The City will establish a definition of employee housing and ensure permitting requirements are compliant with Health and Safety Code Section 17021.5. Modifications, if approved will be implemented in 3 years.
2. Residential Care Facilities. Planning Regulations shall be updated to allow residential care facilities with seven or more persons to be subject to the same restrictions that apply to other residential uses of the same type in the same zone. Modifications, if approved will be implemented in 3 years.
3. Agricultural Worker Housing. Planning Regulations will be updated to define agricultural worker housing and to identify that any agricultural worker housing consisting of no more than 36 beds in a group quarters or 12 units or spaces shall be deemed an agricultural land use and permitted in the same manner as agricultural uses consistent with Health and Safety Code Section 17021.6. The Planning Regulations will also be updated to provide for streamlined, ministerial approval of agricultural worker housing that meets the requirements of Health and Safety Code Section 17021.8. Modifications, if approved will be implemented in 3 years.
City of Emeryville 2023-2031 Housing Element Public Review Draft Goals, Policies, and Programs 227
4. Group Residential and Single-Room Occupancy (SRO). Planning Regulations will be amended to permit group residential uses with seven or more residents through a ministerial process rather than requiring a CUP to address the needs of extremely low-income households and expanding affordable housing opportunities. Additionally, the City will explore adopting a group residential preservation ordinance to maintain existing housing available to extremely low-income households in January 2027 and make any necessary updates to the Planning Regulations by January 2028.
5. Emergency Shelters. The City will review and revise parking requirements for emergency shelters to ensure that parking standards are sufficient to accommodate all staff, provided standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone, per California Government Code Section 65583(a)(4).
Additionally, the City will consider removing the CUP on emergency shelters in the MUR zone and allowing them with a CUP in the P zone. Modifications, if approved will be implemented in 3 years.
6. Three to Four Multi-Units. The City will permit by right 3- and 4-unit multi-unit projects in the RM district with no density requirement, as long as it is in compliance with FAR and height limits. Base FAR will also be increased to 1.0 and Bonus FAR will be eliminated in the RM Zone. Modifications, if approved will be implemented in 3 years.
7. Mobile/Manufactured Planning Regulation Amendment. Planning Regulations will be updated to require mobile and manufactured homes the same approval processes as singlefamily residential uses, in compliance with California Government Code Section 65852.3 within 3 years.
8. Conversion from Single-Family Home to Duplex. Within two years of Housing Element adoption, the City will consider opportunities to streamline the permitting process to convert single-family homes to duplexes, including the possibility of waiving the requirement for Planning Commission approval for projects that will not maintain the same square footage.
The City will make any necessary changes to the Planning Regulations by January 2026. (See also Program B.)
Implements Policies: H-3-2; H-5-1
Responsible department/review authority: Planning, Planning Commission, City Council Timeframe: Project timelines are identified with each sub-program Funding source: General Fund
MM. MONITOR CHANGES IN FEDERAL AND STATE HOUSING, PLANNING, AND ZONING LAWS. THE CITY WILL
CONTINUE TO MONITOR FEDERAL AND STATE LEGISLATION THAT COULD IMPACT HOUSING AND SUPPORT, OR OPPOSE PROPOSED CHANGES OR ADDITIONS TO EXISTING LEGISLATION, WHEN APPROPRIATE. THE CITY WILL
ALSO UPDATE THE PLANNING REGULATIONS, WHEN APPROPRIATE, TO COMPLY WITH ANY NEW HOUSING RELATED PLANNING OR ZONING LAWS ENACTED BY THE STATE DURING THE CYCLE 6 PLANNING PERIOD.
Implements Policies: H-3-2; H-5-1
Responsible department/review authority: Planning, Planning Commission, City Council City of Emeryville 2023-2031 Housing Element Public Review Draft Goals, Policies, and Programs 228
Timeframe: Implement (Ongoing)
Funding source: General Fund
NN. REVIEW NONGOVERNMENTAL CONSTRAINTS IMPEDING RESIDENTIAL DEVELOPMENT. IN INSTANCES WHERE
RESIDENTIAL DEVELOPMENTS HAVE BEEN APPROVED BY THE CITY BUT BUILDING PERMITS OR FINAL MAPS HAVE
NOT BEEN OBTAINED, THE CITY WILL MAKE DILIGENT EFFORTS TO CONTACT APPLICANTS TO DISCOVER WHY UNITS HAVE NOT BEEN CONSTRUCTED WITHIN TWO YEARS AFTER APPROVAL. IF DUE TO NONGOVERNMENTAL
CONSTRAINTS, SUCH AS RAPID INCREASES IN CONSTRUCTION COSTS, SHORTAGES OF LABOR OR MATERIALS, OR
RISING INTEREST RATES, TO THE EXTENT APPROPRIATE AND LEGALLY POSSIBLE, THE CITY WILL SEEK TO IDENTIFY ACTIONS THAT MAY HELP TO REMOVE THESE CONSTRAINTS. ADDITIONALLY, THE CITY WILL PROACTIVELY WORK
WITH STAKEHOLDERS TO IDENTIFY NONGOVERNMENTAL CONSTRAINTS OR OTHER CONSIDERATIONS THAT MAY
IMPEDE THE CONSTRUCTION OF HOUSING IN EMERYVILLE AND WORK COLLABORATIVELY TO FIND STRATEGIES AND ACTIONS THAT CAN ELIMINATE OR REDUCE IDENTIFIED CONSTRAINTS.
Implements Policies: H-5-2
Responsible department/review authority: EDH
Timeframe: Implement (Ongoing)
Funding source: General Fund
OO. HOUSING FOR SENIORS. TO ENSURE THE SENIOR POPULATION IS ABLE TO
CONTINUE TO AGE IN PLACE AND HAVE HOUSING OPTIONS THAT MEET THEIR FINANCIAL, SOCIAL AND PHYSICAL NEEDS THE CITY WILL:
1. Seek funding to support a Housing Counselor to assist Seniors in navigating and applying for Affordable Housing Opportunities.
2. Evaluate the feasibility of creating a Shared Housing Program for seniors and if feasible, collaborate with a community partner to facilitate the program.
3. Continue to facilitate the redevelopment of Site 10 on the Site Inventory List, to create 68 affordable housing units for seniors.
4. Work to implement the Housing Domain actions of the Age Friendly Action Plan.
5. Seek opportunities to develop affordable senior housing, such as Residential Care Facilities for the Elderly (RCFE) and independent senior housing developments.
Implements Policies: H-1-2; H-3-2; H-4-2
Responsible department/review authority: EDH, Planning, Community Services, City Council
Timeframe: Onboard a Senior Housing Counselor (Short Term); Evaluate Shared Housing Program (Short Term); Develop Site 8 (Mid Term); Implement Age Friendly Action Plan (Ongoing); Seek Affordable Senior Housing Opportunities (Ongoing) Funding source: General Fund
Quantified Objective: Develop 68 affordable housing units for lower income units seniors (17 extremely low income units, 17 very low income units, and 34 low income units).
City of Emeryville 2023-2031 Housing Element Public Review Draft Goals, Policies, and Programs 229
PP. AFFIRMATIVE FAIR HOUSING MARKETING PLAN. THE CITY HAS REQUIRED ALL DEVELOPERS OF BELOW
MARKET RATE (BMR) HOUSING UNITS, TO CREATE A MARKETING PLAN TO BE APPROVED BY THE CITY PRIOR TO THE SALE AND LEASING OF THE BMR UNITS FOR MANY YEARS. THE CITY WILL CONTINUE TO IMPLEMENT THIS REQUIREMENT BUT WILL EXPAND THE REQUIREMENTS OF THE MARKETING PLAN AS FOLLOWS:
1. Require marketing plans to be updated every 5 years.
2. Require the marketing plans to identify the underserved populations in the area and identify special outreach efforts.
3. Require the collection of race and ethnicity data for all those that apply and were successful in securing a BMR unit to be submitted to the City for review and analysis. Based on the City’s analysis, the City will evaluate if the advertising/outreach methods to attract underserved populations need to be modified or updated and if the reasons why the underserved populations were not approved, to determine if barriers to the tenant selection criteria may exist and need to be amended.
4. Ensure all BMR Property Management Entities participate in Fair Housing training at least once every 2 years.
5. Explore amending the Resale Restriction Agreement for all future BMR resales to require a 3rd party to assist in marketing, screening and selecting the new eligible buyer via a lottery process.
Implements Policies: H-4-1
Responsible department/review authority: EDH, City Council Timeframe: Update Marketing Plan Requirements (Short Term); Collection and Evaluate Program Race and Ethnicity Data (Short Term); Require Fair Housing Training (Ongoing); Revise BMR Resale Requirements (Short Term)
Funding source: General Fund
QQ. TENANT DISPLACEMENT MEASURES. THE CITY WILL CONTINUE TO IMPLEMENT THE FOLLOWING STRATEGIES TO LIMIT TENANT DISPLACEMENT:
1. Continue to implement the Emeryville Live/Work or enrolled in EUSD preference in the leasing of Below Market Rate Rental units in Emeryville.
2. Continue to partner with a 3rd party Housing Service Provider to implement the Tenant/Landlord Eviction and Harassment Ordinance (i.e. Just Cause). The Housing Service Provider will provide assistance to tenants and landlords in navigating their rights and the requirements under the Ordinance related to no-fault evictions, proper eviction noticing, relocation assistance, right to return and mediation for potential tenant harassment.
Additionally, the Housing Service Provider will provide an annual training about the City’s ordinance and the just cause and rent cap provisions under AB1482.
3. Continue to partner with a 3rd Party Legal Service Provider to provide legal services to tenants in need of eviction legal assistance.
4. The City will evaluate emergency ordinances to address evictions, as emergency situations arise. In 2020, the City adopted an Eviction moratorium, in response to the COVID-19 pandemic to prevent property owners from evicting tenants during the COVID-19 state of City of Emeryville 2023-2031 Housing Element Public Review Draft Goals, Policies, and Programs 230
emergency. In support of this effort, the City also created a Rental Repayment Ordinance that outlined the requirements tenants and landlords had to implement to restructure the repayment of missed rent during the COVID-19 State of Emergency and an Emergency Rental Assistance Program, that provide grants funds to support tenants with incomes less than 100 percent AMI that were unable to pay their rent. If another State or County-wide Emergency issue arises that impacts housing and/or low-income households, the City will evaluate the need to implement similar actions or support County-wide efforts to ensure residents are not displaced.
5. Promote the practice of effective management in all rental housing projects in order to maintain and improve the quality of rental housing and the relationship between tenants and landlords. Provide online resources and training opportunities to assist BMR Property Managers (PM) in understanding the BMR rental restrictions and tips for how to troubleshoot common rental issues.
Implements Policies: H-4-1; H-4-3
Responsible department/review authority: EDH, Planning, Planning Commission, City Council
Timeframe: Implement Preference (Ongoing); Support Tenant/Landlord Service Providers (Ongoing); Develop Property Management Training (Short Term); Evaluate Need for Emergency Ordinances (As Needed)
Funding source: General Fund
RR. AFFORDABLE HOUSING PLATFORMS. THE CITY WILL CONTINUE TO COLLABORATE WITH ALAMEDA COUNTY ON
THE DESIGN AND IMPLEMENTATION OF THE ALAMEDA AFFORDABLE HOUSING PORTAL, WHICH AIMS TO BECOME A “ONE-STOP-SHOP” FOR AFFORDABLE HOUSING AND PROVIDES TOOLS FOR DEVELOPERS TO SIMPLIFY THE MARKETING, LEASING AND MANAGEMENT OF THEIR AFFORDABLE HOUSING UNITS. THE CITY WILL ALSO CONTINUE TO SUPPORT THE DEVELOPMENT OF A BAY AREA REGIONAL HOUSING PORTAL (A.K.A “DOORWAY”),
WHICH IS ENVISIONED TO PROVIDE A SIMPLE AND EQUITABLE WAY FOR RESIDENTS TO FIND AND APPLY FOR
AFFORDABLE HOUSING THROUGHOUT THE BAY AREA AND IS WORKING TO CREATE A UNIFIED PLATFORM WITH TRANSPARENT PROCESSES FROM MARKETING TO MOVE-IN. DOORWAY’S PLATFORM WILL SUPPORT RESIDENTS,
HOUSING AND SERVICE PROVIDERS, LOCAL GOVERNMENTS, AND POLICYMAKERS, AND GENERATE CRITICAL
DATA TO INFORM REGIONAL HOUSING POLICY AND ATTRACT ADDITIONAL RESOURCES FOR AFFORDABLE HOUSING. THE CITY WILL MODIFY ITS AFFORDABLE HOUSING COVENANT TO REQUIRE THE UTILIZATION OF THE PLATFORM FOR THE LEASING OF BMR UNITS.
Implements Policies: H-3-2; H-4-1, H-4-2, H-5-1
Responsible department/review authority: EDH, City Council Timeframe: Support Programs (Ongoing); Revise Regulatory Agreement (Short Term) Funding source: General Fund
City of Emeryville 2023-2031 Housing Element Public Review Draft Goals, Policies, and Programs 231
SS. PRO-HOUSING DESIGNATION. THE CITY WILL SEEK A PRO-HOUSING DESIGNATION FROM THE CALIFORNIA
HOUSING AND COMMUNITY DEVELOPMENT FOR ENACTING FAVORABLE ZONING AND LAND USE POLICIES,
POLICIES TO ACCELERATE THE PRODUCTION OF HOUSING, REDUCTION OF CONSTRUCTION AND DEVELOPMENT POLICIES, AND PROVIDING FINANCIAL SUBSIDIES. THE PRO-HOUSING DESIGNATION WILL PROVIDE INCENTIVES,
IN THE FORM OF ADDITIONAL POINTS OR PREFERENCES IN THE SCORING OF COMPETITIVE APPLICATIONS FOR HOUSING AND INFRASTRUCTURE.
Implements Policies: H-1-1; H-1-2; H-3-1
Responsible department/review authority: Economic Development and Housing Division, Planning Division, Planning Commission, City Council Timeframe: Implement required policies (Short Term)
Funding source: General Fund
TT. DEMOLITION PROGRAM. IN 2016 THE CITY AMENDED THE PLANNING REGULATIONS TO REQUIRE ESTABLISHES REGULATIONS FOR THE PRESERVATION OF SIGNIFICANT AND RESIDENTIAL STRUCTURES. THE PURPOSE OF THESE
REGULATIONS IS TO ENCOURAGE THE PRESERVATION AND REUSE OF SUCH STRUCTURES BECAUSE THE CITY FEELS
THAT THE HOUSING STOCK IS AN IMPORTANT COMMUNITY RESOURCE ON WHICH THE SUPPLY AND AFFORDABILITY OF SHELTER AND MAINTENANCE OF THE COMMUNITY’S CHARACTER DEPENDS UPON. THE CITY WILL REVIEW THE REGULATIONS TO ENSURE COMPLIANCE WITH STATE LAW.
Implements Policies: H-3-2; H-5-1
Responsible department/review authority: Planning, Planning Commission, City Council Timeframe: Project timelines are identified with each sub-program Funding source: General Fund
UU. UNIVERSAL DESIGN. THE CITY PREVIOUSLY ADOPTED UNIVERSAL DESIGN AS A COMMUNITY BENEFIT OPTION FOR OBTAINING DEVELOPMENT BONUSES. UNIVERSAL DESIGN STANDARDS MAKE HOMES MORE USABLE AND ACCESSIBLE FOR ALL PEOPLE, INCLUDING PEOPLE WITH DISABILITIES. THE CITY WILL EVALUATE HOW TO
INCORPORATE UNIVERSAL DESIGN FEATURES INTO THE PLANNING REGULATIONS BEYOND WHAT IS CURRENTLY BEING IMPLEMENTED.
Implements Policies: H-1-2, H-3-2
Responsible department/review authority: Planning, Building, Planning Commission, City Council
Timeframe: Mid Term
Funding source: General Fund
City of Emeryville 2023-2031 Housing Element Public Review Draft Goals, Policies, and Programs 232
8.3 Quantified Objectives
Identifying quantified objectives refers to the number of new units that may potentially be constructed over the Planning period, the number of existing units that can be expected to be rehabilitated, and the conservation of existing affordable housing stock. This information is presented in Table 8-2.
Table 8-2. Quantified Objectives
Housing Program
Quantified Objectives Per Income Group
Totals Extremely
Low Income
Very Low
Income
Low Moderate
Above
Moderate
New Construction1 225 226 259 308 797 1,815
Rehabilitation2 70 87 40 0 197
Conservation, Preservation and Assistance3 79 42 198 100 0 266 Sources: City of Emeryville*
1 Targets based on the City’s 6th Cycle RHNA (Programs A, D, G, H, K, BB, OO). 2 Targets include anticipated rehabilitations (Programs X and Y). 3 Targets include conserving housing 15 low and moderate income households through foreclosure prevention program (Program J), facilitating the acquisition of BMR units for 4 extremely low income, 4 very low income, and 7 low income special needs households (Program K), preserving 14 at-risk units (Program AA), preserving affordability restrictions on 186 BMR homeownership units (93 low income and 93 moderate income) (Program I), preserve 153 existing Section 8 vouchers (Program CC),supporting the development of 37 permanent supportive housing for extremely low income households (Program BB).
Goals, Policies, and Programs 233
APPENDICES
Goals, Policies, and Programs 234
Appendix A
Review of Previous Programs
City of Emeryville 2023-2031 Housing Element Public Review Draft City of Emeryville DRAFT 2023–2031 Housing Element 235
Appendix A: Review of Previous Programs
A.1 Introduction
Table A-1 itemizes the achievements in implementing each program from the 2015–2023 Housing Element. See Chapter 7 for a summary of the effectiveness of these programs for special housing needs and a list of key accomplishments under each 2015–2023 Housing Element goal.
Table A-1. Review of Previous Programs
Program Progress Continue/Modify/Remove
Program H-1-1-1
Continue to support a Housing Rehabilitation
Program for Emeryville homes through
Community Development Block Grant (CDBG)
funds.
The City contracted with the Alameda County
Healthy Homes Department throughout the
planning period to implement the Housing
Rehabilitation Program using CDBG funds. In
2020, an additional contract for minor home
repair services was issued to Rebuilding Together
North East Bay using general funds.
A total of 13 homes were rehabilitated between
2019 and 2021 under the two programs.
Modify and continue this under Program “X”
Homeowner Rehabilitation and Repair Programs.
Program H-1-1-2
Continue existing marketing and establish new
marketing efforts for the Housing Rehabilitation
Program. Provide current program information on
the City’s website and develop a program
brochure. Update the brochure annually, or as
needed, and make copies available at City Hall, the
Senior Center, and other appropriate locations.
The program was advertised on the City’s website
throughout the planning period and in a brochure
at City Hall (except while City Hall was closed due
to COVID-19). The Alameda County Healthy
Homes Department updated and distributed the
Housing Rehabilitation Program brochure and
included Emeryville on their website throughout
the planning period. From 2016-2019 the Alameda
Healthy Homes Department provided an
additional workshop at the Emeryville Senior
Center and attended Emeryville public events.
Under the guidance of the City Council Housing
Committee both programs continued to be
promoted at the Senior Center, through the local
Homeowner Association boards, General
Contractors, Senior Support Groups, and Real
Estate Agents. In 2020, the City updated their
Remove. This activity no longer needs to be
reported as a separate program. All marketing and
public outreach for HE Programs will be
undertaken as Program “FF” Access to
Information.
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Program Progress Continue/Modify/Remove
Housing Notification System making it more
accessible to residents.
Program H-1-1-3
Continue to offer home maintenance education.
The City offered public educational opportunities
for the Earthquake Brace + Bolt Program (EBB)
throughout the planning period. The EBB Program
is an incentive program offered by the California
Residential Mitigation Program (CRMP), a joint
powers authority established by the California
Earthquake Authority and the Governor’s Office of
Emergency Services. The program offers
homeowners up to $3,000 who complete a
voluntary code-compliant brace and bolt retrofit
to strengthen their homes. Voluntary seismic
upgrade permits were issued and finalized in 2017
for two single-family homes. The City’s advertises
these opportunities on the City’s website and
through public outreach opportunities.
Modify and continue this under Program “X”
Homeowner Rehabilitation and Repair Programs.
Program H-1-2-1
Continue to convene the Community Preservation
Committee and administer the Community
Preservation Program to encourage and improve
maintenance of single- and multi-family
residences in older residential neighborhoods.
Provide rehabilitation program information and
conduct code inspections on a case-by-case basis.
The City’s Community Preservation Committee
was merged with the Public Safety Committee in
2015. Staff continued to offer the Graffiti Removal
Program and process code violations throughout
the planning period. Graffiti abatement cases
increased by roughly 35 percent in 2020. For the
fiscal-year 2020-22, about 57 commercial graffiti
cases abated with assistance from an outside
vendor and 32 commercial cases abated by
business owner.
As a result of code inspection efforts, numerous
residences were repaired and conserved. The
Building Department inspected over 500 singlefamily and multifamily homes in 2021 and estimated that 2% or 11 residencies were
identified to need maintenance or repairs. The
Triangle neighborhood had the highest number
and percentage of minor, low
Remove. The Community Preservation Committee
no longer exists. The rehabilitation and
maintenance of residences in older residential
neighborhoods will now take place as a part of
Program “X” Homeowner Rehabilitation and
Repair Programs.
City of Emeryville 2023-2031 Housing Element Public Review Draft City of Emeryville DRAFT 2023–2031 Housing Element 237
Program Progress Continue/Modify/Remove
repair or maintenance issues including the most
number of roof issues. Property
owner decides timing for repair permit necessity.
The City of Emeryville Building Division entered a
partnership with the Alameda County Healthy
Homes Department in 2017 to host an 8-hour
Renovation, Repair and Painting Rule (RRP)
Training course for the public. Approximately 23
people attended the training, including property
managers, painting contractors, and other
interested parties. Attendees received a
certification as required by the Federal EPA rules
to conduct any renovation, repair, or painting
worked for compensation on pre-1978 buildings.
Program H-1-2-2
Retain and continue to implement the Residential
Preservation Ordinance, which requires City
Council approval for
demolition of residential structures.
The City Council approved two residential
structures for demolition to be replaced by two
new residential structures in 2015. The City issued
two residential demolition permits (1258 Ocean
Ave and 1264 Ocean Ave) in 2017. No residential
structures were approved for demolition in 2016,
2018, or 2019. Four single-unit homes were
approved by the City Council for demolition to be
replaced with three duplexes on one parcel (1034-
1042 47th Street) in 2020. In addition, the
applicant agreed to record a deed-restriction for a
20-year period of affordability for a two-bedroom
unit, on the adjacent parcel to the north. In 2021,
City council approved 6 units to be demolished
and will build 6 new units on the same site to
ensure no net loss units.
Modify and continue this under Program “TT”
Demolition Program.
Program H-1-3-1
Work proactively to retain existing subsidized
affordable housing units that are at risk of
converting to market rate. Maintain and regularly
Throughout the planning period the City
maintained an inventory of rental and ownership
units restricted for occupancy by lower and
moderate-income households. No rental units
were ever at risk of converting to market rate
Modify and continue under Program “AA”
Conversion of At-Risk BMR Rental Units.
City of Emeryville 2023-2031 Housing Element Public Review Draft City of Emeryville DRAFT 2023–2031 Housing Element 238
Program Progress Continue/Modify/Remove
update the inventory of affordable housing units
and identify those that may be at risk of
converting to market rate. Reach out to property
owners and provide technical assistance and
funding application assistance. Identify potential
funding sources, assist with the identification of
potential nonprofit housing providers to purchase
and operate at-risk properties, and provide
tenants with education regarding their rights and
conversion procedures.
throughout the planning period. Throughout the
planning period, the City monitored affordable
ownership units for any instances of default and
proactively worked with owners to avoid
foreclosures. Approximately three homeowners
per year requested this assistance. In 2021, the
City acquired one homeownership unit to
preserve affordability restrictions.
Program H-1-3-2
Continue to monitor and comply with state law
relating to the use of Low/Moderate Income Asset
Funds from the former Redevelopment Agency.
Track the use of such funds and report activities to
the State. Minimize and report on the loss of any
affordable units or displacement of residents
resulting from the use of Asset Funds.
The City complied with state law related to the use
of Low/Moderate Income Asset Funds throughout
the planning period. Funds were tracked and
reported on an annual basis throughout the
planning period. Four (4) units were removed from
the LMIHAF portfolio in 2021 due to homeowners
paying off their homebuyer assistance loans and
with 154 units remaining in the portfolio.
Remove. The City is required to do this to remain
in compliance with the Low Moderate-Income
Asset funds as a Successor Agency. It is no longer
needed as a Housing Element Program.
Program H-2-1-1
Continue to offer a density bonus for
developments that include affordable units and
consider offering additional regulatory incentives
such as free or reduced cost preapplication
meetings, study sessions, and/or expedited
application review and permit processing.
The City revised the Planning Regulations to
require affordable housing in residential projects
in order to receive a density bonus. The new
regulations were upheld throughout the planning
period. Free pre-application meetings were made
available to applicants. In 2016 the Planned Unit
Development for the Sherwin Williams project was
approved; this project qualified for a density
bonus. Two projects received bonus points under
the City’s local bonus point ordinance in 2018:
Sherwin-Williams Mixed Use (85 affordable units)
and Adeline Springs (5 affordable units).
Modify and continue this under Program “A”
Housing Development Regulatory Programs.
Program H-2-1-2
Continue to implement the Affordable Housing
The City continued the Affordable Housing
Program throughout the planning period. The
program required affordable housing in rental
housing, impact fees in ownership housing, and
affordable units to be provided in lieu of the fee.
Modify and continue this under Program “A”
Housing Development Regulatory Programs.
City of Emeryville 2023-2031 Housing Element Public Review Draft City of Emeryville DRAFT 2023–2031 Housing Element 239
Program Progress Continue/Modify/Remove
Program (formerly known as the Affordable
Housing Set-Aside Ordinance) to require the
inclusion of below-market-rate units in
residential projects.
In 2020, one 100 percent affordable housing
rental housing development (San Pablo Affordable
Apartments at 3600 San Pablo Avenue) was
submitted for entitlement. In 2021, one rental
housing application (1225 65th Street) was
submitted for entitlement and will require
compliance with the Affordable Housing Program.
Program H-2-2-1
Collect housing impact fees for rental housing and
non-residential development projects. Place
collected fees in a housing trust fund and prioritize
assistance for the provision of
extremely low-, very low-, low-, and moderateincome housing in the use of this fund.
By the end of 2021, the City collected a total of
$1,418,304 in impact fess throughout the
planning period, with an average collection of
$236,384 per year over six years.
Modify and continue this under Program “F”
Impact Fees.
Program H-2-2-2
Include extremely low-, very low-, and/or lowincome housing in City-assisted development projects whenever feasible.
The City continued negotiations with a developer
throughout 2015-2018 to develop an 86-unit
family housing project at 3706 San Pablo, called
Estrella Vista. The project was constructed, and
initial leasing began during the planning period.
The City issued a Request for Qualifications/
Proposal for the development of a 100 percent
affordable housing project and received a $2M
development loan to redevelop an existing site
into a mixed-use affordable housing development
in 2019.
In 2020, the City entered into an Exclusive Rights
to Negotiate Agreement with a Non-Profit
Developer to redevelop 4300 San Pablo Avenue
into a 100 percent Affordable Housing project.
The City adopted the Affordable Housing
Administration and Expenditure Plan in February
2021 which outlines approximately $64 Million to
Modify and continue this under Program “G” Citysponsored Development Fund.
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Program Progress Continue/Modify/Remove
support the production and preservation of
affordable housing units. City
and Housing Successor Agency real estate assets
were identified in the Plan and
funding to support the redevelopment of these
City owned sites for affordable
housing was outlined. Through the City’s
inclusionary ordinance, all residential projects are
required to reserve units for very low, low, and
moderate-income households.
Program H-2-2-3
Where feasible and appropriate, consider a
reduction in the inclusionary percentage
requirement on development projects subject to
the City’s Affordable Housing Program (formerly
known as the Affordable Housing Set Aside
Ordinance) to support the inclusion of units at a
deeper affordability level.
Throughout the planning period the City
considered the reduction of the inclusionary
percentage requirement on development projects
in order to support the inclusion of units at a
deeper affordability level.
The Marketplace development project was not
subject to the Affordable Housing Program.
However, in the early phases of the planning
period the City negotiated with the developer to
deed-restrict 11 percent of all housing units to be
affordable (22 low-income and 28 moderateincome units). In addition, the City signed an Affordability Agreement on Parcel D of the
Marketplace project in 2016 and Parcel C in 2018.
In 2020 an Affordable Housing Agreement was
completed, utilizing the State Density Bonus in lieu
of the City’s Affordable Housing Program. As a
result, deeper affordability levels were achieved
than required by the City’s ordinance.
Modify and continue this under Program “A”
Housing Development Regulatory Programs.
Program H-2-2-4
Continue to offer down payment assistance
through the City’s First-Time Homebuyer Program
and Ownership Assistance Program to improve
The City made the First-Time Homebuyer Loan
Program available to low- and moderate-income
households throughout the planning period. The
program is available on market-rate and co-op
developments. Despite interest in the program, no
Modify and continue this under Program “M”
Homebuyer Assistance Programs.
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Program Progress Continue/Modify/Remove
homeownership opportunities for low- and
moderate-income households.
applications for the program were received
between 2015 and 2019 and in 2021. One FTHB
application was received and approved in 2020.
Based on conversations with potential applicants
and real estate agents, the City concluded that
sellers had many options for interested buyers and
selected buyers that were not pursuing City loans.
In 2019, the City began re-examining the program
to find ways to make it more effective and useful
for the current market cycle. New guidelines for
the program are being drafted. Another factor in
the low utilization of the program is the high cost
of housing, relative to incomes. While lowerincome households would be eligible for the program based on their income, often these
households cannot afford market-rate homes
even with downpayment assistance.
Program H-2-2-5
Work with affordable housing developers to
identify and leverage local, state, and federal
funding programs to maximize the number of
affordable units available to low- and very
low-income households, whenever possible.
The City continues to work with affordable
housing developers to identify and leverage local,
state and federal funding programs that will assist
in maximizing the number the affordable units.
Throughout the planning period, the City worked
with developers to identify and leverage funding
to support the construction of Estrella Vista, an
86-unit family housing project at 3706 San Pablo
Ave. This project was one of the first in the state
to be awarded Cap and Trade funds.
Prior to closing on a development loan in
December 2019 for an affordable housing project,
the City notified the developer of the release of a
NOFA for the Veterans Housing and Homelessness
Prevention Program funding.
The City worked with the Non-Profit Developer for
the San Pablo Affordable Apartments at 3600 San
Modify and continue this under Program “L” New
Funding Opportunities
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Pablo Avenue to ensure they will be aligned to
apply for No Place Like Home and Affordable
Housing and Sustainable Communities Funding in
early 2021.
Program H-2-2-6
Continue to support regional and statewide efforts
to establish new sources of funding for affordable
housing.
The City has continuously supported regional
efforts to provide new sources of affordable
housing funding following the closing of
Redevelopment Agencies. The City supported the
County of Alameda Affordable Housing Bond,
which passed in 2016. Locally, city residents
passed a $50,000,000 affordable housing bond in
2018. The City adopted the Affordable Housing
Administration and Expenditure Plan in February
2021 to guide the administration of the housing
bond.
Remove. Not needed as a Housing Element
Program
Program H-2-2-7
Utilize a portion of “boomerang” funds, increased
property tax from former Redevelopment Agency
project areas, to support affordable housing
projects and program.
The City continues to set aside 20% of the
boomerang funds to support affordable housing in
the City. Boomerang funds are the portion of
former Redevelopment tax increment funds that
return to the City as a onetime lump sum from
former Low and Moderate Income Housing Fund
projects and an ongoing increase in property tax.
The City adopted the Affordable Housing
Administration and Expenditure Plan in February
2021 which outlines a plan to commit and expend
the current balance of Boomerang Funds by 2023.
Remove. This City has committed to doing this as
an ongoing priority and it is no longer needed as a
Housing Element Program.
Program H-3-1-1
Encourage the inclusion of extremely low- and
very low-income affordable units for people living
with physical and/or developmental disabilities
and the inclusion of Shelter-Plus-Care units (rentassisted units for dually diagnosed people with mental illness, substance abuse, and/or AIDSrelated illnesses) in projects subject to the City’s Affordable Housing Program (formerly known as
Staff worked with the developers of Estrella Vista
at 3706 San Pablo to include units for people living
with HIV/AIDS in addition to units for residents
with both physical and developmental disabilities.
The City continues to encourage the inclusion of
extremely low and very low income affordable
units for people living with physical and/or
developmental disabilities and Shelter-Plus-Care
Modify and continue this under Program “O”
Housing for Persons with Disabilities.
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the Affordable Housing Set-Aside Ordinance).
Work with the unit sponsor to ensure a plan is in
place to provide ongoing support services to
tenants of these units.
units in projects subject to the City's Affordable
Housing Program.
The City adopted the Affordable Housing
Administration and Expenditure Plan in February
2021, which outlines several programs that will
require the preservation or production of
affordable housing units for person with special
needs.
Program H-3-1-2
Support the development of Residential Care
Facilities for the Elderly (RCFE) and independent
senior housing developments, where appropriate,
particularly senior facilities that offer housing
affordable to lower-income senior households.
Staff conducted a feasibility analysis of developing
senior housing on the Recreation Center site at
4300 San Pablo Ave after the Recreation Center
moved to Emeryville Center of Community Life.
Staff issued a Request for Proposals in 2017 for an
affordable housing developer to build senior
housing on the site. However, the RFP was
postponed in order to upzone the site to increase
project feasibility. The City rezoned the area in
2018 and reissued the RFP in 2019. In 2020, the
City entered into an Exclusive Rights to Negotiate
Agreement with a Non-Profit Developer to
redevelop 4300 San Pablo Avenue as an
intergenerational housing project for low income
seniors and transitional aged youth. In 2021, the
City supported the adoption of SB 591 which
allows for the creation of intergenerational
housing in California.
Modify and continue this under Program “OO”
Housing for Seniors.
Program H-3-1-3
Continue to offer a density bonus for
developments that provide universal design
features. Evaluate the feasibility and
appropriateness of amending the Planning
Regulations to require the provision of universal
design features in a portion of residential units in
new developments.
Some universal design features were made part of
the State Building Code between 2015 and 2017.
Development bonuses were available for projects
that include additional universal design features.
However, because the Building Code now requires
Universal Design features, the City no longer offers
bonus points for them.
Modify and continue this under Program “UU”
Universal Design Program.
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Program H-3-1-4
Evaluate the feasibility of partnering with a
nonprofit housing developer and service provider
to develop housing for disabled or
developmentally disabled persons on Citycontrolled sites.
The City continues to evaluate the feasibility of
partnering with a nonprofit housing developer and
service provider to develop housing for disabled or
developmentally disabled persons on City
controlled sites, when available.
In 2018, the City prepared to issue a request for
proposals for Senior housing on the Recreation
Center Site at 4300 San Pablo. This project will
include units for disabled Seniors.
The Estrella Vista development at 3706 San Pablo
includes 6 units reserved for households with a
developmentally disabled member. The City
partnered with a nonprofit housing developer and
service provider to develop Estrella Vista.
In 2020, the City worked with consultants to
explore the potential in Emeryville for incentivizing
the development of supportive housing within
mixed-income developments and for developing a
master leasing program. The City will continue to
explore the feasibility of implementing these
programs that would assist disabled or
developmentally disabled persons with lower
incomes.
The City adopted an Affordable Housing
Administration and Expenditure Plan in
2021. One program within the plan allocates
approximately $4 million dollars to
incentivize the creation of additional BMR units for
Special Needs Populations.
Modify and continue this under Program “O”
Housing for Persons with Disabilities.
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Program H-3-2-1
Continue to support the countywide effort to
prevent and end homelessness through strategies
described in the “EveryOne Home – Alameda
Countywide Homeless and Special Needs Housing
Plan.” Monitor the plan’s progress through City
participation in collaborative groups including
EveryOne Home working committees, the
Alameda County Urban County Technical
Advisory Committee, and the Alameda County
HOME Consortium Technical Advisory Committee.
The City is a member of Everyone Home and
continues to identify and implement many
measures of the EveryOne Home Plan. The City
volunteered as a reviewer in EveryOne Home's
annual Notice of Funding Availability (NOFA)
process in 2015 and 2016. The City also continues
to participate in the Alameda County Urban
County Technical Advisory Committee and the
HOME Technical Advisory Committee. In 2017, the
City joined Berkeley and Albany in the North
County Homeless Hub. The City adopted a
Homeless Strategy in 2018 which sets forth goals
and implementation measures intended to
address homelessness. At that time, the City
approved a total of $305,000 in funding for
homeless services, a substantial increase over
previous years.
Due to the Covid-19 Pandemic and changes in
leadership to the EveryOne Home group, the City
has not been invited to Technical Advisory
Committee meetings recently. However, the City is
actively working with EveryOne Home on
identifying ways to support those who are
homeless and to implement efforts to prevent and
end homelessness. The City is also is supporting
the development of permanent supportive
housing through the 3600 San Pablo Avenue
project, which will create 25 permanent
supportive housing units for very low-income
households upon completion.
Modify and continue this under Program “BB”
Housing and Supportive Services for Homeless and
Formerly Homeless.
Program H-3-2-2
Continue to allocate Community Development
Block Grant (CDBG) funds to support a homeless
shelter and service provider to provide housing,
The City provides homeless services through
General Funds and Community Development
Block Grant (CDBG) funds for outreach, harm
reduction (including food) and providing case
management services to people experiencing
Modify and continue this under Program “BB”
Housing and Supportive Services for Homeless and
Formerly Homeless.
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meals, and other support services to homeless
individuals who reside or have resided in
Emeryville.
homelessness in Emeryville. From 2016-2019, the
City allocated Community Development Block
Grant (CDBG) funds for the Homeless
Management Information System (HMIS).
Additionally, in 2021 five unsheltered individuals
were placed into housing through the City's
Emerging Needs and Rapid Rehousing funds
administered by the City's contract outreach and
housing navigation provider.
Program H-3-2-3
Continue to provide information at City Hall and
through the City’s website on resources available
for emergency housing assistance. Ensure that City
staff across multiple departments is aware of
referral procedures and the location of resource
information.
The City continues to provide information on its
website and at the Senior Center and City Hall.
Housing staff works with the Emeryville Police
Department Homeless Liaison on specific issues
related to homelessness and people experiencing
homelessness.
Due to the closure of City hall associated with the
Covid-19 Pandemic, the City has focused
distribution of information on available resources
via the City's website, posting of informational
flyers, direct contact by the City Police department
homeless liaison, and through direct outreach via
the City's contract homeless outreach and housing
navigation team, Operation Dignity. Outreach
efforts were also increased to include evening and
weekend hours.
Remove. All marketing and public outreach for
Housing Element Programs will be undertaken as
Program “FF” Access to Information.
Program H-3-2-4
Facilitate communication and coordination
between the City, the Emery Unified School
District, and service providers when families are
identified to be at risk of homelessness.
Collaborate to provide these families with
information regarding local resources and
potential housing opportunities.
Housing staff regularly works with EUSD staff to
identify resources for EUSD families who are
experiencing housing crises or homelessness.
In 2015, staff worked with the Community
Services Department to provide information,
computers, and assistance when the Housing
Authority of the County of Alameda opened its
Section 8 Voucher and Project Based Voucher
Modify and continue this under Program “HH”
Schools and Child Care Centers.
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waiting lists in July/August of 2015 and helped
approximately 70 households apply for Vouchers.
In 2020 the City worked with East Oakland
Community Project and Family Front Door to open
a temporary shelter at 4300 San Pablo Avenue to
serve the needs of families that are homeless or
identified as at risk of homelessness. As part of the
City's grant contract to Family Front Door (FFD),
the agency is required to engage in outreach
efforts with Emeryville United School District,
EUSD.
Program H-4-1-1
Maintain an inventory of sites available and
appropriate for residential development for
households of all income levels to ensure
adequate sites are available through the planning
period to meet the City’s Regional Housing Needs
Allocation (RHNA).
Of the planned residential developments on the
sites inventory table (Table 4-2 in the previous
Housing Element), plus some on sites not in that
table, as of December 2020, all were approved,
957 units were completed, 872 units were under
construction, and 143 approved units had not yet
started construction
Modify and continue this under Program “JJ” Site
Inventory Program.
Program H-4-1-2
Continue to encourage residential mixed-use
development through the implementation of
General Plan land use designations and the
Planning Regulations
Several mixed-use projects went through the
development process during the planning period.
In 2019 the City received applications for two
mixed-use projects (58Fifty Shellmound and Onni),
approved one mixed-use project (Marketplace B),
issued a certificate of occupancy for one mixeduse project (Estrella Vista), and saw remediation efforts on one mixed-use project (SherwinWilliams) which was approved in 2018.
In 2020 the City received and approved its first
project submitted under the SB 35 streamlined
application review process. The San Pablo
Affordable Apartments will have 90 units of
affordable housing and a ground floor commercial
space that will be used by ECAP (the Emeryville
Remove. It is not necessary to report on this as a
separate program, as Residential Mixed-use
development is required in Cities Planning
Regulations for parcels over 1 acre in the MUR and
MURS zone. On sites less than 1-acre, mixed use
development occurs as well.
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Citizens’ Assistance Program, classified in the
Emeryville Planning Regulations as a "Social
Service Facility").
Program H-4-2-1
Continue to offer down payment assistance
through the City’s First-Time Homebuyer Program,
which provides low-interest loans of up to 20
percent of the purchase price to very low-income
to moderate-income teachers in the Emery
Unified School District with very low to moderate
incomes for both market-rate and below-marketrate units.
The City continues to provide a FirstTtime
Homebuyers Program for Low to Moderate
Income Teachers at Emery Unified School District.
The program is available on market-rate and co-op
developments. During the planning period, no
teachers applied for the program. (See also
response with Program H-2-2-4)
Modify and continue this under Program “M”
Homebuyer Assistance Programs.
Program H-4-2-2
Continue to offer down payment assistance
through the City’s First-Time Homebuyer Program,
which provides low-interest loans of up to 20
percent of the purchase price to City of Emeryville
employees with any income for market-rate units
and with very low to moderate income for belowmarket-rate units.
The City continues to provide a First Time
Homebuyers to low- and moderate-income
households. The program is available on marketrate and co-op developments. No city staff have applied for the program. (See also response with
Program H-2-2-4)
Modify and continue this under Program “M”
Homebuyer Assistance Programs.
Program H-4-2-3
Advertise the availability of below-market-rate
units (BMRs) to teachers in the Emery Unified
School District, City employees, and employees of
the Emeryville Child Development Center.
Staff works with departments and EUSD during the
marketing of affordable units. People who work
and/or live in Emeryville and/or have students at
EUSD are given preference in the sale of new BMR
units. Emails are sent to City Staff and EUSD staff
whenever a BMR ownership unit becomes
available for resale.
Modify and continue this under Program “M”
Homebuyer Assistance Programs.
Program H-4-2-4
Ensure that new residential developments that
include a below-market-rate live/work units
conduct targeted marketing to artists and
craftspeople to foster occupancy of these
The City continues to ensure that below market
rate live/work units are marketed to artists and
craftspeople when they become available. The
City has worked with the management companies
of Parc on Powell and 3900 Adeline to advertise
their live/work units to artists in Emeryville. In
2021, Staff began discussions with Sherwin
Modify and continue this under Program “P”
Live/Work Units. Homebuyer Assistance Programs.
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affordable below-market-rate live/work units by
artists/craftspeople.
Williams on the marketing requirements for their
Below Market Rate units, which includes 4
live/work units.
Program H-4-2-5
Encourage the development of affordable
live/workspace for artists and craftspeople.
The City continues to encourage the development
of affordable live/work space for artists and
craftspeople. Parc on Powell has one live/work
unit that is affordable to moderate income
households, and the 3900 Adeline development
will have one live/work unit that is affordable to a
very low income household. When the units are
marketed, staff requires the developer to
outreach to the artist community. The City
received a request to convert 11 existing market
rate live/work units to 11 below market rate
live/work units in an effort to provide a flexible
community benefit for another project they were
seeking entitlements on. As of 2021, staff were
negotiating the terms of this proposal.
Modify and continue under Program “Q” Housing
for Artists/Craft-persons.
Program H-4-2-6
Promote quality and diversity in the architectural
style of new housing developments.
Projects with a variety of architectural styles were
proposed and approved during the planning
period:
1. Doyle Mews, which is modern with clean
lines and wood,
2. Estrella Vista, which has articulated base,
3. middle and top, and
4. Adeline Springs, which has a curved
sculptural style.
In 2018, the Planning Commission worked with the
Sherwin-Williams and Marketplace residential
project designers to improve materials, rooflines,
window details, façade shapes and rhythms,
porches, and other details for architectural quality
and diversity.
Remove. Design standards are incorporated within
Program “C” Objective Design Standards.
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The Planning Commission also worked with the
aspiring developers of Marketplace B, Onni, and
58Fifty Shellmound in 2019 to improve project
design.
During the 2020 review of the San Pablo
Affordable Apartments at 3600 San Pablo Avenue,
there was a community meeting as well as
Planning Commission and City Council study
sessions that provided feedback on the design and
architecture of the building that the applicant
incorporated into their approved plans.
Program H-5-1-1
Through participation in the Alameda County
Urban County Community Development Block
Grant (CDBG) Entitlement jurisdiction, continue to
contract with a HUD-approved fair housing
counseling organization on an annual basis to
provide fair housing counseling services, tenantlandlord mediation, public education, and legal referrals for Emeryville low-income tenants and
landlords.
The County utilizes Urban County Community
Development Block Grant (CDBG) funds and Local
General Funds to contract with ECHO Fair Housing
and East Bay Community Law Clinic to provide fair
housing and landlord/tenant mediation to renters
in Emeryville. Information on their services is
available at City Hall on the website.
In 2019, ECHO assisted 26 households with
Tenant/Landlord Counseling and 14 households
with Fair Housing Counseling. Using General
Funds, an additional 3 households were assisted
by ECHO as administrator of the City’s Just Cause
Eviction Ordinance. In 2020, ECHO provided
service to 54 households and EBCLC provided
service to 32 households.
Modify and continue this under Program “DD” Fair
Housing Counseling.
Program H-5-1-2
Continue to advertise fair housing counseling
services provided by ECHO or another fair housing
counseling organization through a variety of
means, including public information available at
Emeryville City Hall, in the City’s Activity Guide,
and on the City’s website.
Renter's rights information is published in each
City Activity Guide with referrals to fair housing
and tenant organizations. Information on services
is available at City Hall on the website as well as in
the E-news.
Due to the closure of City hall associated with the
COVID-19 Pandemic, in 2020 the City had to focus
Remove. This activity no longer needs to be
reported as a separate program. All marketing and
public outreach for HE Programs will be
undertaken as Program “FF” Access to
Information.
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distribution of information on the Fair Housing
Counseling Services through the City's website or
through inquiries submitted electronically.
Additionally, the City revamped the Housing
Notification System in 2020 to allow interested
residents to register to obtain information on a
variety of housing topics, such as Fair Housing, on
a regular basis.
Program H-5-1-3
Include appropriate fair housing and equal
opportunity language in all contractual
agreements that the City enters into with
developers pertaining to housing. Require that
developers include equal opportunity language in
housing in marketing materials for below-marketrate units provided in compliance with the City’s Affordable Housing Program (formerly known as
the Affordable Housing Set-Aside Ordinance).
The City of Emeryville requires fair housing
language and logos on all Marketing Plans for
affordable units and within the Affordable Housing
Agreements, as well as requiring the
management companies to provide special
outreach to populations least likely to apply and to
translate marketing materials for language
isolated populations. The City will continue to
review these documents as they come in to
ensure compliance.
Modify and continue this under Program “PP”
Affirmative Fair Housing Marketing Plan.
Program H-5-1-4
Continue to support an Accessibility Grant
Program to improve home accessibility for lowerincome households with disabilities and/or developmental disabilities.
The City provided an Access Improvement
Program and worked with 3 lower-income
homeowners in 2015 and one in 2016 to
rehabilitate their units. The City has contracted
with Alameda County Healthy homes to provide
minor home repairs and Alameda County has used
A1 bond funds to start a county wide home
rehabilitation program. The City continues to
support Rebuilding Together East Bay-North and
Alameda County Healthy Homes Program in
providing accessibility grants for low-income
households.
Modify and continue this under Program “X”
Homeowner Rehabilitation and Repair Programs.
Program H-6-1-1 The family-friendly residential amendment to the City Design Guidelines was adopted on May 19,
Modify and continue this under Program “R”
Family Friendly Housing.
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Adopt and implement an amendment to the City’s
Design Guidelines that provides standards for the
development of family-friendly housing. The
guidelines will address site design as well as unit
design, including unit sizes and layouts,
relationship of units to outdoor areas, and other
unit and community features.
2015. As projects are proposed, the City continues
to implement these Design Guidelines.
The Marketplace and Nady projects, which were
approved in 2016, comply with these guidelines,
and the Sherwin-Williams project was evaluated
against it.
Program H-6-1-2
Continue to evaluate City-controlled sites for
potential redevelopment as affordable familyfriendly housing, specifically designed to attract families with children. As opportunities are
identified, partner with qualified affordable
housing developers to provide site design,
construction, and management.
The City continues to evaluate City-controlled sites
for potential redevelopment as affordable familyfriendly housing. A family-friendly development was completed at Estrella Vista at 3706 San Pablo
Avenue, a former City-controlled site that is a
100% Affordable Family Housing development.
The Family Friendly Design Guidelines were also
used in review of the Sherwin-Williams Mixed Use
project, which was entitled in 2018.
Modify and continue this under Program “G” Citysponsored Development Fund.
Program H-6-2-1
Work with the Alameda County Housing and
Community Development Department to
advertise the availability of Mortgage Credit
Certificates to increase the financial feasibility of
homeownership for Emeryville households. Make
information available on the City’s website, at City
Hall, and in other appropriate locations.
Staff works with Alameda County to make the
Mortgage Credit Certificates program available to
Emeryville Buyers and works with mortgage
brokers involved in the resale of below-market
rate (BMR) units to review the program for their
buyers. In 2019, 9 households received an MCC.
MCC funds were not available in Alameda County
in 2020 and 2021
Modify and continue this under Program “M”
Homebuyer Assistance Programs.
Program H-6-2-2
Provide education and technical assistance to
condominium homeowners associations (HOAs) to
encourage owner occupancy and ensure projects
achieve or maintain eligibility for Federal Housing
Association (FHA) insured loans.
The City collaborated with HOAs throughout the
planning period to encourage and verify owner
occupancy for participants in the City’s First-Time
Homebuyer Loan and BMR programs.
Outreach to the homeowners' associations is
awaiting an anticipated change in the Federal
Housing Agency (FHA) rules regarding the percent
of owner-occupied units in condominium
complexes.
Remove. This program is not currently active.
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Program H-6-2-3
Continue to offer low-interest first time
homebuyer assistance loans to low- and
moderate-income households.
The City made the First-Time Homebuyer Loan
Program available to low- and moderate-income
households throughout the planning period. The
program is available on market-rate and co-op
developments. Despite interest in the program, no
applications for the program were received
between 2015 and 2019 and in 2021. One FTHB
application was received and approved in 2020.
Based on conversations with potential applicants
and real estate agents, the City concluded that
sellers had many options for interested buyers and
selected buyers that were not pursuing City loans.
In 2019, the City began re-examining the program
to find ways to make it more effective and useful
for the current market cycle. Another factor in the
low utilization of the program is the high cost of
housing, relative to incomes. While lower-income
households would be eligible for the program
based on their income, often these households
cannot afford market-rate homes even with
downpayment assistance.
Modify and continue this under Program “M”
Homebuyer Assistance Programs.
Program H-6-3-1
Continue to implement the City’s Foreclosure
Prevention and Predatory Lending Prevention
Strategy through education and outreach,
referrals, and technical assistance.
Foreclosures in the City have slowed significantly
during the planning period and the Unity Council
assistance program was cancelled in 2015.
However, staff continue to assist residents at risk
of losing their homes to foreclosure, including
residents in BMR homes. Staff has referred
interested residents to Keep Your Home California
and the HOPE foreclosure program, among other
resources.
In 2020, in response to the COVID-19 pandemic,
the City adopted a Home Owner Association (HOA)
foreclosure moratorium to prevent HOAs from
foreclosing on homeowners for their inability to
pay HOA dues from March - September 2020.
Additionally, the City has included a Foreclosure
Modify and continue this under Program “J”
Foreclosure Prevention Programs.
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Prevention Program in the Affordable Housing
Administration and Expenditure Plan, which was
adopted in February 2021.
Program H-7-1-1
Continue to offer low-interest loans or grants
through the Assessment Loan and Clean-Up Loan
programs to provide financial, technical, and
regulatory assistance to property owners and
developers seeking to assess and remediate
housing development sites.
The City continued to offer low-interest loans or
grants to property owners and developers seeking
to remediate housing development sites. Nonprofit developers are eligible to receive a partial grant within the Revolving Loan Fund.
The City sought but did not receive a 2016 US EPA
grant for $200,000 for assessment of affordable
housing Transit Oriented Development
opportunity sites owned by the City (or potentially
to be acquired to by the City) and located in the
Emeryville Priority Development Area.
Remediation of the Estrella Vista site at 3706 San
Pablo Avenue was completed for development of
affordable housing on a City owned parcel using a
2012 US EPA Cleanup grant. Construction began in
2017 and continued through 2018.
In 2021, the Christie Avenue properties held by
the Successor Agency began predevelopment
work with a transaction expected no later than
September 2022. The revolving Loan Fund which
has $3.2 M available is expected to be used for
site assessment, remediation, reporting and long
term assessment as needed.
Continue under Program “S” Brownfield
Remediation Loans.
Program H-7-1-2
Continue to work with developers to seek outside
funding opportunities for site remediation and
offer technical assistance with funding
applications.
The City will market its $1.9 million Revolving Loan
Fund (RLF) to developers partnering with the City
to develop City-owned sites in need of
remediation, including housing sites on Christie
Avenue and San Pablo Avenue. The City markets
the RLF through website and pre-construction
meetings.
Continue under Program “S” Brownfield
Remediation Loans.
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Marketing efforts have been limited due to the
need to coordinate three properties affected by
the timeline of a significant remediation on one
property. This remediation has impacts on another
property, which precludes a third’s relocation.
In 2019 staff attended a national conference on
Brownfield Cleanup and attended a session on
best practices for managing RLFs.
In 2020 staff explored using the RLF for a
Successor Agency property that would allow
redevelopment of housing sites when reused but
found a City instrument more expeditious than
this program.
Program H-7-2-1
Continue to require that developers complete the
appropriate GreenPoint Rated or LEED Checklist as
part of their submittal to the Emeryville Planning
and Building Department.
The City continues to require developers to
complete the LEED or GreenPoint Rated checklist
as part of Planning and Building submittals.
Projects that completed the appropriate checklist
with their submittals include:
1. Marketplace Parcel C2
2. The Intersection (Maz site)
3. Estrella Vista, 3706 San Pablo
4. 39th and Adeline
Modify and continue this under Program “U”
GreenPoint/LEED Requirements.
Program H-7-2-2
Include the appropriate GreenPoint or LEED
Checklist in all City-led requests for proposals
(RFPs) for new housing developments and include
the checklist as a review criterion in the developer
selection process.
The City included GreenPoint or LEED in the RFP
that resulted in the Estrella Vista project at 3706
San Pablo and in the RFP for the former
Recreation Center Site in 2019. In 2017, the
Marketplace developer included the required
Greenpoint/LEED checklist with their submittals,
as did the Estrella Vista developer.
In 2019, the City issued an RFQ/P for 4300 San
Pablo Avenue with a requirement that the project
achieve a minimum of 100 “GreenPoint Rated”
Remove. All new construction and rehabilitation
projects are required to incorporate Green Point
or LEED standards.
City of Emeryville 2023-2031 Housing Element Public Review Draft City of Emeryville DRAFT 2023–2031 Housing Element 256
Program Progress Continue/Modify/Remove
points plus meet all minimum requirements of
LEED Silver certification.
Program H-7-2-3
Ensure that public information materials are
available at the City and through the website on
green building resources and funding
opportunities.
The City website's Green Building website was
updated in 2015. The City's Sustainability website
includes information on a full complement of
topics including grants available to the
community, waste, stormwater, active
transportation, energy, and building materials.
Sustainability information is frequently
communicated through City tweets and Newsflash
articles.
Remove. This activity no longer needs to be
reported as a separate program. All marketing and
public outreach for HE Programs will be
undertaken as Program “FF” Access to
Information.
Program H-7-2-4
Continue to require design and operation
measures to protect stormwater quality, including
site design, pollutant source control, and
vegetative stormwater treatment.
Vegetative stormwater treatment is required in
projects with 500 or more square feet of new
landscaping. In 2015, these were addressed for
39th and Adeline residential project and the
Intersection (Maz) project.
Additionally, vegetative stormwater treatment is
required in projects disturbing or creating 5,000 or
10,000 or more square feet of permeable surface.
Several large residential sites were completed with
100% treatment during the planning period.
An example is, “The Intersection," at 3800 San
Pablo Avenue. Housing projects underway with
vegetative stormwater treatment include the
Sherwin-Williams development. The City continues
to review all opportunities to incorporate
vegetative treatment on new public projects
regardless of size.
Remove. This has been incorporated into Policy H1-4.
City of Emeryville 2023-2031 Housing Element Public Review Draft City of Emeryville DRAFT 2023–2031 Housing Element 257
Program Progress Continue/Modify/Remove
Program H-7-2-5
Encourage new residential development projects
to include features and materials that help to
prevent stormwater intrusion.
The Building Division requires windows and doors
to be tested for water intrusion and replaced if
they fail the test. Multifamily residential projects
subject to this policy continue to comply. From
June 2019 to January 2022, buildings consisting of
481 dwellings units have submitted licensed 3rd
party certification building compliance forms. An
additional 6 buildings consisting of 481 dwelling
units are estimated to be completed and
certificated within FY 23/24.
Remove. This has been incorporated into Policy H1-4.
Program H-7-3-1
Encourage new housing development within the
City’s Priority Development Area (PDA) in keeping
with regional greenhouse reduction strategies.
Monitor the availability and local applicability of
PDA-linked funding resources and incentives for
planning and development. Utilize these resources
to the extent feasible and appropriate.
The City has taken action to redevelop two sites
into affordable housing projects, located along the
San Pablo Avenue corridor, within the Priority
Development Area (the Recreation Center site at
4300 San Pablo and the San Pablo Affordable
Apartments at 3600 San Pablo). During the
planning period, the City also received a Cap and
Trade grant to help fund Estrella Vista, the family
affordable housing project at 3706 San Pablo
Avenue in Emeryville's Priority Development Area,
partly because San Pablo Avenue is a key regional
corridor with many Priority Development Areas
along it. As funding resources or incentives
become available, the City continues to work with
the developers of both sites to secure the
additional resources, as appropriate.
Continue as Program “W” Priority Development
Area.
Program H-7-3-2
Continue to work with transit agencies, County
and regional transportation agencies, and the
Cities of Berkeley and Oakland to implement
strategies identified in the Emeryville-BerkeleyOakland Transit Study (EBOTS) to improve transit access and proximity for Emeryville residents.
The City has continuously partnered with local
transit agencies to ensure transit access for
Emeryville residents. City staff worked with AC
Transit to ensure that AC Transit's Service
Expansion Plan meets several of the goals
identified in the Emeryville- Berkeley-Oakland
Transit Study.
In 2016, the City provided a layover space for AC
Transit's 57 route extension to the Public Market
Modify and continue this under Program
“II” Transportation.
City of Emeryville 2023-2031 Housing Element Public Review Draft City of Emeryville DRAFT 2023–2031 Housing Element 258
Program Progress Continue/Modify/Remove
and met with AC Transit to define the Transit Hub
at 40th and San Pablo. The City also applied for and
later received funding from the Alameda County
Transportation Commission to support the Transit
Hub, Emery Go-Round operations, and 8-to-Go
senior and paratransit door-to-door shuttle service
organized by the Senior Center. Concept designs
for the Bus Hub, which now extends to
Shellmound Street, includes dedicated bus lanes, a
two-way protected bikeway, bus boarding areas
with passenger amenities, and pedestrian and
bicycle intersection improvements.
Program H-7-3-3
Review the City’s Design Guidelines and identify
opportunities to amend standards to promote
high quality open space and community
interactions, such as requirement of a community
multipurpose room in larger residential
development projects, mailbox locations that
encourage social interactions, open spaces that
engage with community spaces and the street,
porches or decks that face the street or
courtyards, and the design of individual units that
promotes interaction with the street and common
spaces.
The amendment to the Design Guidelines that
was adopted in May 2015 included general
Residential guidelines regarding landscaped
walkways, community multi-purpose rooms,
mailbox placement, access from units to streets
and common open spaces, active or articulated
street frontages, porches, and views from units to
streets or other exterior spaces.
The added guidelines were followed in the Anton
(Nady site) project, which received Planning
Commission approval in March of 2016. The
guidelines were also used in the design and
evaluation of the Marketplace and SherwinWilliams Mixed Use projects in 2018. The guidelines were also used in review of applications
for the 58Fifty and Onni projects in 2019.
During the review of the San Pablo Affordable
Apartments at 3600 San Pablo Avenue the
Planning Commission and City Council used these
guidelines and provided feedback on the open
space and community rooms to improve the
design of the project.
Remove. This program was completed.
City of Emeryville 2023-2031 Housing Element Public Review Draft City of Emeryville DRAFT 2023–2031 Housing Element 259
Program Progress Continue/Modify/Remove
Program H-7-4-1
Disseminate information on retrofit assistance
programs, solar energy rebates, and alternative
transportation programs and facilities, such as
transit passes, bicycle parking, and carsharing
pods.
The City provides information on a wide range of
sustainability programs through its website. The
City's Energy Conservation and Green
Building webpages include up-to-date directories
of products, agencies, and organizations.
The Environmental Services/Transportation
webpages include up-to-date directories of
resources and actions for businesses and residents
including information about transit options and
passes, bike routes, and carpooling.
The City participated in and publicized a solar and
alternative-fuel-vehicle discount program, and is
launching a commercial energy audit and upgrade
program.
The Bicycle and Pedestrian webpage provides
information about the Translink bike lockers at
Amtrak and the City’s bike racks program, and in
2016 the City worked with housing staff and the
public on siting for the new Bike Share program.
Annual Bike To Work Day events are also
described on the Bike and Pedestrian program
pages.
Between 2018 and 2020, the City participated in
and publicized a solar and alternative-fuel-vehicle
discount program and continues to publicize
transit and micro-transit opportunities. The City
also updated its Housing Notification e-mail list so
that information on these programs can be sent
directly to BMR tenants, homeowners, and
interested residents.
Remove. The City will publicize Energy Programs
under Program “V” Energy Programs. All
marketing and public outreach for HE Programs
will be undertaken as Program “FF” Access to
Information.
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Program Progress Continue/Modify/Remove
In 2021, several agencies offered new assistance
programs for energy, including the Building
Decarb Coalition's "The Switch is On" campaign
and East Bay Community Energy's "Resilient
Home" program. The City launched its scootershare program and continues to publicize transit and microtransit opportunities.
Program H-7-4-2
Encourage energy conservation measures and use
of green building materials in residential remodel
projects.
The Building Code requires energy conservation
measures. The Energy Efficient Emeryville (E3)
Program, launched in 2016, offers no-cost energy
audits and assistance to small and medium
businesses. The City is actively working to
strengthen energy code requirements through
reach codes to encourage building electrification
and increased energy efficiency. The first reach
code, requiring all-electric construction of
residential buildings along with installed solar in
residential new construction up to ten stories, was
passed this year. Staff are also developing a
development bonus opportunity for the use of
mass timber in place of steel framing.
Modify and continue this under Program “Z”
Energy Conservation Remodels.
City of Emeryville DRAFT 2023–2031 Housing Element 261
Appendix B
Outreach
City of Emeryville DRAFT 2023–2031 Housing Element 262
Appendix B: Summary of Public Input
B.1 Outreach Campaign
The City conducted an outreach campaign to educate the public and to gather information regarding housing needs, issues, and preferences in the community. Throughout the update process, input was considered and incorporated into the housing element. Outreach events included two community workshop, fair housing and service provider consultations, and a series of public meetings with the Housing Committee, Planning Commission, and City Council. Due to COVID-19 pandemic safety protocols all meetings were held virtually (as of May 2022). The City provided information regarding the update on a dedicated page of the City’s website and offered opportunities for input through two online surveys, live polling during both community workshops and one of the Housing Committee meetings and a dedicated email address for comments and questions.
Table B-1 lists the various outreach activities initiated by the City to solicit feedback throughout the Housing Element update process. Dates and topics are listed in the table. Summaries of the input that was obtained follow the table. Input obtained through emails is also included herein.
The Housing Element page on the City’s website went live on June 1, 2021. Participation opportunities were advertised on the City’s website, through social media postings, flyer distribution, posters displayed in local businesses and via direct e-mail to people who previously signed up to the City’s housing email notification list and stakeholders, including local property managers, developers, community groups, nonprofit service organizations, residents, and elected officials. Posters advertising each community workshop were hung at the following local businesses: Roba’s, Watergate Market, Arizmendi, Rudy’s Can’t Fail Café, Prize Fighter, The Bank Club, Wondrous Brewing, The Public Market, as well as at City Hall, the Emeryville Police Station, the Golden Gate Library and the Emeryville Citizens Assistance Program (ECAP) food pantry, ECCL (Emeryville Center of Community Life facilities (the pool, and bulletin boards at the Senior Center and ECCL office).
The City made a concerted effort to reach people with extremely low incomes and limited access to technology by advertising the two community workshops with printed flyers and posters in locations throughout the City, particularly the library and at ECAP (Emeryville Citizens Assistance Program), which provides food and other resources to low income and unhoused individuals. The City made a concerted effort to reach non-English speakers for the two community workshop by advertising them in Spanish and English and by offering translation services for any language if people requested it on the meeting registration form. One participant requested and received Amharic translation at the first community workshop. One person requested Spanish translation for the second community workshop during registration, however they were not in attendance.
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Table B-1. Outreach Activities by Date and Topics
Date Topics
Consultations
Autumn 2021 Housing needs, fair housing
Surveys
Online Survey #1
July-August 2021 Housing needs
Online Survey #2
July-August 2021 Affirmatively Furthering Fair Housing program Community Workshops
June 29, 2021 Housing Element overview/introduction
February 23, 2022 Housing Element progress update, findings from the Housing Needs Assessment and Assessment of Fair Housing, site inventory
Housing Committee Meetings
April 7, 2021 Housing Element overview/introduction
July 7, 2021 Input received during Community Workshop #1 and 2023-2031 Goals and Programs October 6, 2021 Housing Needs Assessment and Assessment of Fair Housing December 1, 2021 Input received during the Planning Commission and City Council Study Sessions and sites inventory and strategies for meeting RHNA
February 2, 2022 Constraints, resources and opportunities TBD Input received during Community Workshop #2 and Public Review Draft launch Planning Commission Meetings
October 28, 2021 Study Session: Housing Element overview/introduction TBD Public Review Draft launch
TBD Hearing to recommend adoption
City Council Meetings
November 16, 2021 Study Session: Housing Element overview/introduction TBD Public Review Draft launch
TBD Hearing to recommend adoption
B.2 Consultations
Fair housing and service providers (“stakeholders”) were asked to provide input on the 2023-2031 Housing Element Update via one-on-one interviews or email. They were added to the City’s Housing Element notification list to receive announcements for public meetings, the release of the Public Review Draft and other housing element notifications. Input from the stakeholders was used to inform the drafting of this Housing Element. Comments provided during these consultations that are related to fairhousing issues are described in greater detail in Chapter 4.
Stakeholders were from the following organizations:
• Regional Center of the East Bay (RCEB)
• Housing Authority of the County of Alameda
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• Eden Council for Hope and Opportunity (ECHO)
• Centro Legal De La Raza
• Operation Dignity
• EveryOne Home/Continuum of Care (CoC)
• Housing and Economics Rights Advocates (HERA)
The stakeholders were asked some or all of the following questions:
• Opportunities and concerns: What three top opportunities do you see for the future of housing in the City? What are your three top concerns for the future of housing in Emeryville? • Housing preferences: What types of housing do your clients prefer? Is there adequate rental housing in the City? Are there opportunities for home ownership? Are there accessible rental units for seniors and persons with disabilities?
• Housing barriers/needs: What are the biggest barriers to finding affordable, decent housing? Are there specific unmet housing needs in the community? • Housing conditions: How would you characterize the physical condition of housing in Emeryville? What opportunities do you see to improve housing in the future? • Equity and Fair Housing: What factors limit or deny civil rights, fair housing choice, or equitable access to opportunity? What actions can be taken to transform racially and ethnically concentrated areas of poverty into areas of opportunity (without displacement)? What actions can be taken to make living patterns more integrated and balanced? • How has COVID affected the housing situation?
Stakeholders expressed several challenges and barriers to housing in Emeryville. Overwhelmingly, the consultation process revealed that Emeryville (and many other Bay Area jurisdictions) face an insufficient stock of affordable housing.
Stakeholders noted that during the COVID-19 pandemic, a federally funded rapid rehousing program provided housing vouchers to people experiencing homelessness, allowing those living on the streets to obtain immediate shelter. However, stakeholders also noted that this is a temporary program and longterm solutions are still needed. Several stakeholders mentioned that the City needs more permanent supportive housing with services on-site (case management, behavior and medical services, etc.) to meet the needs of those living with developmental, intellectual, and physical disabilities.
The City of Emeryville is known for having adopted strong renter protections. However, stakeholders want leaders to continue to assess whether the existing tenant protections do enough. Stakeholders also encouraged leaders to recognize that simply producing more housing does not automatically ensure affordable rental housing and fair access to housing opportunities. One stakeholder noted that Oakland has the best tenant protection laws in the Bay Area and recommend that Emeryville use them as a blueprint to adopt additional tenant protection laws.
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Stakeholders stated that landlords and the application process discriminate against previously unhoused individuals and those holding government sponsored vouchers (e.g., Section 8). One stakeholder suggested changing application processes, including background check requirements which can restrict certain applicants from housing access. They suggested that the City facilitate training and education for landlords on what actions are creating issues and how to avoid them. Moreover, stakeholders encouraged the City to improve their messaging because they provide a variety of programs and services to landlords that can deter discriminatory actions.
A fair housing provider received many complaints from low- and moderate-income homeowners because they are struggling to make housing payments, maintain and improve their older homes. The fair housing provider believes that these issues occur due to discriminatory mortgage and lending practices resulting in unrealistic mortgage payments, lying to clients on documents, and refusing to lend money to those with traditionally poor credit. The City could strengthen its home repair programs, low interest rate housing loans, and second structure loans, and direct institutions to expand the breadth and flexibility of criteria that allows prospective borrowers (e.g., with traditionally bad credit) to receive loans. Additional programs can be created to combat discriminatory and predatory lending practices. (Program J)
A fair housing provider stated that their clients believe that Homeowner Associations can be a hostile environment to new homeowners. While the City requires new participants in the City’s homebuyer programs to take mandatory fair housing education, the courses are not specific to Emeryville. The fair housing provider would like the City to do more to inform new participants in the City’s homebuyer programs of their rights and empower them to advocate and defend themselves.
A fair housing provider identified disability related fair housing violations as the most common type of complaint that their organization receives, potentially due to the visibility of applicants’ disabilities. Fair housing discrimination violations related to other protected classes (e.g., race, sexuality, religion) may be less overt than disability-based discrimination and often more difficult to identify. People with disabilities may be more likely to understand when they are being discriminated against for example, when a reasonable accommodation is unjustly denied. As a result, disability violations are the number one type of fair housing violation that this organization receives but may not be an accurate account of the fair housing violation discrimination cases occurring.
B.3 Surveys and Live Polling
Input from members of the public was gathered through surveys that were available on the City’s website and live polling during virtual presentations. The answers were used to inform the drafting of this Housing Element. The City asked participants about housing needs in Emeryville and actions that the City could commit to in the Housing Element programs in Chapter 8. to address unmet housing needs.
One set of questions asked respondents to prioritize actions the City could commit to, to affirmatively further fair housing. Those priorities are reflected in Programs A, E, I, M, AA, DD, EE, FF, II, PP and QQ.
A few demographic questions were included to learn more about the respondents. Table B-2 provides a summary of the outreach activities where sets of questions were asked and the number of participants.
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Table B-2. Summary of Surveys and Live Polling
Number of
Participants
Question Set
Demographics
Q1-Q3
Housing Needs
Q4-9
AFFH Actions
Q10-Q12
Community Workshop #1 (6/29/21) 14 Yes Yes No
Housing Committee Meeting (7/7/21) 11* No No Yes
Online Survey #1 (July-August 2021) 37 Yes Yes No
Online Survey #2 (July-August 2021) 117 Yes No Yes
Community Workshop #2 (2/23/22) 9 Yes Yes Yes
*Seven Housing Committee members and four members of the public.
8.3.1 DEMOGRAPHICS
8.3.1.1 Q1. How old are you?
As shown in Table B-3, people in the 35–54-year-old range were the most frequent participants, followed by people aged 55-74.
Table B-3. How old are you?
How old are you?
Community
Workshop #1
Online Survey
#1
Online Survey
#2
Community
Workshop #2
Total Rank
35-54 50.0% 37.8% 50.0% 33.3% 171.2% 1
55-74 28.6% 21.6% 28.5% 11.1% 89.8% 2
18-34 7.1% 35.1% 18.1% 11.1% 71.5% 3
75+ 0.0% 5.4% 3.5% 44.4% 53.3% 4
Prefer not to say 14.3% 0.0% 0.0% 0.0% 14.3% 5
< 18 0.0% 0.0% 0.0% 0.0% 0.0% 6
Total 100% 100% 100% 100% N/A N/A
8.3.1.2 Q2. Which racial or ethnic group(s) do you identify as? As shown in Table B-4, people who identify as Black or African American were the most frequent participants, followed by people who identify as White (non-Hispanic).
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Table B-4. Which racial or ethnic group(s) do you identify as? Which Racial or Ethnic Group(S)
Do You Identify As?
Community
Workshop #1
Online
Survey #1
Online
Survey #2
Community
Workshop #2
Total Rank
Black or African American 50.0% 27.0% 40.5% 42.9% 160.4% 1 White (non-Hispanic) 14.3% 29.7% 25.9% 57.1% 127.0% 2
Asian or Asian American 21.4% 21.6% 10.3% 0.0% 53.4% 3
Prefer not to say 14.3% 10.8% 16.4% 0.0% 41.5% 4
Hispanic, Latino, or Spanish Origin 0.0% 5.4% 3.5% 0.0% 8.9% 5 Native American 0.0% 5.4% 1.7% 0.0% 7.1% 6
Native Hawaiian or Pacific Islander 0.0% 0.0% 1.7% 0.0% 1.7% 7 Total 100.0% 100.0% 100.0% 100.0% N/A N/A
8.3.1.3 Q3. What is your annual household income?
As shown in Table B-5, household incomes in the $25,001 to $50,000 range were most frequently selfreported by participants, followed by household incomes in the $50,001 to $75,000 range.
Table B-5. What is your annual household income?
What is Your Annual Household
Income?
Community
Workshop #1
Online Survey
#1
Online Survey
#2
Community
Workshop #2
Total Rank
$25,001 - $50,000 7.1% 21.6% 25.0% 44.4% 98.2% 1
$50,001 - $75,000 28.6% 21.6% 28.5% 11.1% 89.8% 2
$100,001 - $200,000 21.4% 13.5% 11.2% 11.1% 57.3% 3
$75,001 - $100,000 7.1% 13.5% 11.2% 22.2% 54.1% 4
$25,000 or less 14.3% 13.5% 14.7% 11.1% 53.6% 5
Prefer not to say 21.4% 10.8% 7.8% 0.0% 40.0% 6
$200,000 or more 0.0% 5.4% 1.7% 0.0% 7.1% 7
Total 100.0% 100.0% 100.0% 100.0% N/A N/A
8.3.2 HOUSING NEEDS
8.3.2.1 Q4. Describe your role in the Emeryville Community (Select all that apply)? As shown in Table B-6, a greater proportion of participants were renters as compared with homeowners. While a much smaller percent of the participants was unhoused or do not have permanent housing, any percentage of respondents in that category is noteworthy. Some of the participants were advocates or representatives from community organizations and some own a business in Emeryville. Participants were able to select multiple responses.
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Table B-6. Describe your role in the Emeryville Community Describe Your Role in the Emeryville
Community
Community
Workshop #1
Online Survey #1
Community
Workshop #2
Total Rank
I live in Emeryville and rent my home 22.2% 57.6% 57.1% 136.9% 1 I live in Emeryville and own my home 33.3% 9.1% 42.9% 85.3% 2 I am an advocate or represent a
community organization 22.2% 12.1% 28.6% 62.9% 3
I am unhoused/do not have permanent
housing 22.2% 18.2% 14.3% 54.7% 4
I own a business in Emeryville 22.2% 3.0% 14.3% 39.6% 5 Total
Does not total 100% because participants were asked to
select all that apply.
N/A N/A
8.3.2.2 Q5. If you are an Emeryville resident, what type of housing do you currently live in?
As shown in Table B-7, people residing in rental apartments were the most frequent participants, followed by people residing in condominiums that they own. While a much smaller percent of the participants was unhoused, any percentage of respondents in that category is noteworthy.
Table B-7. If you are an Emeryville resident, what type of housing do you currently live in? If You Are an Emeryville Resident, What Type
of Housing Do You Currently Live in?
Community
Workshop #1
Online Survey
#1
Community
Workshop #2
Total Rank
Apartment (rental) 33.3% 76.0% 57.1% 166.5% 1
Condominium (owned) 22.2% 12.0% 42.9% 77.1% 2
Currently unhoused 22.2% 8.0% 0.0% 30.2% 3
Single-family Home 22.2% 4.0% 0.0% 26.2% 4
Total 100.0% 100.0% 100.0% N/A N/A
8.3.2.3 Q6. If you are an Emeryville resident, how would you rate the physical condition of your home?
As shown in Table B-8, approximately half of the respondents stated their homes were not in need of rehabilitation, however, for some of those respondents, the common spaces in the multi-unit building where they live were in need of maintenance or repairs. Among the other half of the respondents, most said their home was in need of minor repairs and a few said their home needed major repairs. (Program X)
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Table B-8. If you are an Emeryville resident, how would you rate the physical condition of your home?
If You Are an Emeryville Resident, How Would You
Rate the Physical Condition of Your Home?
Community
Workshop #1
Online Survey
#1
Community
Workshop #2
Total Rank
My home is not in need of rehabilitation. 55.6% 41.4% 50.0% 146.9% 1 I live in a multi-unit building, and the common
spaces need maintenance or repairs, but not my
individual unit.
11.1% 13.8% 50.0% 74.9% 2
It needs minor maintenance (e.g., peeling paint,
chipped stucco, etc.) 22.2% 17.2% 0.0% 39.5% 3
It needs major repairs (e.g., new plumbing, new
roof, new windows, etc.) 11.1% 13.8% 0.0% 24.9% 4
I live in a multi-unit building, and my unit needs
maintenance or repairs, but not the common
spaces.
0.0% 13.8% 0.0% 13.8% 5
Total 100.0% 100.0% 100.0% N/A N/A
8.3.2.4 Q7. What type of housing would you like to see built in Emeryville? As shown in Table B-9, the type of housing that participants would most like to see built in Emeryville are rental apartments, followed by single-family homes and duplexes. There was also strong support for assisted living and townhomes/row homes. Participants were able to select multiple responses. (Programs A, C, R, D, B, LL)
Table B-9. What type of housing would you like to see built in Emeryville? What Type of Housing Would You Like
to See Built in Emeryville?
Community
Workshop #1
Online Survey
#1
Community
Workshop #2
Total Rank
Apartment (Rental) 78.0% 55.6% 55.6% 189.2% 1
Single-family home 89.0% 50.0% 44.4% 183.4% 2
Duplex 56.0% 38.4% 44.4% 138.8% 3
Assisted living 56.0% 36.1% 44.4% 136.5% 4
Townhome/row home 56.0% 55.6% 22.2% 133.8% 5
Community land trust or cooperative
housing 33.0% 41.7% 33.3% 108.0% 6
Condominium (Owner) 44.0% 36.1% 22.2% 102.3% 7
Student housing 44.0% 16.7% 11.1% 71.8% 8
Emergency housing 22.0% 25.0% 22.2% 69.2% 9
Total
Does not total 100% because participants were
asked to select all that apply.
N/A N/A
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8.3.2.5 Q8. What are the three most important housing objectives for Emeryville of these choices?
As shown in Table B-10, participants strongly felt that the City should assist with securing state or federal funding for projects for seniors, affordable housing, supportive housing, transitional housing, and/or emergency shelters. Participants also expressed the importance of the City encouraging more opportunities for homeownership at all income levels and the development of housing with 3 or more bedrooms to accommodate larger families.
The City has included Programs G, H, K, L, R, and OO to address participant feedback.
Table B-10. What are the three most important housing objectives for Emeryville of these choices?
What Are the Three Most Important Housing
Objectives for Emeryville of These Choices?
Community
Workshop #1
Online Survey
#1
Community
Workshop #2
Total Rank
Assisting senior and/or affordable housing
developers with securing state or federal
funding
63.6% 46.0% 71.4% 181.0% 1
Providing more opportunities for
homeownership at all income levels 63.6% 70.3% 42.9% 176.8% 2 Encouraging development of housing with 3
or more bedrooms to accommodate larger
families
54.5% 32.4% 42.9% 129.8% 3
Assisting permanent supportive housing,
transitional housing, and/or emergency
shelter projects with securing state or
federal funding
18.2% 43.2% 57.1% 118.5% 4
Encouraging developments with a mix of
residential, commercial and other
compatible uses
36.4% 46.0% 14.3% 96.7% 5
Encouraging development of smaller housing
types, such as micro-units and SROs 36.4% 13.5% 28.6% 78.5% 6 Providing home weatherization,
rehabilitation, and energy conservation
programs
27.3% 18.9% 28.6% 74.8% 7
Enforcing restrictions on short-term rentals
(e.g. AirBnB, VRBO) 18.2% 16.2% 28.6% 63.0% 8
Encouraging the development of accessory
dwelling units (ADUs) 18.2% 10.8% 28.6% 57.6% 9
Supporting development of higher-income
housing 9.1% 0.0% 0.0% 9.1% 10
Total
Does not total 100% because participants were asked
to select all that apply.
N/A N/A
City of Emeryville DRAFT 2023–2031 Housing Element 271
8.3.2.6 Q9. Are there populations that you believe are underserved in Emeryville? As shown in Table B-11, participants overwhelmingly expressed that low-income households or families are the most underserved population for housing in Emeryville. Participants also ranked seniors, educators, artists and service or retail workers among the most underserved. Participants were able to select multiple responses.
The City has included Programs G, H, K, Q, and R to address input from participants.
Table B-11. Are there populations that you believe are underserved in Emeryville? Are There Populations That You Believe
Are Underserved in Emeryville?
Community
Workshop #1
Online Survey
#1
Community
Workshop #2
Total Rank
Low-income households or families 83.3% 78.1% 75.0% 236.4% 1 Seniors 66.7% 37.5% 50.0% 154.2% 2
Educators 50.0% 31.3% 42.9% 124.2% 3
Artists 41.7% 34.4% 42.9% 119.0% 4
Service or retail workers 50.0% 34.4% 28.6% 113.0% 5
Moderate-income or workforce-income
households 33.3% 31.3% 37.5% 102.1% 6
Young families 41.7% 28.1% 25.0% 94.8% 7
Individuals with disabilities/special needs 25.0% 34.4% 25.0% 84.4% 8 Health care workers 50.0% 12.5% 14.3% 76.8% 9
First responders 41.7% 12.5% 14.3% 68.5% 10
Clerical workers 16.7% 21.9% 28.6% 67.2% 11
Tradespersons (building/construction
workers) 33.3% 15.6% 14.3% 63.2% 12
Empty nesters 16.7% 15.6% 0.0% 32.3% 13
Students 16.7% 15.6% 0.0% 32.3% 14
Total
Does not total 100% because participants were asked
to select all that apply.
N/A N/A
8.3.3 AFFIRMATIVELY FURTHERING FAIR HOUSING
The following three questions were adapted from HCD’s Guidance Memo (April 2021) for complying with AB 686.
Participants were asked to identify the most impactful actions in three categories:
1. Housing Choices: These actions are intended to promote housing supply, choices, and affordability. They are intended to remove barriers that limit households’ ability to move to the neighborhoods of their choosing, where they may access resources and educational and/or employment opportunities.
2. Place-based Conservation and Revitalization: These actions involve approaches that are focused on conserving and improving assets in existing neighborhoods. They are intended to promote high quality amenities throughout the city, particularly where lower-income households live.
City of Emeryville DRAFT 2023–2031 Housing Element 272
3. Displacement Prevention: These actions are intended to prevent the displacement of existing residents from their homes and communities.
8.3.3.1 Q10. Housing Choices
Participants were asked to pick the 3 actions that would have the most impact on promoting housing supply, choices, and affordability and removing barriers that limit households’ ability to move to the neighborhoods of their choosing. As shown in Table B-12, participants felt that improving the existing BMR program for ownership units and developing a BMR program for rental units would make the most impact on improving housing choice. Several other actions were also considered highly impactful, including acquisition of additional affordable housing units in mixed income developments, city-wide affordable rental registries and targeted mixed income strategies.
Emeryville has included Programs A, I, M, AA, PP, and QQ to incorporate input from participants.
Table B-12. Housing Choices
Potential Housing Choice Actions
Housing
Committe
e Meeting
Online
Survey #2
Community
Workshop #2
Total Rank
Modify the ownership Below Market Rate (BMR)
program, such as by increasing the percent of BMR
units in new developments or changing the income
designations for greater affordability.
63.0% 51.0% 75.0% 189.0% 1
Create an inclusionary program to require a certain
percentage of BMR rental units in new rental
developments
75.0% 50.0% 37.5% 162.5% 2
Acquisition of additional affordable housing units in
mixed income developments 38.0% 49.0% 75.0% 162.0% 3
City-wide affordable rental registries 25.0% 47.0% 37.5% 109.5% 4 Targeted mixed income strategies (e.g., funding,
incentives, policies and programs, density 25.0% 31.0% 37.5% 93.5% 5 Increase accessible number of units above state law
through incentives, policies, funding and other similar measures
38.0% 27.0% 12.5% 77.5% 6
Develop waiting lists for persons with disabilities;
coordinate with regional centers for developmental
services and targeting those lists to property owners
or homeowners making units (e.g., ADUs) available
25.0% 16.0% 25.0% 66.0% 7
Affirmative marketing targeted at promoting equal
access to government-assisted housing 0.0% 18.0% 37.5% 55.5% 8 Accessibility modification programs and other
measures that proactively enhance accessibility 0.0% 9.0% 25.0% 34.0% 9 Leverage in-home or community based supportive
services 0.0% 5.0% 0.0% 5.0% 10
Total
Does not total 100% because participants
were asked to select all that apply.
N/A N/A
City of Emeryville DRAFT 2023–2031 Housing Element 273
8.3.3.2 Q11. Place-based Conservation and Revitalization Participants were asked to pick the 3 actions that would have the most impact on conserving and improving assets in existing neighborhoods and promoting high quality amenities throughout the city, particularly where lower-income households live. As shown in Table B-13, participants overwhelmingly felt that targeted investment in areas of most need to improve community assets, social service programs, parks, streets, active transportation and infrastructure would make the most impact for place-based conservation and revitalization. Participants also overwhelmingly expressed the importance of addressing negative environmental, neighborhood, housing and health impacts associated with certain land uses. Several other actions were also considered highly impactful, including recruiting residents from areas of concentrated poverty to serve on boards, committees, task forces and other local government decision-making bodies and a proactive code enforcement program.
Emeryville has included Program E, EE, and II to incorporate input from participants.
Table B-13. Place-based Conservation and Revitalization Potential Place-Based Conservation and Revitalization
Actions
Housing
Committee
Meeting
Online
Survey #2
Community
Workshop #2
Total Rank
Targeted investment in areas of most need;
improving community assets: social service programs,
parks, streets, active transportation, infrastructure
88.0% 55.3% 71.4% 214.7% 1
Address negative environmental, neighborhood,
housing and health impacts associated with siting and
operation of industrial, agricultural, waste storage,
freeways, energy production in disadvantaged
communities
75.0% 47.4% 85.7% 208.1% 2
Recruit residents from areas of concentrated poverty
to serve on boards, committees, task forces and other
local government decision-making bodies
25.0% 52.6% 42.9% 120.5% 3
Proactive code enforcement targeting areas of
concentrated rehabilitation needs, resulting in repairs and mitigation of potential cost, displacement and
relocation impacts on residents
25.0% 51.8% 28.6% 105.4% 4
Leverage private investment for community
revitalization, including philanthropic funding 38.0% 29.8% 28.6% 96.4% 5 Develop new financing 38.0% 29.0% 28.6% 95.6% 6
Address negative impacts from climate change
through investments in adaption measures such as
urban forestry, flood prevention
0.0% 23.0% 14.3% 37.3% 7
Total
Does not total 100% because participants
were asked to select all that apply.
N/A N/A
City of Emeryville DRAFT 2023–2031 Housing Element 274
8.3.3.3 Q12. Displacement Prevention
Participants were asked to pick the 3 actions that would have the most impact on preventing the displacement of existing residents from their homes and communities. As shown in Table B-14, several actions were considered highly impactful, particularly, creating a rent review board and/or mediation program, foreclosure assistance, or multilingual tenant legal counseling services. Participants also expressed that displacement could be prevented if the City implements a rent stabilization program beyond what is required by California Civil Code 1946.2. Participants also supported increased outreach in the existing multi-lingual tenant legal counseling program to advertise the availability of multiple languages.
Emeryville has included Program DD, FF, and QQ to incorporate input from participants.
Table B-14. Displacement Prevention
Potential Displacement Prevention Actions
Housing
Committee
Meeting
Online
Survey #2
Community
Workshop #2
Total Rank
Rent review board and/or mediation, foreclosure
assistance, or multilingual tenant legal counseling
services
63.0% 68.1% 75.0% 206.1% 1
Rent stabilization programs beyond what is required
by California Civil Code 1946.2 50.0% 84.1% 50.0% 184.1% 2 Increased outreach in the existing multi-lingual
tenant legal counseling program to advertise the
availability of multiple languages
75.0% 32.7% 37.5% 145.2% 3
Density bonus ordinances that expand on state
replacement requirements 50.0% 28.3% 12.5% 90.8% 4
Implementation of an overlay zone to protect and
assist small businesses 38.0% 19.5% 25.0% 82.5% 5
Eliminating crime-free or nuisance ordinances or
programs that result in penalties to landlords and
evictions of tenants
13.0% 23.9% 25.0% 61.9% 6
Environmental contamination and hazard mitigation
measures such as seismic retrofits, flood adaptation,
to reduce displacement from disasters
0.0% 23.0% 37.5% 60.5% 7
Total
Does not total 100% because participants
were asked to select all that apply.
N/A N/A
B.4 Comments from Meetings
8.3.4 COMMUNITY WORKSHOPS
• Concerns about the location of affordable housing in the city, and a sense that it’s overconcentrated in one area. • Desire for more opportunities for homeownership at all income levels, including BMR homes.
City of Emeryville DRAFT 2023–2031 Housing Element 275
• Interest in having BMR homes with more bedrooms for larger families (3+ bedrooms) and more opportunities for artists’ lofts.
• Concern about resale potential for BMR ownership homes. • Interest in supporting the renovation of unused office buildings into housing. • Seniors and low-income populations considered most underserved, would like to see more support for these types of development.
• Would like to see more seniors-only housing. (Staff mentioned the City was in negotiations with a developer to build an affordable senior housing project.) • Suggestion for section 8 rent to own program
• Attendee from the Emeryville Council on Aging would like the City to ensure there is a permanent staff position at the City to serve as a liaison to the public for social services and housing. They also suggested a related telephone hotline. • It’s an issue that waitlists are always full for affordable housing. • People need case management services.
8.3.5 PLANNING COMMISSION AND CITY COUNCIL STUDY SESSIONS Comments from elected officials are listed below. No comments from members of the public were received.
• General support for affordable and market rate housing. • Ideas for programs:
o Seek funding sources for ADU construction.
o Fine tune First Time Homebuyer Loan program.
o Expedite conversion of single-family homes to duplexes. o Ensure equitable access to parks.
o Where duplexes are allowed, consider upzoning to allow quadplexes. o Consider upzoning transit corridors to maximize climate change goals and TDM (transportation demand management).
o Prevent displacement.
o Encourage rehabilitation.
o Preserve Naturally Occurring Affordable Housing (NOAH).
8.3.6 HOUSING COMMITTEE MEETINGS
Comments from Housing Committee Members:
• Is it safe to have housing on dead end roads?
• How does increased density improve a community and keep things safe for existing residents? • More attention to greenspace as a quality-of-life feature is needed. • Empty retail space on building with housing makes the neighborhood look bad and unsightly.
Consensus around support for a program to explore adding uses such as childcare, walk in clinics, counseling and nonprofit services to vacant commercial spaces below residences. Are there grants for these?
City of Emeryville DRAFT 2023–2031 Housing Element 276
• Disabled residents in wheelchairs often have challenges with carpet in their housing unit. We need to consider design features that work for disabled households. • Multi-generational housing is good and so is income diversity in housing. • Solar panels should be required for all housing units.
Comments from members of the Public:
• There is not enough discussion on housing needs for veterans. Current BMR homeownership policy does not support veterans.
• How does the Housing Element fit in with other plans the City is working on like the Active Transportation Plan?
• Can there be more flexibility in converting commercial space to housing? • Roll in showers are needed in housing units, as well as more consideration for physical disability in the design of units.
• More ADA units are needed.
• Consider participating in the CalHFA program to spur production of moderate-income housing. • Is the City going to apply for HCD’s prohousing designation? B.5 Written Communication
The following comments were received by email in July 2021:
• Concerns in the public realm:
o Large homeless population
o Open drug dealing on the streets
o Difficult to find parking
o Those who use public transit and/or come home late at night are at a heightened risk for being the victim of crime.
• Housing needs
o Affordable Senior housing for low income Seniors
o Larger homes for families, especially affordable homes o A way for participants in the BMR ownership program to move to a different home after their housing needs change, without loosing their affordability • Concerns with residential property management at Artistry Apartments:
o Repairs not completed
o Old, inefficient appliances
o Bugs
o “Management against tenant atmosphere”
2040 Bancroft Way, Suite 400
Berkeley, California 94704
t 510.848.3815
www.placeworks.com