitate an increased intensity of residential development in proximity to transit. In the event that the development standards for the Transect Zones create an impediment to achieving multiple-family residential development, the developer may submit an application for Site Plan and Design Review – Tier IV. The Tier IV Site Plan and Design Review process is meant to incentivize overarching community benefits, including affordable housing, as part of developments that would not otherwise be permitted under Specific Plan regulations but nevertheless comply with the intent of the Specific Plan. Approval findings for Tier IV Site Plan and Design Review include the following:
• That the project furthers the goals of the Specific Plan by encouraging practical and market-friendly development, ensuring return on investment, strengthening a sense of place, enhancing and humanizing the public realm, and catalyzing mode shift;
• That the project provides a public benefit which is consistent with the goals of the Specific Plan and furthers an important goal(s) stated in adopted city policy documents as identified by the Community Development Director.
These documents include, but are not limited to: El Cerrito Climate Action Plan, El Cerrito Strategic Plan, El Cerrito General Plan, El Cerrito Economic Development Action Plan, El Cerrito Urban Greening Plan, El Cerrito Active Transportation Plan;
• That the development will not have an undue adverse effect upon the Transect Zone in which it is located, and will be compatible with the design features and land uses permitted in the Transect Zone in which the project is located;
• That the proposed development complies with the intent of the Specific Plan, and; • That the project implements applicable goals and policies of the General Plan.
Inclusionary Housing
On May 15, 2018, the City Council adopted an Inclusionary Zoning Ordinance. All new residential development that includes 10 or more rental dwelling units, 9 or more for-sale dwelling units, or any combination of 9 or more for-sale and rental dwelling units are required to participate in the Inclusionary Housing Program. Inclusionary zoning requires new market-rate residential projects to set aside between 10 to 12 percent of its units for low to moderateAgenda Packet Page 313 of 595 Final Housing Element | August 2023 El Cerrito Housing Element 5-16 Chapter 5 | Constraints Analysis
income households. Developers also have the option of paying an in-lieu fee to the City’s Affordable Housing Trust Fund in the amount of $17 per square foot for rental units and $20 per square foot for ownership units. In-lieu fees are earmarked for future affordable housing development opportunities. In addition, any inclusionary units provided in a residential project may be used to qualify for a density bonus under California Government Code Section 65915.
The number of inclusionary units shall be based upon the total number of dwelling units in a residential development, including any market rate units allowed as a result of density bonus. The inclusionary unit requirement for a residential development shall be recalculated after a density bonus is provided to determine the total dwelling units in the project. Inclusionary ownership units must be deed-restricted affordable for 45 years and inclusionary rental units must be deed-restricted affordable for 55 years. The City Council adopted amendments to the Ordinance in May 2021 to provide for extensions of time for the permit process and commencement of construction in recognition of delays due to the COVID-19 pandemic.
The City established the Inclusionary Housing Ordinance based on the findings of a financial feasibility analysis conducted by Kaiser Marston in April 2018 to test on-site affordable housing requirements and in-lieu fee options for new residential development. The analysis founds that rental projects could support an on-site obligation of up to 5 percent low and 5 percent moderate-income levels and that ownership projects could support up to 12 percent moderate-income housing on-site. The study also found that rental projects could support an in-lieu fee of $15-20 per square foot and ownership projects could support an in-lieu fee of $20 per square foot. The City established the requirements of the Inclusionary Ordinance based on the findings of the financial feasibility analysis to ensure that the Inclusionary Housing Ordinance did not act as a constraint to market rate development.
Assembly Bill (AB) 1505 amended Government Code Section 65850 in 2018 to authorize cities and counties to adopt inclusionary ordinances. The law does not limit the percentage of units that a jurisdiction may require to be affordable. However, if an inclusionary rental ordinance that is adopted or amended after September 15, 2017, requires that more than 15 percent of the total units be affordable to low-income households, the Department of Housing and Community Development has the authority to review the ordinance. The City’s Inclusionary Zoning Ordinance requirement for low-income housing is less than 15 percent and not considered a constraint to development. The 10 and 12 percent inclusionary requirement and the in lieu fees are similar to or lower than many other jurisdictions in the region with inclusionary ordinances, including Albany, Berkely, Oakland, and Emeryville.
Emergency Shelters
Emergency shelters are the first step in a continuum of care and provide shelter to families and/or individuals experiencing homelessness on a limited short-term basis. State law (Government Code 65583(a)(4)) requires local jurisdictions to identify where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit in at least one zone. The identified zone(s) must have sufficient capacity to accommodate the shelter need, and at a minimum provide capacity for at least one year-round shelter. Shelter need is determined through a point-in-time count. Contra Costa County’s 2022 point-in-time count identified 31 unsheltered individuals in El Cerrito. Recent state law also specifies that parking standards for shelters be based on staffing, not the occupants of the shelter (Government Code Section 65583, per AB 139, 2019).
State law also includes provisions for low barrier navigation centers (LBNCs) to assist persons experiencing homelessness. A LBNC is 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.” California Government Code Section 65662 (AB 101, 2019) requires Low Barrier Navigation Center development to “be a use by-right in areas zoned for mixed uses and nonresidential zones permitting multiple-family uses” if it meets specified requirements.
Section 65660 of the Government Code defines “Low Barrier” as best practices to reduce barriers to entry, and may include, but is not limited to, the following: 1) the presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth; 2) pets; 3) the storage of possessions; 4) privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or private rooms. The City is addressing the requirements of LBNC in the update to the San Pablo Avenue Specific Plan, Agenda Packet Page 314 of 595
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however, the City’s Zoning Ordinance still needs to be updated to permit LBNCs in other non-residential zones allowing mixed use.
The City Zoning Ordinance allows emergency shelters as a by-right permitted use (i.e., non-discretionary) under “Community Social Service Facilities” within the Community Commercial (CC) zone. The definition of Community Social Service Facilities as listed in the City’s Zoning Ordinance is:
• Community Social Service Facilities. Any noncommercial facility, such as homeless shelters, emergency shelters and facilities providing social services such as job referral, housing placement and which may also provide meals, showers, and/or laundry facilities, typically for less than 30 days. Specialized programs and services related to the needs of the residents may also be provided. This classification excludes transitional housing facilities that provide living accommodations for a longer term.
Parking requirements for Community Social Service Facilities are “to be determined by the Zoning Administrator, who may require parking demand analysis” pursuant to Municipal Code section 19.24.040. A program has been added to review regulations for Community Social Service Facilities for conformance with new state laws and to amend this code section as needed, including requiring parking based on the number of employees of emergency shelters, and addressing Low Barrier Navigation Centers.
Within the San Pablo Avenue Specific Plan, emergency shelters with a maximum of 50 beds are permitted by-right in the TOHIMU and TOMIMU zones, with the exception of the Theater Overlay Block, subject to specified operational standards. Emergency shelters are approved ministerially and are not subject to any discretionary review. The definition of Emergency Shelter as listed in the San Pablo Avenue Specific Plan is:
• Emergency Shelters. Housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person or family. No individual or household may be denied emergency shelter because of an inability to pay. Medical assistance, counseling, and meals may be provided.
Emergency shelters are permitted by-right subject to the following operational standards: emergency shelters shall have a maximum of 50 beds, shall provide on-site staffing, and shall comply with licensing requirements and all applicable health and safety codes. Emergency shelters shall provide a written management plan to the Zoning Administrator. A minimum separation of 300 feet is required between emergency shelters. The City’s operational standards for emergency shelters are in compliance with State law.
Nearly all Community Commercial parcels were rezoned with the San Pablo Avenue Specific Plan to either TOHIMU or TOMIMU. There are nine vacant or underutilized sites included in the Housing Element sites inventory zoned TOMIMU or TOHIMU. Of these nine sites, four sites are considered to have potential for an emergency shelter based on site characteristics (i.e., primarily vacant with lack of existing structure). These four sites are identified in Table 5-8 and would have adequate capacity to accommodate the City’s unmet shelter need of 24 beds. Existing and future building vacancies could also accommodate one or more year-round emergency shelters.
Table 5-8: Sites in TOMIMU and TOMIHU Zones - El Cerrito (2022) APN Address Zoning Acreage Site Description
503233007
503233032 921 Kearney Street TOMIMU 0.31 2 adjacent vacant parcels 501252019
501252020 2101-2103 Kearney Street TOHIMU 0.11
Two adjacent surface parking lots
used as parking for businesses
fronting San Pablo Avenue.
503236027 10496 San Pablo Ave TOMIMU 0.17 Vacant corner lot 510034002
510034003
510034001
10135, 10163, 10167 San Pablo Ave TOHIMU 0.72 3 vacant adjacent parcels Source: City of El Cerrito, 2022.
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AB 2339 (2022) adds additional specificity on how cities and counties plan for emergency shelters in their housing elements. Jurisdictions must identify at least one residential zoning district that permits emergency shelters by-right or, if relying on a nonresidential zone, that zone must permit other residential uses and sites must be located near amenities that serve people experiencing homelessness. The bill also included a specific calculation methodology for determining the sufficiency of sites available to accommodate emergency shelters in the identified zoning designation. Specifically, the number of people experiencing homelessness that can be accommodated on each identified site is determined by dividing the square footage of the site by a minimum of 200 square feet per person.
The CC, TOMIMU, and TOHIMU zoning districts are non-residential districts that permit other residential uses. All sites in table 5-8 are located on or adjacent to San Pablo Avenue, which is the main commercial area with amenities and access to transit services. Based on the required methodology of 200 square feet per person, the sites in Table 5- 8 have capacity for 285 persons (or 174 beds if complying with the 50 bed limit), which greatly exceeds the identified need of 24 beds.
Transitional Housing and Supportive Housing
Transitional housing is a type of temporary housing used to facilitate the movement of individuals and families experiencing homelessness to permanent housing. Supportive housing is affordable housing with onsite or offsite services that help a person or family with multiple barriers to employment and housing stability. Supportive housing is a link between housing providers and social services for persons experiencing homelessness, people with disabilities, and a variety of other special needs populations. State law requires transitional and supportive housing to be allowed in all zones allowing residential uses subject only to the same standards that apply to other residential uses of the same type in the same zone.
The definitions of transitional housing and supportive housing contained within the City’s Municipal Code Section
19.47.020 were updated in 2015. Definitions are:
• Transitional Housing. Buildings configured as rental housing developments but operated under program requirements that require the termination of assistance and recirculation of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of assistance.
• Supportive Housing. Housing with no limit on length of stay that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, where possible, work in the community.
The City allows transitional and supportive housing in all zones allowing residential, consistent with state law. Within the San Pablo Specific Plan, transitional housing and supportive housing are allowed in the TOHIMU and TOMIMU zones under the same standards as other types of permitted residential uses. Parking standards for transitional housing are 0.5 spaces per unit per Zoning Ordinance Table 19.24-A.
More recent changes to state law, per Government Code Section 65650-65656, include:
• Consider supportive housing a residential use by right in zones where multiple-family and mixed uses are permitted, including nonresidential zones permitting multiple-family uses, if the proposed housing development satisfies specified requirements.
• Local government may require a supportive housing development to comply with written, objective development standards and policies. However, the standard and policies must be the same as those that apply to other multiple-family development within the same zone.
• Approve an application for supportive housing that meets criteria within specified periods • Eliminate parking requirements for supportive housing located within ½ mile of public transit The City does not yet comply with these new requirements. A program has been added to review current regulations and adopt amendments as needed to conform with state law.
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Single Room Occupancy Units
Single Room Occupancy (SRO) units, as defined in the California Code of Regulations, Title 4, Section 10325(g)(3), are efficiency units that may include shared or private bath and kitchen facilities and are typically between 200 and 500 square feet in size. SROs are rented on a monthly-basis and can provide an entry point into the housing market for extremely low-income individuals, formerly homeless, and disabled persons.
The City’s Zoning Ordinance allows SROs as a permitted use under “Group Housing” within the Community Commercial (CC) zone, requires a Conditional Use Permit in the CN, and RM zones, and requires an Administrative Use Permit in the TOHIMU and TOMIMU zones. The definition of Group Housing as listed in the City’s Zoning Ordinance and San Pablo Avenue Specific Plan is below:
• Group Housing. Shared living quarters without separate kitchen or bathroom facilities for each room or unit. This classification includes rooming and boardinghouses, dormitories, and private residential clubs, offering shared living quarters, but excludes hotels, residential care facilities and transitional housing facilities.
Accessory Dwelling Unit Ordinance
An Accessory Dwelling Unit (ADU) is a complete, independent living facility for one or more persons. These structures can be detached from or attached to a primary residence, converted from existing square footage of a primary residence, or converted from an existing accessory structure such as a garage or workshop. In Government Code Section 65852.150, the California Legislature found that, among other things, allowing ADUs in zones that allow single-family and multiplefamily uses provides additional rental housing, and is an essential component in addressing California’s housing needs.
Over the years, ADU law has been revised to improve its effectiveness at creating more housing units.
El Cerrito amended its second residential unit ordinance on June 6, 2017, and established Accessory Dwelling Unit (ADU) regulations in Section 19.20.190 of the Municipal Code. The regulations were adopted to comply with Government Code Sections 65852.150 and 65852.2 (or as otherwise amended) and implement the General Plan. The City made further amendments to its regulations on December 17, 2019, to address provisions of new state laws adopted in 2019 (AB 68, AB 587, AB 670, AB 671, AB 881 and SB 13), and adopted additional amendments regarding accessory dwelling units and junior accessory dwelling units on November 16, 2021. Key requirements of the City’s ADU regulations include:
• Accessory Dwelling Units shall be allowed on a parcel with a proposed or existing single-family dwelling, consistent with state law.
• Accessory Dwelling Units shall be allowed on a parcel with an existing multiple-family dwelling or a duplex, consistent with state law.
• Accessory Dwelling Units may be established on any lots zoned to allow single-family or multiple-family residential uses.
• The architectural design, exterior materials and colors, roof pitch and style, type of windows, and trim details of an Accessory Dwelling Unit shall be substantially the same as, and visually harmonious and or compatible with the primary dwelling, as determined by the Zoning Administrator. • No parking spaces shall be required. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an Accessory Dwelling Unit or converted to an Accessory Dwelling Unit, replacement off-street parking spaces shall not be required. • Owner occupancy, deed restriction, and sale prohibition restrictions in accordance with related Government Code sections, with text that the City’s requirements would continue to follow those Government Code sections as otherwise amended.
• Development standards are provided for setbacks, floor area, height, entries/access, and lot location. • Exception procedures and permitting requirements are specified. • Provisions included that notwithstanding certain local development standards, and Accessory Dwelling Unit that is no more than eight hundred square feet shall be allowed.
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• Code section 19.20.195 was added to address Junior Accessory Dwelling Units with provisions addressing:
parking, short-term rentals, building code compliance, owner occupancy, sale prohibited, deed restriction, and development standards.
Housing for Persons with Disabilities
The U.S. Census Bureau defines persons with disabilities as those with a long-lasting physical, mental, or emotional condition. This condition can make it difficult for a person to do activities such as walking, climbing stairs, dressing, bathing, learning, or remembering. This condition can also impede a person from being able to go outside the home alone or to work at a job or business.
Government Code Section 65583(a) and (c) requires municipalities to analyze potential and actual constraints upon the development, maintenance and improvement of housing for persons with disabilities, and demonstrate local efforts to remove governmental constraints that hinder the locality from meeting the need for housing for persons with disabilities. Cities are required to include programs that remove constraints and provide reasonable accommodations for housing designed for persons with disabilities.
Reasonable Accommodations
The City is required to make reasonable accommodations in rules, policies, practices, and services when such accommodations may be necessary to afford a person with a disability the equal opportunity to use and enjoy a dwelling. A Request for a reasonable accommodation may only be denied if:
(1) The individual on whose behalf the accommodation was requested is not an individual with a disability; (2) There is no disability-related need for the requested accommodation (in other words, there is no connection between the disability and the requested accommodation); (3) The requested accommodation would constitute a fundamental alteration of the services or operations of the person who is asked to provide the accommodation;
(4) The requested accommodation would impose an undue financial and administrative burden on the person who is asked to provide the accommodation; or
(5) The requested accommodation would constitute a direct threat to the health or safety of others (i.e., a significant risk of bodily harm) or would cause substantial physical damage to the property of others, and such risks cannot be sufficiently mitigated or eliminated by another reasonable accommodation. 1 Chapter 19.37 of the City’s Municipal Code contains the City’s reasonable accommodations procedures. This Code section states that it is the policy of the City to comply with the Federal Fair Housing Act, the Americans with Disabilities Act and the California Fair Employment and Housing Act to provide reasonable accommodation by modifying the application of its zoning and subdivision regulations for persons with disabilities seeking fair access to housing. This Chapter authorizes the Zoning Administrator to grant administrative relief from the Zoning Ordinance's dimensional requirements to achieve these and other objectives and also allows the Planning Commission to grant exceptions and waivers when necessary to accommodate uses protected by state or federal law. The Zoning Administrator and Planning Commission may impose conditions.
Non-discretionary (ministerial) projects are routed through the department responsible for the request. Typically, ministerial projects in El Cerrito only require building permits. The Building Department, via administrative procedures, ensures that accessible modifications for persons with disabilities comply with the California Building Code. If reasonable accommodations are requested, the Building Department provides additional help, information, and/or consideration to applicants on an as needed basis.
An application for relief filed with the Zoning Administrator requires submittal of plans delineating the requested exception and payment of a fee. The Zoning Administrator may grant relief from the dimensional requirements of the Zoning Ordinance not to exceed 10 percent of the requirement, by approving an Administrative Use Permit. Any relief 1 Cal Code Regs., tit. 2, § 12179.
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request to establish a use or structure that would exceed the density or development intensity allowed in a residential district shall be reviewed and decided by the Planning Commission, following the procedures of Chapter 19.34, Use Permits. A public hearing shall be required.
A decision to grant a waiver or exception requires the approval of findings, including:
1. The waiver or exception is necessary due to the physical characteristics of the property, the proposed use or structure, or other circumstances including but not limited to topography, noise exposure, irregular property boundaries, or other unusual circumstance.
Analysis: This finding is typical for variances and would not constrain the granting of reasonable accommodations.
2. There are no alternatives to the requested waiver or exception, including siting at another location that could provide similar benefits to the applicant with less potential detriment to surrounding owners, occupants, and the public.
Analysis. The requirement that there be “no” alternatives to the request and the suggestion of siting at another location could potentially act as a constraint.
3. The granting of the requested waiver or exception would not be detrimental to the health or safety of the public or the occupants of the property or result in a change in land use or density that would be inconsistent with the requirements of the Zoning Ordinance.
Analysis: This finding is limited to health and safety, and land use and density, so would not likely constrain the granting of reasonable accommodations.
4. The granting of the waiver or exception will substantially meet or advance the intent and purpose of the zoning district in which the subject property is located.
Analysis: This finding is broad but appears reasonable and would not constrain the granting of reasonable accommodations.
5. In addition, if the request is pursuant to federal or state statue, an additional finding is that “denial of the requested waiver or exception would impose a substantial burden on religious exercise or conflict with any Federal or State statute requiring reasonable accommodation of persons with disabilities.” The City’s reasonable accommodation ordinance is limited to dimensional changes and does not more broadly allow for persons with disabilities or their representatives to request a modification from any development standard, zoning regulation, or policy that restricts an individual from equal access to housing opportunity. The City has added a program to Chapter 7: Housing Plan to adopt a new reasonable accommodation ordinance that provides more opportunities for persons with disabilities to request modifications.
Group Homes
Group homes can provide persons with disabilities the opportunity to live in a non-institutionalized setting within local communities. There are provisions in State law that explicitly require State-licensed group homes for six or fewer to be treated the same as any other residential use. As demonstrated below, the City’s Zoning Ordinance complies with these explicit requirements of State law. However, HCD produced a Group Home Technical Advisory in December 2022 that explains that local governments have an affirmative obligation under State law to promote inclusive communities and affirmatively further fair housing.2 This includes treating group homes of all sizes the same as any other residential use to ensure persons with disabilities have equal opportunity to live in a community.
California law states that persons who require supervised care are entitled to live in normal residential settings. A “residential care facility” is a resident-occupied dwelling, licensed by the State/County that provides housing and care for children and/or adults on a full-time, live-in basis. State-licensed residential care facilities serving six or fewer persons must be: 1) treated the same as any other residential use, 2) allowed by right in all residential zones, and 3) 2 HCD Group Home Technical Advisory: www.hcd.ca.gov/sites/default/files/docs/planning-and-community/group-home-technical-advisory2022.pdf Agenda Packet Page 319 of 595
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be subject to the same development standards, fees, taxes, and permit procedures as those imposed on the same type of housing in the same zone.
The City’s Municipal Code defines three types of residential care facilities as follows:
• Residential Care – Limited. A residential care facility providing 24-hour non-medical care for six or fewer persons in a single unit, in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. This classification includes only those facilities licensed for residential care by the State of California. This classification includes residential care facilities restricted to persons 60 years of age or older if there are six or fewer residents. Six or fewer persons does not include the licensee or members of the licensee’s family or persons employed as facility staff. Residential Care – Limited facilities are permitted by right in all residential zones where other single family uses are allowed (consistent with State law) but require a conditional use permit in all commercial zones. New single family homes are prohibited in these same commercial zones. • Residential Care – General. A residential care facility providing 24-hour nonmedical care for more than six persons in a single unit in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. This classification includes only those facilities licensed for residential care by the State of California.
Residential Care – General facilities require a conditional use permit in all residential and commercial zones. • Residential Care – Senior. A housing arrangement chosen voluntarily by the resident, the resident’s guardian, conservator, or other responsible person; where residents are 60 years of age or older and where varying levels of care and supervision are provided as agreed to at time of admission or as determined necessary at subsequent times of reappraisal. Any younger residents must have needs compatible with other residents, as provided in Health & Safety Code Section 1569.316 or a successor statute. This classification includes continuing care retirement communities and lifecare communities licensed for residential care by the State of California.
Residential Care – Senior facilities require a conditional use permit in all residential and commercial zones, except in RM zones, where an administrative use permit is required.
In El Cerrito, “residential care facilities – limited” (for less than six individuals) are allowed by right in all residential zones where other single family uses are allowed, consistent with State law. The City does not restrict “residential care facilities – limited” other than compliance with the same zoning standards as for any other single-family use. “Residential care facilities – general” (for more than six individuals) are allowed in all residential and commercial zones with a conditional use permit.
In accordance with El Cerrito Municipal Code Section 19.20.180, residential care facilities of seven or more persons must meet the following standards:
• in a residential district, maintain at least 300 feet from other Residential Care Facilities • provide a minimum six-foot high perimeter wall to secure outdoor recreation areas and screen the site • provide one passenger loading space
• in a residential district, delivery of goods shall occur between the hours of 8:00 a.m. and 8:00 p.m.
The requirement for a CUP for residential care facilities for more than six people has been identified as a constraint. A program has been added to the Housing Plan to evaluate development standards and procedures that add certainty to and streamline the permit process for residential care facilities for more than six people.
The City’s parking requirements for residential care facilities are shown earlier in Table 5-7. The City requires one parking space per two beds for residential care – general, and requires 1 space per five beds for residential care – senior. Residential care – limited are required to provide the same number of spaces as other residential dwellings of the same type. The parking requirement of one space per two beds for residential care – general facilities could exceed the parking requirement of similar housing types. For example, a care facility with six beds would require three parking spaces, which exceeds the two space parking requirement for other single-family dwellings. Requiring group homes to have or construct additional off-street parking spaces can impose costs that constrain housing opportunities for persons with disabilities. The Housing Element includes a program to establish parking Agenda Packet Page 320 of 595
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requirements for residential care facilities that are equal to the parking standards of other residential uses of the same type (i.e., single-family or multi-family residential).
Definition of Family
Recognizing that some persons with disabilities may require the assistance of specially trained persons who live with the disabled persons, the Zoning Ordinance does not differentiate between related and unrelated persons occupying the same residential unit. The City defines “family” as: “One or more persons living together as a single nonprofit housekeeping unit and sharing common living, sleeping, cooking and eating facilities. Members of a ‘family’ need not be related by blood but are distinguished from a group occupying a hotel, club, fraternity or sorority house.” However, because some group homes are owned by for-profit businesses or pay staff to help manage the home’s operations, the term “single nonprofit housekeeping unit” has the potential to limit the allowance of group homes.
The Housing Plan includes an implementation program to modify the definition of family to remove this reference and ensure the definition of “family” does not constrain group homes from locating in single-family zones.
Farmworker and Employee Housing
State law requires that employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure permitted in residential zones. Further, state law requires that employee housing shall not be included within the definition of a boarding house, rooming house, hotel, dormitory, or other similar term that implies that the employee housing is a business run for profit or differs in any other way from a family dwelling. No conditional use permit, zoning variance, or other zoning clearance shall be required of employee housing that serves six or fewer employees that is not required of a family dwelling of the same type in the same zone. The City’s Zoning Ordinance does not discriminate against unrelated persons living together and does not place any limitations on employee housing for six or fewer.
State law also requires that employee housing consisting of no more than 36 beds in a group quarter or 12 units or spaces designed for use by a single-family or household shall be deemed an agricultural land use designation and shall not be deemed a use that implies that the employee housing is an activity that differs in any other way from an agricultural use. State law requires that no conditional use permit, zoning variance, or other zoning clearance shall be required of this employee housing that is not required of any other agricultural activity in the same zone. The permitted occupancy in employee housing in an agricultural zone shall include agricultural employees who do not work on the property where the employee housing is located.
The City does not have any agricultural zones but does identify two uses: “crop and animal raising” and “nurseries” as agricultural use types. Crop and animal raising is permitted with a conditional use permit in the “Open Space and Parks Districts.” Nurseries are defined as a retail use and are permitted subject to limitations in the “Open Space and Parks Districts” and with an Administrative Permit in the CC and TOM zones.
The specific purposes of the open space and parks districts are to: create, preserve and enhance land for permanent open space, including environmentally sensitive lands and habitats, creeks, and city parks and recreation facilities that meet community needs for both active recreational use and passive visual enjoyment, and to provide appropriately located areas for public and privately owned lands to be used for low-intensity, open space activities, such as hiking, walking or picnicking and to meet the active and passive recreational needs of the city’s residents. As such, the open space zones are not intended for agricultural uses and are not appropriate for farmworker housing.
Building Codes and Enforcement
The City’s building codes are adopted to preserve public health and safety and ensure the construction of safe and decent housing. These codes and standards also have the potential to increase the cost of housing construction or maintenance.
Building Codes
The latest edition of the California Building Code must be submitted to the City Council from time to time together with changes or modifications as are reasonable and necessary because of local climatic, geological, or topographical conditions, or as otherwise permitted by State law. The regulations set forth are designed to ensure the safety and Agenda Packet Page 321 of 595
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welfare of El Cerrito’s residents. As of January 2, 2020, the City started enforcing the 2019 California Building Code (CBC), based on the 2018 International Building Code; the 2019 California Residential Code (CRC), based on the 2018 International Residential Code; the 2019 California Existing Building Code (CEBC), based on the 2018 International Existing Building Code; the 2019 California Green Building Standards Code (CalGreen); the 2019 California Electrical Code (CEC), based on the 2017 National Electrical Code; the 2019 California Plumbing Code (CPC), based on the 2018 Uniform Plumbing Code; the 2019 California Mechanical Code (CMC), based on the 2018 Uniform Mechanical Code; the 2019 California Fire Code (CFC), based on the 2018 International Fire Code; and the 2019 California Energy Code (Commonly referred to as Title 24).
The City adopted several amendments to the 2019 California Building Code. The amendments were reviewed, and most were found to be of a general administrative, or narrow technical applicability, including: exempting certain retaining walls, adding driveway grades, specifying Fire Chief review for Fire Code provisions, addressing littering of streets, possible limiting of construction work during inclement weather, specifying the method of address identification, specifying bracing methods, and others. Other local amendments require more stringent building and housing regulations including: Section 16.02.080 of the City’s Municipal Code requires automatic fire-extinguishing systems to be installed in every building where the total floor area exceeds 5,000 square feet, and in every building having three or more stories; Section 16.02.100 requires standpipes in all buildings three stories in height; Section
16.02.110 requires inspections and tests for concrete construction; Section 16.02.120 modifies seismic design categories; Section 16.02.140 addresses wood siting for fire safety; and Section 16.02.160 adds storm water pollution control measures. While these amendments affect the construction of housing and mixed-use structures within the city, they address local conditions and safety and do not substantially add to the cost of housing.
Code Enforcement
The City conducts code enforcement activities through its Neighborhood Preservation Program. The code enforcement process is typically initiated on a complaint basis in response to reports from residents and other community members. When a complaint is received the City inspects the property and determines whether there is a code violation. If there is a code violation, the City sends a letter to the property owner informing them that they have 10 days to correct the violation. The City’s goal is to work with the property owner to resolve conflict(s) through voluntary compliance. If the violation is not abated within the 10 days, an administrative citation with a fine is issued.
Each violation of the El Cerrito Municipal Code constitutes a separate violation for every day such violation continues, and an administrative citation may be issued for each and every separate violation. As such, an administrative citation will then be issued every day until the violation is abated.
The City also implements a Residential Rental Inspection Program to ensure that rental housing units are in compliance with the City’s codes and ordinances. Before a business license is issued to an owner or agent for the rental of any residential unit, the owner/agent must pay a fee for an inspection, undergo the inspection, and receive a certificate of compliance issued from the housing administrator. Where an inspection discloses such unit is not in compliance with such codes and ordinances, the housing administrator shall give written notice of each deficiency to the owner. No certificate of compliance shall be issued to the owner until all deficiencies are corrected.
Local Processing and Permit Procedures
Building and Development Fees
Development impact fees provide a mechanism for development projects to contribute financially to the cost of improving and expanding the infrastructure and facilities needed to accommodate that development. Impact fees are used by local agencies throughout California and in many other states as one of many funding sources for capital improvement programs. Fees are a one-time, non-recurring revenue source paid at the start of a development project, typically at building permit issuance. The City adopted a local impact fee for transportation Improvements in January 2019. The Transportation Impact Fee for single-family residential is $3,628 per dwelling unit and for multiple-family development is $2,539 per dwelling unit. Accessory dwelling units within footprint of an existing dwelling unit are not required to pay the fee. The City also collects the West County Subregional Transportation Mitigation Program fee administered by the West Contra Costa County Transportation Advisory Agenda Packet Page 322 of 595
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Committee (WCCTAC STMP fee) to require new development to pay its share of the costs of regional transportation improvements, including projects in El Cerrito.
Water and sewer treatment facilities impact fees are levied directly by the East Bay Municipal Utilities District (EBMUD). EBMUD charges a System Capacity Charge (SCC) to fund the capital cost of the water system and pay for the cost of providing additional long-term water supply for new water service applicants. The amount of the system capacity charge is based on the applicant’s expected water use, which is determined by the location and type of service (e.g., single-family residential, multiple-family residential, or non-residential), and the meter size or number of multiple-family units to be served. A typical single-family residential unit will have between a ¾” and 1” line, for a cost of $18,810 - $40,310 per water connection, and a typical multiple-family development will be charged $8,510 for each dwelling unit 500 square feet and under and $10,750 for each dwelling unit over 500 square feet (if located in EBMUD Region 2).
EBMUD charges a wastewater capacity fee based on the demands placed on the regional wastewater treatment system, as calculated by the EBMUD. Developers are required to provide laterals to connect to local sewer lines that feed into the regional system.
Wastewater collection in the city is primarily provided by Stege Sanitary District (SSD). If sufficient capacity exists, SSD collects a connection charge of $3,201 per unit for a single-family unit and $2,093 per unit for multiple-family units (as of 2022). If there is insufficient capacity, including existing deficiencies, the development project is responsible for the costs of the upgrade to the sewer line capacity, in addition to the connection charge. Main line extension permitting cost is approximately five percent of construction cost. Existing sewer pipelines located in the SPASPA and pipelines downstream of the SPASPA are insufficiently sized to serve the projected development and must be upsized. The cost of these localized improvements is recovered in the SPASPA impact fee. The impact fee ($271 as of 2022) is only charged to new development in the SPASPA. New development outside of the SPASPA is not charged the impact fee.
School impact fees are levied by the West Contra Costa Unified School District and collected at the time of application for a building permit. The school impact fee is $4.08 per square foot for new residential dwellings. The City also charges an Art in Public Places Fee at 1.02 percent of valuation.
Many entitled projects will not be moving forward with their existing entitlements within the San Pablo Avenue Specific Plan area citing financial feasibility as the reason. Staff has stated that outside help, e.g. state or regional funding, to help offset the costs of development, including necessary impact fees to assure infrastructure is adequate to support new housing development would likely help advance entitled projects.
Planning Fees
The City collects fees from project applicants to cover the costs of processing permits, including fees for preliminary review, design review, fire review, use permits, building permits, environmental review, and subdivision maps. In addition to the fees shown on Table 5-9 that were compiled by the Contra Costa Collaborative and used to compare fees across jurisdictions, additional planning fees are as shown in Table 5-10.
By themselves, planning fees for discretionary multiple-family applications represent a small fraction of the overall development cost and do not pose barriers for multi-unit development. Most of the multiple-family housing units built during the planning period will be within the TOHIMU and TOMIMU transect zones within the San Pablo Avenue Specific Plan Area where design review is required. Fees for environmental review under CEQA vary dependent upon the nature of the proposed development and existing conditions. The City charges a 30 percent administrative fee on any consultant contract for an environmental review. Fees for a categorical exemption are $177. The City has reduced the cost of CEQA review in the Specific Plan area by adopting a Programmatic Environmental Impact Report.
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Table 5-9: Fees for New Residential Multiple-family Development – El Cerrito (2022) Site Information Single-family Multiple-family – Large Multiple-family – Small Unit S.F. 3100 Unit S.F. 800 Unit S.F. 800
# of Units 1 # of Units 100 # of Units 10
Valuation $582,800.00 Valuation $15,040,000.00 Valuation $1,504,000.00 Fee Classification Multiplier Per Cost Multiplier Per Cost Multiplier Per Cost Entitlement Fees
Preliminary Review – Multi-Story Single-family $1,535.00 Set $1,535.00 N/A N/A Design Review $853.00 Set $853.00 $7,643.00 Set $7,643.00 $5,123.00 Set $5,123.00 Fire Review $530.00 Set $530.00 $732.00 Set $732.00 $732.00 Set $732.00 Use Permit $1,990.00 Set $1,990.00 $5,117.00 Set $5,117.00 $4,226.00 Set $4,226.00 TOTAL ENTITLEMENT FEES $4,908.00 $13,492.00 $10,081.00
Building Fees
Building Permit Fee Based on Valuation $14,609.02 Based on Valuation $194,666.27 Based on Valuation $102,756.83 Building Plan Check Fee 65% of Permit Fee $9,495.86 65% of Permit Fee $126,533.08 65% of Permit Fee $66,791.94 Electrical Permit $132.00 Set $132.00 $132.00 Set $132.00 $132.00 Set $132.00 Plumbing Permit $132.00 Set $132.00 $132.00 Set $132.00 $132.00 Set $132.00 Mechanical Permit $132.00 Set $132.00 $132.00 Set $132.00 $132.00 Set $132.00 Electrical Plan Check $232.00 Hr $464.00 $232.00 Hr $464.00 $232.00 Hr $464.00 Plumbing Plan Check $232.00 Hr $464.00 $232.00 Hr $464.00 $232.00 Hr $464.00 Mechanical Plan Check $232.00 Hr $464.00 $232.00 Hr $464.00 $232.00 Hr $464.00 Fire Review $513.00 Set $513.00 $203 for the 1st 5k SF
+ $203 per 1k after $15,428.00 $203 for the 1st 5k SF + $203 per 1k after $1,725.50 SMIP Fee 0.013% Val $75.76 0.013% Val $1,955.20 0.013% Val $195.52 CA Building Standards Fee $1 per $25k
Valuation $23.31 $1 per $25k Valuation $601.60 $1 per $25k Valuation $60.16 Construction Tax 0.51% Val $2,972.28 0.51% Val $76,704.00 0.51% Val $7,670.40 TOTAL BUILDING FEES $29,477.24 $417,676.15 $180,988.35
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Table 5-9: Fees for New Residential Multiple-family Development – El Cerrito (2022) Site Information Single-family Multiple-family – Large Multiple-family – Small Impact Fees
School District Fee $4.08 SF $10,608.00 $4.08 SF $326,400.00 $4.08 SF $32,640.00 Inclusionary Zoning In-lieu Fee - - N/A $18.00 SF $1,440,000.00 $18.00 SF $144,000.00 Stege Sanitary District Connection Charge $2,854.00 Unit $2,854.00 $1,866.00 Unit $186,600.00 $1,866.00 Unit $18,660.00 Subregional Transportation Mitigation
Program (STMP) $5,881.00 Unit $5,881.00 $2,897.00 Unit $289,700.00 $2,897.00 Unit $28,970.00 Transportation Impact Fee (TIF) $3,628.00 Unit $3,628.00 $2,539.00 Unit $253,900.00 $2,539.00 Unit $25,390.00 Art in Public Places 1.02% Val $5,944.56 1.02% Val $153,408.00 1.02% Val $15,340.80 TOTAL IMPACT FEES $22,971.00 $2,496,600.00 $249,660.00
TOTAL PROJECT FEES $57,356.24 $2,927,768.15 $440,729.35 Cost Per Unit $57,356.24 $29,277.68 $44,072.93
Planning and Permit % 59.95% 14.73% 43.35%
Impact Fee % 40.05% 85.27% 56.65%
Notes: East Bay Municipal Utility District (EBMUD) are not included in the multiple-family development fees described above.
Inclusionary Zoning In-Lieu Fee shown is for 9 or more rental units. Not shown are Inclusionary Monitoring and Agreement fees totaling $2,200 per rental project.
Source: Contra Costa Collaborative Fee Comparison. MIG, inc. 2022.
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Table 5-10: Planning Fees – El Cerrito (FY 2022/23)
San Pablo Avenue Specific Plan Design Review Per Project Projects Up to 2,500 sq ft $3,481 - $4,391
Projects – 2,501 – 10,000 sq ft $8,907 - $10,739
Projects 10,001-40,000 sq. ft $12,653-$14,070
Projects 40,001 – 100,000 sq. ft $18,331-$20,622
Projects 100,001+ sq. ft plus per hour of staff time $18,449 - $21,592, after base fee depleted, project goes to hourly rate.
Selected Other
General/Specific Plan and/or Zoning Amendment $20,462 per project Tentative Parcel Maps $7,632 - $15,381 depending on number of lots Final Maps $7,902-$8,985 depending on number of lots
Planned Development $41,936 per project
Accessory Dwelling Unit Permit $339 per unit
Environmental Review Consultant costs, plus City administrative fee (30% of consultant cost) per project Environmental Review – Categorical Exemption $185 per project Source: City of El Cerrito Master Fee Schedule, Fiscal Year 2021-2022.
Notes: San Pablo Specific Plan Fees shown are for Tier 2 (new construction), Tier 3 (major improvements), and Tier 4 (innovative design) Residential Projects.
Total Fees
Based on a development fee comparison prepared for the Contra Costa County Collaborative in April 2022, El Cerrito’s fees for a single-family residential unit, estimated at $57,356, are slightly below the average cost with 10 of the 19 jurisdictions showing higher fees (see Figure 5-1). The City’s estimated fees for a 100-unit multiple-family development project were slightly above the average cost, with nine jurisdictions showing higher fees (see Figure 5- 2). For a 10-unit project, the City’s fees, at $44,072 per unit, were among the highest with only one jurisdiction having a higher fee (see Figure 5-3). The primary differentiator appears to be the City’s Building Permit Fee of $102,756 for a 10-unit project (based on valuation) and the Plan Check Fee of $66,791 (calculated as 65% of the Permit Fee). In addition, the inclusionary zoning in-lieu fee contributes $144,000 to the total fees paid for the 10-unit project.
Assuming an average development cost of $600,000 per unit for an affordable housing development,3 the per unit fee of $29,277 for large multifamily developments would represent about 5 percent of the total development cost. 3 The Costs of Affordable Housing Production: Insights from California’s 9% Low-Income Housing Tax Credit Program. Terner Center for Housing Innovation. U.C. Berkeley. March 2020. https://ternercenter.berkeley.edu/wp-content/uploads/2020/08/LIHTC_Construction_Costs_2020.pdf Agenda Packet Page 326 of 595
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Figure 5-1: Comparison of Estimated Single-family Residential Fees in Contra Costa County Jurisdictions Source: Contra Costa Collaborative Fee Comparison. MIG, inc. 2022.
Figure 5-2: Comparison of Estimated Residential Fees in Contra Costa County Jurisdictions (100-Unit Multifamily Development)
Source: Contra Costa Collaborative Fee Comparison. MIG, inc. 2022. $22,146
$29,499
$30,928
$31,005
$39,160
$45,694
$47,248
$56,666
$57,356
$58,702
$60,830
$62,489
$64,065
$64,628
$68,946
$70,088
$85,110
$100,496
$113,159
$0 $20,000 $40,000 $60,000 $80,000 $100,000 $120,000
Antioch
San Pablo
Pleasant Hill
Walnut Creek
Clayton
Richmond
Concord
Pinole
El Cerrito
Martinez
Pittsburg
Danville
Hercules
Orinda
Lafayette
Oakley
Moraga
San Ramon
Brentwood
$674,052
$813,911
$1,507,628
$1,669,246
$1,670,408
$1,765,846
$2,277,371
$2,301,117
$2,468,769
$2,927,768
$2,967,385
$3,132,050
$3,198,203
$3,318,772
$3,336,919
$3,347,953
$3,572,169
$4,101,720
$4,766,296
$0 $1,000,000 $2,000,000 $3,000,000 $4,000,000 $5,000,000 $6,000,000 San Pablo
Antioch
Walnut Creek
Clayton
Pleasant Hill
Concord
Pinole
Richmond
Martinez
El Cerrito
Hercules
Lafayette
Pittsburg
San Ramon
Danville
Orinda
Oakley
Moraga
Brentwood
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Figure 5-3: Comparison of Estimated Residential Fees in Contra Costa County Jurisdictions (10-Unit Multifamily Development)
Source: Contra Costa Collaborative Fee Comparison. MIG, inc. 2022.
Permit Processing Procedures
Applications for development permits are made in writing to the Community Development Department. The City is required to determine if an application is complete within 30 days of receipt. Once deemed complete, application processing begins. Applications are reviewed for consistency with the General Plan and Zoning Ordinance, and conformance with design standards.
Assuming that neither a general plan amendment, Planned Development Permit, or rezoning is needed, a typical single-family home will require the following permits:
• If in a new subdivision, tentative/final subdivision approval (more than four parcels) or parcel map approval (four parcels or fewer);
• CEQA compliance review (A single-family home will typically be exempt or require a negative declaration if part of a subdivision.);
• Grading permit;
• Site work plan review (if project is not part of a subdivision) if two or more stories are proposed; and • Building permit.
A typical multiple-family project will require the following permits:
• Administrative design review (for small projects) or Design Review Board review; • Use permit if housing is located on the ground floor in the TOM, CC and CN, or it the proposal is greater than 25 units.
• CEQA compliance review (typically a negative declaration); $82,452
$103,950
$168,649
$177,478
$216,977
$237,265
$238,345
$249,136
$271,215
$316,814
$328,874
$331,403
$340,120
$347,076
$370,969
$376,138
$434,942
$440,729
$494,144
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 San Pablo
Antioch
Walnut Creek
Pleasant Hill
Pinole
Concord
Richmond
Clayton
Martinez
Hercules
Oakley
Pittsburg
San Ramon
Danville
Lafayette
Orinda
Moraga
El Cerrito
Brentwood
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• Grading permit; and
• Building permit.
Planning permits are processed by city staff. However, several types of discretionary permits require public hearings before the Planning Commission and/or Design Review Board. These entitlements include tentative subdivision maps, design review applications, and use permits. The City’s experience has been that even projects requiring discretionary review can be processed within a reasonable timeframe with minimal modifications that do not significantly affect cost or project density so long as the City’s development standards are followed.
In El Cerrito, the time necessary for obtaining these typical permit approvals varies widely depending on the complexity of the project. On average, a single-family development of more than two dwellings will require a maximum of six months for development approvals. Delays usually only occur because of complex environmental analysis. El Cerrito acts upon tentative subdivision applications for minor subdivisions within three months. Final maps require only one month. El Cerrito completes plan checks and building permits within approximately three weeks.
Multiple-family projects can also be reviewed and approved within six months, unless the project requires an environmental impact report (EIR). The programmatic EIR prepared for the San Pablo Avenue Specific Plan helps facilitate CEQA environmental review for multiple-family development in the Plan Area. In the part of the city not included in the San Pablo Avenue Plan Area, a typical multiple-family project will involve conceptual and final review by the Design Review Board (DRB).
Multiple-family projects are permitted by right within the multifamily residential zone (RM). A use permit would be required for multiple-family projects of 25 units or more within the CC, CN, and TOM zones; however mixed-use projects are permitted by right (no additional CUP required for retail). However, as noted previously, very little CC, CN, and TOM zoning remains in the city. Most TOM and CC zoning was replaced by the mixed use zones in the San Pablo Avenue Specific Plan. There are no sites in the inventory with TOM, CC, or CN zoning. The only TOM zoned parcel is an undevelopable I-80 off-ramp at Cutting Blvd. There are around 30 parcels zoned CC or CN, mostly along Kearney St and Stockton Ave, all under 0.25 acres and too small to accommodate a development of 25 units; therefore, the requirement for a CUP would not apply.
The findings of approval required for projects that require a use permit are listed in Section 19.343.040 of the El Cerrito Municipal Code. These findings provide guidance to developers throughout the design and permit processes as do codified guidelines for basic massing and compatibility with other zoning districts within the Zoning Ordinance.
The required findings of approval for a CUP are as follows:
• The location, size, design, and operating characteristics of the proposed development will be harmonious and compatible with and will not adversely affect the livability or appropriate development of abutting properties and the surrounding neighborhood.
• The location and design of the proposal will provide a convenient and functional living, working, shopping, or civic environment that will be an attractive amenity for the city. • The proposal is consistent with the purposes of the district where it is located and conforms in all significant respects with the El Cerrito General Plan and with any other applicable plan adopted by the City Council.
Streamlined Processing Within San Pablo Avenue Specific Plan Area The City has taken several proactive steps to streamline development approval procedures within the San Pablo Avenue Specific Plan, including certification of the Supplemental EIR, which enables CEQA streamlining within the SPASP. As allowed through the San Pablo Avenue Specific Plan, CEQA does not require a public hearing, only an initial study CEQA checklist to demonstrate compliance with the Supplemental EIR. The SPASP also eliminated a wide variety of uses that previously required a use permit and Planning Commission approval. For example, the project located at 10963 San Pablo Avenue did not require Planning Commission approval, given that it met objective standards the use was allowed by-right, subject to Design Review. Table 5-11 details the timelines associated with two recently completed projects.
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Table 5-11: Approval Timelines for Recently Completed Projects Address Project Description Application Date Approval Date Building Permit Issue Date
Certificate of
Occupancy
10963 San Pablo Ave
BD-18-0494
Residential Mixed-Use
50 residential
3000 sf commercial
34 parking spaces
6/27/2017 05/02/2018 5/9/2019 2/18/2021
10300 San Pablo Ave
BD-18-0747
Residential Mixed-Use
30 residential
2 live-work
32 parking spaces
3/31/2017 Planning
08/16/2017
DRB
09/06/2017
05/29/2019 05/10/2021
Within the San Pablo Avenue Specific Plan Area, if a project meets all of the development parameters stated in the Form Based Code, (e.g., height, parking, open space) it qualifies for Tier II design review and it will only require approval by the Design Review Board. A completely residential project does not require a use permit, even if greater than 25 units. However, if a proposal had a use that did require a use permit, (e.g., restaurant serving alcohol) it would still require a hearing before the Zoning Administrator (Administrative Use Permit) or the Planning Commission (Conditional Use Permit). Since the adoption of the San Pablo Avenue Specific Plan in late 2014, the City has approved 18 Tier II and Tier IV Design Review entitlements for projects within the SPASP area. These projects represented a total of 1,216 new residential units being entitled since the adoption of the SPASP with the average project entitling approximately 72 units. The average length of time that it took for these entitlements was approximately 1 year and 3 months, this length of time represents the time it took from the date of submission to the date of final planning approval. Since the approval of the SPASP approximately 55 percent of these projects went through the Tier II Design Review process with the rest having gone through the Tier IV Design Review process. The average entitlement processing timeline for Tier II Design Review and Tier IV Design Review is virtually identical (1 year and 95 days on average for Tier II Design Review vs. 1 year and 105 days on average for Tier IV Design Review).
For Tier II Design Review projects on average, it only took 1 to 2 hearings for the Design Review Board to approve the project and for the Tier IV Design Review projects most projects were approved at their first Planning Commission meeting and Design Review Board meeting with the exception of two projects that took either an additional Planning Commission meeting or an additional Design Review Board meeting.
In January 2021, a development application for a six-story building to include 45 residential units and 1,800 square feet of ground floor commercial at 6501 Fairmount Avenue was submitted to the City. Five of the residential units will be designated as affordable to moderate-income households. The project was approved by the Design Review Board on December 1, 2021. Since the project met the San Pablo Avenue Specific Plan requirements, it was subject to review by the Design Review Board only.
Table 5-12: Documented Practice of Streamlining Housing Development Projects Address Project Description Categorical Exemption Project Status 10534 San Pablo
Avenue
Residential Mixed-Use Zoning:
Community Commercial
5 residential units
800 sf commercial
Pursuant to the California Environmental Quality Act
(CEQA) Guidelines, Section 15332 Class 32 – Infill
Development Projects, the project is exempt from review under CEQA.
Certificate of
Occupancy Issued:
March 2020
601 Lexington Residential
Zoning: Multi-family Residential
6 residential units
This project is categorically exempt from the provisions of CEQA pursuant to Section 15332 of the CEQA Guidelines,
Class 32: In-Fill Development Projects.
Planning
Commission
Approval: May 2020
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Design Review
Throughout the city, the design elements of multiple-family housing require approval by the Design Review Board. In practice, design review by the Board does not add significant time for approving a multiple-family project. Outside the Specific Plan Area, if a developer wishes to design a project that varies from the City’s zoning requirements, the Incentives Program is available to permit variations from the underlying standards in exchange for a project-specific design review. Projects that incorporate “desirable features” can qualify for modified parking, setback, building, lot coverage, and other standards. Because many of the desirable features for which the City may grant incentives relate to project design, the Incentives Program is used in conjunction with design review. However, as described earlier, the Incentives Program has limited applicability now that the San Pablo Avenue Specific Plan provides the flexible development standards as a matter of right.
San Pablo Avenue Specific Plan’s Tier System.
As mentioned above, if an application for a new project conforms to the standards of the FBC, then it qualifies for Tier II Design Review. Inside the Specific Plan Area, if a developer wishes to design a project that varies from the standard of Tier II but has a project that the City feels will serve the goals of the Specific Plan, they can apply for Tier IV Design Review. This will include review from both the Planning Commission and the Design Review Board. Tier IV Design Review is intended to allow high-quality new development projects that would not otherwise be allowed under a strict interpretation of the Specific Plan regulations but nevertheless comply with the intent of the Specific Plan and that help ensure the City’s long-term financial sustainability. To date, nearly all projects approved since the adoption of the San Pablo Avenue Specific Plan have completed design review in one to two meetings. Conditions of approval resulting from these meetings are design-based and often relate to window size and placement, façade elements, etc. The Design Review criteria and findings were revised as part of the 2022 update to the San Pablo Avenue Specific Plan to clarify the scope of Design Review and the Design Review Board’s authority.
Environmental Review
All applications for development are subject to the requirements of the California Environmental Quality Act (CEQA) and require some level of environmental review. The higher levels of environmental review can include the preparation of an environmental document (e.g., environmental impact report or mitigated negative declaration) before a project can be approved. The requirement to prepare an environmental document can substantially lengthen the development review process, sometimes taking up to one year to obtain project approval. In El Cerrito, however, for most multifamily development since it occurs in the San Pablo Avenue Specific Plan area, this time has been significantly shortened as the City adopted a Program EIR, which allows projects within the area to simply do an “initial study” to demonstrate that the project is compliant with the analysis of the Program EIR, or identify whether additional information is needed. The cost associated with preparing an environmental document is not considered to disproportionately constrain residential development in El Cerrito.
SB 35 Streamlining
Senate Bill (SB) 35 requires jurisdictions where fewer building permits have been issued than needed to meet their RHNA to provide a streamlined, ministerial entitlement process for housing developments that incorporate affordable housing. HCD has determined that as of June 1, 2022 El Cerrito is among the 38 jurisdictions in California where SB 35 does not apply because they have met their prorated lower and above moderate income RHNA. However, the Housing Element includes a program to develop an SB 35 streamlined approval process that would go into effect if and when the law becomes applicable to El Cerrito.
On and Off-Site Improvements
The cost of producing a housing unit not only includes land, construction, and design costs, but also infrastructure connections, site improvements, and payment of fees to ensure adequate public facilities and services. Because many sites are small and being reused, improvements consist of upgrading water and sewer lines if needed for intensification of use, providing parking and on-site circulation, and placing utilities underground. As described in the Environmental Constraints Section below, sewer capacity improvements are performed by the Stege Sanitary District and funded by the San Pablo Avenue Sewer Capacity Improvement Impact Fee. Public improvements may also be Agenda Packet Page 331 of 595
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required to improve the safety and livability of the city. These include curbs, gutters, sidewalks, street trees, street reconstruction, traffic signals, utility lines, and park and greenway improvements. Off-site improvements beyond frontage improvements and project-specific mitigation are funded by a transportation impact fee (TIF).
Standard frontage improvements are described in Municipal Code Chapter 13.20 (Sidewalk, Driveway, and Curb Construction) and Chapter 18.24 (General Regulations and Design), Zoning Code Chapter 19.25.070 (Required Street Trees), and San Pablo Avenue Specific Plan Section 2.04.01 (Regulation by Street Type) and Section 3.03.01 (Street Types). The City requires the installation of sidewalks, curbs, and driveways, as well as street trees at a ratio of at least one tree for each 30 feet of public street frontage. In the San Pablo Avenue Specific Plan area, required sidewalk widths range from 6 to 8 feet, and street widths range from 104 feet (San Pablo Ave) to 30 feet. In most other areas of the City, the required sidewalk width is 4 feet and the required street width is 24 to 34 feet. Because of the infill nature of new development, new streets are not necessary for most new development in El Cerrito.
For new subdivisions, the City may require developers to dedicate land, construct on and off-site improvements, or pay fees necessary to construct the necessary improvements. Pursuant to the City’s Subdivision Ordinance, the City may require construction of streets, including curbs, gutters and sidewalks; and all necessary public utilities. For new projects, underground utilities are required. In addition to the required on-site improvements, the City may require off-site improvements as mitigation measures to certain project impacts. These off-site mitigations are determined as necessary on a project specific basis through the CEQA process.
However, El Cerrito is a highly urbanized community and most new development is not required to dedicate or construct a significant amount of off-site street improvements due to the built-out nature of El Cerrito. Nearly every street in the city is improved with curbs, gutters, and sidewalks that continue to serve future residential development.
Street widening could possibly occur within existing public rights-of-way, if necessary, and complete streets components may be required. There is only one parcel in the Housing Element sites inventory large enough to require new streets, but it is unlikely that any project would need to dedicate right-of-way or construct a public street with a right-of-way wider than that of a minor street. There are no additional major or secondary streets identified for construction in the City’s General Plan.
Although requirements for on- and off-site improvements do add to the overall cost of development, they are necessary to ensure provision of vital infrastructure to residents and the cost for improvements in infill areas of El Cerrito are a very small fraction of overall development costs. On and off-site improvements in El Cerrito are similar to the requirements of other cities in the region where infill development is common and less costly compared to greenfield development. The City’s improvement requirements do not present a constraint to the development of housing in El Cerrito.
5.2 Non-Governmental Constraints
Land Prices
Land costs have a demonstrable influence on the cost and availability of affordable housing. Land costs are affected by such factors as zoning density, the availability of infrastructure, the existence or absence of environmental constraints, and the relative amount of similar land available for development. As land becomes less available, the price of land increases. Land costs in the San Francisco Bay Area are relatively high compared with the rest of the nation.
A search of LoopNet and Zillow property and land-for-sale records in June 2022 uncovered few vacant properties for sale in El Cerrito. The property characteristics and price per square foot are outlined in Table 5-13. As shown in the table, the price per square foot ranged from $72 per square foot for a vacant hillside property to $310 per square foot for a centrally-located mixed-use parcel. There are relatively few recent land sales in the City and pricing is variable based on whether the property is improved or unimproved, entitled for an approved project, or has other constraints or considerations.
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Table 5-13: Lot and Land Characteristics - El Cerrito (2022) Location General Characteristics Status Square Feet (lot size unless noted) Price Price/Square Foot
El Cerrito Infill site. Former stand-alone Taco Bell at 11965 San Pablo Ave. – Retail (Opportunity Zone)
For Sale 21,780 $3,700,000 $170
Richmond 3-building complex, 10819-10829 San Pablo Ave.
Storefront Retail/Residential
One block from City Hall, across the street from
El Cerrito Town Center
For Sale 4,356 $1,349,000 $310
El Cerrito Auto Dealership (11820 San Pablo Ave) CC Zone For sale 39,640 Not published Not published El Cerrito Newly remodeled retail building at 11060 San Pablo Ave (C3 Zoning)
63,597
(1.46 acres)
$8,084,000 $127
El Cerrito 6-unit apartment building built in 1966
Multiple-family zoning, 905 Liberty
For sale 7,100 $1,950,000 $274
El Cerrito Credence, New, 32 unit townhome and flats
development, 10300 San Pablo Ave
Units for
sale
1,194 sf unit $874,000 $731/unit SF
El Cerrito 527 Ashbury Ave., 2 bd. 1 ba home (R1 Zoning) For sale 5,292 SF lot $990,000 $187 El Cerrito Vacant single-family lot at 835 Galvin Dr. For sale 10,454 $749,000 $72 Source: Loopnet.com and Zillow.com accessed on 6/14/2022 Construction Costs
Construction costs can also act as a constraint to the production of new housing, particularly in the Bay Area. Both material and labor costs have increased substantially in recent years. Supply chain issues during the Covid-19 pandemic are partly responsible for recent material cost increases, and a shortage in the construction labor market is adding significantly to the cost of producing housing. According to the Terner Center for Housing Innovation at UC Berkeley, the cost of building a 100-unit affordable project in California increased from $265,000 per unit in 2000 to almost $425,000 in 2016. Hard construction costs have climbed statewide, but they are the most expensive and have risen most dramatically in the Bay Area. While normalized statewide costs increased 25 percent between 2008-2009 and 2018, costs for projects in the Bay Area rose 119 percent over the same period, reaching more than $380 per square foot in 2018.4 The Terner Center Report notes that the Bay Area has comparatively higher construction wages than elsewhere in California, which could help to explain the difference in hard costs at the regional level.
Construction costs have outpaced rent increases, challenging the feasibility of several recently approved projects in El Cerrito. Significant increases in lumber and other construction materials as well as labor shortages will likely continue to be a constraint on housing production during the planning period.
Affordable housing projects also cost more on average than market-rate and mixed-affordability projects. The 2020 Terner Center report found that affordable projects cost $48 more per square foot on average compared to marketrate and mixed affordability projects. Some of the added costs for affordable housing are because many affordable housing developers are required to pay “prevailing wages.” To reduce construction costs, developers may build at higher densities to increase the economies of scale. In most cases, reduced parking requirements can also make construction more affordable. Developers can also reduce costs by using newer construction methodology such as modular construction, off-site manufacturing, and prefabrication.
Many of these techniques help save time, control quality, and eliminate waste and labor costs – thereby keeping costs to a minimum. Gap financing and assistance with impact fees may also be needed to help projects pencil out. 4 The Hard Costs of Construction: Recent Trends in Labor and Materials Costs for Apartment Buildings in California | Hayley Raetz, Teddy Forscher, Elizabeth Kneebone, & Carolina Reid | March 2020. See: https://ternercenter.berkeley.edu/research-and-policy/hard-constructioncosts-apartments-california/ Agenda Packet Page 333 of 595
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Financing
The availability of financing is a critical factor that can influence the cost and supply of housing. There are generally two types of financing used in the housing market: (1) capital used for initial site preparation and construction; and (2) capital used to finance the purchase of units by homeowners and investors. Financing is largely impacted by interest rates. Small fluctuations in interest rates can dramatically influence the ability to qualify for a loan.
Average mortgage interest rates have varied over time from approximately 8 percent in 2000 to approximately 4 percent in 2013, to historically low rates of less than 3 percent in early 2021, to rising rates that were approaching 6 percent in early summer of 2022. Interest rates are determined by national policies and economic conditions and there is little that a local government can do to affect these rates. Currently, there are national and global supply chain disruptions and rising interest rates as impacts of the pandemic and the reduction of emergency stimulus measures continue. 5 In order to extend home buying opportunities to lower-income households, jurisdictions can offer interest rate writedowns. Additionally, government insured loan programs may be available to reduce mortgage down payment requirements. Federal, state, and local housing programs, particularly first-time homebuyer programs and similar mortgage assistance programs, can be a useful tool for providing help with down payment and closing costs, which can be significant obstacles to home ownership for lower-income and minority groups.
Development Below Allowable Density and Permit Timing
California Government Code, Section 65583(a)(6), requires an analysis of requests to develop housing at densities below those anticipated in site inventory and the length of time between receiving approval for housing development and submittal of an application for building permit. During the 5th Cycle Housing Element planning period El Cerrito did not receive requests for development below anticipated densities. On the contrary, development projects within the San Pablo Avenue Specific have mostly been approved at much higher densities than what was included in the 5th Cycle Housing Element. Because the San Pablo Avenue Specific Plan was being prepared around the time that the 5th Cycle Housing Element was adopted, the City had not yet received development proposals under the new Specific Plan designations, and therefore, had no evidence of what residential densities to anticipate.
The 5th Cycle Housing Element therefore used a conservative estimate of 40 units per acre. In reality, development projects within the San Pablo Avenue Specific Plan have been approved at densities ranging from 41-142 units per acre. None of the sites have developments approved at lower densities than what was assumed in the 5th Cycle Housing Element.
While there has been a lot of development activity within the city in recent years, development projects often take several years (often two to three years or more) from the time they are approved by the City to the time they pull building permits. There are several developments in the pipeline that were approved in 2018, 2019, and 2020 that either have yet to pull building permits, have requested extensions, or the entitlements expired before permits were pulled. Developers have indicated that they delays are primarily due to labor shortages and escalating construction costs that have outpaced rising rents.
Environmental Constraints
The Contra Costa County Local Hazard Mitigation Plan (LHMP) identifies risks associated with various types of hazards and disasters at the regional and local scale. The LHMP identifies the extent to which critical facilities, infrastructure, the population, and/or buildings in El Cerrito estimated to be affected under a range of hazards related scenarios, including dam failure, earthquake, 10-year/100-year/500-year flood, landslide, and wildfire.
Environmental hazards affecting housing units include geologic and seismic conditions, and wildfire, which provide the greatest threat to the built environment. The following environmental concerns may impact future development of residential units in the city.
5 See. https://www.reuters.com/business/central-bank-moves-supply-shocks-among-top-risks-global-economy-2021-10-28/ Agenda Packet Page 334 of 595
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Noise
The major sources of noise in El Cerrito are related to vehicular traffic including automobile and truck traffic, particularly in areas along Interstate 80 and San Pablo Avenue. This traffic noise is expected to continue to be a major noise source in the future, however, there is not expected to be a significant increase in noise from these sources. A 3 dBA change is realized by a doubling or halving of the traffic volume or by about 7 miles per hour increase or decrease in speed. Interstate 80 at the present time only has a direct noise impact on El Cerrito at the northern end of San Pablo Avenue near Cutting and Potrero. In most of this area, the freeway and San Pablo Avenue are just 450 feet apart and the combination of the two generates levels of noise exceeding 70 decibels.
BART noise affects the city differently in that unlike traffic, which is characterized by gradual changes in volumes, train noise is characterized by numerous discrete, periodic events during train pass-bys. Based on existing studies, BART trains produce maximum noise levels typically in the range of 72-76 dBA. When the trains travel farther away from the station at a significantly higher speed maximum noise levels range from 75-80 dBA, and other characteristics such as curves, like in the north end of El Cerrito, can further increase noise. New development can mitigate noise through building design and orientation and by incorporating double or triple paned windows and wall insulation.
Geologic and Seismic Hazards
The Hayward Fault passes through El Cerrito, generally following the route of Arlington Boulevard. The city is also potentially subject to ground-shaking from a major earthquake on the San Andreas Fault, located about 18 miles away. According to the Contra Costa County Hazard Mitigation Plan (Volume 1, January 2018), the probability of experiencing a Magnitude 6.7 or greater earthquake along the Hayward Fault in the next 30 years is 33 percent. An earthquake of this magnitude has regional implications for the entire Bay Area, as the Hayward Fault crosses transportation and resource infrastructure, such as multiple highways and the Hetch-Hetchy Aqueduct.
From a geologic and geotechnical standpoint, the primary concerns in El Cerrito are (1) slope stability, (2) earthquake ground shaking, (3) fault ground rupture, and (4) liquefaction potential. According to the Tri-Cities Seismic Safety Study (Bishop 1973), virtually all of the upland areas of El Cerrito have a moderate to high landslide risk. The highest risk for ground shaking is in the flatter areas, which have shallow alluvium. The greatest risk of ground rupture is along the fault trace. Several small areas along Baxter and Cerrito creeks are identified as having a high liquefaction potential.
Flood Hazards
A number of large storms have caused drainage problems and flooding in the past in El Cerrito. The first phase in the City’s storm drain master plan program has addressed the highest priority sites and significantly reduced localized flooding issues in the city. During past years of heavy rains, only three sites had drainage-related flooding problems.
The only portion of El Cerrito located in a FEMA Flood Insurance Zone is the area located west of San Pablo Avenue and south of Central Avenue. Flooding is generally caused by the relatively low ground elevations and high tides in this area, coupled with hydraulic restrictions in the existing downstream channels located in Richmond between El Cerrito and San Francisco Bay. There is one parcel identified in the sites inventory as site 21, that is within the FEMA 100-year flood zone. As noted in Table 4-7, no units are counted towards the RHNA on this site.
Fire Hazards
California law requires CAL FIRE to identify areas based on the prevailing expected severity of fire hazard. These areas, or “zones,” are based on factors such as fuel, slope, and fire weather. There are three zones, based on increasing fire hazard: medium, high, and very high. The eastern half of El Cerrito is in a Very High Wildfire Severity Zone. Wildfires are a threat in El Cerrito due to its proximity to the Hillside Natural Area and Wildcat Canyon Regional Park. As a result, the Fire Department has made vegetation management and emergency preparedness a priority. Among other actions, the Fire Prevention Office inspects all parcels in El Cerrito to ensure that vegetation is managed in a way as to not create a fire hazard. Many of the sites included in the sites inventory are within a Very High Fire Hazard Severity Zone (VHFHSZ) and is noted where applicable in the sites inventory Table 4-7.
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Water
Water supply to the Planning Area is provided by the East Bay Municipal Utility District (EBMUD), which derives its water source from the Mokelumne River in the Sierra Nevada. This pristine water is transmitted, via aqueduct, to storage and treatment facilities throughout EBMUD’s service area, and then distributed to customers. EBMUD operates five terminal reservoirs within the following East Bay areas: Briones, Chabot, Lafayette, Upper San Leandro, and San Pablo.
EBMUD's Urban Water Management Plan is a long-range planning document updated every five years to support long-term resource planning and water supply sustainability. The plan provides an assessment of supply and demand, an overview of the conservation program, recycled water program, groundwater plan, and the Water Shortage Contingency Plan. To improve water supply reliability in future droughts, EBMUD employs multi-pronged approach to reduce water demand, increase water storage capacity, and find alternative sources of water supply.
Some ongoing programs include the Freeport Regional Project, Seawater Desalination Research, and Groundwater Banking Program. EBMUD has also developed mitigation and adaptation strategies to deal with the changing climate and its effects on water resources. These efforts should improve the water supply situation during the planning period. There is sufficient water supply to accommodate the RHNA and all sites included in the inventory have access to water.
Wastewater
El Cerrito is located in the Stege Sanitary District (SSD), which comprises 5.3 square miles and includes the communities of El Cerrito, Kensington, and a portion of Richmond Annex west of El Cerrito and south of Potrero Avenue. The sewage collection system includes 147 miles of collection lines and two small pump stations. The primary elements of this collection system are the public main sewers and the private lateral sewers. The SSD owns and has maintenance responsibility for the main sewers located in public rights-of-way or in easements on private land.
Individual property owners own and have maintenance responsibility for their lateral sewers installed between the building plumbing and the main sewer. Wastewater collected in the SSD system flows to the Special District #1 Interceptor sewer and is then conveyed to the East Bay Municipal Utility District (EBMUD) Wastewater Treatment Facility in Oakland. The anticipated growth of the District is through building on the remaining vacant or underutilized parcels and commercial area redevelopment. Average annual rainfall is 26.3 inches and generally occurs between November and April.
As of 2019 the average age of the collection system is about 58 years. The oldest lines in the District are about 97 years old. District main lines are predominantly vitrified clay pipe (VCP) with cement mortar joints, and six inches diameter. Over 90 percent of the VCP sewers were installed prior to the introduction of modern pipe joints such as compression gaskets, which were not available until the 1960s and the introduction of improved VCP manufacturing standards initiated in the mid-1950s.
In 1995 a System Rehabilitation Program (SRP) was developed as a result of the need to maintain the collection system in a serviceable condition for the current and future generations of customers of the District. Its emphasis is on optimizing the useful life of the collection system and eliminating costly and environmentally damaging system failures. The SRP is planned to continue indefinitely to ensure a reliable sanitary sewer system into the future.
In September 2017, a special study was completed to help plan for planned developments in the San Pablo Avenue Specific Plan Area. The study determined that without the required pipe upsizing, the anticipated development in the SPASPA would surcharge existing facilities. In October 2017, the Board approved an impact fee to fund sewer capacity improvements needed to serve the projected growth within the SPASPA. The Board has since approved updates to the impact fee based on knowledge of additional developments and updated construction costs. As of February 2022, for new connections and increased discharges in the SPASPA, both residential and nonresidential developments will pay $271.19 per fixture unit in addition to the existing District-wide sewer connection/capacity charge. The sewer capacity improvements will be performed by the Stege Sanitary District and exclusively funded by the SPASPA sewer connection/capacity impact fee. District staff will determine the priority of the sewer capacity improvements based on the sewer capacity demand and timing of the proposed developments as they are approved Agenda Packet Page 336 of 595
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and as funding allows. All sites included in the Housing Element sites inventory have sewer access and the District’s plans for improvements will ensure sufficient wastewater capacity to accommodate the RHNA.
Electricity and Gas
All sites in the Housing Element sites inventory have access to dry utilities. Pacific Gas & Electric (PG&E) currently provides gas and electric services to El Cerrito homes and businesses and is regulated by the California Public Utilities Commission (CPUC). PG&E obtains its energy supplies from power plants and natural gas fields in northern California and delivers electricity through high voltage transmission lines. Electrical power is provided to the city from various distribution feeders located throughout the city. Access to electricity and gas services is not expected to become an issue during the housing planning period since almost all land inventory sites are located within urban infill areas close to existing development. If increased capacity is needed, PG&E can increase demand from regional power plants and natural gas fields or construct new electrical substations in the region, as necessary. However, because of public safety power shutoffs by PG&E, new projects are required to include backup generators to power fire pumps in the event of an emergency. This adds to the cost of development.
5.3 Developer Input on Constraints
As a part of a panel held with active, East Bay Area developers in November 2021, developers identified the following as governmental and non-governmental constraints to housing development that they have experienced within the broader East Bay Area. Not all of these identified constraints apply to the City. • Community opposition to housing/affordable housing and resulting litigation and time delays. • Discretionary processes that result in ad-hoc changes (e.g., community benefits added as a requirement in the middle of the process).
• Lack of funding for affordable housing.
• Requiring retail in mixed-use developments.
Some policies and programs that panelists recommended to facilitate housing development included:
• Objective design review processes.
• Absolute clarity of the process (e.g., here are the steps, here are the discretionary items, here is a list of the community benefits to choose from).
• Guarantee an SB 35 process for Housing Element sites. • Have one person who is familiar with the process and can be the champion of the affordable housing projects, especially relative to keeping the process aligned with funding timelines. • Achieve more of a partnership relationship between development teams and cities across California.
An Affordable Housing Developer Panel was also hosted by the Contra Costa County Collaborative on April 20, 2022.
This panel reinforced many of the recommendations made by the previous panel and provided additional insights.
Panelists discussed the challenges of building affordable housing, and identified incentives, solutions, and project characteristics most conducive to realizing affordable housing, including: finding local funding, land acquisition, form-based codes, community opposition, the strict sequence of events that must be followed to secure tax credit funding, permit processing timelines, and labor shortages among others. The developers reported that SB 35 permit streamlining and overall permit streamlining is very important to successful outcomes. Panelists indicated that commercial and institutional sites present challenges but are more feasible if cities have supportive general plan designations and zoning in place. The best incentives that cities can offer were identified as: reduced requirements for public facilities, reduced parking requirements (and no required parking structures), and prioritized permit streamlining by all relevant departments. Those present indicated a preference for project sizes of 70-100 units, or 120-140 units to make beneficial use of density bonuses, appeal to investors, and avoid the need for construction elevators.
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The City, since it adopted the San Pablo Avenue Specific Plan in 2014, has addressed many of these issues through adoption of a Form Based Code and Program EIR, and having “by right” zoning in place, including sufficient height to allow the optimal densities and low parking requirements as recommended by development feasibility studies.
Community opposition is minimal at public hearings, in part due to the adoption of the Specific Plan, and the Form Based Code provides objective standards, which simplifies and creates more certainty in the design review process.
The City also has a staff person dedicated to working with affordable housing developers and a track record of helping to secure outside financing. Availability of local funding, including funding for land acquisition, the lengthy process of securing affordable housing financing, and labor shortages/construction costs continue to be impediments.
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Chapter 6 | Energy Conservation, Climate Action, and Sustainability 6-1 CHAPTER 6 | Energy Conservation,
Climate Action, and Sustainability
State Housing Element Law (Government Code Section 65583[a][7]) requires an analysis of the opportunities for energy conservation in residential development. According to the California Department of Housing and Community Development (HCD), the energy conservation section of a Housing Element must inventory and analyze the opportunities to encourage energy saving features, energy saving materials, and energy efficient systems and design for residential development.
The City plays an important role in encouraging energy conservation through policies, programs, regulations, education, and offering financial incentives. Energy efficient buildings increase the health of residents, improve comfort, and decrease utility builds. Furthermore, high energy costs have significant effects on low-income households that have do not have the ability to absorb rate increases or seasonal spikes in demand to meet heating/cooling needs, and at times may be forced to make choices between basic needs such as housing, food, and energy. Energy efficient housing is also more resilient to climate change by helping to keep homes comfortable during extreme heat events.
This chapter describes the City’s programs, policies, and initiatives that further its goals for a “Green El Cerrito.” In addition to local resources, there are several resources available within the region, and there are many actions that are taken by individual residents in the city. There are many opportunities for conserving energy in new and existing homes. New buildings, by design, can easily incorporate energy-efficient techniques into the construction. Since most of El Cerrito’s single-family homes were built between 1940 and 1970, long before California’s energy code required houses to be built to a minimum level of energy efficiency, retrofit efforts are also important.
6.1 Energy Efficiency Building Requirements
The City encourages use of additional green building measures to reduce impacts on the environment and create a healthier environment for building occupants. Green building techniques and materials can be used for both new building construction and remodels. Green building includes:
• Energy and water efficient technologies (such as double-pane windows and low-flow toilets) • Using recycled content materials (such as plastic lumber made with recycled plastic containers) • Reducing the amount of construction & demolition (C&D) waste generated by a construction project.
All new buildings in California must meet the standards contained in Title 24, Part 6 of the California Code of Regulations (Building Energy Efficiency Standards for Residential and Nonresidential Buildings). The standards, prepared by the California Energy Commission, were established in 1978 in response to a State legislative mandate to reduce California’s energy consumption. These regulations respond to California's energy crisis and need to reduce energy bills, increase energy delivery system reliability, and contribute to an improved economic condition for the state. The standards are updated every three years to consider and incorporate new energy efficiency technologies and methods. The 2019 Title 24 standards apply to projects constructed after January 1, 2020, and the next standards will apply after January 1, 2023.
The California Green Building Standards Code, 2019 Edition also includes green building regulations (Title 24, Part 11, of the California Code of Regulations), referred to as CALGreen, to encourage more sustainable and environmentally friendly building practices, require low pollution emitting substances that can cause harm to the environment, conserve natural resources, and promote the use of energy efficient materials and equipment. There are mandatory measures, which apply statewide, and voluntary measures, which can be adopted locally.
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Final Housing Element | August 2023 El Cerrito Housing Element 6-2 Chapter 6 | Energy Conservation, Climate Action, and Sustainability The measures are organized into two tiers with their own respective prerequisites and elective measures: Tier 1 prerequisites set a higher baseline than CALGreen mandatory measures while Tier 2 prerequisites include all of Tier 1 prerequisites plus some enhanced or additional measures. El Cerrito adopted the voluntary measures of CALGreen in 2019.
Energy efficiency requirements are enforced by local governments through the building permit process. All new construction must comply with the standards in effect on the date a building permit application is made. The City continues to enforce State requirements, including updates to Title 24 requirements, for energy conservation in residential development.
6.2 Energy Efficiency and Conservation Programs
This section briefly describes some of the potential ways to achieve energy savings through the regulations and programs of local utility providers, the city, and the State.
Local Public Utilities
El Cerrito receives both electricity and natural gas services from Pacific Gas and Electric Company (PG&E). The following financial and energy-related assistance programs are available for El Cerrito residents:
• Energy Savings Assistance Program. PG&E’s Energy Savings Assistance program offers free weatherization measures and energy-efficient appliances to qualified low-income households. PG&E determines qualified households through the same sliding income scale used for the California Alternate Rates for Energy (CARE) program. The City promotes weatherization and energy upgrade programs through its website. • California Alternate Rates for Energy (CARE). PG&E offers this rate reduction program for low-income households. PG&E determines qualified households by a sliding income scale based on the number of household members. The CARE program provides a discount of 20 percent or more on monthly energy bills. The program includes assistance with attic insulation, weather stripping, caulking, and other minor home repairs. Some customers qualify for replacement of appliances including refrigerators, air conditioners, and evaporative coolers. • Energy Efficiency for Multifamily Properties. The Energy Efficiency for Multifamily Properties program is available to owners and managers of existing multifamily residential dwellings containing five or more units. The program encourages energy efficiency by providing rebates for the installation of certain energy-saving products. • Relief for Energy Assistance through Community Help (REACH). The REACH program is sponsored by PG&E and administered through a non-profit organization. PG&E customers can enroll to give monthly donations to the REACH program. Qualified low-income customers who have experienced uncontrollable or unforeseen hardships that prohibit them from paying their utility bills may receive an energy credit. Eligibility is determined by a sliding income scale based on the number of household members. To qualify for the program, the applicant’s income cannot exceed 200 percent of the Federal poverty guidelines. • Medical Baseline Allowance. The Medical Baseline Allowance program is available to households with certain disabilities or medical needs. Under this program, qualifying residential customers receive discounted energy rates and are given the option to receive more energy, if needed.
City Programs
The City continues to prioritize residential energy-efficiency and participates in the following programs. • Bay Area Regional Energy Network (BayREN) Programs. BayREN is a coalition of the Bay Area’s nine counties partnering to promote resource efficiency at the regional level, focusing on energy, water, and GHG reduction. It is one of three regional energy networks (RENs) in California funded by the California Public Utilities Commission (CPUC). BayRen offers rebates, funding, and technical assistance to help residents, property owners, and local governments improve resource-efficiency. Since the BayREN Home+ Program launched in January 2019, 1,983 households installed 6,134 unique measures across Alameda County. Regionally, 9,026 homes have installed over 29,494 measures. Excluding mandatory safety tests, the most commonly installed measures are gas furnaces and Agenda Packet Page 340 of 595
El Cerrito Housing Element Final Housing Element | August 2023 Chapter 6 | Energy Conservation, Climate Action, and Sustainability 6-3 smart thermostats, followed by attic insulation and duct repair/replacement. 2022 has seen an increase in the installation of fuel substitution measures.
• Marin Clean Energy (MCE). MCE is a public, not-for-profit electricity provider that gives all PG&E electric customers (residential, commercial, and municipal) the choice of having 60% or 100% of their electricity supplied from clean, renewable sources at stable and competitive rates. MCE provides electricity service and innovative programs to more than 575,000 customer accounts and more than one million residents and businesses in 37 member communities across four Bay Area counties: Contra Costa, Marin, Napa, and Solano. MCE is governed by a Board of Directors that represents each of the member communities that it serves. As a member agency, the City has a representative on the Board of Directors. MCE offers a variety of residential, commercial, and workforce programs that offer energy savings and solutions to address climate change, save money, and reduce greenhouse gas emissions. Specific residential programs include:
Home Energy Savings Program. Provides income-qualifying single-family homeowners and renters with energy upgrades, a virtual home energy assessment, and energy-saving gift box – all at no cost. Low Income Families and Tenants (LIFT) Program: In conjunction with the Multifamily Energy Savings Program, provides an extra $1,200 per unit for income-qualified multifamily property owners or renters for energy and water savings measures.
Multifamily Energy Savings Program: Provides multifamily property owners with rebates up to $1,000 per unit as well as free comprehensive assessments and consultations for energy and water saving measures. Single Family Comprehensive Program. Provides digital or paper Home Energy Reports directly to eligible residents with personalized recommendations for electricity savings, comparisons of energy usage to similar homes, and seasonal savings tips.
Heat Pump Water Heater Incentive for Contractors. The Heat Pump Water Heater Contractor Incentive Program provides $1,000 in cash rebates for participating contractors to install energy-efficient heat pump water heaters for MCE customers. For single-family homes, the incentive can be combined with BayREN’s Home+ rebates. • Energy Upgrade California. Energy Upgrade California is a statewide initiative to provide educational resources for residents and small business owners for energy management concepts, tools, and programs. The City promotes the Energy Upgrade program through its website, permit center, periodic workshops, and direct mail. • East Bay Energy Watch (EBEW). EBEW is a collaboration between PG&E and local governments, providing direct install programs bring energy efficiency services to local governments, small and medium businesses, and residents throughout the year. EBEW provides no-cost home energy assessments, or Green House Calls for residents. EBEW also provides energy assistance to businesses, institutions, nonprofits, and multiple-family buildings. Services include no-cost energy assessments of buildings, where Energy Watch professionals make recommendations for cost effective retrofits and improvements that are designed to save business owners money on their utility bills. Such recommendations are based on an inventory of each business’ energy consuming equipment. Recommendations can include such simple solutions as replacing old and inefficient lighting or improving efficiency of refrigeration systems. The Energy Watch program also offers technical assistance for implementation of energy efficiency projects and rebates to help defray project costs. Parameters and funding availability vary over time. • Solar Assessments. El Cerrito partners with Community Energy Serves Corporation to provide free solar assessments to help residents and businesses consider their energy efficiency and solar options. • Energy Assessments. Through the City’s community choice aggregate, Marin Clean Energy (MCE), businesses can receive a free energy assessment and assistance with energy efficiency upgrades. • Cost Benefit Analysis for Energy and Water Efficiency Upgrades. Community Energy Services Corporation offers the Your Energy Manager program to help businesses reduce energy and water use and become Green Business Certified.
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Final Housing Element | August 2023 El Cerrito Housing Element 6-4 Chapter 6 | Energy Conservation, Climate Action, and Sustainability • Climate Action Plan. To achieve energy savings and promote greater sustainability through citywide initiatives, El Cerrito adopted a Climate Action Plan (CAP) in May 2013. Prepared by the City’s Community Development Department, the CAP assists the City Council and the community in determining the best actions to reduce energy use and to create a safer and more sustainable city. The City adopted targets to reduce GHG emissions by 15 percent below 2005 levels by 2020 and 30 percent below 2005 levels by 2035. The plan suggests resource conservation measures designed to achieve greater energy efficiency, water efficiency, and renewable energy in existing and new buildings through education, incentives, and ordinances.
Federal and State Programs
In addition to the local programs described above, the California Department of Community Services and Development (CSD) administers the Federally funded Low-Income Home Energy Assistance Program (LIHEAP). This program provides two types of assistance: Home Energy Assistance and Energy Crisis Intervention. The first type of assistance is a direct payment to utility bills for qualified low-income households. The second type of assistance is available to low-income households that are in a crisis. CSD also offers free weatherization assistance, such as attic insulation, caulking, water heater blankets, and heating and cooling system repairs to low-income households.
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Chapter 7 | Housing Plan 7-1
CHAPTER 7 | Housing Plan
Previous sections of the Housing Element establish the housing needs, opportunities, and constraints in the city. The Housing Plan contains goals, policies, and implementation programs to address a number of important housingrelated issues. This section also contains quantified objectives for housing construction, rehabilitation, and the preservation of affordable housing. City staff regularly reviews Housing Element programs and progress towards accommodating the City’s share of the regional housing need. The City will prepare an annual progress report (APR) and provide it to the California Office of Planning and Research (OPR) and HCD.
7.1 Funding Resources
The following summarizes the types of funding resources that are available at the state, federal, and local level for affordable housing.
Federal Funding
The Low Income Housing Tax Credits program (LIHTC) is the most important federal funding source for affordable rental housing. Other important federal sources are the Section 8 Project-Based Housing Choice Vouchers, which are administered by Contra Costa County Housing Authority; and Affordable Housing Program (AHP) grants, awarded competitively by the Federal Home Loan Bank of San Francisco to lenders working with affordable housing developers. The HOME Investments Partnership Program (HOME) and Community Development Block Grants (CDBG) are smaller federal programs. El Cerrito’s population is under 50,000, and thus CDBG and HOME funds are administered and allocated by Contra Costa County to fund program and service priorities that are established and implemented through the Five-Year Contra Costa County Consolidated Plan. Larger cities receive direct allocations.
State Funding
California’s most substantial funding source for affordable housing is currently the Affordable Housing and Sustainable Communities grant program (AHSC), which provides grants for affordable housing projects that reduce greenhouse gas emissions. The amount of funding available through AHSC fluctuates based on the state’s “cap and trade” revenues. The Hana Gardens Senior Housing Mixed-use Apartments in El Cerrito received over $5 million in funding from the AHSC program and more recently in 2021 the Mayfair Affordable Apartments (69 units) received $26.9 in funding for transportation improvements and affordable housing. In addition to AHSC, the state also offers subsidies for the development of permanent supportive housing to serve persons with serious mental illness and their families who are homeless or at risk of homelessness, through the Mental Health Services Act (MHSA) and No Place Like Home (NLPH) programs. As discussed below, these programs are administered in part through the County.
County Funding
In addition to administering HOME and CBDG funding, Contra Costa County assists affordable housing development by issuing tax-exempt revenue bonds to finance development projects. The County also represents all Contra Costa jurisdictions for purposes of administering the federal Housing Opportunities for Persons with AIDS (HOPWA) and state Mental Health Services Act (MHSA) programs, which provide housing assistance and services to people with special needs. Several affordable housing projects in El Cerrito have received funding through these programs, including Ohlone Gardens, Idaho Apartments, and Mayfair Affordable. Finally, the Contra Costa Housing Authority administers the Section 8 voucher program.
In 2020 Contra Costa voters approved Measure X, a 20-year half-cent sales tax. The County Board of Supervisors established a Local Housing Trust Fund with $10 million from Measure X. Measure X funds will contribute $12 million annually to the fund, administered by County agencies in part to support acquisition, construction, preservation, and rehabilitation of affordable housing in the county.
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Local Funding
When redevelopment agencies were dissolved in California in 2012, the City elected to serve as the Successor Agency, and assumed all of the former Redevelopment Agency’s assets, liabilities, and obligations. The City’s role is to serve as a fiduciary agent for the Successor Agency, administering payments and performance of its obligations. The City also elected to retain the housing functions of the former Redevelopment Agency. Prior to the dissolution of Redevelopment Agencies, the Low- and Moderate-Income Housing Fund (LMIHF) was the main source of housing funds used to support the City’s housing programs. State law required that the Redevelopment Agency deposit 20 percent of the gross tax increment revenues from redevelopment project areas into the LMIHF to be used exclusively for housing for persons of low and moderate income. Prior to its dissolution, the LMIHF provided $7.5 million in financial assistance to the Ohlone Gardens and Hana Gardens Senior Housing affordable developments to create 120 units of affordable housing. With the elimination of the Redevelopment Agency, there will be no future funding for the LMIHF from property tax increment.
In 2018, the City adopted an Inclusionary Zoning Ordinance requiring market rate developments to provide affordable housing or pay an in-lieu fee. In-lieu fees are deposited into the City’s Affordable Housing Trust Fund and earmarked for affordable housing development. The City currently (July 2022) has about $800,000 in the Affordable Housing Trust Fund and expects to collect another $1 million over the next two years. The in-lieu fees help leverage additional funds and result in the production of more affordable housing units at usually deeper levels of affordability than the onsite production of inclusionary housing does overtime.
7.2 Goals, Policies, and Implementation Programs
This section describes the City’s goals, policies, and implementation programs for the 2023-2031 Housing Element planning period.
Actions to Affirmatively Further Fair Housing
The California Department of Housing and Community Development (HCD) defines affirmatively furthering fair housing (AFFH) as taking meaningful actions to explicitly address, combat, and relieve disparities resulting from past patterns of segregation to foster more inclusive communities. Pursuant to Government Code Section 65583 (c)(10)(A)(v), the Housing Element includes policies and programs to AFFH, as outlined in Table 3-26 of the Fair Housing Assessment in Chapter 3. Policies and programs that are part of the City’s AFFH strategy are integrated throughout the Housing Plan and are indicated with this icon.
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Goal H1. Accelerate Housing Production
Accelerate the production of housing at all income levels to meet regional housing needs allocation by facilitating and streamlining housing development and minimizing the impact of governmental constraints.
Policies
H-1.1 Ensure sufficient land is available and zoned at a range of residential densities to accommodate the City’s regional housing needs allocation. *NEW*
H-1.2 Direct growth into compact patterns of development to promote infill and intensify land uses.
H-1.3 Facilitate the construction of transit-oriented development (TOD) that maximizes opportunities for the use of public transit within the San Pablo Avenue Specific Plan area.
H-1.4 Encourage and facilitate “missing middle” housing in existing single-family neighborhoods through the construction of accessory dwelling units, ministerial lot splits, and ministerial duplexes. *NEW* H-1.5 Encourage the reuse of underutilized sites in commercial areas with potential for conversion or redevelopment to mixed use housing.
H-1.6 Provide expeditious approval of residential and mixed-use developments that meet adopted development and design standards. *NEW*
H-1.7 Allow developments with at least 20 percent affordable lower-income housing units by-right, consistent with objective development and design standards, on lower-income sites counted in previous housing cycles, consistent with Government Code Section 65583.2. *NEW*
Implementation Programs
*NEW* Program H-1.A. Maintain Sites Inventory
The City shall continue to maintain a current inventory of Housing Element sites to assist developers in identifying land suitable for residential development. To ensure adequate sites are available throughout the planning period to meet the City’s RHNA, the City shall continue to update the inventory on an ongoing basis as projects are approved and new sites are rezoned. The City shall continue to make this information available to the public and developers through the City’s website.
To ensure sufficient residential capacity is maintained to accommodate the RHNA need, the City shall make findings related to the potential impact on the City’s ability to meet its unmet regional housing needs allocation when approving applications to rezone sites included in the lower- and moderate-income sites inventory or develop a lower- or moderate-income housing element site with fewer units or at a higher income than what is assumed for the site in the Housing Element sites inventory, consistent with “no-net-loss” zoning requirements in Government Code Section 65863. If at any point it is determined that the City does not have adequate capacity to meet the unmet lower- or moderate-income RHNA, the City shall identify and make available a replacement site within 180 days. Objective: Facilitate development of Housing Element sites and ensure adequate sites are maintained throughout the eight-year planning period to meet the RHNA Timeframe: Ongoing updates to the inventory as development projects are approved, and include information on the status of the sites inventory annually as part of the Annual Progress Report Responsible Department or Agency: Community Development Department Agenda Packet Page 345 of 595
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*NEW* Program H-1.B. Promote Mixed-use Development and Amenities in San Pablo Avenue Specific Plan Area
The City shall continue to facilitate the development of high-density residential and mixed-use development within the San Pablo Avenue Specific Plan Area by providing objective standards, streamlining the approval process, and providing CEQA streamlining opportunities for projects consistent with the Specific Plan. The City shall invest in infrastructure improvements, bicycle and pedestrian amenities, community facilities, and recreational amenities in and around the Specific Plan Area to transform San Pablo Avenue into an area of opportunity. Objective: 2,586 housing units at a variety of income levels within the San Pablo Avenue Specific Plan Area to create a mixed-income, amenity-rich neighborhood with access to opportunity Timeframe: Ongoing
Responsible Department or Agency: Community Development Department *NEW* Program H-1.C. Accessory Dwelling Unit Tools and Resources The City shall promote the development of accessory dwelling units (ADUs) through the following actions:
• Annually reviewing legislative changes to ADU regulations and updating the City’s Zoning Ordinance (Sections
19.20.190 and 19.20.195), as necessary, to maintain compliance with State law. • Partnering with housing counseling agencies to provide homeowners with loan programs for ADU construction. • Distributing informational handouts and holding community workshops to promote ADU tools and resources to homeowners throughout the city, particularly in high resource areas, to promote mixed-income neighborhoods. Objective: 144 ADUs (75 percent in moderate or higher resource areas) as a way to diversify high resource single-family neighborhoods considered racially concentrated areas of affluence Timeframe:
Review legislative changes annually;
Initiate regional coordination in 2023 and ongoing; and Distribute information to homeowners and hold community workshops in 2024 and bi-annually thereafter. Responsible Department or Agency: Community Development Department *NEW* Program H-1.D. Objective Design Standards
The City shall prepare and adopt objective design standards for residential development. Objective: Accelerate housing production by ensuring adopted standards are clear and objective Timeframe: 2023
Responsible Department or Agency: Community Development Department
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*NEW* Program H-1.E. Zoning to Expand Housing Choice in Single-family Neighborhoods The City shall evaluate current zoning standards and adopt zoning modifications and/or incentives to allow development of innovative housing types, including tiny homes, efficiency units, and missing middle housing types.
The City shall evaluate ways to mitigate fire risk considerations in the hillside area to facilitate by-right ministerial lot splits and duplexes as well as ADUs in the city’s existing single-family neighborhoods as a way to expand housing opportunity in high resource areas and racially concentrated areas of affluence. The City shall engage the public in this process, including targeted outreach to lower-income households and stakeholder interviews. Once fire risk mitigations have been developed and zoning standards modified, the City shall prepare educational materials and conduct workshops in high resource neighborhoods to educate homeowners on opportunities for infill missing middle housing. The City shall conduct a mid-term evaluation to determine the effectiveness of this program. If the City is not on target to meet the objective, the City will consider alternative approaches to expand housing choices in high resource neighborhoods/racially concentrated areas of affluence. Alternatives approaches may include working with property owners on upzoning, identifying higher density housing opportunities on institutional or quasiinstitutional lands, adaptive reuse, and/or acquiring and adding affordability to existing structures. Objective: Encourage the development of at least 170 units through innovative housing types (e.g., SB 9 lot splits or duplexes, tiny homes, ADUs) as a way to diversify high resource single-family neighborhoods considered racially concentrated areas of affluence
Timeframe:
Conduct fire risk evaluation and development mitigation in conjunction with the Safety Element Update in 2024/25
Evaluate zoning standards and implement zoning modifications to facilitate more housing variety in single family neighborhoods by 2026
Distribute educational materials and conduct two educational workshops in high resource neighborhoods by 2027
Conduct a mid-term evaluation in April 2028 and consider alternatives approaches within 6 months Responsible Department or Agency: Community Development Department *NEW* Program H-1.F. Facilitate Development of Pipeline Projects The City shall work with applicants of pipeline projects counted in the Housing Element sites inventory to facilitate development. The City shall coordinate with applicants to expedite remaining entitlements and support funding applications. The City shall monitor the progress made on these sites in the inventory and if entitlements expire, the City shall remove them from the approved project list, reclassify them as vacant/non-vacant opportunity sites, unless conditions are found that will preclude development in the planning period, and recalculate the capacity on the sites according to the methodology used in the sites inventory chapter. If determined that the City no longer has sufficient capacity to meet the RHNA, the City will take action to identify additional sites, which may require rezoning another parcel to allow for increased density.
Objective: 1,712 units, including 79 very low-, 415 low-, 611 moderate-, and 607 above moderate-income units Timeframe: Throughout the planning period
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*NEW* Program H-1.G. SB 35 Ministerial Approval Procedure The City shall establish a written procedure for a streamlined ministerial approval process in compliance with Senate Bill 35 and implement the approval process if and when HCD determines it applies to El Cerrito. Objective: Compliance with State law
Timeframe: Establish written procedure by June 2024; implement the ministerial approval process immediately upon determination by HCD that El Cerrito is subject to streamlined ministerial approval Responsible Department or Agency: Community Development Department *NEW* Program H-1.H. Monitor Land Use Controls
The City shall monitor the development review process to identify whether or not applicants are asking for exceptions or costs are being impacted by specific development standards or other land use controls in the Zoning Code and San Pablo Avenue Specific Plan. If certain standards or regulations are identified as a constraint, the City will take action to remedy the issue by removing or modifying the land use control or development standards, as appropriate and feasible.
Objective: Facilitate development by ensuring development standards do not constrain project feasibility Timeframe: Monitor land use controls as development applications are reviewed. As part of the annual progress report in March/April of each year, consider whether or not land use controls are a constraint to development and if a constraint is identified, take action within 6 months to remedy the issue. Responsible Department or Agency: Community Development Department Agenda Packet Page 348 of 595
El Cerrito Housing Element Final Housing Element | August 2023 Chapter 7 | Housing Plan 7-7
Goal H2. Support Affordable and Special Needs Housing
Facilitate the development of housing for lower-income residents and those with special housing needs, including the elderly, large households, persons with disabilities, the unhoused, and other persons with special housing needs.
Policies
H-2.1 Continue to implement the Inclusionary Zoning Ordinance to ensure that private market-rate development is making a reasonable and feasible contribution towards addressing the need for additional affordable housing. *NEW*
H-2.2 Provide regulatory and/or financial incentives where appropriate to offset or reduce the costs of affordable housing development, including density bonuses, flexibility in site development standards, and fee deferrals.
H-2.3 Assist and cooperate with non-profit, private, and public entities to maximize opportunities to develop affordable housing, including extremely low-income housing and supportive housing for persons with disabilities.
H-2.4 Increase local funding for affordable housing in El Cerrito and work with other jurisdictions in Contra Costa County to place a countywide affordable housing bond on the ballot. *NEW* H-2.5 Work with Bay Area Rapid Transit (BART) to develop affordable and mixed-income housing projects on BART property.
H-2.6 Coordinate transportation projects with affordable housing proposals to attract state funding through the Affordable Housing and Sustainable Communities (AHSC) program. *NEW* H-2.7 Encourage innovative approaches in the design and ownership structure of housing units to increase the availability of affordable ownership housing.
H-2.8 Encourage diversity of unit size and number of bedrooms within multifamily housing developments and strive to provide family housing of three to four bedroom units within projects.
H-2.9 Encourage the development of housing accessible to people with disabilities, including developmental disabilities.
H-2.10 Provide land use incentives to developers that build a higher share of accessible units than required by law.
H-2.11 Encourage the development of senior housing and residential care facilities that offer a wide range of housing choices and community services including healthcare, nutrition, transportation, and other amenities, and supports “aging in place” for the City’s senior population.
H-2.12 Support efforts to provide temporary shelter and permanent and transitional housing for persons experiencing homelessness.
Agenda Packet Page 349 of 595
Final Housing Element | August 2023 El Cerrito Housing Element 7-8 Chapter 7 | Housing Plan
Implementation Programs
*NEW* Program H-2.A. Inclusionary Zoning Ordinance
The City shall monitor and evaluate the effectiveness of the Inclusionary Zoning Ordinance in providing affordable housing. Consider potential changes to the Ordinance, as financial feasibility allows, to increase the effectiveness, including increases in the percentage of affordable units or deeper affordability of the required units. Balance the goal of increasing the amount of affordable housing built in the City while ensuring the requirements do not pose a constraint to overall housing production. The City shall seek public input on the potential modifications to the ordinance, including targeted outreach to lower-income households and stakeholder interviews. Objective: 110 lower-income units and 60 moderate-income units intermixed with market-rate developments to create mixed-income neighborhoods
Timeframe: Conduct evaluation and consider potential modifications to the ordinance by 2024 Responsible Department: Affordable Housing Division
*NEW* Program H-2.B. Affordable Housing Trust Fund Priorities The City shall continue to allocate funds from the Affordable Housing Trust Fund toward the development and preservation of affordable housing for low-, very low-, and extremely low-income households. The City shall establish priorities for the distribution of Affordable Housing Trust Fund monies, which may include criteria such as income targeting, housing for special needs including seniors and persons with disabilities, number of bedrooms, amenities and support services, and target geographies that serve to affirmatively further fair housing, such as high opportunity areas and neighborhoods underserved by existing affordable housing. The City shall seek public input on these priorities, including targeted outreach to lower-income households and stakeholder interviews. Objective: Establish priorities for the allocation of Affordable Housing Trust Funds and provide funding to support 130 low-, 125 very low-, and 25 extremely low-income units Timeframe: Establish priorities by 2024; allocate funds on an ongoing basis Responsible Department: Affordable Housing Division
*NEW* Program H-2.C. New Local Sources of Affordable Housing Funding The City shall identify local funding sources that could be used to leverage state or federal grant programs and develop affordable housing. Potential new sources of funding could include but are not limited to the following:
• Working with the County to establish an Affordable Housing Bond; • Working with Metropolitan Transportation Commission – Bay Area Housing Finance Authority - to establish a Regional Housing Bond;
• An Enhanced Infrastructure Financing District (EIFD) for the San Pablo Avenue Specific Plan Area; • Property transfer tax revenues;
• Commercial linkage fee on new non-residential development; and/or • Condominium conversion fees.
Objective: Increase local funding for affordable housing Timeframe: Initiate evaluation of funding sources in June 2023 with the goal of establishing at least one local source of affordable housing funding by 2024-5
Responsible Department: Community Development Department, Affordable Housing Division Agenda Packet Page 350 of 595
El Cerrito Housing Element Final Housing Element | August 2023 Chapter 7 | Housing Plan 7-9
Program H-2.D. Assist in Affordable Housing Development The City shall assist and support the development of extremely low-, very low-, and low-income housing units, including supportive housing for seniors and persons with physical and developmental disabilities, by supporting applications for Measure X funds and State and Federal funding, providing match funding with Affordable Housing Trust funds and other local funding sources, and providing development incentives and fee waivers or deferrals. The City will look for opportunities to cooperate with non-profits and other agencies to expand the City’s supply of affordable housing, prioritizing locations within high resource areas and areas currently underserved by affordable housing. Objective: Support development of 55 extremely low-, 125 very low-, and 130 low-income housing units, including 25 units of supportive housing for special needs populations Timeframe: Review funding opportunities at least annually and reach out to non-profit affordable housing developers at least annually
Responsible Department: Affordable Housing Division
*NEW* Program H-2.E. Develop Mixed Income Housing and Amenities on BART Lands BART owns approximately 20 acres of land in El Cerrito at the El Cerrito Del Norte and El Cerrito Plaza BART stations that are suitable for affordable and market-rate housing development. The City shall partner with BART to develop mixed-income housing in transit-oriented development (TOD) on BART lands, with a goal of providing 15 percent moderate/middle-income units and 35 percent affordable units for lower-income households. This includes maintaining a point of contact with BART and meeting at least quarterly to determine how the City can partner with and support BART, diligently pursuing necessary actions to remove barriers and support housing on BART owned site, demonstrating local support though policy alignment and commitment of staff resources, and supporting BART in acquiring sufficient fundings for housing development. The City shall also support BART efforts to provide amenities, such as bicycle and pedestrian improvements, open space, and community facilities to transform San Pablo Avenue into an area of opportunity. The City shall monitor progress made in providing the identified number of housing units at both stations and if the steps outlined in the timeline below are not completed as anticipated, the City will identify alternative actions within 6 months such as rezoning, demonstrating sufficient capacity at other sites, or taking other actions facilitate housing development at both stations. Objective:
at least 743 total units at the El Cerrito Plaza BART Station, including 35 deed-restricted very low-, 316 deed-restricted low-, 196 market-rate moderate-, and 196 market-rate above moderate-income units 670 total units at the Del Norte BART Station, including 235 very low- and low-income units, 217 marketrate moderate-income units, and 218 market-rate above moderate income units Timeframe:
Identify and maintain a point of contact at BART and meet at least quarterly to determine how the City can continue to support BART with development of housing at El Cerrito Plaza Station and Del Norte Station Provide ongoing support to BART in acquiring sufficient funding for development of both stations Continue to facilitate entitlement of El Cerrito Plaza Station TOD 2022-2027 Break ground on development of El Cerrito Plaza Station TOD by 2025, with a goal of completing construction by 2029.
Initiate discussions with BART in 2024 on goals and objectives for development of Del Norte Station TOD. Support the development of an RFQ for Del Norte Station and participate in developer selection process by 2026/27
Support entitlement of the Del Norte Station by 2028/29 Responsible Department: Community Development Department Agenda Packet Page 351 of 595
Final Housing Element | August 2023 El Cerrito Housing Element 7-10 Chapter 7 | Housing Plan
*NEW* Program H-2.F. Coordinate Transportation Projects with Affordable Housing The City shall pursue grant funding for transportation projects that improve pedestrian and bicycle access or enhance transit and coordinate the timing and location of those transportation projects with proposed affordable housing developments. Proposed projects include:
• Central Avenue Separated Bikeway
• Lincoln Avenue Bicycle Boulevard
• Richmond Avenue Pedestrian Safety and Connectivity Upgrades • Ohlone Greenway Bicycle and Pedestrian Connectors
Objective: Secure at least $6.8 million in grant funding to improve active transportation infrastructure and help affordable housing development projects to score more competitively when applying for Affordable Housing and Sustainable Communities (AHSC) grants
Timeframe: Apply for grant funding at least annually
Responsible Department: Community Development Department, Public Works Department *NEW* Program H-2.G. Shelter and Housing Solutions for Persons Experiencing Homelessness The City shall partner with Contra Costa County and other local jurisdictions in the County to expand outreach and increase emergency shelter beds, interim housing solutions, and permanent supportive housing for people experiencing homelessness.
The City shall identify additional funding to support outreach to the unhoused through the Coordinated Outreach Referral, Engagement (C.O.R.E.) program. Additional funding may include a portion of the Cannabis Community Benefit fund. Objective: Increase shelter beds and housing for persons experiencing homelessness by 30 beds Timeframe:
Coordinate with the County at least annually on an ongoing basis Identify additional funding sources by November 2023
Responsible Department: Affordable Housing Division
*NEW* Program H-2.H. Zoning Amendments for Special Needs Housing The City shall amend the zoning ordinance as follows to facilitate special needs housing consistent with State law:
• Allow “low barrier navigation center” developments by right in mixed-use zones and nonresidential zones permitting multifamily uses, consistent with Government Code Section 65662. • Allow for the approval of 100 percent affordable developments that include a percentage of supportive housing units, either 25 percent or 12 units, whichever is greater, to be allowed without a conditional use permit or other discretionary review in all zoning districts where multifamily and mixed-use development is permitted, consistent with Government Code Section 65651(a).
• Eliminate parking requirements for supportive housing located within ½ mile of public transit consistent with Government Code Section 68654, establish appropriate parking standards for emergency shelters consistent with Government Code Section 65583, and update parking requirements for residential care facilities to be equal to the parking requirements of other residential uses of the same type (i.e., single-family, multifamily). • Review and amend the zoning ordinance to allow group homes, including those with 6 or fewer persons and those with more than six persons, in all zones allowing residential uses objectively and with approval certainty similar to other residential uses of the same type in the same zone consistent with State law and the City’s obligation to affirmatively further fair housing.
• Modify the definition of family to remove the reference to “single nonprofit housekeeping unit” and ensure the definition of family does not pose a potential barrier to housing for protected classes.
Agenda Packet Page 352 of 595
El Cerrito Housing Element Final Housing Element | August 2023 Chapter 7 | Housing Plan 7-11
• Add a definition of emergency shelters to the Zoning Code to ensure compliance with Government Code Section 65583: “Emergency shelter is housing with minimal supportive services for people experiencing homelessness and is limited to occupancy of six months or less. No individual or household may be denied emergency shelter because of an inability to pay. Emergency shelters shall also include other interim interventions, including but not limited to navigation centers, bridge housing, and respite or recuperative care.” Objective: Compliance with State law
Timeframe: June 2024
Responsible Department: Community Development Department *NEW* Program H-2.I. State Density Bonus
The City shall amend the Affordable Housing Bonus Program in Chapter 19.22 of the El Cerrito Municipal Code to ensure compliance with State Density Bonus Law.
Objective: Compliance with State law
Timeframe: Update Ordinance by June 2024; and review legislative changes annually thereafter to maintain compliance
Responsible Department: Community Development Department *NEW* Program H-2.J. Affordable Housing and Places of Assembly The City shall explore the creation of an overlay zone or other zoning mechanism that would allow and provide incentives for affordable housing development on property owned or leased by places of assembly. The City shall seek public input on this strategy, including targeted outreach to lower-income households and stakeholder interviews with places of assembly to gauge interest and opportunities for building affordable housing. Objective: Create new opportunities for affordable housing Timeframe: Evaluate potential zoning mechanisms and adopt an overlay zone or other zoning mechanism by December 2026
Responsible Department: Community Development Department *NEW* Program H-2.K. Infrastructure Priority for Affordable Housing Immediately following adoption of the Housing Element, the City shall provide a copy of the adopted Housing Element to water and sewer providers, East Bay Municipal Utility District and the Stege Sanitary District. The City shall communicate to both providers the requirements of Government Code Section 65589.7 for water and sewer providers to establish specific procedures to grant priority water and sewer service to developments with units affordable to lower-income households.
Objective: Ensure water and sewer providers have procedures in place to grant priority service to lowerincome housing units Timeframe: Within one month of adoption of the Housing Element Responsible Department: Community Development Department Agenda Packet Page 353 of 595
Final Housing Element | August 2023 El Cerrito Housing Element 7-12 Chapter 7 | Housing Plan
Goal H3. Conserve Existing Housing and Prevent Displacement Conserve and improve El Cerrito’s existing housing supply and protect existing residents from displacement.
Policies
H-3.1 Partner with non-profit affordable housing developers and property owners/managers to preserve existing deed-restricted units. *NEW*
H-3.2 As new sources of local funding are developed, prioritize funding for the preservation of at-risk affordable units. *NEW*
H-3.3 Protect residents from displacement and homelessness by continuing to prohibit eviction without “just cause” and enforcing the adopted limitations on rent increases consistent with the Tenant Protection Act of 2019. *NEW*
H-3.4 Encourage neighborhood preservation and housing rehabilitation of viable older housing to preserve neighborhood character and, where possible, retain a supply of very low-, low-, and moderate-income units.
H-3.5 Maintain housing supply and reduce the loss of life and property caused by earthquakes by encouraging seismic upgrading of soft-story residential buildings.
H-3.6 Continue to ensure rental housing units are maintained in a safe and habitable condition through the Residential Rental Home Inspection Program. *NEW*
H-3.7 Protect the existing supply of long-term rental housing by enforcing short-term rental regulations. *NEW* H-3.8 Continue to regulate condominium conversions in accordance with Chapter 19.45 of the Zoning Ordinance.
H-3.9 Ensure that sites being redeveloped for housing do not result in a net reduction in housing unit capacity, consistent with Government Code Section 66300(d). *NEW* H-3.10 Require the replacement of housing units for any new development (residential, mixed-use, or nonresidential) proposed on a site that meets the following conditions, consistent with the requirements of Government Code section 65915, subdivision (c)(3):
• currently has residential uses or within the past five years has had residential uses that have been vacated or demolished, and
• was subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low-income, or
• subject to any other form of rent or price control through a public entity’s valid exercise of its police power, or
• occupied by low or very low-income households. *NEW*
Agenda Packet Page 354 of 595
El Cerrito Housing Element Final Housing Element | August 2023 Chapter 7 | Housing Plan 7-13
Implementation Programs
Program H-3.A. Residential Rental Inspection Program
The City shall continue to implement the Residential Rental Inspection Program (Section 16.30.040 of the El Cerrito Municipal Code) to ensure that rental housing units are maintained in a safe and habitable condition and comply with all codes and standards applicable to rental housing. If the property is in compliance with applicable codes and standards, a certificate of compliance shall be issued to the property owner. Objective: Ensure all rental units are maintained in a safe and habitable condition Timeframe: Annually
Responsible Department or Agency: Building Division
Program H-3.B. Housing Rehabilitation Programs
The City shall continue to encourage the rehabilitation of existing housing units by providing information on programs available to assist in housing rehabilitation, such as the Contra Costa County Housing Authority Rental Rehabilitation Loan Program and the Contra Costa County Neighborhood Preservation Program. Informational material on these programs will be available through the City’s website, at City Hall, and in conjunction with the City’s code enforcement program.
Objective: Connect at least 10 homeowners with resources for housing rehabilitation, targeting areas with increased Code Enforcement activity
Timeframe: Ongoing
Responsible Department or Agency: Community Development Department *NEW* Program H-3.C. Tenant Protections
The City shall review data collected through the Rent Registry and evaluate the effectiveness of current tenant protections in consideration with the Affordable Housing Strategy. If the evaluation indicates more action is needed, the City shall implement additional tenant protection policies such as tenant relocation assistance, mediation, and/or other eviction protections. The City shall seek public input on potential modifications to tenant protection regulations, including targeted outreach to lower-income households and stakeholder interviews. Objective: Limit displacement of existing residents
Timeframe:
Review Rent Registry data and report to the City Council annually; Conduct evaluation in 2024; and
Implement additional tenant protections as needed by 2029 prior to sunset of the California Tenant Protection Act of 2019.
Responsible Department or Agency: Community Development Department Agenda Packet Page 355 of 595
Final Housing Element | August 2023 El Cerrito Housing Element 7-14 Chapter 7 | Housing Plan
Program H-3.D. Monitor Assisted Units
The City shall continue to maintain a database of assisted housing units and annually review existing agreements to ensure that they are in compliance with affordability requirements. The City shall continue to enforce notification requirements on City-assisted units and units subject to an Affordable Housing Agreement in accordance with Chapter 19.22 of the Zoning Ordinance. The City shall update the notification requirement under Chapter 19.22 to require three year notice prior to resale of units or and/or conversion of such units to market-rate, in accordance with State law. The City shall meet with the owner of the at-risk project to determine their financial objectives and analyze the feasibility of providing financial assistance from any available affordable housing resources. The City shall ensure tenants receive proper notification in compliance with Government Code Section 65863.10 and information on available affordable housing resources. The City shall reach out to qualified entities that may be interested in purchasing and/or managing units at-risk, and where feasible, shall provide technical and/or financial assistance. Objective: Preserve 277 units of affordable housing, including 70 units at-risk of converting by 2033 Timeframe:
Update noticing requirements by December 2023
Monitor assisted units annually
Responsible Department: Affordable Housing Division
Program H-3.E. Capital Improvements Program
The Planning Commission and City Council shall, on an annual basis, review the City Capital Improvement Program (CIP) to determine what special priorities are needed for capital improvement projects required to maintain the community’s older residential neighborhoods. The City shall prioritize CIP projects that provide amenities and neighborhood improvements in low and moderate resource areas identified by the Tax Credit Allocation Committee (TCAC) Opportunity Area Maps.
Annual review of the CIP shall also include verification that needed improvements are scheduled for funding. Objective: Direct City investments in ways that serve to maintain older residential neighborhoods and transform low and moderate resource areas into areas of opportunity Timeframe: Annually
Responsible Department: Planning Division, Public Works Department Program H-3.F. Seismic Retrofit Program
The City shall consider enacting additional incentive programs and requirements to encourage retrofitting of seismically unsafe buildings, such as soft-story buildings. The City shall explore possible funding sources or programs to minimize the financial impact of retrofits on low- and moderate-income residents, review upcoming grant opportunities on a quarterly basis, and explore programs bi-annually. Objective: Maintain housing supply and reduce the loss of life and property caused by earthquakes by encouraging seismic upgrading of soft-story residential buildings Timeframe: Review funding opportunities quarterly, plan for programs bi-annually Responsible Department or Agency: Community Development Department Agenda Packet Page 356 of 595
El Cerrito Housing Element Final Housing Element | August 2023 Chapter 7 | Housing Plan 7-15
Goal H4. Affirmatively Further Fair Housing
Ensure fair and equal housing opportunity for all residents regardless of race, color, religion, gender identity, age, marital status, national origin, ancestry, familial status, disability, or sexual orientation and to promote equal housing opportunities.
Policies
H-4.1 Ensure planning policies and development regulations follow the principle of equal access to housing opportunities.
H-4.2 Improve access to opportunity in low and moderate resource areas through financial investments, provision of public facilities and services, and encouragement of private retail, service, and employment opportunities.
H-4.3 Continue to provide non-discrimination clauses in rental agreements and deed restrictions for housing constructed with either City funds or when City participation occurs.
H-4.4 Provide fair housing outreach and education for residents, property owners, and housing providers to ensure each understands their rights and responsibilities.
H-4.5 Educate landlords on their obligation to rent to Housing Choice Voucher (Section 8) voucher holders, consistent with Government Code Section 12927.
Implementation Programs
Program H-4.A. Fair Housing Services and Information
The City shall continue to distribute information about fair housing services offered by the Contra Costa Housing Services Collaborative, including tenant-landlord counseling, fair housing services, and legal advice and representation for residents. The City will distribute brochures and information about the services offered by the Housing Services Collaborative through the City’s website, at City Hall, the City’s Senior and Community Centers, and the El Cerrito Library. The City shall work with the Housing Services Collaborative to expand multilingual access to fair housing services.
Objective: Ensure fair housing information is accessible to all Timeframe: Distribute information every six months
Responsible Department: Affordable Housing Division
*NEW* Program H-4.B. Reasonable Accommodation Procedures To accommodate the needs of persons with disabilities and provide a streamlined permit review process, the City shall update reasonable accommodation procedures in Chapter 19.37 of the City’s Municipal Code to ensure persons with disabilities have a streamlined and objective process for requesting modification to any policy, rule, or procedure that presents a barrier to obtaining and retaining equal housing opportunity. The City shall post information on reasonable accommodation procedures prominently on the City website and at the public counter. Objective: Affirmatively further fair housing by removing barriers to housing for persons with disabilities Timeframe: Review and update Reasonable Accommodation Ordinance in 2025; review information on City’s website in 2026; and make information available at the public counter on an ongoing basis Responsible Department: Planning and Building Division Agenda Packet Page 357 of 595
Final Housing Element | August 2023 El Cerrito Housing Element 7-16 Chapter 7 | Housing Plan
*NEW* Program H-4.C. Housing Choice Voucher (HCV) Program The City shall collaborate with the Housing Authority on an educational campaign to educate landlords about their obligation to accept Section 8 Housing Choice Vouchers under fair housing laws and to encourage landlords in high resource, singlefamily neighborhoods to actively participate in the HCV Program as a way to affirmatively further fair housing. Objective: Maintain at least the 140 HCVs used in El Cerrito and increase HCVs in high resource single family neighborhoods identified as racially concentrated areas of affluence by 5 percent Timeframe: Initiate collaboration with Housing Authority in 2023 with the goal of implementing a landlord education campaign by 2024
Responsible Department or Agency: Affordable Housing Division *NEW* Program H-4.D. Community Opportunity to Purchase Act The City shall research best practices related to Community Opportunity to Purchase Act (COPA) programs in California, and based on the findings of the research, consider establishing a COPA ordinance or similar policy that would give tenants priority to purchase a building when a landlord sells their property. The City shall seek public input on potential adoption of a COPA ordinance, including targeted outreach to lower-income households and stakeholder interviews.
Objective: Enhance tenant protections and increase community ownership Timeframe: Initiate study in 2025 and consider adopting an ordinance or policy by July 2026 Responsible Department or Agency: Affordable Housing Division *NEW* Program H-4.E. Home Match Contra Costa
The City shall participate in the Home Match Contra Costa County program to match homeowners and home seekers to create long-term shared living arrangements. The City shall publicize the program throughout the city with a concerted effort to increase participation in high resource single-family neighborhoods as a way to increase housing mobility in concentrated areas of affluence.
Objective: Provide services to match at least 4 home seekers per year with people who have an extra room or separate unit available to facilitate housing mobility in high resource, single-family neighborhoods in concentrated areas of affluence
Timeframe: Launch Home Match program by 2027. Ensure that 100 percent of residents requesting information about the Home Match program are connected with relevant materials and resources Responsible Department or Agency: Affordable Housing Division *NEW* Program H-4.F. Community Engagement and Capacity Building The City shall work to increase awareness and build capacity within the community by targeting public outreach and community engagement efforts to reach residents with the greatest need. The City shall look for opportunities to expand its outreach and public education on available housing services and programs to reach vulnerable and at-risk households by offering information in other languages, conducting targeted social media and e-blast efforts, combining information on resources, getting feedback from residents, and partnering with local service providers and religious facilities to disseminate information.
Objective: Build capacity and awareness of housing programs and services Timeframe: Develop outreach strategies in 2025
Responsible Department or Agency: Community Development Department Agenda Packet Page 358 of 595
El Cerrito Housing Element Final Housing Element | August 2023 Chapter 7 | Housing Plan 7-17
Goal H5. Energy Conservation and Sustainable Development Promote energy conserving practices in the location, construction, renovation and maintenance of El Cerrito’s housing units.
Policies
H-5.1 Promote residential energy conservation programs that provide assistance for energy conservation improvements, including the City’s Real Property Transfer Tax Rebate Program.
H-5.2 Encourage the incorporation of energy conservation design features in existing and future residential development.
H-5.3 Encourage the use of sustainable and green building design in new and existing housing, including solar installations, electric vehicle charging infrastructure, and electrification of buildings.
H-5.4 Encourage the location of multifamily housing near transit centers where living and/or working environments are within walkable distances in order to reduce auto trips to work, roadway expansion, and air pollution.
H-5.5 Continue to enforce the State Energy Conservation Standards for new residential construction and additions to existing structures.
H-5.6 Encourage energy efficiency improvements to existing homes in order to improve health and reduce utility costs.
H-5.7 Evaluate opportunities to transition housing from gas to electricity in order to reduce greenhouse gas emissions.
Implementation Programs
Program H-5.A. Partnerships for Energy and Water Efficiency The City shall continue to develop partnerships with PG&E, EBMUD, ABAG, Contra Costa County Weatherization and Green Business Programs, Marin Clean Energy and others to bring residential energy and water efficiency technical assistance and incentives to El Cerrito.
Objective: Reduce residential energy use and greenhouse gas emissions Timeframe: Ongoing
Responsible Department: Public Works Department
Program H-5.B. Marketing Strategy
The City shall continue to implement a low-cost marketing strategy to encourage resident participation in energy and water efficiency programs.
Objective: Reduce residential energy use and greenhouse gas emissions Timeframe: Ongoing
Responsible Department: Public Works Department
Agenda Packet Page 359 of 595
Final Housing Element | August 2023 El Cerrito Housing Element 7-18 Chapter 7 | Housing Plan
Program H-5.C. Develop and/or Pursue Funding for Energy Efficiency Programs The City shall apply for appropriate grants for marketing, outreach, and incentive programs dedicated to energy and water efficiency in El Cerrito.
Objective: Reduce residential energy use and greenhouse gas emissions Timeframe: Ongoing
Responsible Department: Public Works Department
Program H-5.D. Home Energy Conservation
The City shall encourage homeowners to undertake energy and water conservation projects that save energy, lower costs and protect the environment.
Objective: Reduce residential greenhouse gas emissions and promote cost-saving energy efficiency Timeframe: Ongoing
Responsible Department: Public Works Department
7.3 Quantified Objectives
State law requires that the City plan to accommodate its fair share of the Regional Housing Needs Allocation (RHNA).
In addition, this Housing Element includes quantified objectives, shown in Table 7-1, for the number of units that can reasonably be expected to be constructed, rehabilitated, or conserved during the eight-year planning period. The quantified objectives expected to be met through Housing Element programs are estimated based on past program performance, construction trends, land availability, and anticipated future program funding.
Table 7-1: Quantified Objectives - (January 31, 2023 – January 31, 2031) Income Category New Construction Rehabilitation1 Conservation/Preservation Extremely-Low Income 50 0 1402
Very-Low Income 284 16 0
Low Income 192 24 903
Moderate Income 241 0
2,3004
Above-Moderate Income 624 0
Total 1,391 32 2,530
1 The quantified objective for rehabilitated units is based on the County program. 2 This includes preservation of 140 housing choice vouchers currently (2022) used in El Cerrito. 3 The City will continue to monitor the 90 at-risk assisted units. 4 On average, the City completes 24 rental inspections per month, which is equal to about 2,300 rental inspections over the eight-year planning period. These units are assumed to primarily provide moderate- and above-moderate income housing.
Agenda Packet Page 360 of 595
Appendix A | Evaluation A-1
Appendix A | Evaluation
Major Accomplishments
State housing element law (Government Code Section 65588) requires cities and counties to assess the achievements under their adopted housing programs to inform the development of new programs. State law also requires that local governments review the effectiveness of the housing element goals, policies, and related actions to meet the community’s special housing needs. The City has made significant progress in implementing the programs adopted in the 2015-2023 Housing Element. Some of El Cerrito’s major accomplishments include:
• Adoption of San Pablo Avenue Specific Plan (SPASP) and Pending Update. Through the adoption of the SPASP, which was aligned with adoption of the last Housing Element, the City has successfully incentivized and streamlined (through changes to the Zoning Ordinance) new housing production, as evidenced by significantly more entitlement and production of housing during the last element then any prior. The City received grant funding in 2018 to update the San Pablo Avenue Specific Plan, which will include a Supplemental EIR to continue streamlining new housing production and an analysis of opportunity sites. • Opening of Hana Gardens in 2019: Hana Gardens is a 63-unit mixed-use senior affordable housing community adjacent to City Hall. It also includes two commercial spaces (2,300-2,400 square feet), and a beautiful Japanese Heritage Garden and public plaza, inspired by the single-story structure at 10848 San Pablo Avenue known as the Contra Costa Florist building. This cultural building was rehabilitated to house some of Eden Housing’s community and management functions.
• Adopting an Affordable Housing Strategy in 2017, which identified tactics to address affordable housing needs and displacement risk and ranked the priority for such actions. • Adopting an inclusionary housing ordinance in 2018 to require market rate housing to provide for low- and moderate-income housing.
• Implementing the El Cerrito Rent Registry Program to collect local rental data. • Providing BRIDGE Housing $350,000 in pre-development funding to assist and support the development of 69 affordable units for the Mayfair project.
• Continuing to update regulations for Accessory Dwelling Units (ADUs) in response to changes in State Law. • Beginning work on developing objective design standards to facilitate and expedite the construction of housing. • Partnering to obtain funding for BRIDGE affordable housing project, and securing a $500,000 HUD Hope VI Main Street grant and an Affordable Housing and Sustainable Communities (AHSC) allocation of $26.0 million for housing and transportation.
Agenda Packet Page 361 of 595
Final Housing Element | August 2023 El Cerrito Housing Element A-2 Appendix A | Evaluation
Progress Toward Meeting the 2015-2023 RHNA
Table A-1 shows the City’s progress toward meeting the 2015-2023 RHNA, as of December 31, 2021. the City has issued 603 building permits for housing units since the start of the Fifth RHNA Cycle in 2015. Of the permits issued, 522 were for above moderate-income housing, 13 were for moderate-income housing, six were for low-income housing, and 62 were for very low-income housing. Because of the City’s progress toward meeting its RHNA, El Cerrito is one of only 29 jurisdictions in the state that is not currently (2022) subject to the streamlined ministerial approval process (SB 35 streamlining) as indicated in HCD’s Streamlined Ministerial Approval Process (SB 35) Statewide Determination Summary, updated June 30, 2022. This determination indicates that El Cerrito has met its prorated lower- (i.e., very low- and low-) and above moderate-income RHNA as of June 1, 2022.
Table A-1: Building Permits Issued During Fifth Cycle RHNA Period Income Level 2015-2023
RHNA
2015 2016 2017 2018 2019 2020 2021 2022 2023 Total to
Date
Unmet
RHNA
Very Low 100 - - 62 - - - - TBD TBD 62 38
Low 63 6 - - - - - - TBD TBD 6 57
Moderate 69 13 - - - - - - TBD TBD 13 56
Above
Moderate
166 120 9 12 18 136 171 56 TBD TBD 522 -
Total 398 139 9 74 18 136 171 56 TBD TBD 603 151
*Note: Units serving extremely low-income households are included in the totals for very low-income permitted units.
Source: City of El Cerrito, 2021 Annual Progress Report.
Program Evaluation
The following section reviews and evaluates the City’s progress in implementing programs from the previous planning period. As part of analyzing prior programs, the City must assess the effectiveness of programs for special needs populations. Table A-2 summarizes progress on the implementation programs from the previous Housing Element, including programs addressing special needs populations summarized below.
Seniors and Persons with Disabilities. Seniors and people with disabilities often live on fixed incomes and are more likely to have chronic health conditions, and/or reduced mobility. The City continues to encourage and support development of senior housing and senior residential care facilities that offer a wide range of housing choices and community services (Program . During the 2015 Housing Element period, the City facilitated the development of the Ohlone Gardens and Hana Gardens developments. Ohlone Gardens opened in 2015 and included 10 units reserved for special needs residents. Hana Gardens is a 63-unit senior affordable housing development which opened in 2019.
Fifty percent of the units were designed to be fully accessible to people with disabilities. In addition, each residential unit was offered a minimum of one transit pass through the AC Transit Easy Pass program for the first three years. As of 2020, the housing inventory in El Cerrito includes 195 rental units affordable to lower-income senior households.
In El Cerrito, more than 80 percent of the senior population are homeowners. Rehabilitation and physical improvements are another key consideration for this special needs group to ensure that housing is accessible to older populations and people with disabilities. The City does not have a local rehabilitation program however staff provide information on programs available to assist in housing rehabilitation, such as the Contra Costa County Housing Authority Rental Rehabilitation Loan Program and the Contra Costa County Neighborhood Preservation Program (Program H1.3).
Persons with Developmental Disabilities. Living arrangements for disabled persons depend on the severity of the disability. If a disability prevents an individual from working or limits income, then the cost of housing and the costs of modifications are likely to be even more challenging. For this reason, many persons live independently or with other family members. To maintain independent living, disabled persons may need special housing design features, Agenda Packet Page 362 of 595
El Cerrito Housing Element Final Housing Element | August 2023 Appendix A | Evaluation A-3
income support, and in-home supportive services for persons with medical conditions. Special design and other considerations for persons with disabilities include single-level units, availability of services, group living opportunities, and proximity to transit. The City continues to encourage the development of housing for persons with disabilities including developmental disabilities (Program H3.7) and works with the Regional Center of the East Bay to implement an outreach program informing residents of the housing and services available for persons with developmental disabilities. The City makes this information available on the City website (Program H3.8).
Large Households. Homes consisting of five or more members residing together typically lack adequately sized and affordable housing options. Approximately 5 percent of all households in El Cerrito have 5 or more members (527 households), as of 2020. Most of these households (62 percent; 325 households) are renter occupied. The City continues to focus on achieving a balance of housing types to accommodate various needs by encouraging developers to incorporate larger bedroom counts through activities and incentives such as streamlined permitting (Program H3.2).
Single Female Headed Households. Many single parent households, especially female-headed households, have a greater risk of poverty due to higher family expenses and single-wage incomes. The Contra Costa Housing Authority offers a Family Self-Sufficiency program for HCV participants to help low-income, single parents achieve economic independence from governmental assistance. Through public and private agency participation, beneficiaries have access to resources such as housing subsidies, childcare, education, job training, transportation, and a variety of other benefits. The Workforce Development Board of Contra Costa County also offers free career development and jobseeking assistance and training that may be accessed by lower-income women.
Farm Workers. As previously discussed in the Housing Needs Assessment (Chapter 2), farm workers are not a significant portion of the El Cerrito community. Their needs are generally accommodated through housing programs and policies that assist low, very low-, and extremely low-income households.
Homeless. Bay Area residents have some of the highest housing costs in the nation, making homeownership out of reach for many low-income and moderate-income households. With such high housing costs, many lower-income families must choose between paying rent or paying for other basic needs, while others are forced into overcrowded or substandard housing conditions or join the increasingly large population of people experiencing homelessness.
The last Point in Time (PIT) count, which was done in 2022 found a total of 3,093 unsheltered individuals experiencing homelessness in Contra Costa County. While there are no homeless or transitional shelters located in El Cerrito, the City coordinates with the County and cities to develop a Five-Year Consolidated Plan to address housing and social services (Program H3.5). The Contra Costa Health, Housing and Homeless Services Division coordinates housing and homeless services across County government and in the community. There are also several private non-profit organizations in and around the Bay Area that provide services to persons experiencing homelessness and food insecurity, including unhoused and special needs groups.
Agenda Packet Page 363 of 595
Final Housing Element | August 2023 El Cerrito Housing Element A-4 Appendix A | Evaluation
Table A-2: 2015 Housing Element Program Evaluation
Program ID Program Language Description of Accomplishments Recommendation for 2023 Housing Element
Program 1.1 Continue to implement the Residential Rental Inspection Program
The City continued implementing the Residential Rental Inspection Program (RRIP) during the planning period. Staff operated the program at modified levels due to COVID-19 during 2020 and 2021. However, between 2018 and 2021 the City conducted 597 initial RRIP inspections and 396 re-inspections.
Continue program.
Program 1.2 Continue to investigate complaints and take action about rental housing code violation The City continued investigations in 2021 Continue as a policy.
Program 1.3 Continue to encourage the rehabilitation of existing housing units by providing program information The City makes information available to the public at the front counter.
Continue program. Consider
methods for distributing
information.
Program 1.4 Evaluate displacement, as appropriate in studies of regional housing needs and displacement
In 2017, the City Council adopted an Affordable Housing Strategy that identified tactics to address displacement and ranked the priority for such actions. In 2021, the City implemented the third El Cerrito Rent Registry Program to collect local rental data. The City also tracks regional/state legislation and posts information to the public.
Incorporate displacement
strategies from Affordable
Housing Strategy report
Program 1.5 Continue to regularly monitor assisted housing units to help preserve existing stock of affordable housing
The City continues to work with other regulatory agencies and non-profit developers to monitor assisted housing units
Modify program to reflect updated
noticing requirements per state
law
Program 1.6 Vet and consider adopting a Good Cause for Eviction Ordinance
On May 21, 2019, the City Council adopted the Just Cause for Eviction and Prohibition on Harassment of Tenants Ordinance, El Cerrito Municipal Code Chapter 10.300 (Ordinance No. 2019-04), which was to become effective June 20, 2019. However, in June 2019 a referendum petition was filed related to the ordinance and it contained the required valid voter signatures, as defined by the CA Elections Code. On July 31, 2019 the City Council passed a motion to repeal the ordinance and assign the Just Cause for Eviction policy to the newly formed (July 2019) Tenant Protections Task Force. On March 25, 2020, the City Council adopted an Urgency Ordinance enacting a temporary moratorium to halt evictions for residential and commercial tenants financially impacted by COVID19. As of January 2022, the City's local ordinance remains in place through the duration City's Local Emergency Declaration. The City’s local ordinances comply with the California Tenant Protection Act of 2019.
Program Completed. Modify
program to evaluate effectiveness
of existing ordinance and consider
additional protections prior to
sunset of the California Tenant
Protection Act of 2019
Program 1.7 Annual review of the City Capital Improvements Program (CIP) The City continues to annually review the CIP Program. Continue program.
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El Cerrito Housing Element Final Housing Element | August 2023 Appendix A | Evaluation A-5
Table A-2: 2015 Housing Element Program Evaluation
Program ID Program Language Description of Accomplishments Recommendation for 2023 Housing Element
Program 1.8
Consider enacting additional incentive programs and
requirement to encourage retrofitting of seismically
unsafe buildings, as soft-story buildings
In 2021, City staff issued a Request for Qualification for seeking qualified engineers/consultants to complete an inventory and analysis of soft story residential buildings in El Cerrito and develop program recommendations. This analysis will be used to inform future policy considerations with the needs of the City, its residents, and property owners. This project is funded by a Cal OES/FEMA grant and will be completed in 2022.
Program completed. Modify
program based on findings of the
study.
Program 2.1 Conduct an annual evaluation of the City's inventory of available sites The City continues to monitor the sites inventory.
Replace with a “no net loss”
tracking program to maintain a
current inventory.
Program 2.2
Promote development of mixed-use and highdensity residential housing in development nodes of the city
Mixed-use and high density housing is promoted within the San Pablo Ave Specific Plan (SPASP) area. In 2018, the City received grant funding to update the SPASP, which will include an amendment to the Environmental Impact Report (EIR) and an analysis of opportunity sites. The Supplemental EIR is slated to be final/adopted in Spring 2022.
Continue program to implement
SPASP.
Program 2.3 Continue to fast track processing for second units meeting established City standards
In 2021, the City implemented new standards for Accessory Dwelling Units to further streamline this process, consistent with State laws adopted in 2019 Modify to include specific actions
to promote ADUs.
Program 2.4 During the annual Master Fee Schedule revision, evaluate development fees Fees were updated with Master Fee Schedule as part of 2021 budget Remove program.
Program 2.5 Streamline the application process by continuing to offer interdepartmental team meeting for applicants The City conducted several such meeting in the reporting period Continue as a policy.
Program 2.6 Assist developers in obtaining state and federal funding available to develop affordable housing
In 2021, the City provided BRIDGE Housing $150K in pre-development funding to assist and support the development of 69 affordable units for the Mayfair project. This project also received a funding award of $500K for HUD's Hope IV Main Street Grant in April 2021. The City, BRIDGE and BART applied for additional funding in June 2021 through the Affordable Housing Sustainable Communities Program ($27M).
Continue program, combine
action with program 2.7.
Program 2.7 Look for opportunities with non-profits and other agencies to expand supply of affordable housing
The City continues to explore programs with the County, CDFI's, non-profits developers, etc. for preserving existing affordable units as well as purchasing existing multi-family building(s) and converting them to affordable units Combine program with program
2.6. Program 2.8 Study the feasibility of an inclusionary housing ordinance
The City adopted an inclusionary housing ordinance in 2018 and staff is currently implementing it
Program completed. Replace with
a program to implement and
evaluate adopted ordinance.
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Final Housing Element | August 2023 El Cerrito Housing Element A-6 Appendix A | Evaluation
Table A-2: 2015 Housing Element Program Evaluation
Program ID Program Language Description of Accomplishments Recommendation for 2023 Housing Element
Program 2.9 Investigate potential local financing sources that could be used to develop affordable housing
The City continues to work with County stakeholders to assess the opportunity for a Countywide affordable housing bond
Continue program. Expand list of
potential funding sources.
Program 2.10 Use existing zoning regulation to allow innovative approaches to increasing affordable housing
The San Pablo Avenue Specific Plan's Tier IV Design Review process can provide flexibility to projects to implement innovative approaches Achieved through San Pablo
Avenue Specific Plan. Modify to
consider other zoning
modifications and/or incentives to
encourage innovative housing
types and affordable housing
development.
Program 2.11 Pursue funding for infrastructure improvements to accommodate future transit oriented development
The City coordinated with the Stege Sanitary District to develop a fee program to fund sewer improvement necessary to support future development Program completed. Remove from
Housing Element.
Program 3.1 Pursue funding for special needs housing This is done in conjunction with funding pursuits for other affordable housing.
Combine with program 2.6 to
pursue funding for affordable
housing.
Program 3.2 Continue to fast track inspection processes for large family and special needs housing
The City contracted with additional inspectors to provide needed inspections in a timely manner Remove from Housing Element.
Program 3.3 Continue to encourage and support development of senior housing
Ongoing. Opening of Hana Gardens in 2019 with 63-units of senior affordable housing in mixed-use development. Hana Gardens used density bonus provided for senior housing.
Continue as a policy
Program 3.4 Participate in the biannual homeless census count The City continues to participate in the biannual homeless point-in-time count.
Replace with action-oriented
programs to address homeless
needs.
Program 3.5
Continue to coordinate with the County and cities to
develop the Five-Year Consolidated Plan to address
housing and social services
The City continues to participate in the Five-Year Consolidated Plan Replace with action-oriented
programs to address homeless
needs.
Program 3.6 Implement reasonable accommodation procedures to provide a streamlined permit review process The City continues to provide a process for reasonable accommodations Review ordinance for potential constraints and address.
Program 3.7 Encourage development of housing for persons with disabilities including developmental disabilities
Ongoing. Ohlone Gardens opened in 2015 and included 10 units reserved for special needs residents. Ohlone Gardens used density bonus provided for housing reserved for disabled people.
Continue as a policy
Program 3.8
Implement an outreach program informing residents
of the housing and services available for persons
with developmental disabilities
The City provides a clearinghouse of information on the City website.
Expand and combine with other
outreach programs on affordable
housing.
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El Cerrito Housing Element Final Housing Element | August 2023 Appendix A | Evaluation A-7
Table A-2: 2015 Housing Element Program Evaluation
Program ID Program Language Description of Accomplishments Recommendation for 2023 Housing Element
Program 4.1 Continue to provide non-discrimination clauses in rental agreements and deed restrictions The City continues to implement this program. Continue as a policy.
Program 4.2 Continue the City's participation in the Contra Costa Urban County CDBG Consortium Participation in the Consortium is ongoing. Continue as a policy.
Program 5.1
Consider ways to incentive energy efficiency, clean
energy, and water conservation improvements
through building permit fees
The City created a streamline permit process for electrical vehicle chargers Program completed. Remove from Housing Element.
Program 5.2 Continue to develop partnership for energy and water efficiency technical assistance and incentives The City adheres to the CA Green, Energy and Plumbing Codes Continue program.
Program 5.3 Continue to encourage resident participation in energy and water efficiency programs Ongoing Continue program.
Program 5.4
Apply for appropriate grants for marketing, outreach,
and incentive programs dedicated to energy and
water efficiency
Ongoing Continue program.
Program 5.5 Adopt residential PACE financing if it becomes available in California Completed Program completed. Remove program.
Program 5.6 Encourage home energy performance reports at time of sale
The City's transfer tax includes a rebate to property owners who make energy efficiency and water conservation improvements Remove program.
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Final Housing Element | August 2023 El Cerrito Housing Element A-8 Appendix A | Evaluation
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Appendix B | Community Engagement
Appendix B | Community Engagement
This appendix includes a record of all feedback and comments received as part of community engagement for the housing element process, including: meeting flyers, online survey results, responses to live polling during community workshops, and all other comments submitted during the community workshops for the 2023-2031 El Cerrito Housing Element.
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El Cerrito Housing Element Final Housing Element | August 2023 Appendix B | Community Engagement
Community Engagement Flyers
Agenda Packet Page 370 of 595
El Cerrito is updating its Housing
Element and your input is needed.
The Housing Element is the City’s
8-year plan for how to accommodate
El Cerrito’s fair share of housing
and address the housing needs of
everyone in the community.
Get involved!
Share your input, ideas,
issues, and solutions for
housing at upcoming
workshops or by
completing the survey.
Learn more about
the Housing Element
Update by visiting:
www.el-cerrito.org/
HousingElement2023
Attend a Virtual Workshop
April 26th, 2022
7:00pm – 8:30pm
Register here:
qrco.de/virtual-ws
Take the Community Survey
City of El Cerrito
2023-2031
HOUSING
ELEMENT
Available in the following languages:
ENGLISH
qrco.de/elcerrito1
ESPAÑOL
qrco.de/elcerrito2
中文
qrco.de/elcerrito3
Agenda Packet Page 371 of 595
El Cerrito está actualizando su Elemento
de Vivienda y se necesita su opinión.
¿Qué tipos de viviendas deberían haber
en el futuro? ¿En qué partes de El Cerrito
deberían ubicarse las nuevas viviendas? El
Elemento de Vivienda es el plan a 8 años
de la Ciudad para abordar las necesidades
de vivienda de todos en la comunidad. El
Elemento de Vivienda es el plan de la Ciudad
para acomodar la parte justa de la vivienda
de El Cerrito.
¡Participe!
Comparta su
opinión, sus ideas,
sus problemas, y sus
soluciones sobre
la vivienda en los
próximos talleres, o
bien puede contestar la
encuesta.
Para obtener más información sobre
la actualización del Elemento de Vivienda,
conéctese a:
www.el-cerrito.org/HousingElement2023
Asista a un Taller Virtual
26 de abril de 2022
7:00pm – 8:30pm
Regístrese aquí:
qrco.de/virtual-ws
Conteste la Encuesta de la Comunidad
Ciudad de El Cerrito
ELEMENTO
DE VIVIENDA
2023-2031
Available in the following languages:
INGLÉS
qrco.de/elcerrito1
ESPAÑOL
qrco.de/elcerrito2
CHINO
qrco.de/elcerrito3
Agenda Packet Page 372 of 595
El Cerrito正在更新其住房要素，希望
获得您的意见。
将来应该建哪些类型的住房？新住房应
该建在El Cerrito的哪些地方？住房要素
是该市的8年规划，旨在解决社区中每
个人的住房需求。此住房要素是该市如
何满足El Cerrito公平住房份额的规划。
积极参与！
在即将到来的研讨会上
或通过完成本次调查，
分享你对住房的意见、想
法、问题和解决方案。
通过访问网站了解更多
关于住房要素的更新信
息: www.el-cerrito.org/
HousingElement2023
参加网上会议
2022年4月26日
晚上7:00 – 8:30
在此注册:
qrco.de/virtual-ws
参加社区调查
El Cerrito市
2023-2031
住房要素
提供以下语言版本:
英语
qrco.de/elcerrito1
西班牙语
qrco.de/elcerrito2
中文
qrco.de/elcerrito3
Agenda Packet Page 373 of 595
Learn more about the
Housing Element Update by
visiting: www.el-cerrito.org/
HousingElement2023
SHARE YOUR
FEEDBACK
El Cerrito is updating its Housing
Element and your input is needed.
We want to hear your comments
on the public draft 2023-2031
Housing Element. Share your ideas
at an upcoming virtual community
workshop or public hearing.
REVIEW THE
DRAFT 2023-2031
HOUSING ELEMENT
On July 29, 2022, the public draft
2023-2031 Housing Element will be
available on the project website.
Provide your comments to:
Aissia Ashoori
Housing Analyst, City of El Cerrito
510-215-4361
[email protected]
You’re Invited
ATTEND HERE
qrco.de/elcerrito
Virtual Community Workshop
Monday, August 1, 2022
Time: 7:00 p.m. to 8:30 p.m.
(Spanish and Chinese interpretation
will be provided.)
ATTEND HERE
qrco.de/elcerrito4
City Council Meeting
Tuesday, August 16, 2022
Time: 6:00 p.m.
Provide your comments by
Monday, August 29, 2022.
City of El Cerrito
2023-2031
HOUSING
ELEMENT
Agenda Packet Page 374 of 595
El Cerrito Housing Element Final Housing Element | August 2023 Appendix B | Community Engagement
Online Survey Results
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El Cerrito Housing Element Update
1 / 35
96.79% 211
3.21% 7
Q1 Are you a resident of El Cerrito? (Choose one)
Answered: 218 Skipped: 1
TOTAL 218
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No
ANSWER CHOICES RESPONSES
Yes
No
Agenda Packet Page 376 of 595
El Cerrito Housing Element Update
2 / 35
13.82% 30
11.98% 26
15.21% 33
58.99% 128
Q2 How long have you lived in El Cerrito?
Answered: 217 Skipped: 2
TOTAL 217
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
0-2 years
3-5 years
6-9 years
10+ years
ANSWER CHOICES RESPONSES
0-2 years
3-5 years
6-9 years
10+ years
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El Cerrito Housing Element Update
3 / 35
18.81% 41
79.82% 174
1.38% 3
Q3 Do you currently rent or own your home? (Choose one) Answered: 218 Skipped: 1
TOTAL 218
# OTHER (PLEASE SPECIFY) DATE
1 Family owns home 5/20/2022 1:32 PM
2 Rent from parents, who are the owners 4/19/2022 8:26 PM 3 own with the credit union 4/18/2022 1:49 PM
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Rent
Own
Other (please
specify)
ANSWER CHOICES RESPONSES
Rent
Own
Other (please specify)
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El Cerrito Housing Element Update
4 / 35
12.84% 28
39.91% 87
36.24% 79
3.21% 7
0.00% 0
3.67% 8
2.29% 5
0.00% 0
1.83% 4
Q4 Which of the following best describes your household? (Choose one) Answered: 218 Skipped: 1
TOTAL 218
# OTHER (PLEASE SPECIFY) DATE
1 Multigenerational house with a unrelated tenant 5/30/2022 10:02 PM 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
One person
living alone
Couple with no
children in ...
Couple with
child(ren)
Single-parent
with child(r...
Grandparent(s)
raising...
Multi-generatio
nal...
Unrelated
individuals...
Multiple
families liv...
Other (please
specify)
ANSWER CHOICES RESPONSES
One person living alone
Couple with no children in the home
Couple with child(ren)
Single-parent with child(ren)
Grandparent(s) raising grandchild(ren)
Multi-generational (grandparents, parents, and grandchildren) Unrelated individuals living together
Multiple families living together
Other (please specify)
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El Cerrito Housing Element Update
5 / 35
2 Couple with adult disabled child. 4/21/2022 9:21 PM
3 2 siblings renting together 4/19/2022 8:26 PM
4 adult and adult son 4/18/2022 1:49 PM
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El Cerrito Housing Element Update
6 / 35
84.86% 185
6.42% 14
2.75% 6
4.59% 10
1.38% 3
0.00% 0
0.00% 0
0.00% 0
Q5 What type of housing do you live in? (Choose one)
Answered: 218 Skipped: 1
TOTAL 218
# OTHER (PLEASE SPECIFY) DATE
There are no responses.
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Single Family
Home
Duplex/triplex/
fourplex
Condominium or
Townhouse
Apartment
Accessory
Dwelling Uni...
Mobilehome or
Manufactured...
Homeless or
living in...
Other (please
specify)
ANSWER CHOICES RESPONSES
Single Family Home
Duplex/triplex/fourplex
Condominium or Townhouse
Apartment
Accessory Dwelling Units (granny flats/second units/guest houses) Mobilehome or Manufactured Home
Homeless or living in tent/car
Other (please specify)
Agenda Packet Page 381 of 595
El Cerrito Housing Element Update
7 / 35
58.80% 127
34.26% 74
6.94% 15
Q6 How much of your gross income (before taxes) do you spend on housing costs (rent, mortgage payments, etc) each month? Answered: 216 Skipped: 3
TOTAL 216
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Less than 30
percent
30 – 50
percent
More than 50
percent
ANSWER CHOICES RESPONSES
Less than 30 percent
30 – 50 percent
More than 50 percent
Agenda Packet Page 382 of 595
El Cerrito Housing Element Update
8 / 35
7.58% 16
23.70% 50
8.06% 17
23.22% 49
3.32% 7
8.06% 17
4.74% 10
53.55% 113
5.21% 11
Q7 Have you or are you experiencing any of the following housing issues? (Choose all that apply)
Answered: 211 Skipped: 8
Total Respondents: 211
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Struggle to
pay rent or...
Lack funding
to make...
Significant
rent increase
Want to move
but can’t...
Too many
people livin...
Adult child
living at ho...
Lack of
housing that...
None of the
above
Other (please
specify)
ANSWER CHOICES RESPONSES
Struggle to pay rent or mortgage (e.g., sometimes paying late, not paying other bills to pay rent, not buying food or medicine)
Lack funding to make necessary home repairs
Significant rent increase
Want to move but can’t find/afford a home that meet my and/or my family’s needs Too many people living in one home (overcrowding)
Adult child living at home due to inability to afford housing Lack of housing that meets accessibility needs for seniors or people with disabilities None of the above
Other (please specify)
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El Cerrito Housing Element Update
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# OTHER (PLEASE SPECIFY) DATE
1 Not being able to buy a home in the area where I grew up. 6/2/2022 8:17 PM 2 Horrible noise at all hours, worsened by removal of carpeting by MG Properties 5/30/2022 5:16 PM 3 Unable to find contractors / navigate permitting process to do home repairs and improvements. 5/24/2022 9:24 AM 4 Property taxes are a severe drain on my limited fixed income as a retired 5/21/2022 1:32 PM 5 older, energy inefficient, housing stock, high reliance on fossil fuels 5/20/2022 3:40 PM 6 Unable to find contractors to make repairs 5/16/2022 7:17 AM 7 renting was more expensive than purchasing home; rented motel to avoid conflict at home 4/27/2022 11:26 AM 8 doing well can make repairs but no surplus for upgrades 4/26/2022 11:23 AM 9 We need rent control for single family homes!!!!! 4/20/2022 6:34 AM 10 It is very expensive to live in the Bay Area. Luckily our mortgage is not high but other costs are, including daycare tuition for small children. This means we don't have the income to make repairs or upgrade our home.
4/13/2022 10:59 AM
11 Can’t afford to own a home in El Cerrito with one tech salary and one stay at home mom. 4/13/2022 8:59 AM Agenda Packet Page 384 of 595
El Cerrito Housing Element Update
10 / 35
20.37% 44
33.80% 73
30.09% 65
14.35% 31
0.93% 2
0.46% 1
Q8 How would you rate the physical condition of your home or apartment? (Choose one)
Answered: 216 Skipped: 3
TOTAL 216
# OTHER (PLEASE SPECIFY) DATE
1 I don’t believe it meets code for sound transmission 5/30/2022 5:16 PM 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Excellent
condition
Shows signs of
minor deferr...
Needs one or
more modest...
Needs one or
more major...
Is not safe
for habitati...
Other (please
specify)
ANSWER CHOICES RESPONSES
Excellent condition
Shows signs of minor deferred maintenance (i.e., peeling paint, chipping stucco) Needs one or more modest rehabilitation improvements (i.e., new roof, new wood siding, new paint, window repairs) Needs one or more major upgrades (i.e., new foundation, new plumbing, new electrical) Is not safe for habitation in its current condition (i.e., structurally unsound, severe mold growth) Other (please specify)
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El Cerrito Housing Element Update
11 / 35
Q9 What do you feel is the most significant housing problem facing El Cerrito residents? (Choose up to three)
Answered: 215 Skipped: 4
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Not enough
homes for sale
Not enough
places to rent
Rents are too
high
Buying a house
is too...
Housing sizes
don’t meet...
Housing
conditions a...
Too expensive
to maintain ...
Not enough
housing for...
Not enough
shelters or...
Other (please
specify)
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El Cerrito Housing Element Update
12 / 35
24.65% 53
21.40% 46
49.30% 106
71.63% 154
10.23% 22
5.12% 11
19.53% 42
17.67% 38
40.93% 88
11.63% 25
Total Respondents: 215
# OTHER (PLEASE SPECIFY) DATE
1 Not enough open space to build new single family homes 5/30/2022 11:29 PM 2 There are many significant issues, not just one. 5/30/2022 10:57 PM 3 Property transfer tax, an endless number of special assessments 5/30/2022 7:12 PM 4 Not enough street parking because people park for a week in front of my house to take Bart to the airport for their vacations. Police don’t help. I’m sick of these people and for the Bart project that will eliminate further parking for Bart people. So even less ability to park in front of my own house.
5/30/2022 6:15 PM
5 Difficult to find housing that accommodates pets 5/30/2022 12:49 PM 6 property taxes are too high 5/23/2022 10:35 AM
7 misguided notion that more market-rate housing will solve problem; needs to be AFFORDABLE housing
5/21/2022 1:32 PM
8 too many new dwellings being permitted 5/21/2022 11:30 AM 9 Garbage on the street 5/21/2022 6:53 AM
10 I’m not sure 5/20/2022 4:43 PM
11 The burden of maintaining sidewalks and trees that is technically not our property. 5/2/2022 12:03 PM 12 too expensive to build or repair due to government policy including restricting supply chains 4/27/2022 11:26 AM 13 We must create micro/small home ownership opportunities for local youth to eventually be able to afford to own their own place and build equity.
4/26/2022 10:44 AM
14 Very crowded. Small or no balconies or outside space around the building. 4/21/2022 9:21 PM 15 I don’t have any data to support an answer. 4/21/2022 5:11 PM 16 Too many ugly large housing complexes 4/20/2022 10:35 PM 17 Need more low income units in San Pablo strategic plan condos 4/20/2022 6:34 AM 18 Overbuilding increases traffic and reduces quality of life 4/19/2022 11:45 AM 19 City does not enforce codes. Lack of staff but last we heard there were 5 fire captains. 4/19/2022 9:22 AM 20 Property taxes and assessments are excessive for services provided 4/18/2022 1:14 PM
ANSWER CHOICES RESPONSES
Not enough homes for sale
Not enough places to rent
Rents are too high
Buying a house is too expensive
Housing sizes don’t meet family needs
Housing conditions are poor
Too expensive to maintain my home as a property owner
Not enough housing for seniors or people with disabilities Not enough shelters or services for people experiencing homelessness Other (please specify)
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21 Not enough low/moderate income housing. I can't even get on waiting lists, even though I qualify.
4/12/2022 8:39 PM
22 Too much money spent on meth addicted homeless criminals. 4/12/2022 5:34 PM 23 too many regulations 4/12/2022 4:07 PM
24 not sure, sorry 4/12/2022 3:41 PM
25 Homes that are uninhabited/Unoccupied property! 4/12/2022 3:36 PM Agenda Packet Page 388 of 595
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22.94% 50
33.94% 74
35.78% 78
27.98% 61
55.96% 122
46.79% 102
26.61% 58
18.81% 41
Q10 Which strategies do you think the City should prioritize? (Choose up to three)
Answered: 218 Skipped: 1
Total Respondents: 218
# OTHER (PLEASE SPECIFY) DATE
1 Isn't the city bankrupt, and if yes then how are you going to make grants,,, ? 5/31/2022 1:41 PM 2 Bart land should not be used for low income housing. That's not what we signed up for when we voters approved Bart! Bart is transit only!
5/30/2022 8:42 PM
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Downpayment
assistance f...
Tenant
protections ...
Promote
accessory...
Accessible
housing for...
Support
development ...
Programs for
people...
Loans or
grants for...
Other (please
specify)
ANSWER CHOICES RESPONSES
Downpayment assistance for homebuyers
Tenant protections for renters (just cause for eviction, rent caps, etc.) Promote accessory dwelling units (granny flat, second units, backyard cottage) Accessible housing for seniors and people with disabilities Support development of affordable housing
Programs for people experiencing or at risk of homelessness Loans or grants for minor home repairs
Other (please specify)
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3 Developers should not be deciding the type of housing or how much housing. Public policy must balance the need for affordable housing and they type and placement of where it is built.
Developers have only the profit motivation and rarely make good housing development partners for cities.
5/30/2022 8:17 PM
4 Get rid of property transfer tax, stop have one neighbor pay 10x the property tax as another neighbor with a similar valued home
5/30/2022 7:12 PM
5 Develop vacant lots into housing 5/28/2022 9:27 AM
6 reduce property taxes 5/23/2022 10:35 AM
7 Stop adding more ugly tall boxy dwellings 5/21/2022 11:30 AM 8 Clean up garbage. Have residents help. 5/21/2022 6:53 AM 9 Support Low income housing. And affordable senior housing which should include Accessible housing.
5/20/2022 10:18 PM
10 rework policies as needed to facilitate development of all forms of new housing 5/20/2022 3:10 PM 11 Get rid of single family zoning across all of El Cerrito 5/14/2022 7:57 AM 12 review true impact of current government policy on limiting housing 4/27/2022 11:26 AM 13 change zoning to allow for denser housing to be built! 4/26/2022 10:24 PM 14 Pass ordinances to deter investors from buying up single-family homes either to flip for their own profit or turn into rentals. Support purchase of homes by people who want to live in the home.
4/26/2022 8:20 PM
15 Decrease in Property Tax 4/26/2022 2:43 PM
16 Create ownership opportunities for people who grew up here and want to move back to help care for their aging parents.
4/26/2022 10:44 AM
17 Market-rate housing development 4/26/2022 9:55 AM
18 Make San Pablo better by fast tracking all development on that street 4/26/2022 9:51 AM 19 I don’t think the city should worry about this but instead focus on being business friendly 4/25/2022 3:36 PM 20 Density bonus for additional affordable housing. 4/25/2022 8:15 AM 21 Rent assistance 4/22/2022 9:48 PM
22 Fewer monster apartment blocks with small apartments & no outdoor space and 4/21/2022 9:21 PM 23 City put more effort into maintaining right-of-ways; trees, landscaping 4/21/2022 12:01 AM 24 Build build build 4/20/2022 11:55 PM
25 Limit new construction 4/20/2022 11:19 PM
26 permanent drought, frequent wildfires -- rethink location housing and apartments 4/20/2022 10:00 PM 27 Build low income housing/units 4/20/2022 10:53 AM
28 Vacant car lots and boarded up buildings along San Pablo Ave. 4/20/2022 10:07 AM 29 Keep property values up by enforcing standing municipal codes 4/19/2022 9:22 AM 30 We already do enough 4/19/2022 8:18 AM
31 rent mediation/education for landlords and tenants 4/18/2022 1:51 PM 32 property tax high and my sons will notvbe able to afford to live here when I die 4/18/2022 1:49 PM 33 Provide no interest loans to seniors to upgrade homes, including accessibility, energy efficiency and solar, allow repayment upon home sale or transfer of estate 4/18/2022 1:14 PM
34 Make sure red tape isn't making it too difficult/expensive to build housing 4/18/2022 12:16 PM 35 Build/approve more housing! 4/14/2022 11:44 AM
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36 Support for our local homeless community 4/13/2022 9:17 PM 37 Middle income housing for households in the $100k range 4/12/2022 7:34 PM 38 El Cerrito officials have proven again and again they have little to no qualifications in making decisions with other people’s money.
4/12/2022 5:34 PM
39 limit any further regulations too many regs to make you want to feel better 4/12/2022 4:07 PM 40 Updating zoning to allow for more housing construction and fewer parking requirements 4/12/2022 3:44 PM 41 Fines to homeowners who leave their dwellings unoccupied 4/12/2022 3:36 PM Agenda Packet Page 391 of 595
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4.11% 9
95.89% 210
0.00% 0
Q11 Have you been displaced from your home in the last five years? Answered: 219 Skipped: 0
TOTAL 219
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No
Unsure
ANSWER CHOICES RESPONSES
Yes
No
Unsure
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0.00% 0
62.50% 5
12.50% 1
0.00% 0
25.00% 2
Q12 Which of the following best describe the reason you were displaced? Answered: 8 Skipped: 211
TOTAL 8
# OTHER (PLEASE SPECIFY) DATE
1 Landlord threatened to do owner move-in eviction (in Berkeley) 4/26/2022 9:18 PM 2 Landlord or relative move in situation 4/20/2022 10:05 PM 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Rent increased
more than I...
Landlord
selling home
Was living in
unsafe...
Personal
reasons
Other (please
specify)
ANSWER CHOICES RESPONSES
Rent increased more than I could pay
Landlord selling home
Was living in unsafe conditions
Personal reasons
Other (please specify)
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4.33% 9
86.06% 179
9.62% 20
Q13 When you looked for housing in El Cerrito in the past 10 years, did you ever feel you were discriminated against?
Answered: 208 Skipped: 11
TOTAL 208
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No
Maybe/ Unsure
ANSWER CHOICES RESPONSES
Yes
No
Maybe/ Unsure
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Q14 Why do you think you were discriminated against? (Choose all that apply)
Answered: 10 Skipped: 209
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Race/
Ethnicity/...
Sex/
Gender/LGBTQ
Income status
/ Income too...
Age
Familial
status / Hav...
Disability
Criminal
history
History of
eviction,...
Being homeless
Religion
Other (please
specify)
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40.00% 4
10.00% 1
20.00% 2
20.00% 2
10.00% 1
0.00% 0
0.00% 0
20.00% 2
0.00% 0
0.00% 0
50.00% 5
Total Respondents: 10
# OTHER (PLEASE SPECIFY) DATE
1 It was back in 2001 when my elder white neighbors surrounding at Sea View and Village, told me I had no right to rent out rooms in my house to more than three people and tried to dictate where I could park on the street. It was scary terrible harassment. They lied to the entire neighborhood causing an uproar that propelled me to run for office to advance affordable housing of all types in the face of this nasty discrimination. 4/26/2022 10:47 AM
2 Haven’t looked for housing in past 10 years. 4/26/2022 10:31 AM 3 N/A I lived in my house for 30 years. 4/19/2022 9:33 AM 4 NA 4/13/2022 12:58 PM
5 Haven't looked for housing since SEP, 1979 4/12/2022 8:33 PM
ANSWER CHOICES RESPONSES
Race/ Ethnicity/ Language spoken
Sex/ Gender/LGBTQ
Income status / Income too low
Age
Familial status / Having children
Disability
Criminal history
History of eviction, foreclosure, bad credit
Being homeless
Religion
Other (please specify)
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6.50% 13
93.50% 187
Q15 When you looked for housing in El Cerrito in the past 10 years, were you ever denied rental housing?
Answered: 200 Skipped: 19
TOTAL 200
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No
ANSWER CHOICES RESPONSES
Yes
No
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Q16 Why were you denied?
Answered: 16 Skipped: 203
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Another tenant
willing to p...
Income too low
Bad credit
Eviction
history
Lack of stable
housing record
Size of
family; too...
I have a
housing voucher
Landlord
didn’t accep...
Unknown/ Not
sure / Was n...
Other (please
specify)
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6.25% 1
18.75% 3
0.00% 0
0.00% 0
0.00% 0
6.25% 1
0.00% 0
0.00% 0
37.50% 6
31.25% 5
TOTAL 16
# OTHER (PLEASE SPECIFY) DATE
1 Greedy Landlord 7/12/2022 5:16 PM
2 I did not look for housing in last 10 years 5/26/2022 8:20 PM 3 Who said I was denied? 4/22/2022 3:09 PM
4 We had a small dog and the landlord refused to rent to us. She is not destructive. The landlord was paranoid.
4/21/2022 7:05 PM
5 N/A 4/19/2022 9:33 AM
ANSWER CHOICES RESPONSES
Another tenant willing to pay more
Income too low
Bad credit
Eviction history
Lack of stable housing record
Size of family; too many people
I have a housing voucher
Landlord didn’t accept the type of income I earn
Unknown/ Not sure / Was not given a reason
Other (please specify)
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0.48% 1
12.44% 26
1.44% 3
0.00% 0
68.90% 144
12.44% 26
4.31% 9
Q17 What is your race?
Answered: 209 Skipped: 10
TOTAL 209
# OTHER (PLEASE SPECIFY) DATE
1 Middle east 5/30/2022 7:23 PM
2 Human 5/21/2022 11:30 AM
3 Prefer not to answer 5/20/2022 4:44 PM
4 Black, White 4/29/2022 12:36 PM
5 Iranian American 4/26/2022 8:10 PM
6 Midle Eastern / Arab American. 4/26/2022 2:46 PM
7 Northern European. I do not like the term “white” rather than area of origin like Asian, Pacific 4/21/2022 9:23 PM 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
American
Indian or...
Asian
Black or
African...
Native
Hawaiian or...
White
Multi-racial
(Two or More)
Other (please
specify)
ANSWER CHOICES RESPONSES
American Indian or Alaska Native
Asian
Black or African American
Native Hawaiian or Other Pacific Islander
White
Multi-racial (Two or More)
Other (please specify)
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Islander etc.
8 Mexican 4/19/2022 4:40 PM
9 Not relevant. 4/12/2022 5:35 PM
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6.53% 13
83.92% 167
9.55% 19
Q18 Which best describes your ethnicity?
Answered: 199 Skipped: 20
TOTAL 199
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Hispanic,
Latino, or...
Not Hispanic,
Latino, or...
Prefer not to
Answer
ANSWER CHOICES RESPONSES
Hispanic, Latino, or Spanish Origin
Not Hispanic, Latino, or Spanish Origin
Prefer not to Answer
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0.00% 0
9.86% 21
35.21% 75
28.17% 60
26.76% 57
Q19 What is your age?
Answered: 213 Skipped: 6
TOTAL 213
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
18 – 24
25 – 34
35 – 49
50 – 64
65 and above
ANSWER CHOICES RESPONSES
18 – 24
25 – 34
35 – 49
50 – 64
65 and above
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Q20 Do you have any additional housing related comments that are not listed above and should be considered in the Housing Element update process?
Answered: 96 Skipped: 123
# RESPONSES DATE
1 Make some truly affordable housing further away from noisy BART. Also, make BART adhere to noise ordinance which they ignore. Bike paths, safe walking paths, bike lockers at BART would all encourage ridership. CLEAN UP SF DOWNTOWN STATIONS, quit acting helpless.
DO YOUR JOB, BART
7/12/2022 5:20 PM
2 Would be nice to have transitional housing available for our un-housed people instead of tents along the green belt.
5/31/2022 1:27 PM
3 Help with adding to the existing home. We’re family of 5 in small 2 bedroom home. We need bigger space like adding second story to our home. But that process is overwhelming and expensive. Need help from the city to make this happen easier process. Maybe help with loan and permits.
5/31/2022 8:32 AM
4 My concern is the amount of new units being built in El Cerrito seemingly without consideration to the lack of infrastructure to support that many new people living here, especially the already overcrowded schools. And the fallacious belief that limiting parking in these multi-unit apartments will prompt people to use public transportation as BART and AC Transit begin to scale back or eliminate routes. I would like to see how the Housing Commission is addressing these issues in tandem with more housing, for example some kind of demonstration that limiting parking does promote public transit and not clog up roads and public parking. 5/30/2022 11:35 PM
5 As someone who uses BART, I’m concerned about removing parking at BART stations in order to build high density housing.
5/30/2022 10:56 PM
6 You need to find a way to build affordable housing near BART and keep parking available. The impact on the neighborhood will be huge and people will just drive instead. 5/30/2022 10:45 PM
7 Bart should NOT be used for low income housing. Affordable housing should NOT come at the expense of Bart riders' parking!!!!!!!!!! We have been riding and parking at Bart for years. We voted for Bart for transit, NOT HOUSING. Stop screwing us over. We will simply DRIVE and no one will be able to use that station.
5/30/2022 8:45 PM
8 I'm not sure how most if any of these questions provide the city with information on what residents want in policies related to housing. Not a single question about preference for housing, where it is located (i.e. central shopping area or residential, near BART etc.) This is more of a survey of the personal lives of the survey takers. I found it offensive. 5/30/2022 8:21 PM
9 This survey is skewed to one perspective, should have been reviewed by professionals. But I’m sure it will give you the results you were hoping for 5/30/2022 7:14 PM
10 Please find places for the tented people along the Bart path wildflower area. There are now serval tents and people living in the ravine at key street, behind the onion hamburger store 5/30/2022 7:07 PM
11 Your building department is outdated and slow. You make it impossible for businesses to open bc of major delays. Defund the police and fire departments. More street lights and sidewalks. 5/30/2022 6:17 PM
12 I wish an ordinance was enacted that would mandate landlords provide code compliance documentation upon renting and every 5 years thereafter; provide process where inspections could be provided upon request (I lived at DelNorte for 11 happy years—the last two have been hell due to the drastically increased noise exacerbated by management’s removal of sounddeadening carpet/pad, replaced with cheap vinyl flooring. Help!!!! 5/30/2022 5:19 PM
13 Develop vacant lots downtown. Clean up trash downtown. Create more green space downtown.
Enhance pedestrian and bike access downtown.
5/28/2022 9:31 AM
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14 Yes, I do have additional housing related comments I’d like to have considered. (I’ll keep it brief.) 1) We DO have some homeless regulars, plus some homeless who may regularly frequent EC but lodge in neighboring cities… and in regards to my thoughts on what we should do to address their needs: I feel that if each city tries on its own to solve/ameliorate homeless issues WE ARE NOT GOING TO BE UTILIZING OUR MEAGER FUNDING TO ITS BEST USE. What may be better is to pool resources (regionally) and work as a cohesive regional group. We don’t get as much if we each do our own thing so to speak. It’s got to be on a larger scale. This resource-pooling will cross not only *city* boundaries, but could cross *county* boundaries too, working with Alameda County, being as we’re right next door to Albany & Berkeley. People in crisis or without a home tend to be on the move throughout any given day — they migrate, they are mobile. A single place to assist homeless could be fashioned, for all cities in our region, complete with EXCELLENT resources. If we worked as a regional team to put our efforts towards one singular provision-source we’d certainly have less problem with funding shortages plus we’d have fewer issues regarding jurisdiction (when someone in crisis needed service). Does this make sense? Is there a potential location that might be earmarked? Perhaps there is a large / lower rent space nearish to Rydin Road or around Del Norte BART.
Perhaps something in the flats of Berkeley, in a currently-derelict industrial pad. There are many buildings in the low-numbered streets that could be interesting, depending on whether owners could be amenable to being bought out. Something to think about, at any rate. 2) Regarding a lot of the large developments that have been allowed/approved over the past few years, and those yet to come: I fully understand that the current directives in place via the SPASP mean we are mostly “stuck” with projects that are not fully beneficial to our city. I don’t like it, but it appears there isn’t much that can be done. (If there are modifications that CAN be made to the SPASP, on what we’re forced to approve, then great… but my understanding is that we are forced into a “must-approve” rubber stamp situation on these.) So, that being the unfortunate place we find ourselves, I just need to say that many of these developments tend to incorporate very small units - a lot of them - and THAT size (studios, for instance) do not work for anyone other than commuters who’d be essentially sleeping in their cell and then leaving town for work, etc. The little cells could work for students however students of Cal are not going to be utilizing them as they want/need to live closer to campus. (Cal needs to deal with their longterm problem of not building housing, which Berkeley’s citizens struggle with nowadays. El Cerrito shouldn’t try to solve the problem UCB isn’t tackling.) So, my point is… the micro-sized units do not attract people who’d be interacting in the city itself— they wouldn’t be spending $ here, integrating into our society, solidifying their desire to enjoy existence HERE. What this means is… promoting (or at least being stuck approving) micro-unit behemoths is hurting EC over time. Granny/ADUs is a good idea, but the huge box made of tiny quadrants only helps developers who really don’t care what it’s doing to our city. We are at a crossroads. The last bit I need to touch on is… we have little water. This is already happening now. There comes a time when we have to pay attention to that. We cannot just keep adding housing. It’s a crummy thing to note, but, resources are finite. Not everyone can live in a certain place. Thanks for reading my comments. 5/27/2022 11:27 AM
15 With the San Pablo Specific Plan, the City has done a fantastic job producing housing. I hope to see the City continue to embrace housing production to address our housing crisis. 5/25/2022 3:06 PM
16 While I understand the importance and advantages of high density housing and ADUs, attention should also be paid to the benefits of open space and peace and quiet. We absolutely do not need to cover over every possible open space in the city. 5/24/2022 9:27 AM
17 Please stop spread of multi-unit housing off San Pablo. It’s bad for neighborhoods. 5/23/2022 7:27 AM 18 concern about plans for housing around BART stations 5/21/2022 8:43 PM 19 The city should focus on bringing more businesses to different neighborhoods, especially ones that serve or employ residents. Focusing on more housing without concomitant commercial enterprises creates a suburban "ghetto" rather than a vibrant urban environment. 5/21/2022 1:45 PM
20 There is inadequate water for people here; the highways are congested; residential parking permits are metastasizing. Preserve the quality of life, don't destroy it by stuffing more people into the city.
5/21/2022 11:32 AM
21 Support development of empty downtown lots with dense housing. 5/21/2022 6:56 AM 22 The increase in ADUs and housing density is creating parking problems on narrow streets.
People don’t park in garages and driveways; now they block sidewalks with cars and create hazardous conditions for pedestrians and cars on narrow streets. 5/20/2022 10:45 PM
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23 We want beauty, landscaping, good design & architecture in El Cerrito, in affordable housing and in the residential & commercial development approved & built. Majority is unattractive, out of scale or just ugly. Please try harder.
5/20/2022 10:37 PM
24 In addition to affordable housing availability (both ownership and rental), it is important to have policies that will improve the environmental/climate impacts of housing (new and retrofitted), including phasing out fossil fuel use, improving indoor air quality, reducing embodied energy/carbon of construction materials, and reducing water use and increasing recycled/greywater, etc.
5/20/2022 3:50 PM
25 My son and his family were forced to move when rents became too high and the rental was not maintained by the owner. So much water damage. The renters feared insisting on repair because the rent kept climbing.
5/19/2022 10:16 PM
26 I love El Cerrito, we moved here in 2021 from San Francisco. We live nearby condos, apartment buildings, multiplexes, and single family homes. I think that is what makes our neighborhood so amazing, many different people from many different economic and cultural backgrounds. More housing, especially affordable for low and very low income folks is desperately need in the Bay Area, and I hope we can build more housing here in El Cerrito in the upcoming planning period.
5/18/2022 10:20 AM
27 Need affordable housing for singles and retirees: not all the monster additions and remodels.
Need affordable ADU building: it’s so expensive to build that one is forced to charge high rent to pay for it. And being able to age in place is too expensive. 5/17/2022 3:54 PM
28 I think we need more housing, and the arguments about changing the character don't hold water - the character is changed already. We cannot try to keep el cerrito the way it was 40 years ago. and we need to make it so lower-income and middle class folks can live here.
That's all.
5/16/2022 1:48 PM
29 Open spaces for all residents, less time for services to open new store fronts, better street safety, and walkability
5/16/2022 7:22 AM
30 The current housing policy that has different tenant protection for "mom and pop" landlords versus larger landlords is ridiculous.
5/14/2022 8:00 AM
31 Build transit friendly housing along the San Pablo corridor. Don’t make Bart inaccessible to hill dwellers. ADU’s should only be permitted with consent of neighbors and shouldn’t exacerbate parking and narrow streets.
5/2/2022 7:29 PM
32 I really think that making it easy in to build ADU's in El Cerrito, could be a major help to our housing crisis. Many California cities have pre-approved plans (e.g. San Jose and Encinitas) making it much easier to navigate the process.
5/2/2022 12:09 PM
33 I was able to buy a house because I relentlessly bothered lenders and agents to assist me in 1999. I had a harder time renting than buying a home. Glad that I did. I see that housing is limited due to government intrusion in the economy; the high costs of building due to government policy does limit supply. for example, eviction moratoriums do restrict supply and this increased the cost of housing for the everyone. Official feel like they are doing good without acknowledging that their policies do limit supply. This is not the only problem. Instead of limiting supply, officials can only review how they actually make housing more expensive.
This helps current homeowners without making the "pie" bigger for all. 4/27/2022 11:30 AM
34 I have not seen enough focus on increasing the supply of housing. We need to change zoning laws to allow for denser housing to be built anywhere in El Cerrito. We should also push for development of currently empty lots. More housing means that prices for houses or rents have a chance to come down.
4/26/2022 10:26 PM
35 I'm concerned about overbuilding multi-family residential developments, and altering the character of El Cerrito. The dramatic decrease in commuter travel on BART during the pandemic may not rebound to levels that were anticipated during BART planning and past updates to the Housing Element. Let's take time to carefully evaluate future housing demand. 4/26/2022 10:25 PM
36 Please allow for higher densities in residential neighborhoods. 4/26/2022 9:19 PM 37 In addition to being affordable, new housing needs to be electrified and served by public transit, to help mitigate the climate crisis.
4/26/2022 9:07 PM
38 I would like to see more construction of affordable and "missing middle" housing and no 4/26/2022 8:34 PM Agenda Packet Page 406 of 595
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subsidies for market rate apartment construction. Also please preserve our existing singlefamily neighborhoods. Deter the purchase of homes by investors who flip them for short-term profit or turn them into rentals and support their purchase by people who want to live in them.
Also take action to deter people from leaving their homes vacant for years or decades and continuing to claim Prop. 13 tax assessments that belonged to their grandparents. 39 Housing needs to be coordinated with affordable transportation so that residents are not required to own a car to take care of basic needs.
4/26/2022 6:48 PM
40 Focus on opportunities to support lower income and low/middle income renters and buyers more than established homeowners. Require new developers to quietly set aside a percentage of units for section 8 or other lower rent programs. Or first time homeowner programs like NACA. Just mixed in with everyone else. I am impressed with the programs that work with people long before they purchase ~ to build a nest egg and credit before going into the market.
It helped my daughter to be prepared and successful. While I have not experienced housing racial discrimination in the past 10 years it was rampant when my family first tried to move into the El Cerrito hills in the 1960's. Sellers slammed their doors when they saw we were not White. It seems like long ago but there are still so few Black and Latina families except in the flatlands. I suspect it affects renters more than buyers now? In my neighborhood as elderly homeowners pass away their children are holding onto and renting out their parent's houses. El Cerrito may become more of a single family home rental market. 4/26/2022 11:49 AM
41 We have a large amount of abandoned buildings along San Pablo Ave. Hopefully we can use these spaces to build modest apartments to relieve the intense housing shortage in El Cerrito. 4/26/2022 10:55 AM
42 Compared with other cities, El Cerrito has done well meeting housing targets, but I have been harping on the need for units that more than one person can occupy. Developers say the market is stronger for single-person units, but I suspect that the bigger motivation is that profit margins are bigger for single-person housing.
4/26/2022 10:51 AM
43 El Cerrito is a pioneer in environmental policy. We must also become a pioneer in equitable housing opportunities. We must create a pilot program to bring back economically displaced households and those who went to El Cerrito schools and grew up both in El Cerrito and Richmond. We must find a climate rationale to prioritize rental and ownership housing that is affordable, particularly for people who need to, for economic and social reasons, be closer to relatives, and community networks. This will result in greater community health, sustainability and prosperity. Building more homes with less parking and along major transit corridors and transbay bus hubs is critical. Thank you!
4/26/2022 10:51 AM
44 Transit oriented development is a must, we need to rapidly speed up development of the San Pablo corridor near Plaza and Del Norte BART. Deployment of ADUs and Manufactured housing can certainly be part of the solution but should be prioritized near the public transit corridors and should be all-electric.
4/26/2022 10:41 AM
45 More low cost apartments for families. 4/26/2022 10:33 AM 46 More support for first-time homebuyers. The high real estate bidding makes it harder for low to moderate-income families to obtain a single-family home. More partnerships with local nonprofit agencies like example RNHS to support low to moderate families be homeowners.
Example, when you think you are finally obtaining for a down payment the cost of living increases and other factors in society.
4/26/2022 10:09 AM
47 I hope that the city continues to prioritize permitting market-rate housing, especially on/around transit centers. Also, permitting processes for home improvements have been painful in my experience (it took us 6 months to get a solar permit), and I hope the city makes investments in streamlining permitting to help reduce the cost of building and maintaining housing. 4/26/2022 9:58 AM
48 Affordable housing, maintained in good condition, is the #1 priority throughout the Bay Area.
Rents are too high, and the high cost to purchase a home only reinforces that. Homebuying assistance, as a secondary priority, will help to support affordable rentals; reasonable rules for landlords will help to prevent investors from snapping up all of the inventory and preventing families from making their homes here.
4/26/2022 9:56 AM
49 Make san pablo better 4/26/2022 9:51 AM
50 I’d prefer for EC to focus on their current financial issues rather than housing. There is more than enough housing in EC.
4/25/2022 3:37 PM
Agenda Packet Page 407 of 595
El Cerrito Housing Element Update
33 / 35
51 Incentives for landlords with single family homes to join affordable housing programs to keep rents lower for couples whose total household income is $150,000 or less. So my husband and I can live/rent where we work.
4/23/2022 1:37 PM
52 I really hope El Cerrito continues to build more housing. I also hope they stay away from rent control. The way to solve our housing crisis is to build more housing. 4/21/2022 7:06 PM
53 This is anecdotal info. Nice, but not based on actual research. 4/21/2022 5:13 PM 54 The questions about discrimination in the last ten years are flawed. It’s been more than ten years since I sought housing, so I answered no—but that gives zero information about whether I count as someone who hasn’t experienced discrimination, just that I didn’t expose myself to the possibility.
4/21/2022 9:36 AM
55 Insist on attractive architecture and design for new buildings. They are all ugly, especially that new monstrosity near Del Norte BART. Beautiful architecture enhances a city and increases its desirability as a place to live or visit. Enough with the bad building designs. 4/21/2022 12:06 AM
56 There is not enough water for new housing 4/20/2022 11:20 PM 57 El Cerrito needs to balance the overgrowth of large ugly housing complexes with the importance of maintaining a small city feel. El Cerrito is losing some of it's quaintness which should be just as important as providing housing. The City is becoming less attractive due to it's overcrowding, increase traffic on city's streets, etc. 4/20/2022 10:39 PM
58 need to solve water problems before add more people to megadrought California. 4/20/2022 10:03 PM 59 Affordable housing is not the same as low-income housing, and is too often out of reach for working class people. We who work low income jobs deserve to live here too! And the pandemic has show that we have the capacity to house the unsheletered, it is political will that is lacking. We should be doing more and better.
4/20/2022 10:58 AM
60 How will unhoused people have access to this survey? Is there a team going out and taking the survey with them?
4/20/2022 7:21 AM
61 Prioritize and incentivize contracts and partnerships with BIPOC businesses, residents, and communities NOW!!!
4/20/2022 6:37 AM
62 There are many ways in which the needs affordable housing for seniors and those with disabilities overlaps with the needs to address homelessness. It's critical for our city to start to address housing insecurity and homeless services. Thank you! 4/19/2022 2:42 PM
63 I think this is already in the plan, but I support greater housing density especially along the San Pablo corridor, with as much affordable housing as possible - apartments for single people, and for families of all sizes.
4/19/2022 12:44 PM
64 Multistory, high density housing impacts the quality of life for western city citizens, those on the eastern side are not impacted. It is not fair.
4/19/2022 11:49 AM
65 Homelessness is a huge problem and El Cerrito seems to ignore it completely. Unlike other cities we don’t contribute to the Contra Costa County CORE program and therefore are not prioritized there. Services are very limited. Where are the soup kitchens, shelter beds, food pantries, shelter from heat, cold and weather, showers and toilets and other critical needs? The city cites tents on the Ohlone Greenway to move without providing shelter. This I believe is immoral and illegal. Being unhoused Is not a crime. The death of an unhoused man outside the library was very disturbing. Why wasn’t he offer shelter and services? Why did this go on for so long? What has been done to investigate this and what actions will be taken to prevent further occurrences? SOS is doing great work with the unhoused. They hire unhoused outreach workers to help keep encampments clean and safe. They operate a portable shower trailer and advocate for the unhoused. How can El Cerrito partner with SOS and community members to bring relief to El Cerrito’s unhoused residents? Too many people are falling through the cracks.
Let’s help them save themselves.
4/19/2022 9:58 AM
66 Your survey did not address environmental issues that impact community housing such as crime, public transportation, parking, and public school access. Or the current state of the City budget which impacts all of these areas.
4/19/2022 9:28 AM
67 City needs to hire more code enforcement staff. Mr Mello is terribly overworked, maybe hire back Jay Marlette to help him.
4/19/2022 9:24 AM
Agenda Packet Page 408 of 595
El Cerrito Housing Element Update
34 / 35
68 I want to see more density in El Cerrito! We need more homes to keep housing prices affordable to retain the culture and character of our diverse city, plus more density will make me feel safer as a young woman walking around at night. 4/19/2022 9:10 AM
69 In order to reduce greenhouse gas emissions, all new housing in El Cerrito should be allelectric and not use any methane.4/19/2022 8:22 AM 70 Eliminate covered parking requirements for SF 4/18/2022 8:59 PM 71 Rent control is not the solution to any housing crisis. More housing is the solution to any housing crisis. They city should evaluate red tape holding up development and promote the sale of underutilized or vacant retail on San Pablo.
4/18/2022 4:38 PM
72 I am concerned about the corporate landlords who are buying up property. We need to know the data for our area. How many single homes are turning to rental or air b and b 4/18/2022 1:53 PM
73 We shot ourselves in the foot by voting for Prop 19, I didn't vote for 13. Something had to be corrected but 19 is a realtors dream. The whole area will all be upper class housing market very soon. The "Help" if they can work will be living on the street. 4/18/2022 1:53 PM
74 Housing density should be located along transit corridor, while not impacting quality of life for other residents such as view, sunlight, on street parking. Better to have more building of smaller height. More emphasis should be given to architecture/design to improve aesthetic quality of buildings (and the image of EC). Provide open space/green space/community gardens with developments.
4/18/2022 1:20 PM
75 Electric vehicles are another city priority to help combat climate change and yet we have far too few supports for EV owners when many homes lack garages for chargers and there ia no guideline to approve a curbside private charger by the driveway apron. I have witnessed multiple owners simply dragging extension cords across sidewalks (which is a hazard) but when trying to pursue a legitimate solution I have been unable to secure guidance- so instead jockey for position at the (only one!!) charger at City Hall or the slow chargers at the recycling center (in contrast Tesla chargers are abundant at the Plaza but not even on charger doe non Teslas is at the Plaza, community center, etc.
4/18/2022 11:33 AM
76 I support building more apartment buildings on San Pablo Ave. and at the EC Plaza Bart parking lot.
4/18/2022 11:21 AM
77 With houses going for sometimes close to $1M over asking price, I'm not sure who exactly can afford to move here these days. I'm grateful I got in when I did, even with my small 2br/1ba, but we'll probably need to move out of EC if we ever want to upgrade to something bigger. 4/18/2022 10:16 AM
78 Eliminate in lieu fees and demand that developers build affordable housing onsite Build the "missing middle housing" that is critically needed Leverage all city muscle to develop land trusts and permanent affordable housing and housing for unsheltered community members Delineate clear goals and accountability measures for affordable and fair housing, as per the state's new mandates
4/17/2022 5:36 PM
79 I answered two question "no" as to whether I was discrimated against or something else in the last 10 years. Although accurate, I feel the answer is N/A as I have been a home owner for more than 10 years. Although it is difficult to afford the repairs to the yellow tagged home we bought, I feel I still am in a position of privilege, I can refinance (and owe more of course, but still). I think priority should be given that benefits the bottom (those who have unstable housing condition, or are looking for an affordable place to live), not those of us who already have the luxury to own; we have the option to refinance. And finally, I want to ensure that protections are in place for the ELIMATION of any housing unit, not just the demolition thereof in cases where a new housing development is being proposed. We should ensure that we do not lose housing units to construct non residential project or to combine more than one unit into one. 4/14/2022 7:12 PM
80 Every month city should list housing 4/14/2022 10:01 AM 81 I have no idea how people afford to live in El Cerrito; I certainly could not afford my house now.
We also have a large number of vacant buildings on San Pablo Ave, yet people are still sleeping in the streets. That makes no sense.
4/13/2022 9:18 PM
82 I think having more dense, affordable housing for young people will help build up a more thriving and interesting restaurant and retail scene in El Cerrito 4/13/2022 11:54 AM
83 I support dense housing near BART stations 4/13/2022 10:26 AM Agenda Packet Page 409 of 595
El Cerrito Housing Element Update
35 / 35
84 I bought a house in El Cerrito because it was a diverse community that included working class and wage worker neighbors. I am deeply disturbed to see so much of our new housing projects only cater to higher income households. And "affordable housing" standards are bullshit and don't actually include people who work for minimum wage, so don't cite the few, performative units that are included in some of the recent developments. Until our new housing actually houses people who are currently unhoused, we are failing. 4/13/2022 10:02 AM
85 Houses are overpriced for the quality. We could technically put all of our money towards buying a house instead of renting, but then we couldn’t afford the repair needed to update and fix issues. I don’t want to pay a million dollars for a mediocre home that might become a money pit (as that’s happened to friends in the area).
4/13/2022 9:02 AM
86 There are empty lots that are perfect for tiny home communities 4/13/2022 8:39 AM 87 Your survey should have an Not Applicable choice where appropriate 4/12/2022 8:35 PM 88 The city should help folks such as teachers, childcare workers, small businesses owners who make $80 to $120k and will never qualify for affordable housing get housing here. Consider direct grants, as well as multiagency funding for housing for middle income households. 4/12/2022 7:40 PM
89 Let the markets handle themselves. Stop meddling. 4/12/2022 5:35 PM 90 New housing needs to pay its way for school facilities, park facilities, and road and sidewalk improvements.
4/12/2022 4:46 PM
91 let the market work the city needs to keep their own "feel good issues" out of policy decisions. just look at the housing project at the Del Norte bart station. Hideous i guess they will do this again at the other Bart station. why deface our community with these type of policies. let the market work
4/12/2022 4:13 PM
92 I would encourage those making decisions about housing to consider *modernizing* the current state of housing. We are no longer a majority working class neighborhood in need of single family homes. We need more housing for a diverse community and more housing options to support the most vulnerable of our residents.
4/12/2022 4:11 PM
93 I hope we can update our land use to allow for more housing opportunities (e.g. duplexes allowed everywhere, eliminating covered parking requirements, higher density near transit), as well as better road designs (protected bike lanes, traffic calming, wide sidewalks, access to transit).
4/12/2022 3:46 PM
94 I support high density in-fill housing at a variety of price points so long as there are concurrent infrastructure improvements (parking, roads, schools).
4/12/2022 3:45 PM
95 Mental health programs for the homeless 4/12/2022 3:43 PM 96 We know of a handful of single-family homes in our area that remain empty and feel it’s an extremely tragic that the homeowners are allowed to keep it empty instead of being fined and/or renting it out.
4/12/2022 3:38 PM
Agenda Packet Page 410 of 595
El Cerrito Housing Element Final Housing Element | August 2023 Appendix B | Community Engagement
Polling Results from Community
Workshop
Agenda Packet Page 411 of 595
El Cerrito Housing Element
Community Workshop
26 Apr - 03 May 2022
Poll results
Agenda Packet Page 412 of 595
Table of contents
Which statement(s) best describes you?
What is your housing situation?
What is your age?
How long have you lived in El Cerrito?
What do you like about living or working in El Cerrito? Which statement best describes your experience finding and securing housing in the City?
What do you think are the greatest fair housing issues in El Cerrito? What do you think are the greatest challenges in El Cerrito? What ideas do you have for addressing housing challenges in El Cerrito? Agenda Packet Page 413 of 595
Multiple-choice poll (Multiple answers)
Which statement(s) best describes you? 0 2 4
I am a resident of El Cerrito
88 %
I work in El Cerrito
25 %
I am a developer in the area
8 %
I represent a non-profit or advocacy group
42 %
Agenda Packet Page 414 of 595
Multiple-choice poll
What is your housing situation? 0 2 2
I own my home
77 %
I rent my home
14 %
I live with family/friends (i.e, do not pay rent)
5 %
I have roommates (i.e, live with others and pay rent)
5 %
Do not currently have a permanent home
0 %
Agenda Packet Page 415 of 595
Multiple-choice poll
What is your age? 0 2 3
Under 18
0 %
18 – 24
0 %
22-34
4 %
34-49
30 %
50-64
26 %
65 or older
39 %
Agenda Packet Page 416 of 595
Multiple-choice poll
How long have you lived in El Cerrito? 0 2 4
Less than 1 year
0 %
1-4 years
13 %
5-9 years
8 %
10 + years
71 %
I do not live in El Cerrito
8 %
Agenda Packet Page 417 of 595
Wordcloud poll
What do you like about living or working in El
Cerrito?
0 2 4
BART
progressive
walkability
friendly
diversity
where sre the renters
transit
the greenway
the creek
small
safe
quiet
parks
option
neighborhoods
nature
close
cities
bikeablity
big
being close to BART
Weather
Values
Used to be relatively affordable. Not anymore 😕
Urban but quieter
Transit access
Township
The hills and landscape
Small City
Recreation services
Ohlone Greenway People
Moderate weather
Its location
Handy location.
Great weather
Great people
Great
Fairly diverse range of people.
Diverse
Creative, progressive thinking in urban planning
Close to many things
Chance to shape the city
Beauty
Agenda Packet Page 418 of 595
Multiple-choice poll
Which statement best describes your
experience finding and securing housing in the
City?
0 2 3
I had no trouble finding housing
22 %
It was and is still hard to find an affordable place to live, based on my household income.
17 %
I had to leave my preferred neighborhood to move to a less convenient location to find an affordable place to live. 17 %
Not applicable
43 %
Agenda Packet Page 419 of 595
Open text poll
What do you think are the greatest fair housing
issues in El Cerrito?
(1/4)
0 2 5
limited public transit in many areas
makes car ownership necessary
hills are vulnerable to catastrophic
fire
corporate purchasing of homes
Agree that some upzoning is
necessary. Single-family zoning is so
dominant everywhere
Pg&e
AMI residents can double dip in
private seller market and market
rate housing developments is
unfair to all other income brackets
who are left to fight over the scraps
Speed of housing approvals makes
it cost prohibitive
cost of housing is gentrifying the
city and displacing lower income
residents
City fees for building are too
expensive
Cost and available unit type
Too much Focused development
instead of widespread ability
(Specific Plans versus 4-plex by right
everywhere)
Agenda Packet Page 420 of 595
Open text poll
What do you think are the greatest fair housing
issues in El Cerrito?
(2/4)
0 2 5
New housing projects that are not
sufficiently geared toward
affordable housing. 10 units per 100
for example is a drop in the bucket.
Too much r1 zoning
Not enough duplexes, triplexes
renters vulnerable to rent hikes (no
rent control)
Shortage of low income housing
Not enough resources and wrap
around services to help people
successfully become self-sufficient
The big, new, corporate buildings
are cost-prohibitive for many
people, and they have practices that
are difficult for many to handle.
They give the city and the good
landlords a bad name.
cost of new construction is too high
NIMBY mentality about building
higher density housing
Not enough along transit corridors
Not enough low income and senior
housing
Lack of SFH renter protections
Agenda Packet Page 421 of 595
Open text poll
What do you think are the greatest fair housing
issues in El Cerrito?
(3/4)
0 2 5
Lack of space for low-very low
affordable housing projects.
Lack of affordable housing
Ensuring that in-lieu fees or wage
mandates don't create economic
barriers to projects
Housing located where
transportation can take people to
opportunity
Disabled access
It just seems like people are priced
out of the higher resource areas.
Affordability
Parking requirements make it
harder to create enough housing
Low density zoning
Rising amount of unhoused people;
house the unhoused!
Lack of tenant protections, little
support to help homeowner make
repairs and thus renters living in
poor and unsafe housing.
Need rentals for low income people
Limited supply
Legacy of racial covenants,
exclusionary zoning, and racial
wealth gap.
Agenda Packet Page 422 of 595
Open text poll
What do you think are the greatest fair housing
issues in El Cerrito?
(4/4)
0 2 5
Persistent deference to developers
and market rate housing over
affordable housing
Access to affordable housing,
systemic racism
city didn't adequately address the
displacement at Audiss RV park
(replaced by $900k condos)
Lack of affordable housing
low density zoning in high
opportunity areas is a barrier to
affordable housing
Unaffordable housing
Not enough affordable homes near
transit and jobs
Equality
affordability
Agenda Packet Page 423 of 595
Open text poll
What do you think are the greatest challenges
in El Cerrito?
(1/3)
0 2 7
more el cerrito specific data need to
address policies.
Lack of safe walkability and safe
biking available on San Pablo
Need better local amenities
lack of density
Housing purchased by corporations
for rental units
Need more units that house more
than one person.
better transit and better pedestrian
access
lack of political will
higher allowable densities to
support inclusionary housing
Housing mix increases cost
NIMBY opposition to new housing
lack of options for housing the
unhoused.
Empty storefronts
No protections for SFH renters
City’s budget
Better public transportation.
Too many market rate housing
being built. We need more social
housing
Tempore shelters for homeless
Affordability. Need for tenant
protections. Disporportionate
Agenda Packet Page 424 of 595
Open text poll
What do you think are the greatest challenges
in El Cerrito?
(2/3)
0 2 7
production of market rate and
underproduction of affordable
housing
Expensive housing pushing out
existing residents and creating a
wealthy monoculture
Housing affordability
Parking take aways
Need housing for homeless
Public transportation other than
bart
Inequality
No help for homeless folks.
Reconciling the desire of a smalltown environment
with the need for more housing.
affordability
unaffordable housing, cost of
development, unsustainability
Lack of housing density near the
plaza station
Limited build opportunities in hills
and large minimum lot sizes
Missing middle
Feasibility/financing gap
I was told affordable housing for
impoverished people coming out of
transitional housing
Affordable Housing for low - very
low income
Agenda Packet Page 425 of 595
Open text poll
What do you think are the greatest challenges
in El Cerrito?
(3/3)
0 2 7
Affordability
Affordability
gentrification and equity for
housing. I know too many people
leaving El Cerrito due to
affordability.
Expensive, too much driving
Affordable multifamily housing
affordability
"missing middle" housing
Cost!
Not enough apartments
Availability
Neighbors
Affordability
Agenda Packet Page 426 of 595
Open text poll
What ideas do you have for addressing housing
challenges in El Cerrito?
(1/4)
0 2 1
Work with Richmond to add housing
Develop tiny homes for unhoused
EL Cerrito publicly support public
banks
More social housing and community
land trusts
Ensure that the affordable housing
units aren’t only built at the very end
of a new housing development.
public banking/financing for
affordable housing to allow the
community to invest
in itself instead of speculative
developers with high profit motive
Addressing blight to attract more
businesses and residents.
Work WITH landlords, not against
them. Have free mediation available
for both tenants and landlords to
reduce dependency on courts. Be
sure we have 100% of rentals
participating in the Rent Registry! Do
we?
Incentivize development of single
story small lots along San Pablo
Working closely with
Agenda Packet Page 427 of 595
Open text poll
What ideas do you have for addressing housing
challenges in El Cerrito?
(2/4)
0 2 1
property owners/developers on
development standards in San Pablo
Avenue Specific Plan (e.g. height,
etc.)
Tax vacant properties an additional
fee for being vacant
Tax on vacant lots and homes
More housing for homeless like
Idaho Apartments.
Our nonprofit, Courageous Women
Association, has a collaborative
program that we'd like to work with
the City on that addresses not only
housing
but will allow for both housing and
jobs simultaneously; addressing the
needs of affordable housing and
jobs for homeless individuals and
families.
Aggressively continue encouraging
housing on San Pablo Ave.
Eliminate any covered parking
requirements that we’ve had in El
Cerrito in the past
Allow easier permits approval
Citywide regulatory changes
Prioritize walkability and biking over
parking spaces
Agenda Packet Page 428 of 595
Open text poll
What ideas do you have for addressing housing
challenges in El Cerrito?
(3/4)
0 2 1
policy to implement a requirement
for productive temporary use of
vacant (to be developed) lots. There
is too much holding of land and
waiting for it to appreciate rather
than serving the community
zoning for better distribution of
affordable housing in higher
opportunity areas
Increase the density in the higher
opportunity areas of the city, don’t
just focus it in the flats, a great first
step, what can you do in the hills
Need more subsidized housing
beyond the California mandate
Make higher density housing look
awesome
Shared housing for singles
Think outside the box: what funding
sources have not been pursued for
more affordable housing.
Ordinance requiring 1 year of
residence before turning a house
into a rental unit.
Increased in lieu fees or better yet
eradication of
Agenda Packet Page 429 of 595
Open text poll
What ideas do you have for addressing housing
challenges in El Cerrito?
(4/4)
0 2 1
them entirely and mandate to build
affordable housing onsite
Allow more corner stores with
homes on top to increase
walkability
Housing the unhoused
More Higher density along SPA
Seek more grants…cap and trade
etc. near transit
Allowing duplexes or larger
everywhere
4 plex by right
Agenda Packet Page 430 of 595
El Cerrito Housing Element Final Housing Element | August 2023 Appendix B | Community Engagement
Comments Received on Public Review
Draft Housing Element
Agenda Packet Page 431 of 595
April 21, 2022
Dear El Cerrito City Council:
We are writing on behalf of YIMBY Law and Greenbelt Alliance regarding El Cerrito’s 6th Cycle Housing Element Update. YIMBY Law is a legal nonprofit working to make housing in California more accessible and affordable through enforcement of state law. Greenbelt Alliance is an environmental nonprofit working to en‐ sure that the Bay Area’s lands and communities are resilient to a changing climate.
We are writing to remind you of El Cerrito's obligation to include sufficient sites in your upcoming Housing Element to accommodate your Regional Housing Needs Allocation (RHNA) of 1,391 units.
In the Annual Progress Reports that El Cerrito submitted to HCD, we observe the following trend of housing units permitted in the last four years:
Year Housing units permitted
2018 18
2019 136
2020 171
2021 56
Average, 2018-2021 95
To meet the 6th cycle RHNA target, the rate of new housing permits in El Cerrito would need to increase from 95 units per year in 2018-2021 to 174 units per year in the next 8 years. This is a 83% increase from re‐ cent years. If the current pace were to continue, El Cerrito would meet only 55% of its new housing target.
Based on these trends, it is unlikely that El Cerrito’s existing realistic zoning capacity is sufficient to meet its 6th cycle RHNA target. According to HCD’s Housing Element Site Inventory Guidebook, housing elements must analyze the realistic capacity of their sites, which may include considerations of “[l]ocal or regional track records”, “past production trends”, and “the rate at which similar parcels were developed during the previous planning period”. A housing element that does not include a significant rezoning component is therefore un‐ likely to be compliant with state law.
We urge El Cerrito to include a major rezoning component in its Housing Element—a rezoning large enough to close the gap between recent housing production trends and the RHNA target. The rezoning should be within existing communities and should comply with the city’s obligation to Affirmatively Further Fair Hous‐ ing. We also urge El Cerrito to ease any other constraints, such as discretionary approval processes or impact fees, that may impede the rate of development on your city's housing sites.
Thank you,
Sid Kapur, East Bay YIMBY ([email protected])
Rafa Sonnenfeld, YIMBY Law ([email protected])
Zoe Siegel, Greenbelt Alliance ([email protected])
Agenda Packet Page 432 of 595
From: Alison McKee
To: Planning Mailbox
Cc: Library Leadership; John Gioia; Monica Nino; Michael Fischer; rachel; Heidi Goldstein Subject: Re: Public comment on the El Cerrito draft 2023-31 Housing Element Update Date: Thursday, August 11, 2022 2:31:09 PM
Caution! This message was sent from outside your organization.
Dear Ms. Moss,
Please use this letter for public comment and not the initial letter I sent. The initial letter contained inaccurate information in the second paragraph.
As the City of El Cerrito goes through the process of updating its Housing Element of the General Plan, please consider the impact new development will have on the El Cerrito Library, as the increased number of housing units recommended for your city by the Association of Bay Area Governments (ABAG) will certainly have an impact on the Library’s ability to sufficiently serve the residents of El Cerrito.
Contra Costa County funds a base level of 40 weekly open hours at the El Cerrito Library and the City of El Cerrito is responsible for funding the library facility, its upkeep, and all utility costs. Normally, any city that would like their library to be open more than the county 40-hour base has the option of funding extra hours, up to 56 hours per week. Since the El Cerrito Library is so small the city of El Cerrito only has the option to fund 6 extra open hours since any additional hours would require more staff that the building can accommodate.
Compared to other Bay Area Libraries, Contra Costa County Library has the lowest level of funding.
Library Funding per
Person
Population of
Service Area
Number
of
Libraries
Contra Costa $33.58 1,042,344 26
Richmond $39.86 111,217 3
Alameda Co. $55.68 613,679 10
Pleasanton $58.95 79,464 1
Livermore $60.49 91,861 3
Solano $60.58 389,856 9
Alameda City $72.39 81,312 3
Napa $83.17 133,015 4
Benicia $86.91 27,131 1
Oakland $94.42 433,697 18
Marin $123.04 142,424 10
San Francisco $165.09 873,965 28
Berkeley $176.40 122,580 5
As a result of this limited funding and the fact that the facility is also old, outdated, and too small, Agenda Packet Page 433 of 595
the El Cerrito Library has limited open hours, collections, and technology. The increased population attributable to future development of new housing units referenced in the City’s proposed Housing Element will further exacerbate these issues. This will be particularly detrimental to low-income residents, many of whom rely on public libraries for its free resources, including computers and internet access. We anticipate that an increased population from new development within the City will require a library with much more than its already limited space, which will, in turn, require more maintenance, a larger collection of books, and more literacy and enrichment programs, particularly for young children and school aged children. To the extent these impacts are attributable to new development within the City, there may be a basis for requiring new development to fund its proportional share of Library space, collection, and/or services required to mitigate the impacts of that new development.
Please consider evaluating the impact that additional development in the City will have on the El Cerrito Library, and please consider whether it is feasible to mitigate this impact by requiring new development to pay an impact fee that would fund library facilities and services necessary to mitigate the impact of that new development. These investments will help to ensure that the partnership between Contra Costa County and the City of El Cerrito will continue to serve current and future residents of El Cerrito at a level that will help your City and its residents thrive.
Thank you,
A l i s o n M c K e e
County Librarian • CONTRA COSTA COUNTY LIBRARY
• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • LIBRARY ADMINISTRATION | 777 Arnold Drive| Martinez, CA 94553 [email protected] | 925-608-7701 | Follow us on facebook | twitter From: Alison McKee <[email protected]>
Sent: Wednesday, August 10, 2022 5:18 PM
To: [email protected] <[email protected]> Cc: Library Leadership <[email protected]>; John Gioia <[email protected]>; Monica Nino <[email protected]>; Michael Fischer <[email protected]>; rachel <[email protected]>; Heidi Goldstein <[email protected]>
Subject: Public comment on the El Cerrito draft 2023-31 Housing Element Update Dear Mr. Moss
As the City of El Cerrito goes through the process of updating its Housing Element of the General Plan, please consider the impact new development will have on the El Cerrito Library, as the increased number of housing units recommended for your city by the Association of Bay Area Governments (ABAG) will certainly have an impact on the Library’s ability to sufficiently serve the residents of El Cerrito.
Contra Costa County funds a base level of 40 weekly open hours at the El Cerrito Library and the City Agenda Packet Page 434 of 595
of El Cerrito is responsible for funding the library facility, its upkeep, and all utility costs. Normally, any city that would like their library to be open more than the county 40-hour base has the option of funding extra hours. Since the El Cerrito Library is so small and cannot accommodate the staff needed for additional open hours, the city of El Cerrito does not have that option.
Compared to other Bay Area Libraries, Contra Costa County Library has the lowest level of funding.
Library Funding per
Person
Population of
Service Area
Number
of
Libraries
Contra Costa $33.58 1,042,344 26
Richmond $39.86 111,217 3
Alameda Co. $55.68 613,679 10
Pleasanton $58.95 79,464 1
Livermore $60.49 91,861 3
Solano $60.58 389,856 9
Alameda City $72.39 81,312 3
Napa $83.17 133,015 4
Benicia $86.91 27,131 1
Oakland $94.42 433,697 18
Marin $123.04 142,424 10
San Francisco $165.09 873,965 28
Berkeley $176.40 122,580 5
As a result of this limited funding and the fact that the facility is also old, outdated, and too small, the El Cerrito Library has limited open hours, collections, and technology. The increased population attributable to future development of new housing units referenced in the City’s proposed Housing Element will further exacerbate these issues. This will be particularly detrimental to low-income residents, many of whom rely on public libraries for its free resources, including computers and internet access. We anticipate that an increased population from new development within the City will require a library with much more than its already limited space, which will, in turn, require more maintenance, a larger collection of books, and more literacy and enrichment programs, particularly for young children and school aged children. To the extent these impacts are attributable to new development within the City, there may be a basis for requiring new development to fund its proportional share of Library space, collection, and/or services required to mitigate the impacts of that new development.
Please consider evaluating the impact that additional development in the City will have on the El Cerrito Library, and please consider whether it is feasible to mitigate this impact by requiring new development to pay an impact fee that would fund library facilities and services necessary to mitigate the impact of that new development. These investments will help to ensure that the partnership between Contra Costa County and the City of El Cerrito will continue to serve current and future residents of El Cerrito at a level that will help your City and its residents thrive.
Thank you,
Agenda Packet Page 435 of 595
A l i s o n M c K e e
County Librarian • CONTRA COSTA COUNTY LIBRARY
• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • LIBRARY ADMINISTRATION | 777 Arnold Drive| Martinez, CA 94553 [email protected] | 925-608-7701 | Follow us on facebook | twitter Agenda Packet Page 436 of 595
From: Michael Fischer
To: Planning Mailbox
Subject: Fwd: Housing Element Update - Library Impact Fee Date: Saturday, August 13, 2022 1:15:23 PM
Caution! This message was sent from outside your organization.
Planning Staff —
Sorry to the the in the original address of this email sent to you and others.
Kind regards,
Michael
Michael Fischer (he him)
[email protected]
El Cerrito City Designated Library Commissioner
Chair, Contra Costa County Library Commission
El Cerrito Needs an Appropriate 21st Century Library
On August 13, 2022 at 13:11:36, Michael Fischer ([email protected]) wrote:
Council Members and Planning Staff —
I wish to comment on a specific issue with regard to the Housing Element Update. While I am the Library Commissioner appointed by the City Council and the Chair of the Contra Costa County Library Commission, my views are my own and not those of the City Council, the Library Commission, or the Board of Supervisors.
As County Librarian Alison McKee has noted in her comment on the Update, an increase in the housing supply will, of course, result in an increase in population in El Cerrito and an increase in the usage of the El Cerrito Library. This is, of course, a good thing. We need housing in the Bay Area and El Cerrito should, of course, continue to do its part at all appropriate levels of housing need. El Cerrito is well situated in regard to public transit lines which will help our increased population access to various parts of the Bay Area. El Cerrito is a city that provides comprehensive services to its population.
Likewise, the increased usage of our library is a good thing. Libraries exist to provide a host of services to their patrons. In today’s technological age, some of these services can be accessed online. But much what a library offers can only be found in person.
As Ms. McKee has noted, and as you all know, our library is small and inadequate in many ways. The city, in conjunction with the library Agenda Packet Page 437 of 595
community, is working on addressing this issue. We all hope a new library, with significantly increased size and built to 21st Century standards, will be part of the Transit Oriented Development at BART’s El Cerrito Plaza. That library will be able to serve some additional population as currently operated. But more is needed.
If the new library is open only for the current 46 hours a week (40 county provided and 6 city provided), it will be inadequate to serve our anticipated and appropriately increased population. Increasing the hours in our new library to either 52 or 56 hours a week will be possible but will require increased city expenditures. In addition, if Sunday hours are able to be returned, this will involve even more money, albeit money well spent.
I am well aware of the budgetary issues that our city has recently faced and is now beginning to emerge from. As City Manager Karen Pinkos said in her August 13 City Manager’s update, " I’m happy to say that the City has indeed turned the corner financially. ” But that does not mean that we have the funding to provide the full range of services and facilities that a new library would be able to have, including the potential of greatly increased hours.
Thus, I would like to join in the County Librarian's suggestion of a potential library impact fee. We all know that developer’s fees are utilized to reduce the impact on city and other governmental services brought about by new development. I do not claim to be an expert on impact fees including what items they can be used on. I do ask the city to consider incorporating these types of fees to be used for appropriate expenditures involving our library.
There may be some concern about the effect of a library impact fee on the new housing supply. While this may be a matter to be considered, I think that steps can be taken to mitigate any issues here and the issue is not as important as it may seem.
1. As noted on the impactfees.com website, there is support among developers and builders for appropriate impact fees.
2. I am informed that some surrounding jurisdictions, such as the City of Richmond, the City and County of San Francisco, and the County of San Joaquin do have library impact fees.
3. Consideration should be given to exempting developers of below-market-rate housing from such fees to mitigate the effect of this fee on this vitally important portion of our housing need.
4. The effect of this fee on the housing supply is, in any case, likely to be minimal given the relatively small amount of this fee, especially in comparison to other existing fees and costs of construction.
5. While it is not a perfect comparison, the concern expressed at the time of Agenda Packet Page 438 of 595
adoption of the transfer tax about its effect on housing sales did not happen.
Thank you for consideration of this suggestion. I’m happy to answer any questions you may have.
Kind regards,
Michael
Michael Fischer (he him)
[email protected]
El Cerrito City Designated Library Commissioner
Chair, Contra Costa County Library Commission
El Cerrito Needs an Appropriate 21st Century Library
cc: Supervisor John Gioia
City Manager Karen Pinkos
County Librarian Alison McKee
Library Commissioner Rachel Rosekind
Alternate Library Commissioner Barry Koops
Alternate Library Commissioner Carolyn Wysinger
City Council Candidate Vanessa Warheit
El Cerrito Library Foundation President Al Miller
Friends of El Cerrito Library President Amy Rogers
Agenda Packet Page 439 of 595
From: Gabe Quinto
To: Karen Pinkos; Aissia Ashoori; Melanie Mintz; Woodruff, Sky; Alexandra Orologas; Holly Charléty Subject: Fwd: Public Comment: Housing Element
Date: Tuesday, August 16, 2022 2:11:15 PM
Sent from my iPhone
Begin forwarded message:
From: Sherry Drobner <[email protected]>
Date: August 16, 2022 at 8:57:48 AM PDT
To: City Clerk <[email protected]>
Cc: Lisa Motoyama <[email protected]>, Gabe Quinto <[email protected]>, Paul Fadelli <[email protected]>, Tessa Rudnick <[email protected]>, Janet Abelson <[email protected]cerrito.ca.us> Subject: Public Comment: Housing Element
Caution! This message was sent from outside your organization.
Dear City Council Members,
I attended the presentation for the Housing Element plan on August 1st. Very few people from the community were present. I appreciated the presentation by the consultants and was grateful that we had one community member who had the opportunity to review the draft plan and comment. Personally, the plan posted on the website on July 29th, and the 269 pages aren't indexed in a manner to make it easy for those of us interested in reviewing particular parts of the plan. Obviously the City Council meeting is our next opportunity to hear the presentation; however, as I have experienced in the past, this is not a time for me to ask questions, only comment.
The placement of the Housing Element discussion is at the very end of what seems like a packed agenda. Once again, many people who are interested in housing may not make it to the late hour to either hear the presentation or comment.
I want to echo the sentiments raised at the August 1st presentation of the Housing Element Plan. First, policies for tenant protection from displacement should be prioritized in the name of housing equity. Second, I do not see mention of any specific "first right" policy, but as the projects along the San Pablo Corridor develop, and in particular the BART Plaza project, I suspect tenants will be at risk for displacement. A "first right" policy, giving eligible existing tenants access to new affordable housing should be considered. At minimum, I would hope that this be an avenue for discussion rather than ignored, in hopes that the market itself will correct inequities in our housing. We cannot assume that the creation of Agenda Packet Page 440 of 595
more affordable housing will safeguard the existing residents living in properties near the impacted areas slated for development.
Sincerely,
Sherry Drobner
Agenda Packet Page 441 of 595
Agenda Packet Page 442 of 595
Agenda Packet Page 443 of 595
Agenda Packet Page 444 of 595
Agenda Packet Page 445 of 595
August 22, 2022
Sean Moss - By Email Only - [email protected] Planning Manager
City of El Cerrito
RE: Draft Housing Element
Mr. Moss,
East Bay for Everyone is a membership organization advocating for housing, transit, tenant rights, and long-term planning in the East Bay. We write to provide comments on the City of El Cerrito’s 6th Cycle Housing Element Public Review Draft (“Draft”).
Summary
- We have a number of comments on improving proposed Programs and Policies - We request that El Cerrito identify low-income RHNA sites in high-resource areas outside of San Pablo Avenue in order to avoid concentrating low-income housing in low and moderate resource tracts in order to comply with El Cerrito’s obligation to affirmatively further fair housing.
Programs and Policies
● H-1.7 After January 31, 2026, the City shall allow developments with at least 20 percent affordable lower-income housing units by-right, consistent with objective development and design standards, on lower-income sites counted in previous housing cycles, consistent with Government Code Section 65583.2. *NEW*
○ Three years is far too long to re-zone for by-right approvals as required by AB1397.
Consider reducing this timeline to January 31, 2024.
● Program H-1.E. Zoning for Innovative Housing Types - The City shall evaluate current zoning standards and consider potential zoning modifications and/or incentives to encourage innovative housing types, including tiny homes, efficiency units, and missing middle housing types
○ We are happy to see El Cerrito consider innovative housing types. As written, however, this program is vague and noncommittal. Moreover, it’s unclear what El Cerrito would deliver in 2026. El Cerrito should update this program to provide 1 Agenda Packet Page 446 of 595
concrete, actionable commitments to rezoning and building code reforms to allow for innovative housing types.
● Program H-2.C. New Local Sources of Affordable Housing Funding - The City shall investigate potential local funding sources that could be used to leverage state or federal grant programs and develop affordable housing.
○ We support the use of real estate transfer taxes as a potential source of additional affordable housing. We advise El Cerrito to craft a progressive rate and a broad base to prioritize equity in this revenue source.
● Program H-2.J. Affordable Housing and Places of Assembly - The City shall explore the creation of an overlay zone or other zoning mechanism that would allow and provide incentives for affordable housing development on property owned or leased by a faith-based institution.
○ We support this program as a concept. We, however, urge El Cerrito to revise this program to commit to concrete, actionable steps towards this goal by January 2026.
● H-3.9 Ensure that sites being redeveloped for housing do not result in a net reduction in housing unit capacity, consistent with Government Code Section 66300(d). ○ SB330/SB8 create demolition protections for protected units (deed-restricted, rent-controlled and those occupied by low-income renters) when demolition is proposed. Development applicants must replace the protected units 1 to 1 and provide a right to return at deed-restricted or rent-control levels for displaced tenants.
○ El Cerrito should codify these protections into its municipal code. ○ El Cerrito should update its development application to inform potential applicants about SB330/SB8 tenant demolition protections and right to return. In addition, the development application should require a section requesting information about the existence of SB330/SB8 protected units that may be demolished as part of a project, plans for replacement and right to return of displaced tenants. Oakland and Los Angeles already do this for their development applications.
Site Inventory
● Affirmatively Furthering Fair Housing
○ The site inventory concentrates low-income RHNA development along San Pablo Avenue – which is relatively low-resource compared to the rest of the city. El 2 Agenda Packet Page 447 of 595
Cerrito should add low-income RHNA sites in higher-resource neighborhoods. If re-zoning is necessary for this, that should be pursued as soon as possible.
We look forward to continuing to engage with the City of El Cerrito in this process.
John Minot
Co-Executive
East Bay for Everyone
3 Agenda Packet Page 448 of 595
From: Sam Greenberg
To: Planning Mailbox
Subject: El Cerrito Housing Element Feedback
Date: Monday, August 29, 2022 9:54:51 AM
Caution! This message was sent from outside your organization.
Hello,
I am writing regarding the El Cerrito housing element draft. While I am impressed with the total number of pipeline units planned in the city, I am concerned that the housing element does not properly address El Cerrito’s obligation to affirmatively further fair housing. The city is concentrating as much development as possible around predominantly lower-income San Pablo Avenue. To reduce segregation and address AFFH requirements, El Cerrito should rezone areas currently zoned for single-family homes and other low-intensity uses around its BART stations—especially to the east. While the San Pablo Specific Plan does quite a lot to concentrate development near transit, there are higher-income areas with great transit access that that remain zoned for single-family homes only.
Additionally, to prevent displacement, rent control should be included as a policy within the housing element. The housing element is the time when cities plan for the next eight years of housing policy, and during our current housing affordability crisis it is more important than ever to prevent longtime residents from being displaced by skyrocketing rents.
Thank you for taking our feedback!
Best,
Sam Greenberg
Agenda Packet Page 449 of 595
August 29, 2022
To: Sean Moss, Planning Director
Melanie Mintz, Community Development Director
Mayor Gabe Quinto
Mayor Pro Tem Lisa Motoyama
Councilmember Janet Abelson
Councilmember Paul Fadelli
Councilmember Tessa Rudnick
cc: David Zisser, Assistant Deputy Director, HCD
Melinda Coy, Land Use and Planning Manager, HCD
RE: Comments on the City of El Cerrito’s 6th Cycle Draft Housing Element Dear Community Development and Planning Staff, Mayor Quinto and City Councilmembers:
Thank you for the opportunity to comment on El Cerrito’s Draft Housing Element. East Bay Housing Organizations (EBHO) is a member-driven organization working to preserve, protect, and create new affordable housing opportunities for low-income communities in the East Bay by educating, advocating, organizing, and building coalitions. We have a long history of working with the City in furtherance of its affordable housing objectives, and note that the City has continued to support affordable housing even in the face of diminished financial resources.
We appreciate the tremendous work by City staff and consultants to bring the Housing Element update to this point, including work to maximize affordability for the El Cerrito Plaza BART Transit-Oriented Development (TOD) project.
We offer our comments with the hope that the City will incorporate them to produce a final document that moves the City in the direction of significant progress to achieve housing justice and meet all of the City’s current and future housing needs, with a focus on its extremely low, very low and low income needs.
We note that El Cerrito’s progress through 2021 in meeting its RHNA obligations in the current housing element cycle is commendable, including meeting 76% of the lower income need, significantly better than many other jurisdictions. At that same time, the City also produced 380% of the need for Above Moderate Income market-rate housing, yielding a ratio of just one affordable unit for every five market-rate units. Given the success of market-rate development Agenda Packet Page 450 of 595
EBHO Comments on El Cerrito Draft Housing Element
August 29, 2022